Planning Commission Minutes — 2021-02-10

Exactly as extracted, unformatted — for checking against the original. The readable version is easier to read.

TOWN OF QUEENSTOWN
PTANNING COMMISSION
February tO,2O2l
Meeting called to order at 7 pm by PhilSnyder, Chairman. Member present, or participating by
Toom were Phil Snyder, Matt Reno, Mike Bowell, Paul Cain and Geneva Rieu. Also present
were John Coursey, Town Planner PeterJohnston, Town Attorney Lyndsey Ryan and Town Clerk
Aaron Horney.
l.
Swear in Geneva Rieu as newest member of Commission
ll.
John Coursey- Mr. Potter is current owner, looking to sell to Mr. Coursey; Critical
Area designation of Property:6736 Main Street; 2.6 acres, LDA to IDA for
subdivision, would need to be changed for Comegys subdivision; could subdivide
into 5 or 6 lots potentially, and connect Aker and Comegys; demolish current
dwelling (not in good condition); discussion of growth allocation; Phil Snyder
motioned to accept the concept of changing the LDA classification of IDA and to
begin the process required for such a change. Motion seconded by Mike Bowell.
Vote: 4-aye,1-nay (Paul Cain). Motion passed.
lll.
Open for public comments: none
lV.
Trails Master Plan: state responses; make changes, move forward with public
hearing
V.
Community Parks and Playground Program Grant Funding FY2O2L: have to wait until
April for legislature for funding
Vl.
Wheatland's- Waterman Family Limited Partnership:2OL9 met with
commissioners/planning committee, June 2020 petition for development approval
with commercial buildings surrounded by townhome/single family/cottage units,
June 24,2020 commission reviewed, planning commission working with waterman
re: architectural guidelines; oct 2020 final master plan; dec. 16 planning commission
reviewed, public hearingJanuary 13, record observer/online/binders in town office;
comment period was left open until February 5, l comment received on record;
discussion of changes to master plan: "build to line", plan should be organized in an
outline format; suggestion to not have flush dwellings to build to line for aesthetics;
accessory dwelling parking: on street vs off stree| utility boxes should be screened
or fenced;
A. Finding 1: Matt Reno proposed that the master plan is satisfactory;
B. Availability of facilities: water/sewage plant developed with annex in mind, town
planned the increase of infrastructure;
C. Finding 2, transportation patterns: service road along 50 to connect Wheatland's
development to Outlets, addresses non-motorized vehicle access, sidewalk
system

D. Compatibility of development with surrounding area: consistent with
Countyflown Development plans for last 20 years
E. Motion to approve resolution 20-108: seconded
F. Goes to Town Commissioners for review and public hearing
Vll.
Sorensen- Site and Water Quality Management Plan- 112 Charity Lane: status,
waiting for report that improvements have been completed
Vlll.
Boat Landing and parking area improvements: waiting for documents to be
prepared, Lyndsey Ryan will request design be sent to commission with an update
lX.
January 13 meeting minutes: motion to approve, seconded, passed
X.
January 20 meeting minutes: motion to approve, seconded, passed
Xl.
Adjourned
Respectfully submitted,
Cr',r*A*
Aew
Geneva Rieu

QUEENSTOWN PLAI\NING & ZONING COMMISSION
RECOMMENDATION AI\D FINDINGS OF FACT
Application by Waterman Family Limited Partnership
for a FloatingZone Amendment for Planned Development
Master Development Plan Approval and Adoption
of Wheatlands Design Guidelines
I.
BACKGROUND
ln 2014, pursuant to the Town of Queenstown Resolution 14-101 and Ordinance 14-03,
the Town annexed the area that is the subject of this Application and rezoned the property to the
Town's Planned Regional Commercial (PRC) District. The properfy that is the subject of this
Application consists of 148.212 acres of land identified in the tax records of Queen Anne's County
as Parcels 35,36 and 141 of Tax Map 59A and is located immediately south of U.S. Route 50 in
Queen Anne's County, Maryland, across from the commercial development commonly referred to
as the Queenstown Outlets (the "Property"). In 20l6,by Ordinance 16-04, the Town approved an
application for growth allocation to change the Critical Area land management classification to
reclassiff a portion of the Property from Resource Conservation Area (RCA) to Intensely
Developed Area (IDA).
Throughout 2019, due to the shift in the economy, the Applicant and the Town worked
together to revise the development concept for the Property which resulted in amendments to the
Town Zonrng Ordinance and Comprehensive Plan. Specifically, orr October 23, 2019, the
Queenstown Commissioners approved Ordinance 19-05 which amended the Queenstown Zoning
Ordinance to permit commercial and mixed uses, including residential, within the Planned
Regional Commercial floating zone. In addition, the Commissioners approved Resolution 19-104
to amend the Queenstown 2017 Comprehensive Plan to reflect the future development of the
Wheatland Farm which included a residential component. The Commissioners found that the 2010
Comprehensive Plan conternplated the development of the Property as a mixed-use residential
property with 1 10,000 square feet of commercial use and 150 residential units and, therefore, found
the Resolution consistent. In addition, the Queen Anne's County Planning Commission found the
Resolution consistent with the Queen Anne's County Code and Comprehensive Plan.
In June 2020, the Applicant submitted a Petition for Plarured Development to the
Queenstown Commissioners for an amendment to the PRC floating zone and establishment of an
approved Master Development Plan and Design Guidelines (hereinafter referred to as the
"Application"). After reviewing the Application at its regular meeting on June 24, 2020, the
Queenstown Commissioners conditionally approved the Application, finding that it was generally
consistent with the Comprehensive Plan and Section 26 of the Queenstown Zoning Ordinance.
After receiving conditional approval, the Commissioners referred the Application to the
Queenstown Planning Commission for its review and recommendation.
The Planning Commission reviewed the Application at their regular monthly meetings
from July 2020 to February 2021. In February, after receiving feedback from the Planning

