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memo 2 2615 centreville road drapers liquors.pdf

Other April 16, 2025 · 8 page(s)

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MEMORANDUM
TO: TOWN OF CENTREVILLE FROM:
PLANNING COMMISSION STACEY DAHLSTROM, AICP
CONSULTING PLANNER/SENIOR
PLANNER
ORGANIZATION: CENTREVILLE MD DATE: APRIL 9, 2025
Re: Preliminary Site Plan for a Proposed New
Draper’s Liquor Store – 2615 Centreville Road;
Tax Map 44E, Parcels 1062 & 1063-1
 URGENT X FOR YOUR USE  PLEASE COMMENT PLEASE REPLY PLEASE
RECYCLE
Introduction
The Applicant seeks Preliminary Site Plan Review for a proposed Commercial Development/New
Updated Draper’s Liquor Store on the current site located at 2615 Centreville Road (Tax Map 44E,
Parcels 1062 & 1063-1). The current owners are proposing to build a new 5,210 sf liquor store to take
the place of the existing store. The intent is that the new store is located on the site to allow the
existing store to maintain business operations while the new building is being constructed.
This application is for Preliminary Site Plan Review and the Planning and Zoning Commission’s role
is for review and comment. Feedback is important to assist in further consideration as the project is
reviewed and to avoid confusion. This memo is intended to provide guidance and outlines a few items
that PC should be aware of and wish to discuss further with the applicant.
Plat needed to combine lots
As required by Chapter 138, Subdivision Regulations, the property exists as two parcels of record.
The applicant previously noted that a plat will be prepared and submitted during the formal site plan
review process that will identify the interior property line to be abolished to allow the parcels to be
consolidated into one parcel. This needs to be completed and recorded prior to any final site plan
approval.
Location
The location of the lots proposed to be combined in the future are shown in the snips provided from
the QAC property viewer and SDAT maps to provide an image regarding the larger context of the
location of the property.
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P 1062 & 1063-1
Future Land Use (FLU): Commercial (FLU)
Centreville Future Land Use: QAC GIS Atlas Application
C-2/IDA Critical Area (Zoning)
Centreville Zoning and Critical Area Designation: QAC GIS Atlas Application
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Review Information for your consideration
The Concept Site Plan was reviewed and discussed with the Planning Commission at your October
16, 2024, meeting. Please see October 16 approved meeting minutes for good overview of the
discussion. That review was based on application review by the Town of Centreville Technical
Advisory Committee (TAC) on Monday, July 15, 2024. TAC Comments were previously provided.
In June and July of 2023, the Planning Commission had two discussions about the previously
submitted informal review for this concept site plan. No TAC review was conducted for this project
prior to Planning Commission discussions in June and July 2023. Minutes from June 21 and July 19,
2023, Planning Commission meetings have been previously provided.
The following includes the issues previously identified and discussed with the applicants as well as
excerpts from the October 16, 2024, Planning Commission Minutes organized by topic.
Overview
Minutes:
• Mr. Shearon described the redevelopment of the current Draper's property, which is
currently 2 separate lots totaling 1.08 acres which is zoned C-2. The majority of the
property is within the Critical Area (IDA) and ¾ acres of wooded area would
remain undisturbed at the rear of the property. The new building is proposed to be
5200 sq ft replacing the current 3100 sq ft store.
• Ms. Dahlstrom noted Parcel 1063-1 should be used to combine the lots, the bank
next door is sitting on Parcel 1063.
Parking
Parking Standards (Gross Square feet of floor area): The amount of parking considered
by the applicant for the proposed use seems to be based on the §170-32 parking standard
for retail uses of 1 space per 250 sq.ft. Noting that 5,210 square feet of retail use requires
21 parking spaces, and one accessible space. It should be noted that if the proposed use
is also intended to provide for some “take-out” – even grab and go sandwiches and
salads, the parking standard should also consider the square footage devoted to “take
out” and the standard of 1 parking space per 100 square feet (§170-32 – Restaurant
Carry-out – food, beverages and other refreshments) should be considered.
