july 16 2025 planning commission packet
Document July 16, 2025 · 97 page(s) in the original
This is the document's text, extracted automatically. Headings and paragraphs are inferred from the original's layout, so the arrangement may differ from the published version — the words do not. Where it matters legally, the original governs.
CENTREVILLE PLANNING COMMISSION
July 16, 2025 Liberty Building - 2nd Floor 107 North Liberty Street 7:00 p.m.
A G E N D A
I. CALL TO ORDER – Kara Willis – Chair II. Chair’s Announcements III. Review of Minutes from Previous Meetings a. May 21, 2025 meeting minutes b. June 11, 2025 work session minutes IV. Opening Statement V. Citizen Comment (Citizens are requested to keep their comments to three minutes) VI. Appearances a. Resubmittal of Amended Site Plan for GTI Grow Barn– DMS & Associates b. Final Site Plan Draper’s Liquor – DMS & Associates
VII. New Business VIII. Old Business a. Present final TND language IX. Zoning Issues – Discussion X. Miscellaneous Business / Correspondence a. Approved Building Permit list issued June 2025 XI. Citizen Comment (Citizens are requested to keep their comments to three minutes) XII. Council Member Report XIII. Adjournment
MEMORANDUM
TO: TOWN OF CENTREVILLE FROM:
PLANNING COMMISSION Stacey Dahlstrom, AICP, Consultant/Senior Planner Michael Whitehill, Town Consultant, Whitehill consulting, LLC Clifford (Kip) Matthews Jr, Director of Public Works
ORGANIZATION: CENTREVILLE MD DATE: JUNE 26 2025
RE: FINAL AMENDED SITE PLAN REVIEW – GTI MARYLAND, LLC, QAC TAX MAP
44E, PARCEL 98, LOT I
URGENT X FOR YOUR USE PLEASE COMMENT PLEASE REPLY PLEASE
RECYCLE
Introduction The Applicant seeks Amended Site Plan for the expansion of the GTI Maryland, LLC (parcels owned by 152 Comet Drive, LLC) to repurpose the existing barn onsite to a drying and production building.
The original facility final site plan was approved in 2021 (Centreville Planning Commission Memo dated April 19, 2021) and amended February 19, 2025, conditioned upon the execution of a public works agreement and the planting of 12 trees on site and 12 trees in Town (location determined by Town staff).
The applicant is seeking
§170-47 Amended Final Site
Plan approval, 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 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 1 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.” Centreville Technical Advisory Committee (TAC) including Queen Annes County (QAC)
Department of Public Works (DPW) reviewed the proposed application April 21, 2025. The applicant has included TAC comments and responses in their cover document.
The applicant is working directly with QAC DPW regarding the stormwater review comments. The following are amended site plan review additional clarification and comments are kindly provided by Centreville’s Engineering and Public Works.
Additional continued Staff Review comments:
Additional clarification and specific information re TAC Comments TAC Comment #8 regarding vertical separation was referring to the area where the sewer and water lines diverge around the existing irrigation shed. If the contractor proposes to directionally drill the sanitary force main alongside the water line, the separation of utilities would have to be shown. The applicant clarified that the project is to be opencut but the contractor has the option to
directionally drill. Comment number 8 provides a “heads-up” to the contractor to provide proper separation in that location.
TAC Comment #14 [Sheets C 4 & 5 are now C 5 & 6] comment regarding mislabeling is asking the applicant to remove or relocate the descriptor label “existing concrete sidewalk” which was originally shown adjacent to the Comet curbline on both the subject sheets. There is a 7’ wide grass area between the back of existing curb and the walk. The resubmitted plan (new sheet C-5) removes the descriptor and appears to clarifies that the new sewer line is to run open cut between
2 the outer edge of the walk and the landscaping buffer outside the fence. That sidewalk descriptor still needs to be removed from new sheet C-6.
TAC Comment # 16 Sheet C-3 Site Plan shows 23 trees at the northeast corner of the site. Weren’t these trees to be removed from the site plan.