Commission, the Applicant submitted revised Design Guidelines dated January 18,202I, and a
revised Master Plan dated February 8,2021.
II. FINDINGS OF FACT
Having reviewed the Application, the ZoningOrdinance, the Comprehensive Plan, and the
Wheatlands Design Guidelines, the Queenstown Planning Commission makes the following
findings of fact and recommendations:
1.
Ordinance and is consistent with the stated purposes and intent of the Planned
Reeional Commercial Floatine Zone.
The Application is consistent with the provisions of the Town Zoning Ordinance,
including, specifically, the Planned Regional Commercial (PRC) floating zone and the PRC
development standards. The PRC Zoning District establishes the following intent; 'to establish
an area for master-planned regional commercial and mixed uses at appropriate locations near
arterial highways in accordance with the Queenstown Comprehensive Plan."
The Application is consistent with the purposes and intent of the PRC District. The
Application proposes development of the Property that consists of commercial buildings to be built
on 5 lots closest to Route 50. Around the commercial core will be approximately 78 townhomes,
which will be surrounded by approximately 112 single family lots and approximately 8 cottage-
type homes. The Property includes 3 master-planned neighborhoods, as supported by the
Wheatlands Design Guidelines, which include Highway Commercial Area, Neighborhood Center
Area, and Central Residential Area. The Property includes pedestrian connectivity including paths
and trails that link residences with commercial and open space areas. The Wheatlands Design
Guidelines specifr setbacks, build-to lines and building height to ensure that residentially scaled
buildings will front on and be aligned with streets throughout the Project. The Wheatlands Design
Guidelines and Master Development Plan provide for a diversity of household types, age groups,
income levels and residential strucfures.
The Application includes the mix of land uses and open space intended by the PRC District.
The Application and Master Development Plan implements the Comprehensive Plan's street
design preferences. These preferences include streets that are integrated with pedestrian and
bicycle ways, and provide links to parks and open space, and a network of trails. Open space
consisting ofneighborhood greens or protected, existing forested or sensitive areas is integrated
into the street and block patterns and is located within walking distance of all residences. Open
space is located and designed to add to the visual amenities of the Property. Pedestrian travel to
recreation areas, restaurants and workplaces is promoted. Neighborhood commercial areas are
located for convenience and to encourage efficient use ofland and transportation resources and
preservation of natural systons. All construction will be regulated by the Wheatlands Design
Guidelines and the Annexation Agreernent entered into between the Town and the Applicant.
a.
Population Chanse

Both the 2010 Queenstrown Community Plan and 2017 Queenstown Comprehensive Plan and the
2010 Queen Anne's County Comprdrensive Plan UFate (County Plart') prrovide a history of population
growtlt and fifrre pr,ojections for each rcspective jurisdiction Section I of the aueenstown Comprehorsive
Plan identifies a significurt increase in County poptrlation since the 1970's. Additionally, Soction 1.5 ofthe
C.ourtyPlanreoognizes significaf populationgrowthfortherqgion,bothpastfrends andinto tlrc ftfine. has
alwala been understood that the Propetty zand as PRC was intendod" ir p*t, to seryice that inqease in
regionalpopulation
b. @es.
i.
Water and Sewer.
All developed properties within the Town limits are to be served by a public water system
owned and operated by the Town. The Queen Anne's County 2010 Comprehensive Water and Sewer
Plan Update identifies the Property as S-2lW-2. The Town's recently upgraded wastewater treatnent
plant and existing and planned water treatnent systems, including a new water tower, have capacity to
service the Property. Pursuant to the Annexation Agreement the Property owne,r will be responsible
for the costs associated with the design and construcfion of necessary upgrades and expansion of the
sewer collection and water disfibution systems to serve the Property.
ii.
Recreation.
The Property contains over 148 acres of land, much of which is dedicated to deed restricted
open space. Given the size of the Property and the planned development design review process, the
Town will have the opportunity to snsure adequate amounts of recreation and open space areas are
incorporatod into any planned development ofthe Property.
iv.
Fire. Police and Emergencv Service.
The Town of Quee,nstown does not provide fire, police or ernerge,ncy services; however, each
of these seirrices will be provided to the Property as follows:
The Volunteer Fire Deparfinent (QVFD) will provide fire senrices. The
Queenstown
Annexation Agreement as part of Resolution No. 1+101 provides a long-term commiftnent on the
part of the development to assist in funding the QVFD. No dedication ofland for the consfruction of
fire and rescue-related facilities on the Property is necessary for the Property's proposed use and
development. Other emergency services, such as ambulance are provided by Queen Anne's
County Department of Emergency Services. It is anticipated that the financing of any additional
emergency services needs that may result from the annexation, rezoning and development of the
Property would be similar to the financing the County already has in place, i.e., general revenues
of the County, suppleme,nted by available grants and funding programs. AdditionallY, the County
will collect impact fees expressly earmarked for emergency senrices in accordance with Queen
Anne's County Code, Chapter 18.3. No dedication of land for emergency service-related facilities
on the Property is needed for the proposed use.
Police services are provided by the Queen Anne's County Sheriffs Departrnent and the
Maryland State Police. It is anticipated that the financing of additional police protection that may
result from the annexation, rezoning and development of the Property would be similar to the

