Town of Trappe, MD Planning Commission
Meeting Minutes
Planning Commission Meeting Minutes
April 21, 2004
7:30 pm.
Trappe Town Hall
The regular Planning and Zoning Commission meeting was opened
by Chairperson Edgar Harrison and called to order at 7:35 p.m.
Planning Commission members present were Mr. Don English, Mr.
Don Haring, Mr. Bobby Quidas and Mr. Jerry Adams.
Chairperson Harrison asked for a motion to approve the March
minutes. Mr. Bobby Quidas made a motion to approve the March
minutes as amended.
Motion was seconded by Mr. Don English. All were in favor
with an Aye.
PERMITS ISSUED:
- T-08-04 – Jennifer Moore – Howell Pt. Road (Parcel 8)
New House
- T-09-04 – Mark Langrell – 3798 Marvel Drive – Fence
- T-11-04 – William & Phyllis Slaughter – 29559 Timberwind
Lane – Shed
- T-13-04 - Lois Baker - 29410 Maple Avenue - Remove
Existing Shed
- T-14-04 - Lois Baker – 29410 Maple Ave., Shed.
PERMITS PENDING:
- T-10-04 – Ronald & Kerry Brigerman – 29085 Farms Lane –
Pool, Decking & Fence.
Mr. Jerry Adams questioned the fact that there is no limit on
minor accessory structures in R-1 or R-2. We need to check
with other towns to see what their requirements are. The only
controlling factor at this time is the lot coverage.
OLD BUSINESS:
VILLAGE REDEVELOPMENT PLAN:
Mr. Hall presented a letter from Attorney Booth that described
her recommendation for a process to allow a mix of commercial
and residential uses in the Village Redevelopment Area. Mr.
Hall noted that he agreed with Mrs. Booth’s recommendations.
Attorney Booth’s letter recommended amending the Village
Overlay Zone to include a new section for a Village
Redevelopment Area verses creating a separate Village
Redevelopment Plan that could not be enforced.
Mr. Hall explained that the first step would be to decide the
boundary of the Village Redevelopment Area and he noted that all
of the Design Guidelines recently adopted would apply to the
Village Redevelopment Area. In addition, the amendment should
include a Land Use Table that would permit most uses in the
Village Redevelopment Area by Special Exception. Mr. Hall
explained that the Special Exception process would allow for
greater community participation with the Board of Appeals
and would allow greater control of a project since additional
conditions can be added by the Board of Appeals before a project
is approved.
Another benefit of the Special Exception process is that the
Planning Commission would be able to make their recommendation
for approval or denial of a project to the Board of Appeals.
During the discussion, Mr. Hall presented two maps showing an
aerial view and a parcel view of the Village Overlay Zone.
The Planning Commission also reviewed the draft Land Use Table
submitted by Mr. Hall.
The Planning Commission expressed their concerns over amending
the Village Overlay Zone. Mr. Adams stated that the Village
Overlay Zone permits different land uses. Mr. Harrison wanted
as little change to the Village Overlay Zone as possible. As
the discussion continued, the consensus was not to amend the
Village Overlay Zone, but to expand the C-1 zone during the
upcoming comprehensive rezoning process. Mr. Harrison noted
that the Planning Commission would have to carefully review
the uses allowed in the C-1 zone.
Mr. Hall stated that he did not recommend waiting for a
comprehensive rezoning. He felt that simply expanding the
Euclidian C-1 zone would limit the flexibility and authority
the Planning Commission needed to redevelop the village core.
Mr. Adams added that he understands the importance of parking
to the success of the Village Redevelopment Area and he would
prefer some planning and mapping of potential parking areas
even though the Town cannot force someone to provide parking.
Mr. Mark Bower asked if the C-1 zone precluded 2nd story
apartments above commercial businesses. Mr. Don Haring
expressed his concerns over 2nd story apartments based on his
experience in other communities.
Mr. Harrison suggested enlarging the C-1 zone during a
comprehensive rezoning instead of amending the Village Overlay
Zone to create a village redevelopment area. He suggested
carefully reviewing the permitted and special exception land
uses allowed in the C-1 zone. All were in favor with an Aye.
EASTSIDE PROJECT STATUS UPDATE - MR. BOB RAUCH:
Mr. Rauch gave a project status update. Mr. Rauch said that
they were continuing to work on the formal submittal they plan
to submit at the May meeting with the required exhibits and
documents.
NEW BUSINESS:
MR. RONALD BRIGERMAN:
Mr. Don English said that Mr. Brigerman presented documentation
at the last Town Council meeting to be sent to the Planning
Commission for review concerning the size of fencing for a
swimming pool. The current Town Zoning Ordinance states that
the fence should be 6 ft. Mr. Brigerman feels that 6 ft. is
too high and very costly. Mr. English stated that the 2000
International Building Code requires 48” and that he has
reviewed the Town Ordinance and believes that 6 ft is too high.
There was a discussion on this issue since last year Cheryl
Lewis had asked the same question. Mr. Adams stated that 4 ft.
is the minimum height and that he is opposed to always
accepting the minimum standards. Mr. Harrison said that he
would entertain accepting the 2000 International Building Code
of 4 Ft. fences for swimming pools. Attorney Booth said she
would prepare a new Ordinance.
