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HomeMy WebLinkAbout11-24 Public CommentsFrom: Karen Vacchio To: Shannon Conner Cc: Wyatt Pearson Subject: FW: "[External]"OPPOSE - REZONING APPLICATION #11-24 FOR ROUTE 7 SELF STORAGE (EDWARD P. BROWNING IV) Date: Wednesday, February 19, 2025 1:44:44 PM Karen Vacchio Public Information Officer/FOIA Officer Frederick County VA Government 107 N. Kent Street, Winchester, VA 22601 540-722-8307 direct line From: Stephen Carter <1stcarter1@gmail.com> Sent: Wednesday, February 19, 2025 1:44 PM To: Shannon Conner <sconner@fcva.us>; Karen Vacchio <kvacchio@fcva.us> Subject: '[External]'OPPOSE - REZONING APPLICATION #11-24 FOR ROUTE 7 SELF STORAGE (EDWARD P. BROWNING IV) To whom it may concern, Below is a summary of items that encompass the residents that live around the proposed zoning. 1. Disruption to Residential Properties and Families: The property in question directly adjoins residential homes, where families with children live and play in their backyards. A storage facility would significantly disrupt their quality of life by introducing excessive noise, increased vehicle traffic, and potential security concerns. Residents purchased their homes with the expectation of a safe and peaceful environment, and this rezoning would drastically alter that. We are proffering out all uses except self storage. Self-storage use generates one of the lowest traffic trips in and out of this property of any use allowed in B1 or B2 zoning. A very attractive, state-of-the-art, interior access, climate controlled storage facility with a very robust security and camera system. Produces the least amount of traffic and will not produce increased noise. Any structure built under B1 or B2 will be required to be 50ft or more from your property. If I develop the property, you can be assured that I will provide a nice, landscaped buffer and privacy fence to prevent any of your comments above. 2. Safety Risks for Children and Families: Many young children play in the backyards of homes bordering the proposed development site. The presence of a storage facility, often frequented by a steady flow of trespassing, loitering, and unwanted interactions near residential properties. This is especially concerning for parents who want to ensure their children can play safely in their own yards. Once again there will be a privacy fence (board-on-board) and tree landscaping so children will not be able to access the developed property, this solves your safety concerns. This fencing and tree screening will be within 25 feet of the property boundary. In addition, in B1 or B2 zoning a commercial building cannot be built within 50 ft of your rear property line. There is not a trespassing issue, loitering issue etc. with self-storage - this is not an accurate statement. You are likely to have that at the restaurant next door, or more likely any other use allowed now in B1 zoning. 3. Negative Impact on Property Values: The construction of a storage facility so close to homes will likely reduce property values in the area. The sight of industrial-style buildings, security fences, and increased lighting does not align with a family-friendly residential setting, making nearby homes less desirable for current and future homeowners. The view from the homes will not see much of any of the structure as it is built into the hill and sits at a much lower elevation. Plus, the screening requirement (board-onboard fence and trees) will create an additional screening from your view. There will not be lighting that encroaches onto any residential property. We will be required to install the lighting to shine downward so as to not encroach onto neighboring properties. The lighting will be minimal and attractive. The line of site will also be screened by saving as many old growth trees as possible that we can within the 50 ft buffer. New evergreen trees will be planted as well to fill the voids in this overall screening. This is a county requirement for all commercial businesses that sit next to residential properties. A security fence will not be installed. As mentioned above, a board-on-board fence that cannot be seen through will be installed to screen from all residential properties. There will not be a negative impact on property values, this property fronts Route 7 and not Pioneer Heights, this will improve the look of the area which is run down and increase surrounding property values. 4. Traffic and Infrastructure Strain: The development of storage units will bring increased traffic on local roads, which were not designed to accommodate frequent commercial and large-vehicle traffic. This congestion raises concerns not only for the safety of residents but also for the longevity of our roads and infrastructure. Route 7 is designed for higher traffic volume and for commercial traffic. Entrance for this property will need to meet a VDOT approved commercial entrance design to handle the site’s traffic. As mentioned above, self- storage produces a low traffic volume. We are going above and beyond with VDOT improvements and are proffering out all other uses that can currently be built without Planning Commission or Board of supervisor approvals. I do not control the traffic on Route 7, but I can control the access to the property which is going to be safe and exceed VDOT requirements. 