March 16, 2005

            Mrs. Elizabeth Brice, Chairman, called the March 16, 2005 meeting of the Centreville Planning Commission to order at 7:10 p.m. in Meeting Room A. of the County Annex Building.  The following members were present:  Elizabeth Brice, Penny Lins, Rob Babbitt, James Starkey and John Beskid.  Royden Powell, Town Manager, Steve Kehoe, Town Attorney, Donna Turner, Council (non-voting) liaison, Judge Porter, Zoning Inspector and Jane Saulsbury, Administrative Aide, were also present.

Review of Minutes from Last Meeting  -  The minutes of the February 16, 2005 meeting were approved as printed.

Appearances 

            Mr. Rick Davis of D.M.S., RE: Final Subdivision.  Mr. Rick Davis asked to present the Final Subdivision Plats for Mr. Stoney Duffey prior to reviewing the final site plan for Hospice House.  Mrs. Brice assented.  Mr. Davis described the creation of lots F, G and H on the West side of Comet Drive, the road extension of Comet Drive and the reconfiguration of Lot E which will provide a “green” area.  No other building will be allowed on this lot unless approved by the Planning Commission.  He described the location of stormwater management ponds.  It was noted that Lots designated with numbers (1, 2, 3) are Phase I and those designated with letters (A, B, C) are part of Phase II.  The cul-de-sac, shown as part of the extension of Comet Drive, is “not written in stone.”  The site plan showed the overall concept of future road development, including the “loop” road behind the existing complex of Food Lion and adjacent stores.  It was noted that the preliminary plan was approved last April and there are still technical questions to be addressed by U.R.S.  Chris Rogers has reviewed these newest plans and reviewed his letter, dated today, as to the creation of F, G and H.  The following agreements/documents are necessary for the subdivision plat to be recorded:  (1) public works agreement, (2) financial surety, (3) landscape agreement, (4) execution of stormwater management plan, (5) confirmation that all items in Phase I have been resolved.  There was lengthy discussion about the determination for a traffic light at the intersection of Courseval Drive and Route 213 or at main entrance near Happy Harry’s.  This determination is made by the State Highway Administration after studying flow of traffic in and out of the shopping center.  Mr. Powell advised that the flow of traffic, when last reviewed by SHA, did not warrant a traffic light.  Mrs. Brice requested that the Planning Commission be given a copy of the latest traffic study.  It was the consensus of the members that the plan not be approved without a traffic light.  It was noted there may be legal ramifications for Hospice if the Planning Commission refuses this evening’s application.  Mr. Babbitt suggested that the proposed future loop road could alter the flow of traffic completely.  It was moved and seconded, by Mr. Babbitt and Mr. Starkey, respectively, to approve the Subdivision application for Lots F, G & H and the reconfiguration of Lots D & E in the Centreville Business Park on the condition that no further subdivision plans or site plans be approved after March 16, 2005 (tonight’s date) until SHA reviews the traffic circulation and a new traffic study has been done.  Mr. Duffey asked what his recourse is if SHA. doesn’t approve installation of a traffic light?  Mrs. Brice advised that a determination from the SHA. should be requested and brought to the April meeting.   The motion was called and all being in favor, the motion passed

            Rick Davis of DMS and Eileen Lacijan, Executive Director of Hospice of Queen Anne’s, Inc., RE: Final Site Plan for Hospice House  Mr. Davis presented a rendering of the site and described it as to parking, landscaping, ambulance access, stormwater management and a gravity sewer line.  The facility will be comprised of 6 bedrooms, 6 bathrooms, a chapel, a community room and office space.  There is space in the rear of the property for future development.  Chris Rogers of U.R.S. reviewed construction issues and technical items from his comment letter.

It was noted that the building permit for Hospice House will not be issued until the Public Works Agreement is accepted and signed.  It was moved and seconded by Mr. Starkey and Mr. Babbitt, respectively, to approve the Final Site Plan for Hospice House on the condition that all construction issues and technical items noted by U.R.S. are satisfied.  All being favor, the motion carried.

            Greg Torchio, Torchio Architects, RE:  Preliminary Site Plan for 205 E. Water Street  Mr. Torchio presented a revised Preliminary Site Plan for the proposed office building on Water Street.  He has decided to eliminate the residential (second floor apartments) component of the building which is 6331 square feet in area.  There will be ten staff members.  Thirty-two parking spaces are required, based on the square footage of the building; twenty-two spaces can be provided on-site.  The basement will be used for mechanical, storage and a 600 sq. ft. yoga studio. Other available parking is located in the neighborhood, 150 spaces on Pennsylvania Avenue and 42 spaces at Tilghman Terrace, which have been offered by Norm Davidson, QAC Department of Aging.  Mr. Babbitt recommended that they incorporate as much off-street parking as possible.  Mr. Torchio said the footprint is now slightly smaller and they will share the driveway with the adjacent property owner. It was moved and seconded by Mr. Starkey and Mrs. Lins, respectively, to approve the revised Preliminary Site Plan for property located at 205 East Water Street as presented by Torchio Architects, contingent upon review by U.R.S.  All being in favor, the motion carried.

