MINUTES OF THE
February 17, 2005
Planning & Zoning Commission
Members Present: John Atwood, Chairman, and members Chris Brownawell, Dan Swann and Tom Moore.
Members Absent: Linda Cheezum.
Staff Present: Tom Hamilton, Town Planner, Zach Smith, GIS Analyst, and Stacie Rice, Planning Secretary.
Staff Absent: None.
Mr. Atwood called the meeting of the Planning & Zoning Commission to order at 1:00 p.m. The first order of business was the approval of the January 20th minutes. Upon motion of Mr. Swann, seconded by Mr. Moore the Commission voted 4-0 to approve the January minutes.
The first item discussed was 118-120 Talbot Lane requesting PRD (Planned Re Development) review for residential duplex. The applicant, John Gentile, explained that this property is located at the corner of Talbot Lane and Talbot Street and was built as two single family detached houses which were later combined into one unit. He is requesting permission to convert the single family unit into a duplex. This project has been reviewed and approved by the Historic District and the Board of Zoning Appeals. Upon motion of Mr. Brownawell, seconded by Mr. Swann the Commission voted 4-0 to approve the PRD request.
The next item discussed was 25-27 S. Aurora Street requesting PRD (Planned Re Development) review for two single family detached units. Mr. Turner, the applicant, explained that in 2000 the Planning Commission and Town Council approved a PRD application for this property which involved the reconfiguration of two lots and the construction of two single family detached units. Mr. Turner stated that he never constructed the project nor did the Historic District Commission review the units, however, the property was subdivided. Mr. Turner is now requesting approval for new houses on lots previously created. The setbacks and architecture has been revised from the earlier approved project. The side setbacks are now proposed to be seven feet on the side lot lines where they had been ten feet on the previous project. Mr. Hamilton recommended that approval should be conditioned on Historic District Commission review. Upon motion of Mr. Swann, seconded by Mr. Moore, the Commission voted 4-0 to approve the PRD project conditioned on the applicant receiving Historic District approval.
The next item was Shore Health System requesting permission for a Mobile MRI Unit as a temporary use. The applicant’s agent, Ryan Showalter, explained that the mobile MRI unit would be located at the Memorial Hospital 3 to 4 days a week, and would be located on the Washington Street side adjacent to the emergency room. He stated that the mobile unit is approximately 40’ long and would be brought in and dropped off on the days that it is needed in Easton. The location was chosen due to technical issues involving the powerful magnets in the trailer, and the desire not to eliminate parking, and the need to maneuver the unit in and out. The unit would be necessary for several years until revisions to the Hospital recently approved by the Town Council are completed.
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When asked whether the site proposed would block access to the emergency walk in entrance, Mr. Showalter explained that there would be no drive by but there would be a couple of spaces left in the drive which were only a short distance from the door. Upon motion of Mr. Brownawell, seconded by Mr. Moore, the Commission voted 4-0 to approve the Mobile MRI Unit Temporary Use as requested.
The next issue discussed was The Preserve at Easton, a 211 unit residential PUD subdivision. The project is located on MD Route 333, north of Cooke’s Hope and is now zoned R10A. Stanley Halle, and Allen Halle of Stanley Halle Communities and, Bill Stagg of Lane Engineering, Inc., agent for the applicants spoke at the meeting. Mr. Halle began by giving the Commission a brief history of their business. Mr. Stagg explained that the project is proposed on 198.84 acre track of land of which 160.61 acres or 80.8% is left in open space. Development of the site is proposed in two areas; one being 19 lots adjacent to Oxford Road, the balance being in a traditional neighborhood consisting of 192 lots which is divided into a variety of housing types. The primary access to the larger village is proposed via a drive from the Oxford Road. A secondary access is shown through Cooke’s Hope. A third access is shown as a future access across the Hospital Property. The staff feels that a road as proposed in the Comprehensive Plan from Tristan Drive to the Oxford Road should be constructed at this time to accommodate the traffic generated by this development and any future development on the adjacent hospital property. Mr. Hamilton explained that a portion of the route to Tristan Drive was a cross property owned by Memorial Hospital of Easton and the applicants had been unsuccessful in gaining permission from the Hospital. The Commission felt very strongly that this connecter road should be part of the project and suggested a meeting between the Hospital, Planning Commission, developer, and Town Staff. The Staff also had concerns with the layout of the “village units” and suggested additional alleys and the elimination of front loaded garages. The Commission decided to table further discussion of this application until a meeting with the Hospital could be set up and the access issues resolved.
The next item was Simply Storage of Easton LLC, a site plan review and multiple use special exception for a furniture store, storage building, medical office and a restaurant submitted by Bill Stagg of Lane Engineering, Inc. in behalf of Gary Middleton, GRM Properties LLC. The project is located at 7872 Ocean Gateway. The Commission first reviewed this project at the December 16, 2004 meeting, which at that time involved three uses. The Commission did not like the taller multi-story storage building on the front of the site and were concerned with its appearance. The site plan was tabled with instructions to relocate the taller structure to the rear of the site.
