Town of Trappe, MD Planning Commission
Meeting Minutes
Planning Commission Meeting Minutes
April 13, 2005
7:30 pm.
Trappe Town Hall
The regular Planning and Zoning Commission meeting was opened
by Chairperson Edgar Harrison at 7:31 p.m. Planning Commission
members present were Mr. Bobby Quidas, Mr. Jerry Adams, Mr.
Don English and Mr. Don Haring. Mr. Harrison asked for a
motion to approve the minutes. Motion was made by Mr. English
to approve the minutes. Motion was seconded by Mr. Haring.
PERMITS ISSUED:
- T-12-05 - Sandy Thomson - 3881 Main Street - Garage
- T-13-05 - Chris F. Spurry - 4046 Ocean Gateway -
Demolition - Quidas Garage
- T-14-05 - Reginald Pinkett - 29230 Murray's Lane - Shed
PERMITS PENDING AND ZONING ISSUES:
OLD BUSINESS:
Concept Plan Review - Paul Moore:
Mr. Harrison asked Mr. Moore if he was ready with his
revised plan?
Mr. Jay Corvan architect for Mr. Moore presented the revised
concept plan. The first part of the presentation was that
the plan is now bigger due to an addition of adjoining property
that has been added to the plan. There will now be 2.8 acres
instead of the original 2.4. Mr. Corvan went through all of
the changes, showing the changes in parking, the entry way
into the commercial area, making it much bigger, adding an
increase in the units from 9 to 10 commercial and 27 townhouse
units instead of 24. The main concern was the storm water
requirement since the natural drainage ran to the opposite
side of the property. It was suggested that maybe the town
would sell or trade the existing property that the old water
tower is now on for storm water use. Mr. Harrison felt this
would be of no benefit to the town; the board had possibly
discussed trading the water tower property for some additional
parking spaces that would benefit the town's parking problems
for new businesses, but he did not feel that it would be to
the town's best interest for storm water management, since
we are in need of more municipal parking. To give property
away for no benefit to the town is not negotiable stated
Mr. Harrison.
The center park area was also made bigger, being approximately
75x110 ft.
Mr. Harrison stated that he had no objection to the plan; the
general concept is feasible and as good as can be done on
this property. The board asked some questions as to where
the dumpsters would be and how many would be required.
The discussion continued on Mr. Hall's staff report, concerning
storefront area, roof lines, awning poles on sidewalks, which
Mr. Corvan stated are not awnings as they appear to be - it is
a metal roof with real wood columns. The staff report is
included in the minutes for further review of the discussion.
Mr. Hall then suggested that he would like to do a staff
report on the new submittal. All board members were invited
to visit Mr. Hall's office for review. Mr. Corvan stated that
he had not done this in three dimensions as requested yet;
Mr. Harrison advised him to wait until the submittal is closer
to being complete. Mr. Corvan asked to return to the meeting
on April 20th. Mr. Harrison said that for the record the
access next to the bank the little pennant that sticks out
or pie shaped parcel, I understand that the right of way does
not cross that. Mr. Outten said yes it does cross. Entrances
and pedestrian access were then discussed.
Line Revision Michum Enterprises:
Mr. Hall presented a survey plat. There are two separate
items on the agenda tonight for this property. This one
consists of a single line revision.
Mr. Hall explained in his staff report that Mitchum Enterprises
are proposing to keep the Old Antiques Store on Main Street, as
two lots with the lot lines redefined as shown on the plat
attached in the minutes. The existing site consists of two
parcels as indicated on the deed when the applicants purchased
the property. The exact location of the lot lines cannot be
determined by the surveyor "due to the nature of current and
past deed descriptions." In order to reduce the nonconformity
of the site with the proposed Special Exception uses, and in
order to maintain the economic value of two separate
commercials parcels.
Mr. Hall described the setbacks and that they have the proper
setbacks and it meets the Zoning Ordinance requirements.
Mr. Harrison said you could almost call this a clarification
that the line looks the same as on the tax map.
Motion was made by Mr. English to authorize the Chairman to
sign the plat since it meets all applicable requirements.
Motion was seconded by Don Haring. All were in favor of
Mr. Harrison signing the line revision plat.
Special Exception Mitchum Enterprises:
Mr. Harrison said this is a special exception for use for
each lot.