Water Allocations Centreville currently has nothing to base the estimated additional water use for this project.
Public Works director Matthews’ recommendation is to allow them to proceed with this project and we will monitor their water use for one full year after the building receives their final Occupancy Permit and is up and running. The Town can then use that data to calculate their allocations needed.
Once we have one full year of data we can reevaluate and adjust their billing accordingly.
Any recommended conditions of approval that the Commission may wish to consider, which may arise during your amended site plan review should include:
1. That the Applicant shall obtain all required local, County, State, and federal approvals and
permits and satisfy any final public works specifications and details that may be required by the Town engineering and public works staff.
3
DEPARTMENT OF PUBLIC WORKS
Queen 312 Safety Drive Anne’s Centreville, MD 21617 County Telephone: (410) 758-0925 Fax: (410) 758-3341 County Commissioners:
www.qac.org James J. Moran, At Large Jack N. Wilson, Jr., District 1 J. Patrick McLaughlin, District 2 Philip L. Dumenil, District 3 Christopher M. Corchiarino, District 4 DATE: June 26, 2025 TO: Stacey Dahlstrom, (Planner Consultant, Town of Centreville) FROM: Eric J. Miller RE: Project Name: GTI Outdoor Grow Barn (CBP Lot I) Tax Map 44E, Parcel 98, Lot I QAC File #: County Grading Permit, TBD Recommendations to the Town: Proposed Renovation of Existing Barn and Extension of Utilities
Background:
The site is located on Lot I in the Centreville Business Park, which is the resultant of the combined Lot I and Lot K by the Administration Subdivision process in December 2024. Lot frontage is on Comet Drive.
This application is an addition to the work proposed under the previous site plan application for GTI related to the expansion of outdoor grow fields made on or about December 2024. The work proposed under this latest application includes the re-purposing of an existing barn to be utilized as a drying and production building, widening of existing access lanes to suitable width for emergency vehicles, extension of water and sewer utilities to the existing barn and
placement of drying trailers and temporary freezers.
Centreville Business Park SWM/Development Summary Centreville Park Center, otherwise known as Centreville Business Park (CBP) has developed over multiple phases.
CBP Phase I generally involved development of the present day Lot 3 Food Lion & appurtenant strip mall and Walgreens. CBP Phase II supports present day Lot 1 McDonalds. CBP Phase III supports the Laser Drive loop road and Phase III-A, a reduction/limited section of same. Individual site plans such as this have supported single lot development.
Regional Stormwater Management Summary:
Regional Pond #1, located toward the southeast portion of the Park, remains from the original site plan and was expanded to 2000 Maryland Stormwater Design manual requirements via CBP Phase III/III-A. This facility provides water quality and quantity management for Laser Drive, Lots A, C, D, E, J (Dunkin’ Donuts), 1 (McDonalds), 2 (AutoZone) and 3 (Food Lion/Walgreens). The latest pond design is governed by a report titled
“Stormwater Management Calculations for Phase III of Centreville Business Park MD Rte 213, Centreville”, revision December 2007, prepared by DMS & Associates. Applicability of this approved 2007 SWM Plan post-ESD implementation was confirmed at time of CBP Phase III-A by a letter from Todd R. Mohn, Director QAC DPW, dated November 12, 2010.
Regional Pond #2, located toward the northeast portion of the Park, replaced a smaller facility of the same designation once located adjacent to Lot 7 at the end of Comet (nee Taylor) Drive and displaced by development of present day lot I with a warehouse/mixed use space via Amended Site Plan for Lot I approved December 2007. This facility provides water quality and quantity management for Comet Drive, Lots F, H (incl. former G), I, 4, 5, 6, 7 and
a small portion of Lot 3. The latest pond design is governed by a report titled “Stormwater Management Analysis for Centreville Business Park, Maryland Route 213, Centreville”, February 2004, prepared by McCrone, Inc.
A west Pond, implemented at time of Lot A development titled “Dr. James Lucas” is bounded by Lot A, Coursevall Drive and MD 213 and receives runoff from Coursevall Dr, Lots 2 (Queenstown Bank) and the majority of Lot 3.
