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HomeMy WebLinkAbout03-26 Impact Analysis StatementSNOWDEN BRIDGE STATION, LLC IMPACT ANALYSIS STATEMENT February 20, 2026 GENERAL SITE INFORMATION Location: 1818 Martinsburg Pike Magisterial District: Stonewall District Tax Map Number: 43-A-150 Current Zoning: B2 Current Use: Convenience market with gasoline fueling stations Proposed Zoning: B2 with Interstate Area Overlay Proposed Use: Convenience market with gasoline fueling stations Total Rezoning Area: 1.61 acres INTRODUCTION This statement has been prepared for the purpose of assessing the impact on Frederick County by the rezoning of property identified as Tax Map Number 43-A-150 (the “Property”) to B2 (General Business District) with Interstate Area Overlay. The subject parcel is located at 1818 Martinsburg Pike across from the Rutherford Crossing Shopping Center. The property is currently zoned B2 (General Business District). This application proposes to rezone the Property from B2 (General Business District) to B2 (General Business District) with Interstate Area Overlay. The Property is already subject to proffers as part of Rezoning #01-22 which was approved by the Board of Supervisors on June 8, 2022. The Property also has site plan approval for a 5,800 square foot convenience market with gasoline fueling stations (Site Plan #02-23). The purpose of this rezoning application is to add the Property to the Exit 317 Interstate Area Overlay District so that Snowden Bridge Station, LLC (the “Owner”) may install an interstate overlay sign on the Property in the location generally shown on “Exhibit A.” The IA Interstate Area Overlay District (the “IA District”) is intended to provide commercial businesses within an identified area the ability to utilize business signs that are in excess of the limits specified in [the Zoning Ordinance]. This flexibility is provided to inform the traveling public of business service opportunities at specific interstate interchange areas. Impact Analysis Statement Snowden Bridge Station, LLC 2 Frederick County Zoning Ordinance § 165-704.01. The Exit 317 IA District already includes numerous properties located to the west of I-81 but only one property (Target in Rutherford Crossing) on the east side of I-81. The property on the west side of I-81 furthest from Exit 317 is located approximately 1,400 feet from the southbound exit ramp and 1,800 feet from the northbound exit ramp. The Property is well within that distance from the Exit 317 exit ramps being located approximately 1,300 feet from the northbound exit ramp and 1,700 feet from the southbound exit ramp. Further, Exit 317 has already been approved for a significant redesign, realignment, and reconfiguration which when completed will shorten these distances dramatically. Owner submits that rezoning the Property to B2 with Interstate Area Overlay is a compatible use with the business character of this section of Martinsburg Pike. The Comprehensive Plan states that business development land uses in the area of Exit 317 of I-81 should be “designed to accommodate and promote highway commercial land uses.” See Northeast Land Use Plan, p. 2. Adding the Property to the IA District will permit Owner to install an interstate overlay sign similar to the interstate overlay signs already located on the west side of I-81. This will have the benefit of informing the traveling public of the additional business service opportunities located on the east side of Exit 317 in conformance with the intent of the IA District and the Comprehensive Plan. The interstate overlay sign will make the Property more visible to those traveling northbound on I-81 who can easily exit and re-enter I-81 while remaining on the east side of the interchange. Pursuant to Frederick County Zoning Ordinance § 165-704.03(A), the Property is in conformance with the idealized interchange development pattern recommendation of the Comprehensive Plan which currently proposes the re-alignment of Red Bud Road and the existing northbound exit ramp. Adding the Property to the IA District will not interfere with the County’s re-alignment plans. Further and as discussed below, the placement of an interstate overlay sign on the Property will not have an adverse impact on any adjoining properties whose primary use is residential because this area of Martinsburg Pike is primarily commercial. Lastly, the Property has met the requirements of Article I of the Frederick County Zoning Ordinance as well as the requirements of § 15.2-2286 of the Code of Virginia 1950, as amended. USE OF SURROUNDING LAND The properties surrounding the Property are zoned B2. This area of Martinsburg Pike is primarily commercial in nature. There will be no economic, physical, visual, or nuisance impacts to surrounding properties. In fact, other businesses located in the vicinity of the Property may benefit from the Property’s inclusion in the Interstate Overlay District as an interstate overlay sign will draw customers to the east side of Exit 317. TRAFFIC Owner has already addressed any traffic impacts which may arise as a result of this rezoning as part of the prior rezoning approval and site plan approval. Impact Analysis Statement Snowden Bridge Station, LLC 3 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. POPULATION There will not be an increase in the Frederick County population as a result of this rezoning. ADDITIONAL DEMANDS There will be no demand on school facilities, public parks or recreational facilities, solid waste facilities, or other public facilities as a result of this rezoning. The Property is subject to proffers approved with the prior rezoning which provides for a monetary contribution for fire and rescue services. STORMWATER IMPACTS There are no stormwater impacts as a result of this rezoning. ENVIRONMENTAL FEATURES AND IMPACTS There are no impacts to the Property’s environmental features as a result of this rezoning. HISTORIC STRUCTURES There are no historic structures located on the Property. OTHER IMPACTS Owner does not anticipate any other impacts resulting from this rezoning.