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06-23 Impact Analysis StatementWINCHESTER GATEWAY REZONING IMPACT ANALYSIS STATEMENT August 23, 2023 INTRODUCTION This report has been prepared for the purpose of assessing the impact on Frederick County by the proffered rezoning of a 34.26 acre portion of the property identified as Tax Map Number 63-A- 80I to M1 Light Industrial. The subject parcel is situated at the intersection of Apple Valley Road and Middle Road. The property extends to the south east along Apple Valley Road. The western side of the property is bounded by Route 37. The property is currently zoned RA (Rural Areas) and M1 (Light Industrial). This application proposes to rezone the 34.26 acre portion of the property from RA to M1. The property is currently vacant. The M1 portion of the property is subject to Rezoning #01-15. General Site Information Location: The parcel fronts on the southwest side of Apple Valley Road. Magisterial District: Back Creek District Tax Map Number: 63-A-80I Current Zoning: RA (34.26 acres) and M1 (37.59 acres) Current Use: Undeveloped Proposed Zoning: M1, Light Industrial District with proffers Proposed Use: Warehousing/Distribution Facility/Industrial Park Total Rezoning Area: 34.26 +/- acres with proffers COMPREHENSIVE POLICY PLAN Urban Development Area The Urban Development Area (UDA) defines the general area in which residential, commercial, industrial, and institutional land use development is encouraged in the County. The subject acreage is located outside of the UDA. Impact Analysis Statement Winchester Gateway 2 Sewer and Water Service Area The Property is outside of the limits of the County’s Urban Development Area (UDA) but wholly within the limits of the Sewer and Water Service Area (SWSA). Comprehensive Plan Conformity The Kernstown Area Land Use Plan designates the subject acreage for Industrial use. Given the adjoining industrial uses as well as its proximity to Route 11, Route 37, and Interstate 81, the subject acreage is ideally situated for a warehousing/distribution facility/data center use. Its proposed development pursuant to the M1 District aligns with the goals of the Frederick County Comprehensive plan, notably by promoting the County’s goal of enhancing commercial/industrial areas and providing focus to the county’s future regional employment centers. SUITABILITY OF THE SITE Access The subject acreage fronts on Apple Valley Road. Access to the site will be provided via two proposed full-movement entrances along Apple Valley Road. A Traffic Impact Analysis is provided with the rezoning application. Internal access between the proposed warehouse/distribution uses will occur through the extension of private service drives. Flood Plains The subject acreage does not contain areas of floodplain per FEMA NFIP Map #51069C0209E Effective Date January 29, 2021. Wetlands The subject acreage contains wetland areas as demonstrated on the National Wetlands Inventory (NWI) Map information or from information identified in the Frederick County GIS Database. Environmental Features The subject acreage does not contain areas of steep slope, lakes or ponds or natural stormwater retention areas as defined by the Frederick County Zoning Ordinance. There are no other environmental features that will constrain development of future M1 uses or such features will be managed during final engineering design in accordance with all applicable ordinances and regulations. Soils/Geology As per the Frederick County GIS Database, the following soil types are present on the subject acreage: Frederick Poplimento loams (#14B); Frederick Poplimento very rocky loams (#16C); Frederick Poplimento Rock Outcrop Complex (#17C), and Swimley Silt loams (#39B). Impact Analysis Statement Winchester Gateway 3 These soil types are clay with an abundance of limestone rock. The characteristics of these soil types are manageable for development following the Virginia Erosion and Sediment Control practices. SURROUNDING PROPERTIES North: RA, Rural Area District Use: Residential South: M1, Light Industrial District Use: Industrial East: RA, Rural Area District RP, Residential Performance District Use: Church and Residential West: RA, Rural Area District (Across Route 37) Use: Vacant TRANSPORTATION Please refer to the Traffic Impact Analysis Statement for Winchester Gateway dated July 13, 2023 prepared by Gorove Slade. SEWAGE CONVEYANCE AND WATER SUPPLY The Property is located wholly within the Sewer and Water Service Area and is therefore entitled to be served by public water and sewer based on County Policy. Frederick Water is the provider of public water and sewer service within this area of the County. SITE DRAINAGE Topographic relief on the Property generally follows a pattern that directs drainage towards the east of the Property. A complete stormwater management plan will be designed at the time of final engineering design. All associated stormwater quantity and quality measures will be designed in conformance with all applicable state and local regulations; therefore, site drainage and stormwater management impacts to adjoining properties and the community will be mitigated. SOLID WASTE DISPOSAL Solid waste generated by business activities will be collected in dumpster facilities and removed from the site by commercial refuse carrier. Solid waste will be transferred to the Frederick County landfill for ultimate disposal by said carrier. HISTORICAL RESOURCES The property adjoins the Kernstown Battlefield, a 388-acre historic site with a visitor center, historic buildings (Pritchard-Grim House), and interpretive walking trails. Impact Analysis Statement Winchester Gateway 4 IMPACT ON COMMUNITY FACILITIES Educational Facilities: This project will add no children to the school system. Emergency Services: Police protection will be provided by the Frederick County Sheriff’s Department. The property is located in the first response area for the Stephens City Volunteer Fire and Rescue Company. Response times from the station to the site are reasonable. Parks and Recreation: This project will not add to the population of Frederick County and therefore will not increase the demand for parks and recreational services. Libraries: This project will not add to the population of Frederick County and therefore will not increase the demand for library services.