CASCADE, Md. – After years of legal battles and persistent advocacy, residents opposing a proposed Dollar General Market near historic Fort Ritchie are finally getting their say before the Washington County Planning Commission on Monday as the county considers a zoning text amendment aimed at blocking the project.
The amendment would prohibit small-box retail stores within 1,000 feet of historic sites in Rural Village zones – a change designed to strengthen existing protections and prevent Outdoor Contractors Inc. from building the 12,480-square-foot store it has twice won special exceptions to construct under current rules.
The amendment, submitted by Cascade resident Danielle Durning, would prohibit “small box variety stores” from being built within 1,000 feet of a historic property in areas zoned as Rural Village. The Washington County Planning Commission is scheduled to take public testimony on the proposal April 6.
Durning, who lives next to the proposed development site on McAfee Hill Road, has emerged as the leading voice behind the effort, which supporters say is about preserving the character of Cascade and similar communities across the county.
“The purpose of the Rural Village zone is to protect the unique rural character and the unique historic character of those areas throughout the entire county,” Durning said. “Nestled in the mountain foothills and across from revitalizing historic Fort Ritchie, the Rural Village zone must be clarified to ensure Cascade gets the protection it deserves.”
The proposed Dollar General site sits across from Fort Ritchie, a former military installation now undergoing revitalization through a mix of private investment and public funding. Supporters of the zoning amendment argue that placing a national retail chain at the entrance to the historic site would undermine both its aesthetic vision and its economic redevelopment strategy.
Durning said the project could reduce her property value by an estimated $30,000, based on an appraisal. More broadly, she and other residents contend the development would disrupt the rural landscape, increase traffic and compete with small businesses emerging at the revitalized Fort Ritchie.
The zoning amendment reflects a strategic shift by opponents, who have spent years challenging the project through administrative appeals and the courts.
The county Board of Appeals approved the Dollar General twice, and both decisions were appealed by residents. A ruling from the Maryland appellate court is pending and could take months.
Those legal proceedings are separate from the zoning amendment now under consideration.
Rather than focusing solely on stopping one project, supporters say the amendment is designed to establish broader protections for all Rural Village zones in the county. Washington County has dozens of such areas, designated to preserve historic patterns of development and rural character.
Geraldine Otremba, a Cascade homeowner of more than 40 years, plans to emphasize that point in testimony supporting the amendment. In prepared remarks shared with the press, she praised the county’s long-standing commitment to preservation and argued the proposal aligns with that tradition.
“The goal of 50-plus years of planning is the management of growth while protecting rural character,” Otremba wrote, referencing the county’s comprehensive plan. She noted that Rural Village zoning is intended “to protect the form, scale and layout of the village; to maintain historic buildings and landscapes, and to support heritage tourism.”
Otremba told LocalNews1.org that because Washington County has demonstrated a strong preservation ethic, including farmland protection and careful planning, she will argue that safeguarding rural villages is a natural extension of that approach.
“In that spirit,” she wrote, the proposed amendment “completely supports” the county’s goals by preventing development that could disrupt historically sensitive areas.
She also highlighted the historical significance of Fort Ritchie, from its role training the Ritchie Boys intelligence unit during World War II to its continued importance as a cultural and tourism asset. The site’s ongoing redevelopment, she said, depends on maintaining a setting consistent with its heritage.
Business leaders connected to Fort Ritchie have echoed those concerns. John Krumpotich, owner and developer of the property, said a Dollar General near the entrance would conflict with the area’s identity and economic vision.
“A Dollar General across the street from historic Gate 2 does not fit in with the aesthetic vision or business goals of this area,” Krumpotich has said.
Supporters of the amendment say it would not eliminate retail development altogether but would instead guide it toward uses compatible with rural villages, such as small local businesses, agriculture-related enterprises and tourism-oriented shops.
Critics of the effort, including representatives of Outdoor Contractors in previous hearings, have argued in legal proceedings that the proposed store qualifies as a grocery use under existing zoning rules, a classification that allows it in the Rural Village zone.
Opponents dispute that interpretation, noting the store’s broader merchandise offerings and lack of supporting data presented during hearings.
The Planning Commission is expected to deliberate on the amendment in early May before sending a recommendation to the Board of County Commissioners, which would ultimately decide whether to adopt the change.
Even with a favorable recommendation, the process could take months and may include additional public hearings.
“The significance of Cascade is beyond debate,” Otremba said. “What is at issue is whether we continue to protect it.”