An additional southwest Pond bounded by Walgreens and MD 213 receives runoff from a portion of Lot 3 (Walgreens), Lot 1 (McDonalds) and the south entrance.
STORMWATER MANAGEMENT COMMENTS
1. The stormwater management report submitted for review references the McCrone Report from February 2004 and
outlines how the design for lots I & K (combined by Administrative subdivision and now known as Lot I) was for 72% impervious cover and the combined lots are currently at 51.7% impervious cover. This satisfies the existing stormwater management approval for the property for stormwater runoff to the existing pond.
2. Submit an updated version of the stormwater management report with the correct Nutrient Management Plan to
match the design plans. The report submitted refers to a grass swale that was previously removed from the plans.
SITE PLAN COMMENTS
1. Confirm the location of the proposed fence on the plans as it differs from the site layout incorporated in the
stormwater management report.
2. Where the proposed fence crosses the existing conveyance swale, consider installing a 12” ADS pipe as was done
at the other crossings along the grow areas to the west. This would help prevent the swale from clogging and impounding water on the property.
3. Repeat Comment: Add sediment controls to the plan. Currently none are shown. 2025-06-26: The stabilized
construction is shown as remaining, however no perimeter controls or provisions to prevent runoff from entering the surface conveyance swale are shown.
RECOMMENDATIONS:
1. Approval is recommended based on the comments in this memo being addressed with the next submittal.
CC: Kevin Shearon, P.E. (DMS and Associates) S:\DPW\COMMON\Developmentprojects\CBP_Lot I And K_GTI Maryland\2nd DPW Comments_2025.06.26-Town GTI Outdoor Grow Barn.Docx 54'-91" 16'-41" 39'-11" 39'-91" 6" 2" 2 2 2
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Project Number:
A2402
Date:
Revisions:
Drawn By:
Sheet:
PLAN NORTH
PROPOSED FLOOR PLAN
COPYRIGHT
SCALE:3 "=1'-0" C
16 2025 Torchio Architects, Inc.
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#
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2 GRINDER PRO
3 MINI-BATCHER
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4 TRONICS LABELER
5 VISTA - 25 (CryoPasterization Machine)
6 WAGNER DIMAS
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PLAN DETAIL PLAN DETAIL PLAN DETAIL PLAN DETAIL
1 2 3 4 SCALE: 11" -1'-0" SCALE: 11" -1'-0" SCALE: 11" -1'-0" SCALE: 11" -1'-0" 2 2 2 2 6.4.25
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A4.1
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Sheet:
COPYRIGHT
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Jo Anne Bak,e ArIA Vice President I certify that these documents were prepared or approved by me, and that I am a duly licensed architect under the laws of theSt ate of Maryla nLdicense Numbe1r 2117, Expiration Date 4.29.27
XXX
A4.1A
SNOITAVELE
WEST ELEVATION SOUTH ELEVATION
SCALE1: "=1'-0" SCALE1: "=1'-0"
8 8 5.15.25
EAST ELEVATION NORTH ELEVATION
SCALE1: "=1'-0" SCALE1: "=1'-0"
8 8
MEMORANDUM
TO: TOWN OF CENTREVILLE FROM:
PLANNING COMMISSION Stacey Dahlstrom, AICP, Consultant Planner/Senior Planner Michael Whitehill, Town Consultant, Whitehill consulting, LLC Clifford (Kip) Matthews Jr, Director of Public Works
ORGANIZATION: CENTREVILLE MD DATE: JULY 09, 2025
RE: FINAL 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 Final 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.
The Applicant seeks Final Site Plan Review (§170-22 A. (10) in accordance with the provisions of §170-47, especially
§170-47 E.3
to “…approve, conditionally approve, or reject a site plan.” Staff recommends that the Planning Commission review and discuss the issues identified in this memo along with any further follow up to previous Planning Commission issues identified through the preliminary site plan, concept review, minor subdivision review and this request for final site plan review consideration. The Planning Commission should work to establish findings of fact as you
make any motions or decisions for approval, conditional approval of rejection of this site plan.
