Leading the order
for the Queen Annes County Planning Commission
on July 9th, 2026.
We'll start with the Pledge of Allegiance.
I pledge allegiance to the flag
in the United States of America and to the republic.
She stands one nation under God, indivisible, liberty
and justice for all
public comments.
We had no one signed up.
Okay. Updates legislative and legal matters.
Oh, you're right there. Sorry. Yeah, good morning.
Move one over. Hmm. You wanna move one over?
I'll just Scoot. That's it. Yeah.
Good morning, Amy Mordoff, planning director.
I have a few updates.
As you know, we had a a long list
of citizen sponsor text amendments.
Three of them were approved on the 9th of June
and will become effective on the 25th of July.
Those were amendments to the airport,
Kent Island Gateway District
and the WVC had two text amendments.
Those will become effective in July.
As I said, two of them,
26 0 6, 26 0 5, 26 0 6 is the
suburban commercial proposal
to change the impervious surface limit from 45 to 80%.
And then the proposal to alter the supplemental gas
standards relative to the setback from an intersection
and how you measure that setback.
Those two text amendments
had their public hearing on the 30th of June
and are potentially up
for a vote at the commissioner's next meeting,
which is on the 14th of July.
The other two text amendments
that are still hanging out there are relative
to the open space provisions, both in the TDR
and NCD districts.
Those projects have had a, they,
those two text amendments had their public hearings on May,
May 26th, and then on the 9th of June when they may have
been voted upon, the commissioners were considerate
of comments that were received relative
to maybe narrowing down non-agricultural uses
that are permissible in open space specific to
projects that have been subject to the,
the lot line adjustment as proposed.
So the commissioners requested that staff
put forward an amendment for their consideration.
So they are going to introduce an amendment
that is substantive enough
because we are looking to change what is permissible
in the open space.
So at their next meeting, which is the 14th of July meeting,
that amendment to the two amendments,
which is really one amendment which will apply to both
because the open space provisions are in one table.
So the TTDR
and NCD provisions are sit in the same place in terms of
what is permissible in open space.
So that amendment will be presented
and introduced at the 14th of July meeting,
and we'll come back to you for recommendation.
So that one's taking a little
longer to go through the process.
In terms of general updates, just to let you know,
I had mentioned to you the Turning Point Energy case,
which is three co-located community solar projects
that total almost 10 megawatts
and is cited in the town of Centerville's growth area.
I had mentioned that we were going to intervene in that case
and Lindsey on our behalf filed that petition
to Intervene, which was entered into the
record on the 8th of June.
And we are just continuing to participate
in the public utility law judge
and the Public Service Commission's
consideration of that case.
There are several dates that are relative
to submitting testament testimony and briefs
and Lindsay's just been keeping up with that.
And we will be making comments
and going on the record as appropriate to represent
what we feel is the correct interpretation of our code
and the state's renewable energy provisions.
Additionally, we had
canceled our August meeting for the Mako Conference.
There was a thought
that we might hold a special meeting in August if we had any
items for the agenda, but we do not.
So our next meeting will be on the,
on the seventh in s September.
I was trying to get the date, but, so no August, okay.
Hmm, no August, no August.
But at the Mako Conference, which is the 12th
through the 15th of August, just to let you know that
I'll be representing the county on a panel
that is discussing building the bigger picture,
and that is the county's,
I'll be the county voice on a panel discussing a lot
of the state provisions that impact development
and how the county can leverage some of its resources
and its own zoning to maximize some
of the positive aspects of that partnership.
As we've seen a lot of legislation
that impacts our local zoning codes.
Additionally, the Maker,
the Mako Planners affiliate will hold a work session
and I'll be chairing that session as the president
of the Planners affiliate for Mako.
That it, That's everything.
Miscellaneous staff items,
Those were my miscellaneous items.
Okay.
Alright. Major project. Thank you.
Thank you. Reliable Development Company.
Steve? Yes,
Good morning.
I'm Steve Johnson, senior Planner with planning and zoning.