Mr. Stagg explained that the new site plan has been modified relocating the storage building to the rear of the site as requested. A fourth use has been added, which is a 6,400 square foot one story restaurant, which will occupy the site previously shown for the storage building. A medical office building is still proposed for the site, but has been relocated on the east side of Commerce Street behind the restaurant. The proposed site plan indicates 178 parking spaces where, with the additional uses, the requirement is 221 spaces. They are requesting a parking waiver of 43 parking spaces. One of the justifications for the parking waiver was that the medical office use and restaurant use would not operate during the same hours and could share the parking.
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Mr. Brownawell was still concerned with the height and architecture of the storage building. In response to a question from Mr. Hamilton regarding storm water management issues, Mr. Stagg explained that the adjacent site to the west, had rights to storm water management on this site and the developer was proposing a swm system under the parking lot, which will comply with their obligations on the G-2 site in addition to his own site’s swm requirements. Upon motion of Mr. Moore, seconded by Mr. Swann, the Commission voted 3-1 (Mr. Brownawell opposed) to approve the multiple use site plan, waive 43 parking spaces, and forward a favorable recommendation to Board of Zoning Appeals for the Special Exception, conditioned on the applicant bringing architectural elevations for the restaurant and medical office to the Commission for their review.
The next item discussed was Lot 4, Mears Property requesting PUD sketch plan review for a 92 unit mixed residential subdivision. This property is located behind Food Lion and the VFW, and is zoned R-7A. The Planning Commission reviewed an application on this site last February. That plan was for a 92 unit residential subdivision, which included a mix of unit types. Present at the meeting were Bill Stagg, and Jim Ketler, of Ketler Builders. Mr. Ketler explained that the revised site plan includes 108 townhouse units. He stated that access to the site would be via a new street running from Glebe Road through the site then between Food Lion and the proposed Lowe’s. All units are accessed via dead end alleys and front on a sidewalk system with rear garages. The Commission felt that the project was a “cookie cutter” type project and was not appropriate for Easton. There needs to be a mix of housing types with some single family detached units. Tom Hamilton suggested that the road curving through the development was inappropriate and should be similar and tie to the surrounding street grid. After much discussion the Commission asked the applicant to address their comments and reapply.
The next item discussed was Lowe’s Home Improvements Centers , Inc. request for a Planned Major Retail PMR review for a 168,708 square foot home improvement store, located on the SW corner of the intersection of Rt. 211 and Glebe Road. Ryan Showalter, representing Lowe’s explained how they had addressed the comments from the December meeting and he displayed a revised site plan. The new plan further reduced the total parking proposed to 528 spaces from the required 915 spaces. When asked whether they would have enough parking the engineer from Bohler Engineering indicated that Lowe’s felt that they needed at least 500 spaces for this size store. Town Engineer, Tim Glass, indicated that he was still working with the applicants traffic consultant , Traffic Concepts, and the State Highway Administration on the necessary traffic improvements and recommended that approval be conditioned on road improvements which he determines necessary. Upon motion of Mr. Brownawell, seconded by Mr. Swann, the Commission voted 4-0 to recommend that the Town Council approve the sketch site PMR plan for Lowe’s with the following conditions . . .
1.) Waiving 387 parking spaces.
2.) Reducing parking drive aisle width from 27’ to 25’.
3.) Reducing open space from 30% t0 20.85%.
4.) Reducing rear setback from 218’ to 52’, based on the landscaping berm and fencing provided by the applicant.
5.) Town staff reviewing/approving easement and storm water management issues.
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6.) That road improvements are in accordance with the Town Engineer and State Highway Administrations recommendations.
7.) Dedicate 15’ wide slip lane along Marlboro Avenue right-of-way adjacent to entrance to existing shopping center.
Mr. Swann excused himself from the meeting after the Lowe’s presentation.
The first item from staff was a Similar Use Determination for a property on Brooks Drive. The applicant would like to have a massage therapy business at this location; the property is zoned select industrial I-1. The applicant indicated that their occupation was licensed under the State Chiropractic Board. The Commission felt that massage therapy was included under office of a doctors or chiropractor and approved the request for the massage therapy business.
The next was from staff concerning Talbottown Shopping Center. Mr. Smith explained that Mr. Dills, owner of Talbottown would like to enlarge the current signage for Talbot’s. Mr. Smith explained that the applicant demonstrated that they had not used the entire allocation for signage for the shopping center and the request to enlarge the sign was supported by the staff as a minor change. The Commission was in favor of this request.
The next item was from staff concerning a temporary use for Lowe's Garden Center. Mr. Hamilton explained that Lowes’ is making their annual request to place a temporary fence to be used as a garden center from now until October. The Commission has approved this request for the last few years. Upon motion of Mr. Brownawell, seconded by Mr. Atwood the Commission voted 3-0 to approve Lowe's request.
Upon motion of Mr. Moore, seconded by Mr. Brownawell the Commission voted 3-0 to authorize the Chairman to sign the final plats for Easton Club East, Phases 5b and 6a once the Town Engineer has signed the plats.
Upon motion of Mr. Brownawell, seconded by Mr. Moore the Commission voted 2-0 to re-appoint Mr. Atwood as Chairman.
There being no further business the meeting was adjourned at 5:20 p.m. by motion of Mr. Brownawell, seconded by Mr. Moore.
Respectfully submitted,
Stacie S. Rice
Planning & Zoning Secretary