← All documents

memo 3 lots n o p

Other April 16, 2025 · 7 page(s)

View original PDF ↗ Meeting

Full extracted text

The document's complete text, exactly as extracted — not a summary. Use “Summarize this document” above for the short version.

MEMORANDUM
TO: TOWN OF CENTREVILLE FROM:
PLANNING COMMISSION Stacey Dahlstrom, AICP,
Consulting Planner/Senior Planner;
Mike Whitehill, Town Consultant, Whitehill
consulting, LLC
ORGANIZATION: CENTREVILLE MD DATE: APRIL 10, 2025
Re: Final Site Plan for a Proposed Commercial
Development on Proposed Lots N, O, and P in
the Centreville Business Park, Lands of
Coursevall, LLC Q.A. County Tax Map 44E,
Parcel 98
 URGENT X FOR YOUR USE  PLEASE COMMENT PLEASE REPLY PLEASE
RECYCLE
Introduction
This application is for Final Site Plan Review (§170-47 Final Site Plan Review), for proposed
Commercial Development on proposed lots N, O, and P in the Centreville Business Park. The Final
Minor Subdivision (4 lots or less) and Final Plat (§138-13 and §138-62) need to be completed and
recorded prior to any final site plan approval.
Location: Future Minor Subdivision
1

The Planning and Zoning Commission’s role is to review and approve, conditionally approve, or
reject this application.
Considerations and findings the Planning Commission should consider for final site plan review
(adopted in Ordinance 12-2024) are to be based on the following:
Ҥ170-47 E (3):
3. Where the submission of a site plan for a proposed use or development activity
is required under this section, the applicant needs to effectively demonstrate
that the following requirements are met, and the site plan shall not be approved
unless the site plan meets the design principles and standards and required
improvements set forth in this Ordinance, the Town Comprehensive Plan, the
Town of Centreville Subdivision Regulations, and other ordinances,
regulations, and policies established by the Town of Centreville;
a. The site plan avoids or minimizes adverse impacts upon features
(whether on site or off-site) of historical, cultural, or ecological
significance.
b. The proposed use or development activity will further enhance pedestrian,
bicycle, and transit/automobile accessibility and Americans with
Disabilities Act (ADA) Accessibility and not substantially increase traffic
hazards due to traffic generated by the proposed use, the location of curb
cuts, the layout of internal traffic circulation and its overall access to the
transportation network;
c. The site plan and the proposed use or uses do not cause any adverse
impact upon the health or safety of persons residing or working in the
area surrounding the site or upon the character of the neighborhood
surrounding the site; and
d. The site plan improves the water quality of the Chesapeake Bay
or its tributaries.”
Comments
The following includes the issues previously identified and discussed with the applicants as well as
excerpts from the January 15, 2025, Planning Commission Minutes organized by topic. Please note
there are some that need to be addressed when the final Minor Subdivision review is submitted.
Overview: Kevin Shearon, DMS & Associates and Kevin Sills, Mid-Atlantic Real Estate
Investments and Ryan Showalter were present on behalf of the applicant. Mr. Shearon stated the
2

property is 5 acres and zoned Planned Business District, is bound by Rt. 213 to the west, Laser
Drive to the south and the existing Food Lion Shopping Center to the north. Mr. Shearon stated
they are proposing three lots which would be designated N, 0 and P with a total of 4 buildings
and approximately 42,500 square feet of commercial retail.
• Ms. Dahlstrom reviewed the staff memo.
• Mr. Shearon stated the 11,000 square foot building if moved toward Laser Drive
pinches down the building to the right so that access is not feasible any longer.
Site connectivity access
• Extensive conversation regarding access to the existing Food Lion shopping center
from the proposed new development concluded with the commission requesting the
applicant to place a stub up to the property line and show an easement for a future
access lane between the two properties.
• There are two vehicular access points, both of which are off of Laser Drive. A
possible future connection is shown to the drive lane in front of Price and Gannon.
Agreements have not been made with the adjacent land owner at this time.
Sheet C-2 shows a future potential 2-way access connection to Centreville Park Centre,
north of the Lot P building. This should be labeled and/or noted as such. The Planning
Commission and the applicant should further discuss the previously raised items that need
to be addressed to ensure future access is welcoming and encouraging for motorists,
pedestrians, and other multi-modal accessibility. Discussion included dimensions, backs of
buildings/trash and drive through, loading zones etc. Potential proposed safety and signage
measures as well as back of building designs etc.
Parking
• The site plan shows 204 parking spaces, the code requirement for this project
is 229. The applicant is requesting a reduction in parking from the Planning
Commission.
• Ms. Emerson questioned the width of the parking spaces and turn lanes.
• Mr. Shearon stated the turn lanes into the development are 30 feet and to the back of
the development where tractor trailers would access is 34 feet. Parking spaces vary
throughout the site from 9 to 10 foot wide and 18 to 20 feet deep.
• Mr. Shearon stated there are larger trees and a dense evergreen screen between
the trash corral and Laser Drive and Rt. 213.
The Planning Commission should discuss the reconfigured parking noted below and
consider the Parking Reduction request.
3