Plat needed to combine lots As required by Chapter 138, Subdivision Regulations, the property exists as two parcels of record (1063-1 and 1062). 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. The applicant team indicates that they will seek “combining lots 1063-1 and 1062 following site plan approval and signed plans.” Planning Commission should consider making any approvals subject to the recordation of approved combination of lots.
1 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.
P 1062 & 1063-1
Future Land Use (FLU): Commercial (FLU) Centreville Future Land Use: QAC GIS Atlas Application 2 C-2/IDA Critical Area (Zoning) Centreville Zoning and Critical Area Designation: QAC GIS Atlas Application Review Information for your consideration Preliminary Site Plan review was conducted and completed at the April 16, 2025, Planning commission meeting. Please see the approved meeting minutes for a good overview of the discussion.
The Concept Site Plan was reviewed and discussed with the Planning Commission at your October 16, 2024, meeting. That review was based on an application review by the Town of Centreville Technical Advisory Committee (TAC) on Monday, July 15, 2024.
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, and April 16, 2025, Planning Commission meetings have been previously provided.
The applicant team has updated the site plan based on issues previously identified and discussed with the Planning Commission’s April 16, 2025, Planning Commission Preliminary Site Plan Review. The site plan documents clearly note that an ADA sidewalk will be constructed and easement provided to the Town; include enhanced landscape detail on both North and South sides of the building in the architectural schematics (SK-2 and SK-3); sign schematic design (SK-4), noting the standard and
note that no free standing sign is proposed (sheet C-2 notes the existing free standing sign is to be removed) and lighting specifications/schematics are included on Sheet No SL-2.
Additional Comments Please note these items include additional Comments that still need to be included or addressed in the site plan and for the Planning Commission to be aware of:
3
• 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.
1. Please provide a copy of the Maryland Department of Transportation State Highway
Administration (SHA) Access Permit.
2. Sheet C-1
a. General Notes 4 loosely refers to Maintenance of Traffic as might be relating to traffic generated by the construction on site. Note 17 refers to coordinating with the County who would not appear to have jurisdiction and states that the Town will maintain the maintenance of traffic devices throughout construction. This sewer work will have a significant impact on the traffic through Town. It might be wise to
have a formal maintenance of traffic plan developed and manned by private sector professionals with MSHA pre-approval. The Town has a Blanket Permit, the terms of which may apply here.
b. Sheet C-1 Note #17 If even applicable refers to signage. “County” should be changed to SHA and Town of Centreville will not be responsible for any signage.
3. Sheet C-3 - Please call out the specific detail intended to accommodate the sidewalk and
curb ADA compliance at the back-around at the north end of the front parking lot. Details R-6, R-7, and R-9 on sheet C-9 all depict various depressions.
4. Sheet C-7 - There are no clean-outs between the wye connection over the main in Rte. 213
and the one at the building’s east face. That 4” Ø lateral is 150’ long. There should be one on west side of the sidewalk, in or near the parking area near the east curb for easy access.
Kip, of course, has the final say…just an observation. It appears that the existing lateral to Draper’s store is not new or in good enough condition to avoid open cut of the recently paved 213 altogether. There should be at least a cleanout just on the property owners’ side of the line before it crosses the road. The Town will explore the lateral under the street. If it requires upgrading, the cost would be the applicants responsibility.
5. Sheet C-7 - We should confirm the existing hydrant in site in in good operational repair. It
may have been recently rebuilt.
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6. Sheet C-7 -Normally, the invert of a lateral connection to a sanitary sewer would be
provided along with the diameter and pipe material being connected to. None of this information is provided which would help identify the type of connection needed, the materials needed to adapt unlike materials, the depth of the connection, the determination whether a trench box is required for the connection and run west, the size of the excavation and associated street repair, sizing of steel plating, the bid costs for the work, etc. Maryland
State Highway Administration MDOT SHA should be interested in having this information for permitting. In this case, is it so difficult to determine the approximate invert (within a tenth or two) from two manhole measure downs and rim shots. Test pitting, etc. may still be required.