financing the County already has in place, i.e., general revenues of the County, supplemented by
available law enforcement grants and funding progrcms. No dedication of land for police-related
facilities on the Property is needed for the proposed use. No additional land is contemplated to be
needed to provide adequate police protection for the Property.
c.
Transportation Patterns.
Section 7 of the Queenstown Plan discusses fransportation pattems. In 2005 more than
46,000 vehicles per day passed the PRC Property, with summer peaks exceeding 60,000 vehicles
per day. At buildout, the anfrances proposed include one full-movement access to MD 18 and on
right-ir/right-out access to US 50 that will be constructed opposite of the Queenstown Outlets and
Outlet Center Drive. The Planning Commission believes the development of the PRC Property will
provide an opportunity to create a service road along the south side of Route 50, thereby not only
providing safe access for the Property, but improving ac,cess for nearby properties. As part of the
Town's Planned Development Process, the Applicant submitted a traffic study dated Septerrber,
2019, prepared by Traffic Concepts, Inc., to the Town and the Maryland State Highway
Administation (SHA).
d.
Compatibilitv with Existins and Proposed Development in the Area.
The Property is currently vacant and used for agriculture purposes. It is surrounded on its south
by the Wye River, east and westem areas by residential developmort; and to the north with commercial
developme,nt and US Route 50, a fourJane highway which runs to Ocean City. The Property was
annexed into the Town lri.2014. As discussed in more detail below, the Property has been identified
in both the Queenstown Comprehensive Plan and Queen Anne's County Comprehorsive plan for
mixed commercial development for over two decades. The Property is the extension of the existing
highway commercial and residential uses abutting the Property as well as the Queenstown Outlets to
the north. Therefore, the proposed zoringof PRC is compatible with existing uses. Furthermore, the
Property has 'lransferred development rights" offof its southemmost boundary, 300' inland from the
shore of the Wye River. Thus, over 60 acres ofthe Property that is nearest to residential development
is deed restricted open space.
2.
Consistency with the Comprehensive plan
Since 1998 Queenstown Comprehensive Plan, which was called the Community plan until
2017, which was jointly adopted with Queen Anne's County, identified the property as a future
annexation area, and town regional commercial. The Queen Anne's County Comprehensive Plans
from 2002 and 2010 depicted the Property as a future annexation area into the Town of
Queenstown, and as mixed commercial/residential property.
Today the proposed zoning and development remains consistent with the 2017 eueenstown
Plan, revisod on October 23,2019,as follows:
o
Section I, Conclusion. Annexation of the Waterman property along with increased
wastewater treatment plant capacity greatly expands opportunities for economic
development within the Town.

Section I, Conclusion. Before the recent annexation of the Waterman Family
Partnership,LLC property (Waterman site) the Town had limited land capacity for
development projects with the potential for positive economic benefits for the Town
and County. Annexation of the Waterman property along with increased
wastewater treatrnent plant capacity greatly expands opportunities for economic
development within the Town.
Section 4, Development Capacity. The Waterman Family Limited Parbrership
(Waterman property) property is expected to develop as a mix of retail, office and
residential uses.
Section 4, Goals and Objectives. Promote controlled and compact development
patterns that reflect good design practices, make efficient use of available land, and
locate development where public facilities, services, and amenities can be provided
in the most efficient manner.
Section 8, Implementation. The PRC floating zone is intended to regulate large-
scale mixed-use development projects including a wide range of commercial and
retail trades and uses, as well as offrces, business and personal service, and
residential uses.
Also referto Queenstown Plan: Table 4-3: Development Capacity - Infill and Redevelopme,lrt;
Table 4-10: Growttr Summarv.
III.
CONCLUSION
As more fully set forth above, the Planning Commission hereby finds that the Application
for amendment by establishment of the PRC District, approval of the revised Master Development
Plan, and adoption of the revised Wheatlands Design Guidelines dated January 18,2021 comply
with all applicable requirements.
QUEENSTOWI\ PLANNING COMMISSION
Philip S.