Town of Trappe, MD Planning Commission Meeting Minutes

September 21, 2005

7:30 p.m.

Trappe Town Hall

The regular Planning and Zoning Commission meeting was opened by Chairperson Edgar Harrison at 7:36 p.m.  Planning Commission members present were Mr. Bobby Quidas, Mr. Don Haring and Mr. Norm Fegel. Motion was made by Mr. Quidas to approve the minutes and Seconded by Mr. Don Haring.  All were in favor.

PERMITS ISSUED:

T-29-05 – Ronnie Antonio – 3732 Seymour Drive – Canopy Cover

T-30-05 – Defender Packing Co., Inc. – 4118 Main Street – Shed

T-31-05 - C. James Miller – 3856 Seymour Drive – Sun Room

PERMITS PENDING AND ZONING ISSUES:

None

OLD BUSINESS:

 LYONS FARM – Barry Griffith Follow-up

Mr. Barry Griffith of Lane Engineering addressed the issues from the August meeting mainly concerned with street design and townhouse architecture.  Mr. Karen stated that he met with Council President Cheryl Lewis to discuss townhouse architecture as the Planning Commission and Town Planner suggested.  Mr. Karen will present the revised townhouse renderings at the October meeting and Mr. Griffith agreed with the Planning Commission’s recommended changes to the street designs.  He stated he will make the revisions prior to the October meeting.  The street revisions will increase lane widths as recommended by the Planning Commission and Town Planner.

Mr. Keely of Traffic Concepts, Inc. reported that the intersection of Sanderstown Road and White Marsh Road would maintain an adequate level of service even with the projected increase in traffic.  At the previous meeting, several citizens requested that these roads be studied.  Mr. Keely presented the revised traffic study and stated that the results of the study were consistent with State Highway Administration guidelines.

Mr. Barry Griffith said that he believes the developer has met the requirements of the concept PUD Plan.  On behalf of the developer, Mr. Griffith requested a favorable recommendation from the Planning Commission to the Town Council.

Mr. Harrison stated that while on vacation in Florida and South Carolina that he had visited several developments.  He noted that where on-street parking was allowed there were not many cars parked on the street.  The unused parking spaces made the streets appear much wider and allowed the cars to travel much faster.  Mr. Harrison stated that this type of street condition made him reconsider wider streets.  Mr. Hall added that the 7 foot wide parallel parking may need to be 8 feet wide because of the popularity of SUV’s and large pickup trucks. Mr. Griffith stated that he felt the plan is much better with narrower streets. Mr. Hall said that he and Mr. Harrison recommend parking on both sides of the streets with 10ft. lanes. The Planning Commission agreed.

Mr. Harrison stated that the findings of fact should include reference to improved townhouse architecture and revised street designs. A motion was made by Norm Fegel to direct Mr. Hall and the town attorney to present at next months meeting a recommendation for Findings of Fact which we can review with the new street cross sections and for acceptance of this PUD Concept Plan.  The motion was seconded by Bobby Quidas.

Jeannie Kelly asked if the town was alright with the width of White Marsh Road.

Mr. Keely stated that the Traffic Study demonstrated that White Marsh Road is adequate to accommodate peak hour traffic resulting from the development.  Mr. Richard Dorbin questioned the increase in summertime weekend traffic that encourages drivers to take the back roads to Oxford and Easton.   Mr. Keely stated that he did not see the increased use of the back roads to Oxford and Easton would be a problem.

BRENDA TIGHE:  Site Plan Review

Ms. Angela Heely, Architect for Brenda Tighe and Designer of the steak house on Maple Avenue and Main Street, explained just what the future plan is and how the renderings tie into the Village Overlay, and how the projects fit into the overlay district.  We are asking for approval on the architecture.   Ms. Heely explained the landscaping plan on the site which included a sidewalk all the way around the steak house restaurant.  Gravel will be used in the parking lot with a mix of crepe myrtles and hydrangeas.   The waste management was discussed and placing of the dumpster and the fencing to be used to screen the dumpster.  She explained that after the demolition of the old building the new one will be built on the same footprint.  Ms. Heely further explained the architectural elevations and the materials to be used for the building.   The dining room will hold 60 customers and the bar will seat approximately 10.       Mr. Frank Hall stated that Mr. English, Zoning Administrator, made a recommendation that the Fire Marshall be consulted about the second floor to make sure that there is adequate egress.  Chairperson Harrison stated that we already approved the site plan.  The building will be built in the same footprint; we accepted the location and the uses were approved by the Board of Appeals.   The question tonight is do we approve of the architecture?

Motion was made by Mr. Fegel to approve the architectural plans according to the Village Overlay Zone and to include the recommendation of the Zoning Administrator that the Fire Marshall be contacted.    Motion was seconded by Mr. Don Haring.  All Board members were in favor.

PAUL MOORE – Village Redevelopment Plan:

Mr. Tom Davis of DMS & Associates the engineering firm representing Paul Moore and Sons, presented preliminary plats of the development to the Board for review. The plats showed that there are 3 acres of land located on Maple Avenue and Main Street with two commercial buildings which front Maple Avenue and three residential buildings. Mr. Davis showed that the central parking area would be to the rear of the property.  The property on Greenfield Avenue when purchased would be used for a pedestrian right of way.  Mr. Davis was asking the board members if they felt that they were headed in the right direction and if they were considering the right mix of uses that the Planning Commission desired.   Mr. Davis stated that he would come back with more of a concept plan if this was what they preferred.