It's good to see everybody again.
I want to thank Rob for filling in for me last month.
I hope he didn't give you too much of trouble
as stated by the the chair.
We are here to discuss SP 26 dash oh two dash 0 1 72
for Reliable Development Company LLC, who is proposing
to construct a 40,040 square foot building for the design
and fabrication of specialty vehicles
and is requesting major site plan approval.
This project did receive concept plan approval
in December of last year.
What you're about to see is essentially the same as
what was presented then.
Project's located in Stevensville south of Route 50
and East Pier One Road behind the target.
More specifically tax map 56 parcel 20 lot 1 0 9 totals
4.411 acres
and is located off of Ellendale Farm Lane in Stevensville.
The target is the large white building you see
at the center of your screen there.
And as you can see by the area,
the property is currently utilized for agricultural use
Property zoned urban commercial
and is located within the Chester Stevensville growth area.
It's also located in the priority funding area,
which is not shown on the screen.
Property's partially located within the RCA
designation of the critical area.
This is the dark green sliver property
on the east side there.
That area is subject to an easement that limits use
to passive recreation planting
and landscape landscaping associated,
not associated with the proposal.
No part of this proposal encroaches upon
that area as required.
All chapter 18 landscape requirements are met
with this proposal that includes on onsite parking lot,
street buffer and screening plantings.
There are 0.189 acres of non-Title wetlands
and 0.52 acres of the associated buffer buffer on site.
These are the bright green areas
at the center of your screen.
The applicant is proposing to disturb 0.188 acres
of wetlands and 0.435 acres of buffer.
This disturbance has been authorized by MDE
and a copy of that authorization
was included in your packets.
There are 0.40 acres of woodlands on site
of which the applicant is proposing to clear 0.15 acres
that is delineated on your screen
as the hatch brown and white area.
Forest conservation has been addressed
with the original subdivision
and there are no steep slope streams, erosion hazard areas,
endangered species or areas
of a hundred year floodplain on site light.
Here's a look at the site plan.
Access is taken off
of Thompson Creek Road shown
circled in yellow on your screen.
All uc, district non-residential development standards are
met with this proposal including floor area
and imper area, which are both well
below the maximum permitted all chapter 18 parking
requirements met with this proposal and stormwater will be
provided on site and has been reviewed and approved by DPW.
Should you have any questions
regarding the stormwater on site there
as a representative from DPW here
to answer any questions you may have.
Property will be served by public water and sewer
and the project meets the requirements
of the adequate public facilities ordinance.
A copy of the A PFO approval letter was included
in your packets as well.
There is a overhead flight easement that runs
through this property, which restricts structures
and plantings to a maximum height of 35 feet.
This proposed development will comply with that restriction
as the building is proposed to be 34.8 feet in height
and all plantings will be kept below 35 feet.
It should be noted that the airport manager does support
conditional approval of the project subject
to the conditions that were included.
It's in the staff report.
There are road improvements
proposed as part of this development.
They include milling, resurfacing, res striping,
and minor widening along the south
side of Thompson Creek Road.
There in the dark dark ray that you see on your screen,
that is to supply a full width shoulder and curb.
During concept plan review,
the planning commission had concerns with truck turning
movements in and out of this site.
To address that, the applicant has developed a truck turning
exhibit that was included in your packets.
This is a snippet from that.
This is the inbound traffic coming into the site.
The trucks are shown as light blue
and the paths they take are shown as purple on your screens.
And this is what outbound turning movements may look like.
It's my understanding that the applicant has brought
their traffic engineer here.
So if you have any questions,
they should be able to address those.
Here's a look at the renderings of the building.
This is looking towards the south.
This is the entrance of the front of the building.
This is looking towards the northeast shows, the west side
and the rear of the building.
This is looking towards the northwest,
which is the east side of the building in the rear again,
and this is looking towards the southwest.
With that, before I turn it over to the applicant,
I do want to thank them.