7. Sheet C-7-8 - MSHA has, on previous Rte. 213 projects required a very different detail for
trench repair (see: MD-578.01) than that proposed on C-8. The County repair detail on C- 8 should be corrected to the State standard or one that Centreville’s Public Works Director Matthews is comfortable with.
8. Sheet L-1- The Autum Blaze Maple canopy tree immediately adjacent to the sidewalk on
the northeast end of the site is functioning as a street tree. Due to its proximity to the walk, please specify the following:
A. Root barriers shall be Deeproot® UB 24-2 as manufactured by Deeproot Green Infrastructure. There are no substitutions.
B. The Root Barrier location, depth (if 24” is deemed inappropriate due to field conditions), and full surround must be approved by DPW prior to application, plant material, fill, and mulch.
5 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.
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.
• The applicant team is coordinating directly with Queen Anne’s County and there may be
Stormwater management issues and their approval will be required component of site plan approval.
• All criteria of §170-47 to be met for final submittal to PC.
Review Action and Findings 6 Planning Commission should work to establish findings of fact as you make any motions or decisions for approval, conditional approval of rejection of this site plan Any recommended conditions of approval that the Commission may wish to consider, which may arise during your final site plan review should include:
1. That the Applicant shall obtain all required local, County, State, and federal approvals and
permits and satisfy any final public works specifications and details that may be required by the Town engineering and public works staff.
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DEPARTMENT OF PUBLIC WORKS
Queen 312 Safety Drive Anne’s Centreville, MD 21617 County T e le phone: (410) 758-0925 Fax: (410) 758-3341 County Commissioners:
www.qac.org James J. Moran, At Large Jack N. Wilson, Jr., District 1 J. Patrick McLaughlin, District 2 Philip L. Dumenil, District 3 Christopher M. Corchiarino, District 4 DATE: June 27, 2025 TO: Town of Centreville, & Kevin Shearon, PE (DMS & Associates) FROM: Trey Porter RE: Project Name: Draper’s Liquor Store (JEJ LLC) QAC File #: TBD (Grading Permit) Requesting: Plan Review and Comment Meeting Date: Unknown
Background:
Proposed removal of the existing liquor store and development of a new and larger replacement building and supporting facilities to continue operation of a liquor store. The location of the development is Map 44E, Parcels 1063 and 1062, located on the west side of Maryland Route 213, approximately 400 feet north of the intersection of Route 213 and Maryland Route 18, “4-H Park Road.” The prosed development is being reviewed by Queen Anne’s County for stormwater management (SWM) regulatory
compliance.
STORMWATER MANAGEMENT/ROADS:
Stormwater Management Report Comments: All previous comments have been addressed.
Plat Review Comments: No plat was submitted for review.
Plan Review Comments: All previous comments have been addressed.
General Comments:
1. Please apply for the County grading permit.
2. A preconstruction meeting will bee required.
3. We will review the engineer’s construction cost estimate upon receipt.
4. Provide the following documents when submittal is made for final approval & signature:
a. Cover letter specifically responding to comments provided herein, including sheet references.
b. Plans signed/sealed by engineer or land surveyor.
c. Evidence of approval by the Critical Area Commission.
d. Executed stormwater MIA w/associated plat.
e. SWM Completion Form(s).
f. SWM Surety w/auto renewal clause (125%) & inspection fee (8%).
g. Completed DPW Checklist for Plan Signature.
5. Copies of final, approved plans shall be delivered as follows:
a. Engineering/Roads: 1 full-size set of plans and 1 CD w/.pdf files of plans, SWM Completion Form, MIA & SWM Report b. Owner: 1 CD w/.pdf files and 1 paper copy (minimum)
RECOMMENDATION:
Approval is recommended subject to satisfying the administrative requirements listed above.
S:\DPW\COMMON\DevelopmentProjects\Centreville_Draper Liquor Store\DPW2 Comments_2025.06.27.docx