MINUTES OF THE
November 21, 2002
Planning & Zoning Commission
Members Present: John Atwood, Chairman, and members John White, Chris
Brownawell, Linda Cheezum and Dan Swann.
Members Absent: None.
Staff Present: Tom Hamilton, Town Planner, Matt Davis, Assistant
Town Planner, Mike
Kenney, Current Planner 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 on the agenda was the
approval of the October 17th minutes. Upon motion of Mr. Brownawell
seconded by Mr. Swann the Commission voted 4-0 approve the October17th minutes.
Mr. White abstained because he was absent during the October 17th
meeting.
The first item on the agenda was discussion of proposed
amendment to PUD language in the Zoning Ordinance. Mr. Hamilton explained that
at this time he would like to postpone the proposed PUD amendment until the
first of the year. The Commission was in agreement.
The next item discussed was Wawa, Inc. requesting
sketch site plan review of a 5,913 square foot Wawa Food Market with associated
gasoline sales. The property is located on the southwest corner of Dover
Road and Route 50. This site is the former
Shell gasoline station which is to be demolished. Additional adjacent property
is under contract by the applicant and will be developed as part of the project.
The entire site is 2.17 acres including adjacent parcels. The applicant’s agent,
Bill Stagg explained that all storm water management will be addressed but no
visible storm water pond will be on the site. Landscaping and forest conservation
is in compliance with the zoning regulations. Wawa will be open 24 hours a
day. They will not have diesel fuel sales nor will alcohol be sold. The parking
requirement for this site is 40 spaces. 57 spaces are provided. The applicants
feel that additional parking spaces are definitely necessary. The architecture
proposed for the Wawa resembles corporate architecture which is not in compliance
with the Town’s Comprehensive Plan. The Commission would like to see a building
that is compatible with our community. The Commission is very concerned with
the traffic movements/impacts on Dover Road.
The Commission asked the applicant to resubmit the architecture of the building
and canopy eliminating the use of corporate/franchise architecture and to work
with the State Highway Administration to resolve the turning problems on and
off Dover Road.
These issues is to be resolved prior to any further review
by the Planning Commission. Additional landscaping will be required which incorporates
some type of fence or wall between the facility and the residential dwellings
on Choptank Avenue.
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November 21, 2002
The next item discussed was Dudrow Farm requesting PUD review of a project
which includes a shopping center, office complex, hotel, restaurants, movie
theater and a bank. The property is located on the n/w corner of St. Michaels Road and Easton Parkway. The applicant’s agent, Bill Stagg,
explained that they are not looking for a decision to be made at today’s meeting
but simply wish to discuss the future plans of the Dudrow farm. Mr. Stagg explained
that the residential component of this site has been removed from the plans.
He explained the traffic ideas proposed for the site. Mr. Stagg talked about
the project phasing. They do not necessarily know what specific uses will be
on each building site. Mr. White wants to see more detail on the projects phasing
in process. No motions were made at this time.
The next item discussed was Norris Ford requesting
sketch site plan review for a 1,512 square foot brick building to replace the
existing used car sales trailer. The property is located at the southeast corner
of Route 50 and Route 309. This site will include a sales office and automobile
display area. Additional landscaping will be added to the existing automobile
dealership. The applicant’s agent, Bill Stagg explained that they are proposing
a brick building with a metal roof. Mr. Stagg explained that the parking requirements
are one space per 200 square feet of gross floor area. This requires eight
spaces. The site plan indicates nine parking spaces will be provided. Storm
water management has been addressed in the rear and it will be a wet pond. Upon
motion of Mr. Brownawell, seconded by Mr. Swann, the Commission voted 5-0 to
approve the sketch site plan subject to the applicant having all FAA approvals
and additional landscaping within public right-of-way if State
Highway allows.
The next item on the agenda was Cooke’s Hope PUD requesting an amendment
to Cooke’s Hope PUD adding 92 residential units. The property is located on
MD Route 333 Oxford Road and Cooke’s Hope Road. The applicant’s agent is requesting
to construct 21 cottages and 71 townhouse units. The proposed cottages are
to be located within the Critical Area in an IDA zone and are permitted. The
proposed townhouses are not within the Critical Area but are located within
a base R-10A zoning district. Mr. Stagg explained that a staff residence and
2 barns are proposed in an open space between phase 5 and Rt. 333. The applicants
have not submitted any architecture for said barns. A traffic study was submitted
and is being reviewed by the Town Engineer. The staff has not received any
comments. There were several residents from the Springfield neighborhood
present at the meeting who were represented by Dave Thompson. Mr. Thompson
indicated that their main concerns would be taken up during the Town Council
hearing. Mr. Stagg explained that they will be planting 4’ to 10’ berms which
back up to the Springfield neighborhood.
Upon motion of Mr. White, seconded by Mrs. Cheezum the Commission voted 4-0
to approve the PUD amendment making a favorable recommendation to the Town Council
Mr. Brownawell had excused himself from the meeting at this time. The Commission
placed the following conditions on their approval.
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November 21, 2002
1.)
Landscape buffering must be
enhanced for the area between the new Galloway’s units and the Springfield neighborhood.
The new landscaping should include a screening berm which includes evergreen
plantings.
2.)
Further examination of street/traffic
issues (intersection of Galloway’s) is required to the
satisfaction of the Town Engineer. Applicants and owners are to work together
for a compromise. The traffic issues are to be resolved by the time of the
public hearing with the Town Council.
There being no further business the meeting
was adjourned at 3:45 p.m. by motion of Mrs. Cheezum, seconded by Mr. Swann.
Respectfully submitted,
Stacie M. Sauca
Planning Secretary