They were a very good partner in this review,
the app, both the applicant
and the engineer worked really well with us and,
and I, I wanted to give him a compliment for that.
Good morning. Good morning.
My name is Tim Glass Land Engineering
and to my far right is John Brians with Tech Ops.
Remember seeing him before and
to my immediate right is Dorsey Schultz
with reliable real estate Development.
Mark Keeley, as Steve mentioned, is also behind me
with traffic concepts
and Genevieve McFarlane is also here as well.
Thank you Steve. That was pretty comprehensive on
what we could or discuss any further.
I will just simply mention to you that with regards to
the SHA approval
and access we have, we've checked all the boxes there.
Essentially where we're at right now is submitting
for final bond estimates for surety
and submitting the app, actual application.
I mean, we're through that, that process with them.
And also I think Steve just mentioned that we have the
MDE letter of authorization for the little bit
of non-Title wetland buffer
permits that we'll need for this.
That's ha that has been issued.
Quick note on drainage
and stormwater management, just the site's been designed to,
you know, meet the needs of really the site layout,
what the, what the owner needs to have accomplished on
that site that conduct his business effectively as well
as circulation and stormwater drainage features.
So we on site we have one microbio retention area,
which is an ESD practice as required,
and two submerge gravel wetlands to not only capture
that runoff directly from all the impervious areas,
but to store it, treat it, attenuate it,
and reduce flows ultimately
and total off of the site per requirements.
So that in a nutshell is as a stormwater,
it does provide more than required
of the environmental site design volume, which is a volume
of water that you have to capture, hold, treat, filter,
and then treat before it's released.
So we, we do comply with, with those requirements as well.
And Steve mentioned also, I mean, we're prepared
to essentially, you know, take care of any minor technical,
there's a couple of minor comments we got from sanitary
district about some notes and specs and pipe material
and some things like that that's already listed in there
in their standard details and, and construction criteria.
But they wanted us to kind of dot the,
i's cross the T's on the plans.
There's a couple of minor technical
notes we've gotta deal with there.
And then we've got sureties
and cost estimates that are, that are produced
and prepared, ready to submit back to DPW
so we can get the maintenance and inspection
agreements recorded for stormwater.
These are all kind of the finish line items that have
to be done on all these commercial jobs Anyway, so we're,
we're prepared to wrap all this up, close this out
and help John get moving forward with
what he intends to do with this site.
And with that, I think, John,
if you might wanna say a few words about, about the project,
who you are and so forth, that'd be helpful.
John Brianna, I'm the president at Tech Ops Specialty
vehicles that have been there for nine and a half years.
I'll let go. What, what Steve said.
You know, I think working on a project like this in any
county is, is difficult.
And I think the amount of teamwork that's needed over time
and, and it does take time, is important.
And the county, both Steve
and Rob have been great in coordinating with us.
Numerous site visits, a lot of engagement about
how we comply, but also, you know, kind
of meet the needs of the business.
And, and as we evolve,
I'll mention just a couple things about the business itself,
the physical location, the actual, you know, can, can island
location itself and, and some
of the people involved in the business.
The best way to describe what we do,
and I think most people know,
but it's to just kind of like talk about some examples
of projects that we do.
We do a lot of work for the US government and a lot of state
and local, a lot of Maryland centric work.
Everybody kind of knows about FIFA World Cup
and that the fact that that's going on the most
of the first half of this year,
our business was involved in designing
and building three quarters of the vehicles
that are being used at FIFA World Cup for a lot of the,
the drone defense, nature
and security aspects of what they're doing.
That's, that's an example of it, right?
It's trucks and trailers
and they're being used to kind of track
and mitigate threats from a security standpoint to,
you know, high profile events,
national level security events around the country.
That's some of the work we do.
Our biggest customers tend to fall within the US government.
Homeland Security is a principal customer of ours.
And, and the agencies, the,
the departments within Secret Service,
Homeland Security Investigations,
federal Protective Service groups like that.
The, so that's kind of a little bit of what we do.
We have engineers, we have technicians,
a lot of trades in the building.