Motion was made by Mr. English to make a recommendation the
Town Council to delete Ordinance 5-2000 and to amend the fencing
height requirement to 48” similar to the International Building
Code. Motion was second by Mr. Haring.
Vote:
Quidas – Abstain, Adams – Nay, Harrison – Y, Haring – Y,
English - Y
CONCEPT PLAN EARL HALL:
Mr. Frank Hall stated that Mr. Earl Hall was being represented
by his agent Mr. Roscoe Brown concerning his parcel of land
that included the Farm house on Seymour Drive. Mr. Brown
contacted Mr. Frank Hall to determine if his client had enough
acreage in the R-1 zone for a subdivision (house included as
one). Mr. Frank Hall stated that his response to Mr. Brown was
that he had enough acreage for a potential 3 lots but that
the location of the farm house and shed, and the lot sizes of
other parcels on Seymour Drive would probably limit the
subdivision to two lots total including the original lot.
At Mr. Frank Hall’s request, Mr. Brown submitted concept plans
proposed by his client Mr. Earl Hall that would also allow room
for a new garage. Mr. Frank Hall noted in his staff report
that he amended Mr. Earl Hall’s concept plan submittal with
several modifications that would create a lot more in character
with the La Trappe Heights community. Mr. English stated that
he prefers a concept plan that maintains existing front yard
setbacks and rear property line alignment similar to the other
houses on Seymour Drive.
The Planning Commission reached a consensus that they preferred
concept plan Option A with modifications and instructed Mr.
Brown that his next step was to hire a surveyor and submit a
preliminary plan to the Planning Commission.
LISA SAFFRIN PROPERTY HOWELL POINT ROAD – ANNEXATION:
Mr. Frank Hall said that Ms. Saffrin was interested in having
her property annexed into town. The Planning Commission briefly
discussed some of the annexation issues with Ms. Saffrin and
her brother Mr. Dickie Newcomb. Mr. Hall suggested to Ms.
Saffrin that since she did not live in Trappe that she could
file a notarized letter authorizing her brother Mr. Dickie
Newcomb to speak for her. Mr. Harrison briefly explained to
Ms. Saffrin the annexation process which includes a letter
to the town requesting annexation, a survey of the property,
and a $2,000.00 fee.
PAUL MOORE SUBDIVISON HOWELL POINT ROAD:
Mr. Moore’s current concept plan submitted by C & R
Professional Surveyors (Mr. Rob Hughes) showed a 7 lot
subdivision with a new road that ends at the western edge of
the property. Mr. Hall presented his staff report and noted
that Mr. Moore’s project is the first major subdivision since
the development moratorium was lifted. Mr. Hall and Mr.
English reviewed the plans together against the subdivision
ordinance checklist and they identified many issues that still
need to be addressed before the subdivision can be approved.
Mr. Hughes acknowledged that this submittal was more of a
concept plan review instead of a preliminary plat review. On
behalf of Mr. Moore, Mr. Hughes had several questions relating
to the amount of Fee-In-Lieu for open space that may be
required by the Town Council since the concept plan provides
some open space along Howell Point Road, and whether the
Fee-In-Lieu would have to be paid for all seven lots since the
parcel is currently subdivided into five lots.
The Planning Commission suggested that they like the submittal
and they appreciated Mr. Moore’s attempt to address their
previous comments regarding lot layout, road design, and number
of lots. The Planning Commission stated that they will need to
consult with the Town Attorneys about the Fee-In-Lieu questions
and that the Town’s consulting engineers may need to review
the storm water and road designs. They also noted that bonding
may be necessary for the infrastructure improvements. Finally,
the Planning Commission agreed with Mr. Moore’s request to
name the subdivision Shelby Acres.
Mr. Harrison stated the sketch is generally approved as a
Concept Plan with notes and recommendations added and he
motioned to approve the sketch as a Concept Plan. All were in
favor with an Aye.
ZONING ORDINANCE REWRITE
Mr. Hall stated that he retyped the Zoning Ordinance with
recommended corrections identified in brackets since only the
Town Council can amend the ordinance.
Motion was made by Mr. English to recommend to the Town Council
to accept the retyped Zoning Ordinance with the suggested
corrections. Mr. Adams seconded the motion. All were in
favor with an Aye.
INFILL REDEVELOPMENT SEMINAR:
Mr. Harrison and Mr. Hall attended a seminar on infill
redevelopment and they briefly discussed the contents of the
seminar with the rest of the Planning Commission.
DESIGN STANDARDS BROCHURE:
Mr. Hall stated that since the design guidelines ordinance
was passed by the Town Council, it is now time to work on the
brochure that will graphically depict the design guidelines
in pictures and drawings. The brochure is intended as a guide
to developers. Mr. Hall noted that he will work closely with
Mr. Harrison and Mr. Pete Johnston in developing the brochure.
ANNOUNCEMENTS:
- Special Trash Pickup – April 30, 2004
- Episcopal Church Dinner – April 23rd
Respectfully submitted:
____________________
Joedy Cecil Town Clerk
___________________
Approved: Edgar Harrison
Chairperson
Mr. English made a motion to adjourn the meeting. Motion was
seconded by Mr. Adams. The meeting was adjourned at 9:35 p.m.
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