More Commercial Development Coming?
Originally Published: May 2, 2023
Northbound 235 at the 235/Route 4 intersection will see new commercial development in the near future. Three parcels of land are ready for change, with one already committed to Tidal Wave Auto Spa, an express car wash. The other two parcels, both about 1.35 acres, can be developed separately or combined for a larger development. Ingress/Egress to the property will be on Route 4 approaching the intersection, and on northbound 235 after the intersection. Both will be right turn in and out only.
The brochure advertises nearly 18,000 households, with an average income of $125K, in a five mile radius. Suggested uses for the land include retail, fast food, automotive service/store, and med-retail (think urgent care). Also included is a link to the full market research report, which breaks down population by age, education, ethnicity, income level, household value, and more. There is a ton of data here–further insights to how our area is marketed to developers.
Development info here: https://www.loopnet.com/Listing/Three-Notch-Road/28049819/
Further south, there are approximately 200+ wooded acres nestled between Willow Rec Center and 235 being advertised for commercial development. With an asking price of $5M, the brochure lists nearly 90,000 in total population within 10 miles, highlights the proximity to PAX River Base, and calls out the zoning of Office/Business Park (OPB) and Limited Commercial/Industrial (LCI). This area is “in the heart of rapidly developing St. Mary’s County” according to the brochure.
Interestingly, there is also a map included showing the location as being within the Southern Subarea of the Lexington Park Development District and also the AICUZ. The land is bordered to the north by the Southampton neighborhood and to the south by Greenbrier. Just to the south is Hermanville Road.
Development info here: https://www.loopnet.com/.../0-Three-Notch-Rd.../24900674/
The potential for these developments is crucial to consider when local government officials are making decisions.
The Shannon Farms property, across 235 from the 200 acres for sale, was acquired by the county and is planned for a county park with water access to the Chesapeake Bay. Purchased for land preservation, it also will help prevent development encroachment on PAX’s southern border. Shannon Farms does not fall within the AICUZ, and is zoned as a Rural Preservation District (RPD). Conversely, the 200 acres for sale are zoned OPB although surrounded by Residential Low Density (RL). (Photo in comments). Shannon Farms is also in the Southern Subarea of the Lexington Park Development District.
I mention this zoning information to show how decisions made to amend the Zoning Ordinance, or to change the zoning of a particular parcel of property (all decisions approved by the County Commissioners) affect where things are built. A landowner may petition LUGM and the County Commissioners to make a decision on changing how their land is zoned, which is likely what happened with this 200 acres.
Development inside of the AICUZ is supposed to limit the amount of people gathering in one spot to limit impacts of a potential plane crash. For example, a restaurant is not a preferred use within the AICUZ because people congregate there for large periods of time. However a gas station, where people frequently come and go but do not linger, is an acceptable use.
What do you think should be developed on the land at the 235/4 intersection, and the 200 acres down by Hermanville Road?