            Wes Schuman, RE:  North Brook Recreational Trail Easement  Mr. Jeff Thompson, Esquire, appeared in place of Mr. Schuman as he is no longer the property owner. Mr. Tom Sperl is the current owner and it is his obligation to address the issue of the easement.  Mr. Jack Kirby, engineer, advised that the trail needs to be identified so it can be illustrated and that he will prepare the subdivision plat needed for identification.  It will ultimately be deeded to the Town, along with streets, lighting, etc.  Mr. Thompson advised that there needs to be a meeting between the Town Council, Mr. Sperl and the Town attorney to identify the land in question for trail and parkland.  Mr. Powell reported that the Park Advisory Board has recommended that the Town the trail easement, in which case a subdivision is not needed.  It was asked if the trail and parkland would be public or private.  Mr. Thompson advised that the status of the trail/parkland would be left to the discretion of the Town.  If public, some restrictions would be needed due to liability issues. Mr. Babbitt said it would be wrong for it to be private in that it would be “divisive for the community.” 

            Final Subdivision Approval RE:  North Brook Phase III   Jeff Thompson presented the Final Subdivision Plat for North Brook, Phase III which was approved April 16, 2003 and comments from U.R.S. were incorporated.   It was brought back to the Planning Commission because of current sensitive issues.  He wished to know if there were any outstanding issues that had not been addressed.  Chris Rogers advised the final details, such as the Public Works Agreement and posting bonds will be handled administratively among the Town Council, the Town’s attorney Mr. Steve Kehoe, Tom Sperl and Jeff Thompson, Mr. Sperl’s attorney.  It was the consensus of the commission members that the Town Council proceed with the items needed to finalize approval of this phase of North Brook.

Old Business   Mrs. Brice presented a summary of the Planning Commission work session with Barbara Siegel and Elizabeth Watson concerning Stories of the Chesapeake which was held on March 14, 2005 at 7:00 p.m. in the County Annex Building.  There was some concern expressed that incorporating it into the Town’s Comprehensive Plan might cause some expense or restrictions in the future.  After discussion, it was moved and seconded by Mr. Beskid and Mr. Starkey, respectively, to forward the Stories of the Chesapeake project to the Town Council without any recommendation, either pro or con. All being in favor, the motion carried.

New Business   

            Wharf Condominium Project  -  Board of Appeals Process  Mr. Jon Hodgson, attorney for developer of the Wharf Condominium Project, noted that the project had received concept approval in March of 2004.  He came before the Planning Commission tonight to request clarification on the procedures required for the developer to request a variance as to the elevation of the site.  He was advised that a variance is needed from the Board of Appeals as to the amount of “fill.”  Sixteen hundred yards is needed, which is 1000 yards over what is allowed.  Other than this variance, the project meets all code requirements and is allowed “by right” in this zone.  Back in March of 2004 when the Planning Commission approved the concept, the need for fill beyond the maximum allowed was not known.  Mr. Babbitt suggested input is needed from U.R.S. to determine the engineering feasibility of 1000 yards beyond what is allowable.  Mr. Hodgson asked again what direction is needed from the Planning Commission.  Mrs. Brice advised that the Planning Commission makes a determination if the proposed project is consistent with the Comprehensive Plan.  It was moved and seconded by Mr. Babbitt and Mr. Starkey, respectively, to request that U.R.S. do a technical review to determine the amount of fill necessary for the project.  All being in favor, the motion carried.

            Comprehensive Plan Update   Mr. Powell advised that U.R.S. has been asked to submit a proposal to assist in the update of the Comprehensive Plan.  An outline of the scope of work will be provided.  Mrs. Brice listed a number of issues that need attention during the update, as follows:  (1) growth control; (2) annexation control; (3) affordable housing; (4) update of Planned Redevelopment Areas, including where should these areas occur and where can more flexibility be allowed, etc. (5) downtown revitalization; (6) traffic circulation; (7) design standards in existing zones when the Zoning Ordinance is updated (how to keep the small town character).  Katrina of the Queen Anne’s County Planning office will be working with the Town in the review.

            Mr. Stoney Duffey wondered if there is any point in him going further with his subdivisions at this time or should he come back in April.  He was advised that the Town needs to have an updated study from the State Highway Administration concerning traffic.

            Mr. Storm asked how the Planning Commission approves a plan without a Public Works Agreement (referring to Penn Station), what criteria is used to determine whether or not a developer must provide parking, why are there no parking meters on Pennsylvania Avenue and why was Mr. Torchio’s office building approved when he could not provide required parking?  Mrs. Lins advised that on-street parking is allowed to compensate when there is not sufficient off-street parking available.

Zoning Issues – Discussion 

            The building permits issued in February were listed.

Miscellaneous Business/Correspondence  None.

            There being no further business to discuss, the meeting adjourned at 10:30 p.m.

                                                                                    Respectfully submitted,

                                                                                    Jane Saulsbury, Administrative Aide

101 Lawyer's Row

Centreville, MD  21617

Phone: (410) 758-1180

Fax:     (410) 758-4741