MINUTES OF THE
June 19, 2003
Planning & Zoning Commission
Members Present: John Atwood, Chairman, and members John White, Chris Brownawell, Linda Cheezum and Dan Swann.
Staff Present: Tom Hamilton, Town Planner, Matt Davis, Assistant Town Planner, Zach Smith, and Stacie Sauca, Planning Secretary.
Mr. Atwood called the meeting of the Planning & Zoning Commission to order at 1:00 p.m. The first item of business was the approval of the May 15th minutes. Upon motion of Mr. Swann seconded by Mr. White the Commission voted 5-0 to approve the May minutes.
The first item on the agenda was a public hearing for Elm Street Development. This project was a joint public hearing with the Talbot County Planning Commission. The project is located on lot 16 of the Ratcliffe Farm Subdivision on the south side of St. Michaels Road. The applicants are requesting Planned Unit Development (PUD) and sketch subdivision review of 250 single family residential lots including 36 townhouse lots community clubhouse/pool and a 30 slip Community pier. The proposal also includes a request for growth allocation to convert 152 acres from Resource Conservation Area (RCA) to Intensely Developed Area (IDA). This site plan is similar to the previous plan except there are 90 fewer units. A new six acre park has been added at the south end of the property fronting on the water. This park includes a canoe/kayak launch ramp. The housing types and mix is what was previously proposed. The applicant is proposing a rail trail system through the project. Upon motion of Mr. White, seconded by Mr. Brownawell the Commission voted 5-0 forwarding a favorable recommendation to the Town Council for the PUD. The Commission also found the project to be consistent with the Comprehensive Plan. The PUD recommendation as made subject to the condition #20 (f) being revised. The next motion was made by Mr. Brownawell, seconded by Mr. Swann to recommend to the Town Council the approval of the 152 acres of growth allocation. This vote was unanimous. The County Planning Commission also voted unanimously to recommend the growth allocation request to its Council.
The next item discussed was Lot 3, Caulk Lane requesting sketch site plan review fore a 5,088 square foot 2 story office building. The project is located on Caulk Lane behind Easton Bank and Trust. Mr. Bill Stagg, the applicant’s agent, explained that this is a site plan review of an outright permitted use in the CG zoning district. The proposed 2 story building will include a total of 5,088 square feet, 1,800 square feet is proposed to be medical office use and the balance is professional office space. Mr. White and Mrs. Cheezum both questioned the layout of the building on the site. Mr. Stagg explained that this was the best configuration that could be achieved because of the difficulty of locating the parking area. They were able to provide all the necessary parking spaces. The applicant is to work with the Town Engineer to get more landscaping in the front of the site. Upon motion of Mrs. Cheezum, seconded by Mr. White the Commission voted 5-0 to approve the sketch site plan as submitted.
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The next item discussed was Wawa, Inc. requesting sketch site plan review of a 5,913 square foot Wawa Food Market with gasoline sales. The property is located on the southwest corner of Dover Road and Route 50. This site is the former Shell gasoline station. Ryan Showalter, the applicant’s agent and attorney, explained that ingress/egress to the site will be from two full-movement entrances along Choptank Avenue and a right-in/right-out entrance on eastbound U.S. 50. Left turns from Dover Street onto Choptank Avenue are currently prohibited. The proposed architecture is of a Federal Style with a brick façade and a metal seam roof. The gasoline service canopy has been redesigned. It will now be an A-frame with the same roof materials as the building. Landscaping and forest conservation requirements appear to be in compliance with the zoning regulations. The applicants are also proposing to construct a brick wall at the rear of the store on Choptank Avenue. The applicants are to work with the Town Engineer on lighting and traffic concerns. Upon motion of Mr. Brownawell, seconded by Mr. Swann the Commission voted 5-0 to approve the sketch site plan conditioned on revising front façade architecture to break the plane on the front wall of the building. The applicant will work with the Town Engineer to resolve any traffic concerns and lighting issues.
