The planning commission lacks Vision and doesn't take into consideration the needs of Stephens City residents.
If you want a tax base from businesses, THEN market for different types. Why would anyone feel within a 3 mile radius it's a good business decision to have multiple car washes, storage facilities, banks, dollar stores, auto parts stores and ONLY 1 grocery store ?
You have made the decision to build countless housing developments and no improvements on infrastructure. Fairfax Pike has become congested, with no left turn lanes into establishments forcing U turn(s) to get to these locations; creating frustration for locals as well as out of towners not familiar with this traffic pattern.
Now you want to have a convenience store/gas station (when we have several gas stations already) and a MEGA Sheetz being built @ Middletown exit less than 5 miles South of us. The location you are looking to build is not accessible from 81 which will force traffic to contribute to an already congested intersection.
Building on every plot of land out there isn't necessary, especially when its within a residential area. The increase of traffic, unfamiliar out of town individuals and local neighbor children is not a good mix.
The parcel of land across from this is being planned as a potential hotel & strip mall. Once again, we have 2 hotels already on Town Run. We have a dilapidated strip mall up the road that could be renovated where businesses could thrive.
Rethink what is good for this area and the growth that is increasing.
Resident of the Opequon District
Resident of the Opequon Magisterial District
I concur with the comments that have already been made regarding the construction of a Wawa off Town Run Lane. The traffic is a HUGE concern and the proposed "improvements" to updating the timing of the signal lights off Aylor and Fairfax Pike does not address the negative impact this business is going to have on our already congested area. The exits off 81 is where the improvements need to be made, we don't have the space to invite more traffic, let alone 18 wheelers to the area. Stephens City (SC) already has an abundance of convenience/gas stations off exit I81 and there is not a need to add another 24/7 business to the area. SC is not a truck stop or a dumping ground for travelers off the interstate. The location that is being proposed is considered rural and includes many housing developments whose residents paid a lot of money to be tucked away into the "country" area of SC. Adding a Wawa is going to be visually appalling and the noise of the 24/7 location is going to negatively impact the residents and the animal life. Not to mention the signage that is being proposed is ridiculous and only adds to the negative impacts for the surrounding communities. Consider the location, the residents, the traffic, the children in the area and how this location although may bring 50 jobs to the area, will also bring nothing but negative impacts to the city. Choose a different location, we don't want it nor do we need it.
While I am open to new growth and expanding the number of options available to Frederick county residents. The county should be focusing on good growth. growth that is well thought out and not growth for the sake of growth or for another business whose taxes will line the coffers of the county. I am opposed with the current plan for Wawa to build a location off of I-81 near Fairfax Pike in Stephens City. That particular section of roads has not been managed well. If Wawa will pay for all the infrastructure improvements needed to handle the traffic, including but not limited to
1.)widening the Fairfax Pike bridge across I-81 so there are two lanes each direction and a center left turn lane for the lights
2.) build another bridge/freeway off ramp so the Fairfax Pike bridge can be shut down while it is widened.
3.)Turning town run lane into a straight road instead of the current layout that has Stickley drive transitioning into the southbound end of Town Run lane. or install a traffic circle so vehicles can proceed through the intersection without having to come to a complete stop.
If Wawa is interested in becoming part of the Frederick County and Stephens City communities they should show a commitment to investing in the community by helping to fund local infrastructure improvements before the area is allowed to be rezoned. If Wawa wants to profit from altering the existing views and take advantage of their proposed proximity to the I-81 Fairfax Pike exit they must be willing to invest in these improvements or be asked to build their gas station somewhere else.
While I have never heard anyone personally complain about having access to additional resources. I have heard many friends and family express concerns with poorly planned and poorly laid out roads. Given Wawa's Proximity to the freeway I also question how tall of a sign they need without impacting the aesthetic of the area.
In light of the above I request that the request be rejected.
I am writing to express my opposition to the proposed rezoning of land to allow for the construction of a Wawa gas station at Fairfax Pike and Town Run Lane in Stephens City. This development would have significant negative impacts on our community, and I urge you to carefully consider the following points before making a decision on this matter.
First, the increased traffic that would inevitably result from the addition of a gas station at this location is a major concern. Our infrastructure is already overtaxed, particularly during peak hours, and adding another establishment that will attract more vehicles would only exacerbate this problem. The congestion could lead to safety hazards and inconvenience for residents and commuters.
Secondly, the aesthetics of our area are important for maintaining a pleasant environment for residents and visitors alike. The installation of a gas station, complete with its large and often unsightly signage visible from the interstate, would detract from the visual appeal of our community. This could have a negative impact on property values and the overall attractiveness of our neighborhood.