Parking Location
§170-23 D.3.; provides: “To minimize the impact of large expanses of parking on the
pedestrian environment, parking spaces shall be located to the rear and/or sides of
building.”
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The applicant notes that because of the intended continued operation of the existing store
while the new one is under construction, and the narrow width of the lot, most of the
required onsite parking spaces are proposed to be located in front of the new building in
the general location of the existing building and parking areas. The applicant notes that
the construction of this parking will not take place until the existing building is
demolished and will be buffered by 30 foot wide landscaped buffer. Additionally, a new
defined access will be created to access the new parking areas, providing more controlled
access along MD Route 213/Centreville Road.
Minutes:
• Due to the existing building remaining in use during construction the applicant
requests parking in front and some on the side with a 30' landscape buffer from
the front property line to the first parking stall.
• A controlled 24-foot-wide entrance will be provided with parking to the right and
straight ahead.
• A dedicated loading and unloading zone is to the back left of the building.
• Twenty-two parking spaces are proposed, one over the requirement.
• Conversations are ongoing between the Jeff Davis American Legion Post 18
and the Evans' for temporary shared parking during the construction phase of
the project along with a possible easement agreement for future use between
the two properties.
• Mr. Shearon reported the parking lot layout is acceptable to the Fire Marshal.
• No separate parking designation for take-out is needed.
The Planning Commission may wish to consider officially indicating the acceptability of the
parking as proposed or discuss further.
Landscaping and buffer yards
As provided in §170-23 D. 1. A minimum of 20% of the development envelopment shall be
landscaped. The application cover sheet (C-1) notes Landscape Area required as 15% (minimum LSR
for C-2 in the zone of Regulations). The applicant should provide further information to demonstrate
how the 20% standard is met.
Additionally, as noted in the June 2023 Planning Commission minutes (copied above) the Town
Planner suggested landscaping along the long expanse of the building wall on the North side.
During the July 2024 TAC meeting, the Town Planner noted that comment and also asked
applicants to consider additional landscaping along the south wall of the building to help offset the
variation in building surfaces some filled with continuous siding.
Minutes:
• Additional landscaping along the side of the building will be considered.
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Centreville Design Guidelines Commercial Parking
• “The number of trees required in the internal planting areas in parking lots shall be
dependent upon the location of the parking lot in relation to the building and public right of-
way…”
Buffer yards (§170-42)
The applicant notes in the cover letter for the Concept Plan review, that a landscape Buffer yard “B”
is required along MD RT 213. A 30-ft wide buffer has been incorporated into the plan. Noting that
this wider buffer will provide screening of the parking lot located in the front of the building from
the public street view from MD RT 213.
The applicant further notes that in addition, a landscape Buffer yard “D” is required along the
residential zoned property to the west. A 40-ft wide buffer has been incorporated into the plan and
the request is to utilize the existing forest as the required buffer yard vegetation to address this
requirement. The existing forest is also counted towards the site tree coverage requirements.
Sheets L-1 and SKI identify the planting, landscaping plan including buffer, parking lot
planting, tree canopy and dumpster screening. Planning Commission should discuss with the
applicant so that everyone has a clear understanding of what is proposed to be included.
Centreville Design Guidelines
Sidewalks
Minutes
• In a previous review the Technical Advisory Committee (TAC) requested sidewalks
be provided along Rt. 213. There are no sidewalks on connecting properties,
owners agree to provide easement for future sidewalk installation. The owners are
amenable to a sidewalk on the side of property dependent upon State Highway
approval.
• Ms. Dahlstrom quoted from the Design Standards, "sidewalks shall be provided
along all street frontages with appropriate connections to adjacent parcels and
developments".
• Planning Commission required a sidewalk be constructed along the property
frontage.
• The existing electric pole should be added to the site plan. (see note again below
regarding the electric pole on the southeastern corner of the property by the Drapers
sign and planters)
Sheet C-3 still seems to refer to an easement to be provided to the Town for a
sidewalk, yet it notes provide ADA compliant sidewalk ramp?