Mr. Hall stated that the Greenfield pedestrian entrance plat was approved at the last

planning meeting and was almost ready for Mr. Harrison’s signature.  I hope to have it ready by next week. The amount of parking spaces for the townhouses was discussed; since the new rendering deleted the garages.   Mr. Davis was advised that they would have to have the adequate amount of spaces for the townhouses.   Mr. Davis’s concern was for the Board to give them the direction in which to proceed so that they could move forward to the Board of Appeals for Special Exception.  Mr. Fegel asked about the footage from residential to commercial from the Seymour property and if the current plat met the setbacks.  This would be reviewed when the final plat is presented stated Mr. English Zoning Administrator. 

Mr. Harrison felt that this was a very positive step with a good concept.  The impervious service may cause some conflict, but you are headed in the right direction.

BOB RAUCH – Trappe East Design Refinements:

Mr. Rauch began by explaining that they have been rethinking specific items within the project and would like to present some new renderings with the modifications. 

The biggest issue will be the age restricted components which will be moved to an area adjacent to the lake, providing a better public access to the lake and park facility. 

The parkway boulevard is still planned to run the length of the development lined with trees and shrubs and it will be constructed in the first phase of the development.    Mr. Rauch said that the reason for the change was that a finished boulevard would give a sense of completeness for the Phase 1 neighborhoods as the rest of the development is being built around them.  The two lanes of the boulevard will be flanked by access streets.  Sidewalks will be adjacent to the boulevard and in the residential areas. 

Mr. Melvin Schwaninger asked how the development will tie into Piney Hill Road. Mr. Rauch stated that access will not be denied to the existing homes and traffic will be regulated with stop signs.   Mr. Schwaninger also asked if the farmers would be able to still use Piney Hill Road   Mr. Rauch answered probably not. 

Mr. Rauch noted that many of the design refinements were a direct result of the negotiations with the Town Council over the DRRA and the builder’s requirements.  Mr. Rauch highlighted other refinements that included a mix of parking in the commercial area, open space and trail improvements, a public park accessible to La Trappe Heights, residential unit type mixes, and a new location for the hotel near the future Planned Regional Commercial district.

Mr. Rauch pointed out that the refinements made to the plan do not change what has been recommended to the Town Council. The design guidelines are the heart of the PUD and the DRRA sets the limits of the development with the Town.  The most recent refinements will put more townhouse units in the mix.   The southern half of the project near Barber Road will be the age restricted component of the development.

Attorney Booth suggested the Planning Commission could make a finding that the design refinements are not inconsistent with what has already been approved by the Planning Commission.  The PN District allows for minor amendments as long as they are consistent with the PN Ordinance and the Comprehensive Plan.

Mr. Harrison stated that the refinements appear to be in compliance with the original PUD.  Mr. Quidas felt it was a good idea to make a motion.

Motion was made by Mr. Bobby Quidas that the amendments and refinements are consistent with the Comprehensive Plan and the PN district and request that the refinements be sent to the Town Council.   Motion was seconded by Mr. Norm Fegel. All were in Favor. 

Mr. Don Haring stated that he was very concerned about the farmers’ equipment not being able to use Piney Hill Road. Mr. Bob Rauch stated that we are working with the County on Piney Hill Road as a County Road.  The County has emphasized that they want to maintain the rural character of the road. The rest of the road will be a town road and just like other roads in the town they will be wide enough and will accommodate the rest of the town.  The town will decide who they want to come through the streets.  This is a town issue not our issue.   Mr. Haring said we are not talking about the same road.  You are talking about Barber Road not Piney Hill Road.  Cheryl Lewis felt that this was a legitimate point and that the Council would investigate to see how farm equipment will get through and work it out before it is finalized.     

Melvin Schwaninger noted that farmers have no problem using roads near the Lyons Farm and White Marsh Road.

WILLIAM HILL: - Potential Development Land behind Trappe Gas & Go

Mr. Hill stated that he was just here for some information concerning the property around Trappe Gas & Go. He wanted to know what the town would like to see come into this area such as Food Lion, restaurants etc… Mr. Harrison answered there is a proposal before us to change this site to highway mixed use commercial.  It is currently zoned R-1 consisting of 15 acres.  We will be looking for some kind of highway commercial on that development.   Our comprehensive plan calls for it to be a form of highway commercial.  There will be a high standard of design guidelines that go with our zoning.  We do not want to reproduce what is the American great white way of bright lights.   We do not,  I believe want to see it developed as residential.   Mr. Hall stated that we are working on the highway mixed use commercial now, and that attorney Booth and I have been working on it together.  It is R-1 now because when annexed it came in as R-1 to be consistent with the county zoning when the property was annexed into the town.   The other issue is accessibility to water and sewer.  There is now only water, so that becomes another issue for water and sewer capacity.   The highway commercial mixed use will probably be worked on this winter.  We would like to keep Route 50 feeling like a rural town by keeping a rural streetscape on Route 50.

ATTORNEY BOOTH:

Attorney Booth stated I have prepared a revision of the Zoning Ordinance for your consideration. The new ordinance omits the square footage for the sale of snack space in the C-2 district.   The old ordinance stated that you could not sell snacks outside of a 600 sq ft. area.  I have prepared an amended ordinance that omits the square footage limitation.

Motion was made by Norm Fegel for a favorable recommendation to go to the Town Council on the amended Snack Ordinance.    Motion was seconded by Bobby Quidas.  All were in favor.

Attorney Booth stated that she met with Frank Hall, Town Planner on the highway commercial mixed use district draft and I should have something back to you within the next couple of weeks.    

Adult Business Zoning Ordinances are important to every town now and I am researching this topic for many towns.

ANNOUNCEMENTS:

October 5, 2005 – Town Meeting – 7:30 p.m.

October 6, 2005 – Trappe Fire House 6:00 pm. MDE State Renewal Permit

October 8, 2005 – Nace’s Day Parade – 1:00 p.m. – Gospel sing in the park 4:00 p.m.

 The meeting was adjourned at 9:25 p.m.