5. Missed Opportunity for a More Suitable Development: Instead of a storage facility, which provides minimal economic and social benefit to the community, this property could be better utilized for developments that enhance the neighborhood—such as parks, retail, or community spaces that serve the needs of local residents. I am happy to sell the land to anyone that wants to develop it as a park, but I have not received any offers. Plus a park would generate a higher traffic volume than self-storage. I have a right to develop the property. Would you rather have a retail Vape shop, adult store, biker bar, pet crematory, utility pumping station, VET office with outdoor space for dogs to bark during business hours- these will all come up to 50 ft of your property line. Any one of these uses can be built now without Planning Commission or Board of supervisor approvals, only with county staff approval if meet all the county planning requirements. This rezoning is the best use and least impactful to the area. 6. Waterway / Flood Zone Concerns: The proposed property is near Ash Hollow Run, which is already prone to flooding during heavy rain events. The construction of storage units, which typically involves large impervious surfaces such as paved lots and buildings, could worsen stormwater runoff, increase erosion, and further stress the local drainage system. This poses a direct risk to nearby homes and properties, exacerbating existing flood concerns. It will be a requirement of the county, state and federal laws that any impact of the floodplain will be reviewed and need to be approved first. The US Army Corp of Engineers and FEMA requires extensive permitting requirements to make sure this development does not cause an impact in the 100 year floodplain elevation. Also, no increase in stormwater runoff is allowed to affect the stream or any offsite properties with erosion or flooding. The stormwater will be managed by onsite stormwater structures, such as an underground storm water system to ensure that no increase in stormwater flow will affect the stream or offsite properties. This development will not impact the Ash Hollow Run. Increased Erosion and Environmental Harm: The removal of natural vegetation and the addition of paved surfaces will likely accelerate soil erosion in the area. This erosion could weaken the stability of nearby land, affecting both the environment and the structural integrity of neighboring properties. The loss of green space will also impact local wildlife and contribute to worsening water quality in nearby creeks and drainage systems. We will meet all the requirements of developing property to protect the environment and natural resources. All construction projects have this concern, therefore any land disturbance will have to have erosion and sediment control plans to meet the current state and federal permitting requirements to ensure the sediment does not create an impact on the steam or downslope properties. For the well-being of our community, the safety of our children, and the preservation of property values, I urge the Planning Commission to deny this rezoning request. Additionally, I strongly encourage you to reject the applicant's request based simply on the criteria that this plot of land does not meet the criteria of B2 commercial space. B2 Intent from County website: The intent of this district is to provide large areas (note 1) for a variety of business, office and service uses. General business areas are located on arterial highways at major intersections and at interchange areas (note 2). Businesses allowed involve frequent and direct access by the general public but not heavy truck traffic on a constant basis other than that required for delivery of retail goods (note 3). General business areas should have direct access to major thoroughfares and should be properly separated from residential areas (note 4). Adequate frontage and depth should be provided, and access should be properly controlled to promote safety and orderly development (note 5). Nuisance factors are to be avoided (note 6). The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. The land in question violates this intent through the following: 1. It is not large enough land to meet the intent of B2 as stated in sentence one. False 2. This is not a large aertial highway at a major intersection or at an interchange area. False 3. Residential areas and this stretch of road in particular do not need frequent and direct access by the general public as the current situation poses a great enough safety risk. False, landowners have a right to have access to their property. 4. This location is not properly separated from residential areas as it is surrounded by and borders residential property on all sides except for road frontage and small slice of commercial. There are many self-storage facilities that back up to residential neighborhoods, if self-storage is the best use there is no reason why the board cannot grant a rezoning approval. The county zoning has numerous residential properties next to commercial or industrial zoned properties, that is why they require screening, setbacks and buffer requirements to be met by the commercial property. 5. There is not adequate frontage and putting in an additional turn lane would create more congestion immediately at and following residential driveways. False, as we are providing more than VDOT requires. 6. Nuisances from trash, loitering, light, noise, increased traffic, and environmental destruction are being INTRODUCED not avoided. False, this is your opinion, and we plan to build a nice attractive facility that will not have any of your stated items above. This sounds more like it would come from Granny’s next door, or other allowed B1 uses that can be built now without Planning Commission or Board of supervisor approvals. You have heard from numerous residents and business owners nearby that have informed the committee that a storage facility in this location is not a benefit to the residential community, so I will find it hard to justify the residential benefit. The applicant should be required to justify the zoning change to benefit the residential community rather than the residential community being responsible for stating why it is not a benefit. There is a large need for self-storage in the area due to all the new rooftops, construction and lack of storage in the immediate area and in Clarke County. I have third party consultants that have verified this for me. In addition, I would not build the facility if it was not a viable project. May I suggest you park in front of the new storage facility in Sunnyside off 522 west before the Martins Grocery store and count how many cars come in and out. You will notice there is very little traffic, no one is trespassing, no one is loitering, there is no trash floating around, there is a residential neighborhood behind and on the south side similar to the property we are rezoning. I appreciate your time and consideration of this matter and trust that you will prioritize the best interests of the residents who call this area home. -- Thank you, Stephen Carter Red Bud District 107 Monroes Circle 540.230.4132 (cell - call or text)