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Design
• Ms. Gebelein described the structure to have a masonry base, projecting canopy,
bicycle rack and seating.
Site Furnishings
Minutes:
• The outdoor table and chair are shown on the site plan to adhere to Design
Standards.
• Ms. Willis stated the table and chairs would be an example of one of the three
required Design Standards. Mr. Delaney commented he would like to see
more seating.
• During conversations about the bike rack, table & chairs, and sidewalk it was
agreed the configuration of the bike rack and table & chairs would be flipped.
• Mr. Shearon explained a north to south sidewalk with depression ramps on either
side.
As shown on SK-1 the table seating has been moved to the south east side of the
building and the bike rack is provided on the north east side of the building.
Applicants can clarify what they are proposing as the third required site furnishing
(possibly the planters and trash receptacle at the front of the building as shown on
SK2 and SK3 ).
Roofline Expression
Intent- To ensure that rooflines present a distinct profile and appearance for the building
and express the neighborhood character.
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Required Standards: Commercial buildings shall be designed to promote a pedestrian scale.
To attain the continuation of a pedestrian scale, the use of sloping elements shall be
required. Any alternative roofline not utilizing sloping elements must be approved by the
Planning Commission.
Minutes:
• There are projecting parapet heights and recesses used.
• Ms. Willis stated regarding the Design Standards, when it speaks to pedestrian
scale, we know the height of the existing building and she does not think the
proposed building is out of scale. There are a lot of varying heights and
articulation.
Based on the proposed design and Planning Commission’s discussion, other than additional
landscaping to potentially soften the long expanses of wall on both the north and south sides
of the building, Planning Commission and staff seem to be comfortable with the design.
Additional Comments
Please note these items include additional TAC Comments that still need to be included or
addressed in the site plan and for the Planning Commission to be aware of:
• As noted above, to clarify the application related to parcels that are proposed to be
combined, the parcels should be identified as 1062 and 1063-1 and on the cover sheet C-,
Note #2 must be clarified. The deed reference of the front parcel is KBH 3930/168 in the
name of JEJ, LLC. The second parcel’s deed reference is 3930/176 which encompasses
much more acreage to the southwest, therefore the reference needs to be added and shown
as “remaining lands of” JEJ, LLC KGH 3930/176.
• Still to be addressed: Please clarify that the utility pole was added as noted by Town
Consultant: “C-2 There is an existing utility pole located street side of the planter not
shown. It appears to be right on the property corner.
• Please clarify that the following SHA items identified by Town Engineer have been
addressed:
o C-2 Please add the MSHA plat number and reference to plan. (Please provide a
digital copy of the plat).
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o Please provide correspondence from MSHA on the access permit.
• Sheet C-1: Should add note #15 Woodland in the upland is less than 1 acre. FCA does not
apply.
Additionally, the following comments from the Department of Public Works (DPW) are provided
and important to be aware of:
• Installation of a 1000-gallon grease trap per the Town’s Fats Oils and Grease (FOG)
Ordinance.
• If a fire sprinkler system is required, the water service will have to be increased to at least a
2-inch service with at least a 1-inch meter.
• This property is currently billed at one Equivalent Dwelling Unit (EDU), however because
the square footage increased to 5,210 square feet, applicants will be required to purchase an
additional allocation.
Signage: Signage details and schematics are shown on sheets SK3 and SK4 should the Planning
Commission wish to discuss with the applicants in any further detail.
Lighting: While some lighting is shown as proposed on the front façade highlighting the SUBS
SHELLS SPIRITS signage, a comprehensive lighting schematic will be required for final site plan
application.
General Process Comments:
• As noted above, the applicant needs to submit a plat to combine Parcels 1062 & 1063-1
consistent with Chapter 138, Subdivision Regulations.
• Please be aware that review of the stormwater information will be required by Queen
Anne’s County and there may be Stormwater management issues that the applicant will
follow up with Queen Annes County Stormwater staff about.
• All criteria of §170-47 to be met for final submittal to PC.
• All comments should be addressed by the applicant prior to submission of any updates
to this Preliminary Site Plan review.
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