Parking spaces SHA easement and drive thru lane
• The 8 parking spaces adjacent to the State Highway easement are 5 feet away from
the easement so that it is not impacted.
• The impact of the drive-thru lane ending at the 8 parking spaces is not seen as an
issue by the applicant after investigating similar situations throughout town.
• l 70-29F2a Adjacent to public streets no portion of any building should be erected
any closer than 60 feet to any public street. No off-street parking or loading areas
shall be permitted in areas between buildings and major collector streets, etc. Ms.
Willis stated she would be amenable to remove the eight parking spaces adjacent to
Rt. 213 as part of a parking requirement reduction.
Sheet C-2 shows 5 parking spaces as angle parking just South of the exist from
proposed drive though exit, abutting the existing paved pedestrian path. The angle
parking may help reduce potential conflicts due to back ups from the drive through.
The applicant should clarify that operational dimensions provide the safest circulation.
If those spots are planned for drive through pick up and how they will be signed.
Loading Spaces
• 170-33 Required loading spaces should be designated on the site plan.
While there are several areas noted for pavement markings (crosswalks, parking space
striping, directional arrows etc.,) the site plan doesn’t appear to identify the loading
spaces.
Pedestrian access
• Pedestrian connection to both the Laser Drive sidewalk and the Rt. 213 walking
trail are to be installed. Additional crosswalks will be added within the site as
the staff report has requested.
• Ms. Willis requested the applicant show crosswalks on the site plan to
include curb cuts and ADA compliance.
Several areas included on the site plan are noted for pavement markings
(crosswalks, parking space striping, directional arrows etc.,) and note about
the provision of ADA compliant sidewalk ramp and detectable surface. The
applicant is encouraged to provide an overview of these for the Planning
Commission’s consideration.
Stormwater, grading and infrastructure design
• The grading and storm drain design has been completed.
4

• Sewer and water lines have been designed and extended from Laser Drive.
At a minimum, the following items remain to be addressed and should be
discussed:
• It should be noted that the Storm drain easement width has not been
included (added to sheet C-5). Additionally, it was also noted to be missing
and should be shown on the remaining lands on the minor subdivision plat.
• The easement widths for utilities needs to be included on Sheet C-7 and also
need to be included on the Minor Subdivision Plat.
• 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.
Updates may be provided at the meeting.
Landscaping
• The landscape plan has been developed to meet the Town of Centreville
standards.
• In previous site plans properties which front on Laser Drive, the street tree
planting has been deferred until all of Laser Drive is built.
Landscaping plans are included on Sheets L1 and L2 and the applicant is
encouraged to provide an overview for the Planning Commission’s consideration.
Architectural Renderings/elevations and building materials
• Elevations for all sides of each building is needed along with building materials.
• A majority of the commission members agree to the use of flat rooflines in the
Planned Business District.
Architectural Renderings for Front and Rear of the Retail buildings lots O and P
buildings and for all directional sides of the Advance Auto parts building are provided on
Sheets 1-3 Centreville Business Park – Dunning Group Architects. The Planning
Commission should discuss the following items at a minimum:
• The need for any additional renderings for buildings re lots O and P, especially as
they may related to multi-modal access/circulation and landscaping.
• The potential for enhancement and how the rear side of the Retail building Lot P
may ensure future access is welcoming and encouraging for motorists,
pedestrians and other multi-modal accessibility as noted above.
• The Renderings for the Advance Auto parts building signage discussed further in
signage below.
5

Lighting plan
• A lighting plan is required.
The Lighting plan is included on Sheets SL1 and SL2 and the applicant is
encouraged to provide an overview for the Planning Commission’s consideration.
Signage
• Ms. Willis stated the monument sign proposed does not conform to the sign
regulations and the Planning Commission does not have the authority to grant
waivers to the sign ordinance.
There are several items the Planning Commission should discuss based on the information
provided in the current submission:
• Wall mounted signs as shown on the renderings in PBD Zoning District are limited to
32 square feet per sign, total less than 100 square feet, and maximum total signage
square footage per property shall be 1 sq/foot/linear foot of building frontage. (§170-38
Table 3) and the Design Standard note that for each business on a separate property
(this application may end up being 3 separate properties upon minor subdivision
approval) wall mounted signs are limited to one wall sign per each wall facing a street
with aggregated size limited as noted above (per §170-66).
o The applicant should demonstrate how the proposed wall mounted signs shown in
Elevations 1 through 3, in regard to applicable size and the four wall signs shown in
Elevation 3 as depicted on the proposed Advanced Auto Parts building which doesn’t
seem to have four sides facing a street.
• Proposed Monument site sign
o The location of the proposed monument sign as shown on C-1 should be clarified,
as the proposed site sign note and arrow shows it located in the landscape buffer,
yet there is an unlabeled shape that seems to depict the footprint of a monument
sign (looks like a rolling pin) that appears to be located immediately behind the
sidewalk. The landscaping plan L-1 depicts the required/proposed year-round
landscaping around the base of the sign to screen lighting fixtures and utility
sources. This may be an easy adjustment to Sheet C-1 to appropriately locate the
note and arrow. See included snips
6

Final Site Plan Application with outstanding Minor Subdivision and Final Plat TBD
The Applicant again submitted this application for final site plan consideration, however Final
Minor Subdivision (4 lots or less) and Final Plat (§138-13 and §138-62) needs to be completed
and recorded prior to any final site plan approval.
7