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HomeMy WebLinkAbout08-26 Impact Analysis Statement dated 08.21.26GIBSON PROPERTIES IMPACT ANALYSIS STATEMENT August 21, 2026 GENERAL SITE INFORMATION Location: This is an assemblage of three parcels located near the intersection of Route 522 and Fairfax Pike. Magisterial District: Shawnee District Tax Map Numbers: 87-3-B; 87-A-16B; 87-A-94 Current Zoning: RA (244.062 acres) Current Use: Undeveloped Proposed Zoning: M1, Light Industrial District with proffers Proposed Use: Warehousing/Distribution Facility/Industrial Park Total Rezoning Area: 244.062 +/- acres with proffers INTRODUCTION This statement has been prepared for the purpose of assessing the impact on Frederick County by the proffered rezoning of the properties identified as Tax Map Numbers 87-3-B, 87-A-16B, and 87-A-94 (collectively, the “Property”) to M1 (Light Industrial District). The subject parcels are situated near the intersection of Route 522 and Fairfax Pike. Portions of the eastern boundary of Tax Map Number 87-3-B adjoin Clarke County. The Property is currently zoned RA (Rural Areas). This application proposes to rezone the Property from RA (Rural Areas) to M1 (Light Industrial District). Portions of the Property are currently residential and portions are vacant. 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 Property is located outside of the UDA. Impact Analysis Statement Gibson Properties 2 Sewer and Water Service Area The Property is outside of the limits of the County’s Urban Development Area (UDA),but is located within the limits of the Sewer and Water Service Area (SWSA). Comprehensive Plan Conformity The Southern Frederick Area Land Use Plan designates the Property for Industrial use. Given the Property’s Comprehensive Plan designation as well as its proximity to Interstate 81, Interstate 66, Route 522, and the Virginia Inland Port, the Property is ideally situated for an industrial park 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. USE OF SURROUNDING LAND The properties surrounding the Property include a variety of zoning districts and uses. Properties to the north are zoned Rural Areas, and M1 and include residential uses, and the Home Depot distribution facility. Properties to the south are zoned Rural Areas, MH1, R4, and R5 and include residential uses, future mixed use developments, and a mobile home park. Properties to the east are zoned Rural Areas and include residential uses, commercial uses, and agricultural uses. Properties to the west are zoned Rural Areas and include residential and agricultural uses. TRAFFIC Please refer to the Traffic Impact Analysis Statement for this rezoning dated July 30, 2026 prepared by Gorove Slade. SEWER AND WATER FACILITIES The Sewer and Water Service Area (SWSA) defines the areas of the County to which public water and sewer services may be extended. The Property is located inside of the SWSA as defined by Frederick County Staff. Domestic water will be provided by Frederick Water, and Applicant understands and acknowledges the extension of water mains that will be required to serve this project. The water demand will vary based on industrial end user, however, +/- 60,000 – 125,000 gallons per day of water demand is anticipated. Sanitary collection and treatment will also be provided by Frederick Water, and Applicant has been working with Frederick Water to complete and review concept designs for sanitary facilities to serve the Property. The sewer demand will vary based on industrial end user, however, +/- 50,000 – 125,000 gallons per day of sanitary sewer demand is anticipated. POPULATION There will not be an increase in the Frederick County population as a result of this rezoning. Impact Analysis Statement Gibson Properties 3 ADDITIONAL DEMANDS There will be no demand on school facilities, public parks or recreational facilities, or other public facilities as a result of this rezoning. Solid waste generated by the activities on the Property will be collected in dumpster facilities and removed from the Property by commercial refuse carrier. Solid waste will be transferred to the Frederick County landfill for ultimate disposal by said carrier. The Proffers submitted with this rezoning application provide for a monetary contribution for fire and rescue services. STORMWATER IMPACTS Topographic relief on the Property generally follows a pattern that directs drainage towards the north 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. ENVIRONMENTAL FEATURES AND IMPACTS There are limited wetlands and streams features on the Property. Applicant shall apply for wetlands permitting where disturbance is required for the intended development. 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. HISTORIC STRUCTURES There are no historic structures or resources located on the Property. POSITIVE NET FISCAL IMPACT This rezoning will yield a positive net fiscal impact to the County because this rezoning will not result in any demands on the County’s public schools, public parks, or other public facilities. Rather, the industrial uses will generate significant employment and revenue for the County in the form of real property taxes, business personal property taxes, utility taxes, and other taxes. OTHER IMPACTS Neither Owner nor Applicant anticipate any other impacts resulting from this rezoning.