And then typical kind of front
office administrative support.
The physical location ends up being
very important for the business.
And I'll give it just a couple examples of it.
One, in dealing with our customers, you know,
the US government and kind of a lot of the, the management
of projects like this tend
to be headquartered outta the DC area.
The ability for those customers to come to us physically
think about building a house, right?
You wanna sit down with an architect
and look at the review, put your hands around it
as the house is getting built, you want to visit it, see
how it's going with the overall intent to,
to serve the US government
and give them what they need to do their job.
The physical location facilitates a lot of that progress.
So being close to the DC you know, metro area.
In addition to that, we serve a lot of military groups.
Aberdeen Proven Ground is a customer of ours,
PAX River area, Webster outlying
Field as a customer of ours.
So some of the military installations
around the Maryland area also facilitate
just good business practice
and the ability to host customers when needed and,
and have them be a part of the project
and get what they need ultimately to support their mission.
The businesses has been growing.
I've been there nine and a half years
and we've, we've nearly grown every year I've been there.
KRM has been an am an amazing host. They're great.
The business park is in high demand
and the facility itself wasn't necessarily set up for
what we do as a business.
You know, larger doors
to bring vehicles in and out of the building.
Efficient work that's associated with that.
The, the height of the building, you know, inside in order
to do some of the testing we do on some of the vehicles.
It it, and it just wasn't set up for that.
So they have a backlog of, of requirements.
We've been able to scale and grow there recently,
but the reality is, is we need to find a new home.
And this headquarters, you know, is, is,
is in support of that.
In addition, there's sensitive nature in some of what we do.
So the ability to secure vehicles on our lot,
not have it be such an open area, things like
that end up facilitating what we do.
And also allow us to consider more confidential work
with the, for the, for the government.
The people in the building are, are critical to what we do.
It's a, it's a Maryland business.
It's a Maryland LLC, it's owned by Marylanders,
numerous Naval Academy graduates in that group.
We are a veteran-owned small business.
And then we pull from both the western
and eastern shore of Maryland to support what we do.
Head of engineering is the United States is a Maryland
University of Maryland grad.
Our front office, you know,
somewhat comes from the western shore,
some from the eastern shore, but a lot
of our technicians in trades do come from Queen Anne County.
And that's critical to what we do.
The maritime industry is a nice
sister industry to what we do.
If, if you understand boats and working in engines and,
and tinkering with tractors
and et cetera, you tend to to be able to pick up what we do.
And that's important for us to be able to continue to grow,
to continue to find labor that we need to support
what we do right here in the county.
So I say all that just to say that it, it's, you know,
we're, we're a business that's on the move and successful
and it's, it's in many respects
because of where we're located and it's as much a,
a Maryland and Queen Anne County story as anything else.
And I think our ability to continue to be here,
to grow here is important.
And I think, I think that's a, a large amount of pride
that everybody can take in, in the success of this business,
but a collective success of a
Maryland and Queenland County business.
Thank you, John. I guess at this point, you know,
we would, we would entertain any questions you guys have,
we'll be happy to answer those.
Otherwise, you know, we would respectfully request your
approval of the final site plan so that we can
button this project up
and like I said,
get John moving in the right direction here.
Questions Madam Chair?
Go ahead, Ben. Steve, can, can you give us some sort
of graphic of where the runway is
for Bay Bridge Airport in relation to the building?
Yeah, I, I might have
to pop outta my presentation real quick.
I'm curious as to whether the building's directly in the
approach path to use a pilot term or whether it's offset.
Okay, so the, the property in questions here
that's highlighted in blue and here
You're, here's your, that tells me
what I, what I'm asking. Okay. Yep.
Slightly offset. Yep. Thank you. Sure. Oh, I need,
I have a question regarding your traffic patterns.
I don't know if you wanna bring up your traffic person
or if you can address that.