Additionally, the proximity of the proposed site to existing pipelines raises serious safety concerns. Gas stations are inherently more prone to accidents, and having one in close proximity to critical infrastructure like pipelines could pose a significant risk to public safety and environmental integrity.
It's important to note that there are already 4 gas stations operating at the intersection in question. This saturation of gas stations suggests that there is already adequate coverage of this service in the area, and another station is simply unnecessary.
In light of these concerns, I respectfully urge you to reject the rezoning proposal for the gas station and convenience store. Instead, I encourage the Board to consider alternative developments that would be more harmonious with the needs and character of our community.
I want to support this Wawa. I really do. I like seeing new stores and opportunities coming to the area. I am comfortable with growth and poulation increase, because I understand how attractive this area is. But i can't support this, because of how it's being handled.
I spoke with Mark Cheran in the Planning Department. He's a no-nonsense, straight-shooter and he gave me some quick answers, when I asked about roadways improvements: Nothing is planned to make our roads better in Stephens City. Nothing is coming, nothing is going to happen anytime soon, and the long-way-off plans of the Frederick County Parkway may never happen and could drop off the plans in the next few years.
If the roads aren't going to be upgraded to handle all of this increased traffic, then I cannot support the growth. We *already* have traffic snarls and issues, in the heart of SC as well as along Fairfax Pike. It was bad before DR Horton started to build and it's only getting worse. The intersection at Farifax Pike and Stickley/Aylor is also problematic. We get gridlock and people blocking the box there daily.
If you allow the Wawa in, that intersection gets worse. The box will be blocked more often. There will be increased u-turns. Please keep in mind that the Wawa will be drawing out-of-area motorists off of the highway. These people will not be familiar with the best routes through this area. They will try to retrace their steps up Town Run to Fairfax, be forced east, and struggle to u-turn to get to I-81. That U-turn is a nightmare because of the proximity of people turning right from Aylor to Fairfax Pike. Try it sometime and you'll see!
Overall, I just want y'all to consider the traffic problems. Your traffic study is disappointing to me. It minimizes the frustrations and dangers of our main roads, that are clearly obvious to those of us who drive them everyday.
The planning commission lacks Vision and doesn't take into consideration the needs of Stephens City residents.
If you want a tax base from businesses, THEN market for different types. Why would anyone feel within a 3 mile radius it's a good business decision to have multiple car washes, storage facilities, banks, dollar stores, auto parts stores and ONLY 1 grocery store ?
You have made the decision to build countless housing developments and no improvements on infrastructure. Fairfax Pike has become congested, with no left turn lanes into establishments forcing U turn(s) to get to these locations; creating frustration for locals as well as out of towners not familiar with this traffic pattern.
Now you want to have a convenience store/gas station (when we have several gas stations already) and a MEGA Sheetz being built @ Middletown exit less than 5 miles South of us. The location you are looking to build is not accessible from 81 which will force traffic to contribute to an already congested intersection.
Building on every plot of land out there isn't necessary, especially when its within a residential area. The increase of traffic, unfamiliar out of town individuals and local neighbor children is not a good mix.
The parcel of land across from this is being planned as a potential hotel & strip mall. Once again, we have 2 hotels already on Town Run. We have a dilapidated strip mall up the road that could be renovated where businesses could thrive.
Rethink what is good for this area and the growth that is increasing.
Resident of the Opequon District
I oppose
Resident of the Opequon Magisterial District
I concur with the comments that have already been made regarding the construction of a Wawa off Town Run Lane. The traffic is a HUGE concern and the proposed "improvements" to updating the timing of the signal lights off Aylor and Fairfax Pike does not address the negative impact this business is going to have on our already congested area. The exits off 81 is where the improvements need to be made, we don't have the space to invite more traffic, let alone 18 wheelers to the area. Stephens City (SC) already has an abundance of convenience/gas stations off exit I81 and there is not a need to add another 24/7 business to the area. SC is not a truck stop or a dumping ground for travelers off the interstate. The location that is being proposed is considered rural and includes many housing developments whose residents paid a lot of money to be tucked away into the "country" area of SC. Adding a Wawa is going to be visually appalling and the noise of the 24/7 location is going to negatively impact the residents and the animal life. Not to mention the signage that is being proposed is ridiculous and only adds to the negative impacts for the surrounding communities. Consider the location, the residents, the traffic, the children in the area and how this location although may bring 50 jobs to the area, will also bring nothing but negative impacts to the city. Choose a different location, we don't want it nor do we need it.