The next application on the agenda was The Memorial Hospital at Easton requesting a CM amendment for the renovation and expansion of the Hospital with a new emergency department. Mr. Joe Ross explained that the expansion project involves construction of a new emergency department, relocation and renovation of outpatient services and other interior renovations. The expansion project will require proposes the vacation and closure of a portion of Adkins Avenue between Biery Street and Earle Avenue. The applicants explained the need for the new emergency facility. All emergency vehicles will enter the Hospital from Biery Street going behind the Hospital. The architecture proposed is consistent with the existing hospital except for the new main entry which is of a contemporary design. The site plan indicates proposed parking is in excess of that required and the parking study indicates usage is 85% of proposed parking at peak demand. Mr. Hamilton pointed out that the vacation of Adkins Avenue may confuse some of the hospital customers causing them to travel along Wye Avenue which is a narrow residential street. He recommended that adequate signage be erected to address this concern and to avoid unnecessary trips being added to Wye Avenue. There were concerned neighbors at the meeting asking that Adkins Avenue not be closed. At the present time the only buildings located on Adkins Avenue is a daycare facility which is owned by the Hospital and a Jewish Temple. Upon motion of Mr. White, seconded by Mrs. Cheezum the Commission voted 5-0 to find this project in conformance with the Comprehensive Plan, finds the closure of Adkins Avenue to be appropriate, forwarded a favorable recommendation to the Town Council conditioned on public hearings on the closure of Adkins Avenue and approved the waiver of shortage of open space.
The next item discussed was 104 Talbot Lane requesting PRD (Planned Redevelopment) review of new single family residence on a non conforming lot of record The request was to convert a garage located on the rear of the lot to a single family dwelling. Upon motion of Mr. Swann seconded by Mrs. Cheezum the Commission voted 5-0 to approve the PRD request.
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The Planning Commission had another application but do to the time they decided to reconvene the meeting on Friday, June 20th at 9:00 a.m.
The first item discussed on the June 20th agenda was Two Oaks at Matthewstown requesting a mixed use PUD (Planned Unit Development) sketch plan approval of a 539 residential lots. Ted Passyn, the applicant, explained that they have revised the site plan. The traffic circulation with the project has improved and the layout design has addressed the staffs concerns. The eastern or second entrance now runs into a traffic circle similar to the first entrance and the town entrances are looped together better distributing traffic between the town entrances. The applicants are now showing the third entrance as a thirty foot existing right-of-way to Black Dog Alley which is indicated as a construction access. The housing types have been mixed within the subdivision. The commercial aspect of the project remains. The architecture and various housing types seem to be compatible with Easton’s neighborhoods. Mr. White would like to see phase 2 included in phase 1 of the project in order to complete the development next to Matthewstown Road first. The Commission was in agreement that this is a good project and the applicants have done much to improve the project since it was initially submitted. Upon motion of Mr. White, seconded by Mr. Swann the Commission voted 5-0 to approve the project subject to the following conditions.
1.) Homes on Matthewstown Road face Matthewstown Road
2.) No similar colors of homes adjacent to each other unless dissimilar in design
3.) No similar designs adjacent to each other
4.) Design consistent with brochure displayed on 6/20/03.
5.) Variety and diversity consistent with site plans and drawings displayed 6/20/03
6.) Public streets throughout the project except for age restricted area.
7.) $150,000.00 donation to the Fire Department
8.) The developer must make a contribution to cost of improving Route 50 / Matthewstown Road
9.) Units along Matthewstown Road be included in Phase I.
10.) Construct commercial structures when 240 houses have become occupied
11.) All construction vehicles use rear access off Black Dog Alley
12.) Declaration of covenants on main area and restricted area to require the owners of lots to absorb maintenance expenses of common areas
13.) Preliminary site plan must come back to the Planning Commission for review
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The next item was from staff concerning 119 & 129 Pennsylvania Avenue. The Commission reviewed this PRD (Planned re development) application at their May meeting and determined that better architecture needed to be submitted. The project is to be improved by a single family dwelling and a duplex. The applicant has returned with new architecture. Mr. Brownawell felt that the architecture proposed is consistent with the existing neighborhood. Upon motion of Mr. Swann, seconded by Mrs. Cheezum the Commission unanimously voted to approve the architecture.
There being no further business the meeting adjourned at 10:20 a.m. by motion of Mr. Swann, seconded by Mrs. Cheezum.
Respectfully submitted,
Stacie M. Sauca
Planning Secretary