And primarily it is,
and I'll give the county department heads up
that they'll be asked probably to weigh in on their opinion
as well, looking at the, What we're calling this,
your traffic post sign for outbound trucks leaving
the proposed project going westbound or eastbound on on 50
and recalling the conversation we had about ingress
and egress out of this particular property at
that intersection with Route 18 or eight south.
And so why are the westbound
traffic exiting your property crossing
a a thoroughfare that's in a car sometimes challenging.
And why are we sending, we you suggesting they
go left outta there speaking specifically about larger
trucks, tractor trailer scale
and not going eastbound on that access road to the turnabout
and coming back to get in the queue.
So we have 45% of our traffic trucks
and passenger car vehicles
traveling westbound over the bridge so
that traffic would exit the site making a left
and then a right onto to Maryland eight
and using the interchanged access 50.
Right. But why not?
Because that's a tricky exit coming off the property
and onto that access road, whatever that name is,
versus turning right, going down
to the circle and coming back.
So if you go to the circle,
then you're turning right onto us 50
and you've gotta go down and no,
No, no, you go around the circle
and come back to get in the queue. I'm just curious.
Yeah, I mean that that,
That's an, it's, it's a, it's an alternate route.
So turning, turning right, going
around the circle and then coming back.
Correct. Because the, the design
of the access as shown with the auto turn exhibit shows
that you can, I, I
wb 67 I think was the truck that we used,
which is the largest tractor trailer can negotiate that. I,
I have no question about the engineering involved in a,
a truck being certified to make a particular turn.
Yeah. Fantastic. Thank you for all that information
and data I'm just talking about logistically speaking,
I come at a target and I often wait several minutes in a car
to turn left to go to that same intersection.
And I'm just wondering as a tractor trailer driver in a
circum under a similar circumstance that that would be
that much more challenging.
I'm just curious to why we're directing traffic
to the left coming out of your this
facility versus going right.
Yeah, I just, I think that's, you know,
a professional truck driver is gonna take the easiest route,
I don't think going down to the roundabout
and trying to Well,
Well there's easy and they're safe and practical.
So I'm just, we we talk about this a lot about yeah. Right.
Specifically case in point are mining
extraction facilities here in the county.
Yeah. We require them to go way out
of their way roundabout over the hill through the woods
to avoid certain intersections
or certain parts of town that are school bus heavy
or business heavy or you know,
soft shoulder, whatever the reason is.
I understand what you're saying. We
Can direct traffic where we choose to direct traffic
and I'm just wondering if that, if we're currently under
that yellow arrow that's proposed, if that's the safest
egress from your property.
I get what you're saying, it's a left, we're trying
to eliminate left turn to where Well
It's, it's a short, it's a short run there too, but
I don't think,
and maybe John can answer this is not really
a, a large truck generator.
I mean the trucks come in, deliver parts. There's
One a day or something was per Joe's I
Think.
Yeah. And I'm not sure. So we, an I analyze
traffic engineers analyze peak hour.
I don't know exactly when your truck's coming in,
but I probably not during peak hours.
I know deliveries try not to come to facilities
during peak time period.
So I would suspect your truck traffic is not gonna arrive
during that seven to 9 46 mid morning
Later in the morning, sometimes afternoon.
And I think that probably the, the small number
of trucks accessing this site
and then not being peak hour trips, I would think mitigates
any, any conflicts with the commuting public.
Okay. I see engineers representing the department,
public works and roads.
Do you have any, can you reaffirm these comments
or alleviate my concerns Mr.
Ger or Mr. Moore about egress of truck traffic on
that stretch of road there?
That's pretty congested at most times.
Also Henry here, the state highway.
That, that the state highway road, you might
Chime in.
That's fine. I, I defer to you as to
who con addresses the concern and it's not a major one.
It just seems like there's an alternate route
that might be safer and better
and why that's not being pro proposed as option A.
I don't know, is my question.
I mean, I can take it back to our
Traffic.
I think you're gonna need to be on a mic,
sir, if you don't mind.
I would add just quickly in support of Mr.
Lay's reservations, I'd hate to be the sheriff that has
to enforce unless enough space is there to clear the turn.