Renderings for three dimensional plats which were requested
were presented for review by the architect for Mitchum
Enterprises. Mr. Hall stated that he and Mr. English had
worked together on this staff report and pointed out that
on page 2 items 1 thru 6 were taken from the applicant's
narrative. On page 3 section C has been taken directly from
the zoning ordinance since we have not had a Special Exception
application for some time, just what your duties are as an
advisory for the board appeals, and your use list that would
be allowed in the village redevelopment sub area. We call
that in the zoning ordinance multi use sights are done by
special exception and everything in the village redevelopment
sub area is done by special exception. Last attachment is
the applicant's application form. This is the first step
of the Planning Commissions recommendation for the Board of
Appeals, the Board of Appeals case is now scheduled for
May 12th at 7:30 p.m. Mr. English asked that everyone
review the report: The Zoning Administrators comments are
as follows: The requested Special Exception uses are permitted
in the Village Overlay Zone as part of the Village
Redevelopment Sub-Area.
Mr. Hall stated that it is your duty to recommend to the
Board of Appeals as a Special Exception use according to the
ordinance. The issue of parking requirement was discussed as
being a partial issue, since we have on the agenda tonight
an amendment to the ordinance for parking. The Special
Exception that they are applying for is for the restaurant and
the small building not the back building. Parking states
there is one parking area to every 200 ft of structure; it
does not apply to the back building. They will have to ask
for another Special Exception for anything having to do with
the back building. Tonight we are proposing 19 parking
spaces, technically they need 22, however we have in our
ordinance already in the parking design standards which states
shared parking is encouraged. Shared parking can be used with
both of these buildings, and based on that line in the
ordinance, this helps with the strict interpretation that 22
spaces are needed for those uses. In addition please consider
along with this the amendment to the parking standards.
Mr. Hall read the amendment. We are going to ask you later
to make a recommendation to the Town Council whether to adopt
this ordinance or not, this Ordinance already sort of applies;
we already have on street parking on Powell Avenue and
several other streets in the redevelopment sub area.
Staff report is included in the minutes.
Attorney Booth said the only thing that you are dealing with
tonight is the special exception application for uses, not
with structural issues related to the buildings. The last
two pages of the staff report is what the applicant is here
for tonight. Ultimately those five or six criteria are issues
that the Board of Appeals is going to consider after a hearing.
The only thing that you need to do tonight is to make a
recommendation to the Board of Appeals that they either grant
or deny the Special Exception of uses. Mr. Armistead might
want to address that they have met the criteria.
Mr. Adams said that in item B, it states there will be no
adverse impact on traffic flow or control. I disagree.
Mr. Harrison said we need to determine whether we think these
uses are appropriate.
Attorney Booth said that the board has to find whether Special
Exception uses are permitted for this property. Mr. Harrison
said, do we want economic rehabilitation within the town of
Trappe; do we want stores or just remain residential, every
application will have issues. What do we want to do? Mr.
Adams stated this issue pertains to this one specifically.
Mr. English stated the reason for including the application
for special exception was so that you could read their
responses.
Mr. Adams said we have more than just a restaurant, we have
a market also. We have an issue of beer and light wine. I
realize this is the liquor boards jurisdiction not ours.
Mr. Armistead spoke represented Mitchum Enterprises,
explaining the request for special exception uses. Parking
proposed to use shared parking, we intend to formalize in
an agreement as long as being used under shared parking
for both buildings.
We are making a request for a recommendation to the Board
of Appeals by Special Exception to permit multiple uses on
this site.
- A sit-down restaurant to be located on the first
floor of a new structure that will replace the existing
structure located at 4021 Main Street and consisting of
less than 10,000 square ft. of gross floor area.
- Up to three (3) residential apartments and or/offices
to be located on the second floor of a new structure
that will replace the existing structure located at
4021 Main Street.
- One or more office uses, in lieu of one or more of
the residential units, to be located on the second
floor of a new structure that will replace existing
structure located at 4021 Main Street.
- Retail sales of food, beer, and light wine (subject
to the issuance of a Class A Alcoholic Beverage License
to the Applicant by the Talbot County Board of Liquor
License Commissioners, which shall take place in a
temporary location within the structure shown and
designated on the attached site plan as "FRAME SHED"
following the completion of renovations to that
structure. Following the replacement of the structure
located at 4021 Main Street. Applicant intends to
relocate the sales of alcoholic beverages to that
structure following the issuance of a Class F Alcoholic
Beverage License by the Talbot County Board of Liquor
License Commissioners.
