Petition Opposing Rezoning Application for Storage Facility Development

To: Frederick County Board of Supervisors

    Blaine P. Dunn, Red Bud Supervisor (bdunn@fcva.us)

From: Concerned Residents of Pioneer Heights and Surrounding Red Bud District Residents

Date: March 10, 2025

Subject: OPPOSE Rezoning Application #11-24 for Route 7 Self Storage (EDWARD P. Browning IV)

We, the undersigned residents of Pioneer Heights and surrounding Red Bud District residents, strongly oppose the proposed rezoning application that would allow for the development of a storage facility at Property Identification Number 55-A-180 in the Red Bud Magisterial District. This proposed change poses significant environmental, economic, safety, and community concerns that must be considered before additional decisions are made.  

We understand that the land is currently zoned for B1 Neighborhood Business Zoning District and the applicant is requesting B2 General Business Zoning District, because the applicant does not have permission to develop the property as currently zoned. The intent of this request is primarily to prevent storage facilities from being the development that occurs.

1. There are Existing Commercial Zones for Storage Facilities Already Nearby.

There are already multiple commercial properties nearby already zoned for storage facilities, including 1790 Berryville Pike (vacant land located 4,400 feet away) and Greenwood Dr Food Lion Shopping Center (vacated shopping center for 5+ years located 1.43 miles away). Rather than rezoning new areas, which could disrupt residential neighborhoods, the county should encourage developers to utilize these existing properties. Approving unnecessary rezoning when viable alternatives exist would be an inefficient use of land and resources. 

 

2.  There are three existing storage facilities currently operating within two miles of Property Identification Number 55-A-180.

Those three facilities are right off Route 7. There are approximately 22 storage facilities built within the county and city of Winchester, five of which are within 3.3 miles of the proposed development.  This begs the question of the need for another one this close to Pioneer Heights and the other surrounding neighborhoods. 

3. Responses to comments, assumptions and myths made by the applicant or the committee after the citizens were allowed to speak:

a.      Storage Units are better than neighbors:  Our community would welcome residential neighbors who promote the character of the neighborhood. It would be great to have steady neighbors rather than unknown and constantly revolving employees and renters of a storage facility. A few smaller homes would have much less of a paved footprint than a storage facility.

b.      Residents will barely see the 30-foot-tall storage facility because it will be dug far into the hill:  There are residential homes surrounding more than half of the property, where the terrain varies, including at current lowest grade with the property. The massive facility will be visible, the commercial HVAC equipment will be visible and loud, lighting will be glowing all night. For comparison, Route 7 is about 3 inches tall, and all the neighbors can clearly see it - we will also notice a 30 – foot tall building with massive lighting in our backyards.

c.      A storage facility is better than other businesses that can currently be developed (specifically mentioned was a smoke shop):  The facility is located within 900 feet of a school zone that services at least three schools. The committee should strongly consider what is allowed at this location. Many small businesses like professional services, realtors’ offices, or cleaning services would thrive in a location that provides the visibility of this property without paving nearly the entire 2.38-acre parcel. Thoughtful, community-focused planning will ensure that the area grows in a way that benefits all residents.

4. Increased Traffic and Safety Risks

Storage facilities typically generate a steady flow of large vehicles, trailers, and moving trucks, leading to increased congestion and road wear in areas not designed for heavy commercial traffic. The proposed ingress and egress lanes are not long enough to ensure the safety of route 7 drivers and customers of the business. This could create dangerous conditions for pedestrians, drivers, and locals who rely on these streets. 

Furthermore, the increase in vehicle activity near residential areas raises concerns about increased noise, lighting, pollution and overall quality of life. The plan for this storage facility will have the development within 50 feet of residential property lines. Lights and noise will be a constant problem for the nearby residents. Even with limited hours the commercial mechanical HVAC units atop a 30-foot building, maintenance activities, and inevitable business emergencies will disrupt the quality of life for the families.

5. Crime and Security Concerns

Studies have shown that storage facilities repeatedly become targets for crime, including break-ins, vandalism, and illicit activities. The on-site activity means these facilities often attract criminal behavior, potentially putting nearby residents and businesses at risk. Increased policing and security measures will strain local law enforcement resources even more.

6. Negative Impact on Community Character and Aesthetics

A storage facility does not align with the character or vision of our community. This is a large, industrial, and unattractive development which will detract from the appeal of surrounding homes and businesses. Approving this rezoning application would set a precedent for future commercial developments that could further degrade the neighborhood’s identity and charm. 

7. Environmental Concerns

The proposed site is near Ash Hollow Creek, which will be negatively affected by increased paved impervious surfaces, and the potential contamination from hazardous materials stored on-site. This threatens water quality, nearby residential dwellings, erosion areas, local wildlife, and the broader ecosystem. Additionally, increased pavement and reduced green space will contribute to storm water management issues, increasing the risk of flooding in the surrounding area.  It has been suggested that the business' gray water may be connected to the sewer system of Pioneer Heights.  This would impact the water system of Pioneer Heights greatly.

8. Decline in Property Values

Self-storage facilities are associated with decreased residential property values due to their connection to loitering, crime, industrial appearance, increased traffic, and lack of aesthetic appeal. Potential homebuyers will be deterred from purchasing in our community, impacting long-term growth and property values.

9. The February 19, 2025 Planning Commission Report on this proposed Development

This report stated that the proposed development DOES NOT CONFORM TO THE COUNTY'S COMPREHENSIVE DEVELOPMENT PLAN.

Conclusion

For these reasons, we respectfully request that the Frederick County Board of Supervisors deny this rezoning and building application. This proposal does not align with the best interests of our residents, the environment, or the long-term vision for our community. We urge you to prioritize sustainable development that preserves our property values, safety, and overall quality of life.  

We appreciate your attention to this matter and ask that you consider the voices of the community when making this decision.  

 Sincerely,  

The concerned citizens of this community.