While I am open to new growth and expanding the number of options available to Frederick county residents. The county should be focusing on good growth. growth that is well thought out and not growth for the sake of growth or for another business whose taxes will line the coffers of the county. I am opposed with the current plan for Wawa to build a location off of I-81 near Fairfax Pike in Stephens City. That particular section of roads has not been managed well. If Wawa will pay for all the infrastructure improvements needed to handle the traffic, including but not limited to
1.)widening the Fairfax Pike bridge across I-81 so there are two lanes each direction and a center left turn lane for the lights
2.) build another bridge/freeway off ramp so the Fairfax Pike bridge can be shut down while it is widened.
3.)Turning town run lane into a straight road instead of the current layout that has Stickley drive transitioning into the southbound end of Town Run lane. or install a traffic circle so vehicles can proceed through the intersection without having to come to a complete stop.
If Wawa is interested in becoming part of the Frederick County and Stephens City communities they should show a commitment to investing in the community by helping to fund local infrastructure improvements before the area is allowed to be rezoned. If Wawa wants to profit from altering the existing views and take advantage of their proposed proximity to the I-81 Fairfax Pike exit they must be willing to invest in these improvements or be asked to build their gas station somewhere else.
While I have never heard anyone personally complain about having access to additional resources. I have heard many friends and family express concerns with poorly planned and poorly laid out roads. Given Wawa's Proximity to the freeway I also question how tall of a sign they need without impacting the aesthetic of the area.
In light of the above I request that the request be rejected.
I am writing to express my opposition to the proposed rezoning of land to allow for the construction of a Wawa gas station at Fairfax Pike and Town Run Lane in Stephens City. This development would have significant negative impacts on our community, and I urge you to carefully consider the following points before making a decision on this matter.
First, the increased traffic that would inevitably result from the addition of a gas station at this location is a major concern. Our infrastructure is already overtaxed, particularly during peak hours, and adding another establishment that will attract more vehicles would only exacerbate this problem. The congestion could lead to safety hazards and inconvenience for residents and commuters.
Secondly, the aesthetics of our area are important for maintaining a pleasant environment for residents and visitors alike. The installation of a gas station, complete with its large and often unsightly signage visible from the interstate, would detract from the visual appeal of our community. This could have a negative impact on property values and the overall attractiveness of our neighborhood.
Additionally, the proximity of the proposed site to existing pipelines raises serious safety concerns. Gas stations are inherently more prone to accidents, and having one in close proximity to critical infrastructure like pipelines could pose a significant risk to public safety and environmental integrity.
It's important to note that there are already 4 gas stations operating at the intersection in question. This saturation of gas stations suggests that there is already adequate coverage of this service in the area, and another station is simply unnecessary.
In light of these concerns, I respectfully urge you to reject the rezoning proposal for the gas station and convenience store. Instead, I encourage the Board to consider alternative developments that would be more harmonious with the needs and character of our community.
I want to support this Wawa. I really do. I like seeing new stores and opportunities coming to the area. I am comfortable with growth and poulation increase, because I understand how attractive this area is. But i can't support this, because of how it's being handled.
I spoke with Mark Cheran in the Planning Department. He's a no-nonsense, straight-shooter and he gave me some quick answers, when I asked about roadways improvements: Nothing is planned to make our roads better in Stephens City. Nothing is coming, nothing is going to happen anytime soon, and the long-way-off plans of the Frederick County Parkway may never happen and could drop off the plans in the next few years.
If the roads aren't going to be upgraded to handle all of this increased traffic, then I cannot support the growth. We *already* have traffic snarls and issues, in the heart of SC as well as along Fairfax Pike. It was bad before DR Horton started to build and it's only getting worse. The intersection at Farifax Pike and Stickley/Aylor is also problematic. We get gridlock and people blocking the box there daily.
If you allow the Wawa in, that intersection gets worse. The box will be blocked more often. There will be increased u-turns. Please keep in mind that the Wawa will be drawing out-of-area motorists off of the highway. These people will not be familiar with the best routes through this area. They will try to retrace their steps up Town Run to Fairfax, be forced east, and struggle to u-turn to get to I-81. That U-turn is a nightmare because of the proximity of people turning right from Aylor to Fairfax Pike. Try it sometime and you'll see!
Overall, I just want y'all to consider the traffic problems. Your traffic study is disappointing to me. It minimizes the frustrations and dangers of our main roads, that are clearly obvious to those of us who drive them everyday.