Applicant will request additional Special Exception uses to
be located in the structure at 29375 Maple Avenue in the
future.
Mr. Harrison asked if anyone had any questions. Let's take
the Corner property the store use as a restaurant and 3
apartments and/or offices.
Mr. Adams made a recommendation to the Appeals Board to reduce
number of offices/ apartments to two allowed in the special
exception giving more parking spaces.
Motion was made by Mr. Adams to recommend to the Appeals Board
to reduce the number of offices/apartments to two allowed
in the Special Exception giving more parking spaces. Motion
was seconded by Mr. Haring.
Vote: Quidas - Yes, Adams - Yes, Harrison - No, Haring - Yes, English - No
Mr. Adams asked if this could be 1 apartment and 1 office, yes
it could be. That will be up to Appeals Board whether or not
there will be two or three.
Mr. Harrison asked if there was any discussion on approving
the use of a restaurant.
Motion was made by Mr. Adams to approve Special Exception uses
as a restaurant. Motion was seconded by Mr. English.
Vote: Quidas - Y, Adams - Y, Harrison - Y, Haring - Y, English - Y
Second Property:
Mr. Harrison the request is for Special Exception use as a
food, alcohol, and light wine sales.
Motion was made by Mr. Haring to approve Special Exception use
for food, alcohol, light wine and sales. Motion was seconded
by Mr. Quidas.
Vote: Quidas - Y, Adams - N, Harrison - Y, Haring - Y, English - Y
Mr. Hall will write a motion to go with the package for the
Board of Appeals to be initialed by Mr. Harrison.
We will skip to On Street Parking at this time.
NEW BUSINESS:
On Street Parking:
Mr. Harrison this is a recommendation to the town to approve
or disapprove or modify.
Mr. Hall said this ordinance is applicable to whatever uses
that would come forth in the village redevelopment sub area.
Mr. Harrison everything is from the existing ordinance except
the last paragraph on page three in bold. This is the only
change.
Attorney Booth said that since I drafted of this, one of the
reasons is that you are always going to have parking problems
in existing towns. If you want to do what your Village
Redevelopment Sub area says we will have to address parking.
My idea was to permit reduction where there is shared parking
or adequate on street parking, but only if the Board of
Appeals makes a specific finding of fact for each as to each
property that comes before them, that way it is done as a
case by case basis where appropriate. Some cases may not be
appropriate for on street parking. This is why we did as a
Special Exception.
Elizabeth Ferguson asked, is there not parking next to the
Episcopal Church by the ball field, isn't that a five minute
walk from Maple and Main. Mr. Hall yes, but that is not in
the Village Redevelopment Sub area. The discussion continued
on the places where there are short five minute walking
distances.
Attorney Booth explained this ordinance does not establish
any on street parking; you have very rigid requirements on
parking areas. If you are going to encourage parking in the
Village Redevelopment and commercial uses, you will have to
give some relief with this amendment.
Mr. Harrison said that this permits the Appeals Board to
recognize on street parking if adopted and exists by
resolution of the Town Council.
Motion was made by Mr. English to send a favorable
recommendation to this amendment of "off-street parking" to
the Town Council. Motion was seconded by Mr. Quidas.
Vote: Quidas - Y, Adams - Y, Harrison - Y, Haring - Y, English - Y
Mr. Harrison said we will postpone the Commercial Design
Guidelines until next week.
Announcements:
- April 11th thru 15th - Voter Registration
- April 16th - St. Paul's Dinner - 5:30 - 7:30 p.m. -
Chicken & Ham
- April 19th - Special Town Meeting - 7:30 p.m.
- April 20th - Planning & Zoning Meeting - 7:30 p.m.
- April 29th - Special Trash Pickup
- April 30th - Spaghetti Dinner - Trappe Methodist
Church for Easton Middle School Drama Club
- May 10th - Election
The meeting was adjourned at 9:00 p.m.
Respectfully submitted:
____________________
Joedy Cecil Town Clerk
___________________
Approved: Edgar Harrison
Chairperson
|
