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Home My WebLink About11-24 Impact Analysis StatementCOMMUNITY IMPACT STATEMENT Edward P. Browning IV Route 7 Self-Storage Commercial Development Engineering Services Frederick County, Virginia Prepared for: Edward P. Browning IV 415 West Cecil Street Winchester, Virginia 22601 Prepared by: Potesta & Associates, Inc. 15 South Braddock Street Winchester, Virginia 22601 Phone: (540) 450-0180 Fax: (540) 450-0182 Project No. 0103-21-0405 January 2025 Community Impact Statement, Edward P. Browning IV, Route 7 Self-Storage (0103-21-0405), January 2025 TABLE OF CONTENTS BACKGROUND .............................................................................................................................1 A. Suitability of the Site ...........................................................................................................1 B. Surrounding Properties ........................................................................................................1 C. Traffic ..................................................................................................................................2 D. Architectural/Building Materials/Landscaping ...................................................................2 E. Sewage Conveyance and Treatment ....................................................................................2 F. Water Supply .......................................................................................................................2 G. Drainage ...............................................................................................................................2 H. Solid Waste Disposal Facilities ...........................................................................................2 I. Historic Sites and Structures ................................................................................................3 J. Impact on Community Facilities ..........................................................................................3 J1. Educational Facilities and Services .........................................................................3 J2. Police Protection ......................................................................................................3 J3. Fire and Rescue Protection ......................................................................................3 J4. Parks and Recreation................................................................................................3 J5. Solid Waste Disposal ...............................................................................................3 J6. Other Government Activities ...................................................................................3 Community Impact Statement, Edward P. Browning IV, Route 7 Self-Storage (0103-21-0405), January 2025 Page 1 COMMUNITY IMPACT STATEMENT Edward P. Browning IV Route 7 Self-Storage Commercial Development Engineering Services Frederick County, Virginia BACKGROUND The project is located along the south of Virginia Route 7 East (Berryville Pike) approximately 2,000 feet east of the intersection of Greenwood Road and Virginia Route 7 East, east of the City of Winchester at TM: 55-A-180. The overall parcel is 2.38 acres and is adjacent to Granny’s Restaurant. Historically, the site has been a vacant, brushed wooded area. Edward P. Browning IV is proposing to construct a Self-Storage Complex in conjunction with access off of Berryville Pike crossing Ash Hollow Run, along with accompanying parking and other paved areas on this 2.38-acre lot. They expect five employees and possibly five customers daily. Public utilities, water, and sewer services will be provided by Frederick Water. Stormwater management will be provided for the site through the construction of appropriate stormwater controls and additional water quality best management practices. A. Suitability of the Site The site property is located in a wooded parcel with a natural stream (Ash Hollow Run) that runs parallel along the northern edge of the property line and the southern edge of Berryville Pike. The site will be developed for commercial use with a paved curb-and-gutter parking lot and building(s). The site is currently served by existing utilities such as gas, electric, and water. Sewer service is available on adjacent properties. The northern portion of the site along Ash Hollow Run is located within a flood plain (Zone A) according to FEMA FIRM Map # 51069C0240E, effective January 28, 2021. Appropriate engineering controls will be utilized to address potential flood plain concerns and will follow Corps of Engineers and CLOMA requirements. There are no known prime agricultural soils on site. There are slopes up to 40 percent on the southern portion of the parcel leading uphill toward the Pioneer Heights Subdivision. Soil or bedrock conditions which would create construction difficulties will be appropriately addressed in the proposed site development plans. B. Surrounding Properties The adjoining properties are Residential Performance and Rural Area uses. The Red Bud Run Subdivision is located across Berryville Pike. The Pioneer Heights Subdivision is located immediately south of the property. The immediate adjacent lot to the east is occupied by Granny’s Restaurant. The immediate adjacent lots to the west are two additional residential properties. Community Impact Statement, Edward P. Browning IV, Route 7 Self-Storage (0103-21-0405), January 2025 Page 2 The business assumes minimum employee presence and possibly five customers daily. A majority of the activity on site will be autonomous self-service with minimal amount of traffic in and out of the site. The potential for impacts on surrounding properties associated with noise, glare, fumes, pollution, odors, or other nuisance factors are minimal. C. Traffic The project site will require the construction of a new Virginia Department of Transportation entrance over the existing stream immediately south of Berryville Pike. The estimated vehicle trips per weekday average is 58.6 trips per day (TPD) per “Mini-Warehouse” #151 of the ITE Trip Generation Manual, 7th edition. D. Architectural/Building Materials/Landscaping • All buildings will be constructed using compatible architectural material and developed as a cohesive entity to mitigate potential impacts to adjoining residential uses. • The developer shall comply with the landscaping requirements of the Frederick County Code. E. Sewage Conveyance and Treatment Sanitary sewer is proposed to be pumped to the existing collection systems within the Pioneer Heights Subdivision and will be developed to meet current requirements and regulations of Frederick Water. F. Water Supply An existing water line serviced by Frederick Water is located within the boundaries of the parcel. This water line divides into two separate branches, one of which follows the western property line starting at the southern edge of Berryville Pike and leads into the Pioneer Heights subdivision. The other follows the edge of the northern property line and the southern edge of Berryville Pike running parallel with Berryville Pike. G. Drainage The new stormwater management system development will meet the requirements of the current stormwater regulations. H. Solid Waste Disposal Facilities Solid waste for this development will be stored in metal containers for pick up by a local solid waste collector. It is anticipated that collections will occur weekly. Community Impact Statement, Edward P. Browning IV, Route 7 Self-Storage (0103-21-0405), January 2025 Page 3 I. Historic Sites and Structures There are no known historic sites or structures in or around the subject property. J. Impact on Community Facilities J1. Educational Facilities and Services These services are not applicable to this project. J2. Police Protection The Frederick County Sheriff’s Department and Winchester Police Department response time, under ideal conditions, would be less than 15 minutes. The existing service demand for this property is currently low and is anticipated to remain at this level with the addition of this facility. Natural terrain will not inhibit response due to the established road network. J3. Fire and Rescue Protection The closest fire station and/or rescue squad is Greenwood Volunteer Fire approximately 2.6 miles from the site, and Winchester Fire and Rescue, approximately 3.5 miles from the site. Response time for a safety emergency on this property should be less than 10 minutes. The existing service demand for this property is currently low and is anticipated to remain at this level with the addition of this facility. Natural terrain will not inhibit response due to the established road network. J4. Parks and Recreation These services are not applicable to this project. J5. Solid Waste Disposal Solid waste for this development will be stored in metal containers for pick up by a local solid waste collector. It is anticipated that collections will occur weekly. J6. Other Government Activities This project will require normal governmental services during planning and construction phases.