I don't think that road sign
that you proposed is particularly effective
and in support of Commissioner Lay's position, I'd like
to see something that says no right
or no left turn right for trucks.
Well again, we, we ran the auto turn
and there's, it's, there's adequate space
for the largest truck to, to turn left
If there's no other traffic.
Right? Well it's, it's, you wait for a gap.
It's just, I mean these are professional truck drivers,
they're gonna wait for a gap.
Yeah, no, I understand that. And they're gonna proceed.
I mean, you're also gonna have conflicts with traffic
with a truck trying to negotiate the, the roundabout.
Yes. So I, I think the safest way is to make,
wait for a gap in traffic.
It's gonna be off peak hour, make a left
and then use, use the state road
to access us 50.
I think that's the safest, most efficient route for
Trucks.
Is that the state's position as well, sir?
To the best of my knowledge, yes.
And like I said, I can take it back to our traffic engineers
and tractor division in the office
and if what their thoughts are on trying to send tractor
to trailers up to that roundabout,
that is a very small roundabout to try
to make a u-turn within it basically.
Well if you're coming eastbound, you're take,
you're cutting a u-turn on that,
that's the proposed entrance route for eastbound traffic.
Right? Sure. You're not coming off again.
It, it, it also suggests it's a little weird that
you're not, you're you're going out one way
but you're not coming in that same way.
Right? So if you turn the page, you're suggesting
that eastbound traffic go all the way down to that circle,
do that hairpin u-turn that we just mentioned
and coming back into the facility.
Why are you not getting off the exit ramp right off the
bridge and turning right and then merging over?
Well it's, I mean you're talking about going down
and turning a truck, turning around
the entire roundabout.
If you're coming from westbound 50, you don't need
to traverse through the entire roundabout. It's you're,
But it's arguably a, a similar if not tighter turn,
at least on the map we're looking at. I mean,
If you're, if you're going all the way
around the round the roundabout,
the truck's gonna be dragging its wheels through the center
of the roundabout if you're trying to,
Which I believe is built for that.
Yeah, it's, it's built for that.
But again, you know, the analysis shows that
and State Highway reviewed the study.
They reviewed the trip distribution and the number of trips
and they approved it and then they, they asked
for the truck turning radius, which we provided them.
And then we're, we're designing the access specifically
for trucks to exit and enter.
Again, I understand all the
design, engineering, and forethought.
Fantastic. Thank you. Appreciate that.
No problems, no issues. It's the simple logistics of why
you still haven't answer my question
to why are we bringing trucks in one way
but not the same way out.
It seems to me that would be, if if your argument is
where you want to position yourself, that's fine,
but it seems contradictory to me this
Way.
So I think what he's talking about is this here.
Right. So I yeah, we,
we have distributed the traffic.
There are 25 inbound
AM trips from, from northbound.
I'm on page 17.
I'm looking at this, this exhibit here,
this color coded wrap mount.
Yeah,
Yeah, that's, that exhibit's not my study.
And one page has you
leaving one way and the other way it's,
If I may add, this was an exhibit
that we put together internally
and coordination with, with tech ops to coordinate with
that study the count study that's in your packet as well.
This is not meant for everyday traffic like we're talking
about the larger trucks.
That's what this is, is meant for.
This will be an internal kind of logistics plan just
for the trucking.
It sounds like, you know, based on the time of arrival,
what we've done from the study, it's gonna be off peak hours
as Mark mentioned that left turnout of the site isn't
as much of a conflict
because there won't be as much,
much cuing at that time of day. Yeah.
But then why Okay then well, okay, fine, fine. Thank you.
Addressed and answered. Still have,
I'm waiting clarity on why inbound trucks coming from the
Bay Bridge are going under the underpass to go to
that roundabout to come back
and instead of getting off at the exit,
That's not happening.
And I didn't do that in my study.
All the traffic that's entering this site, if,
if you, I don't know if you have the study, it's on page 17,
they're arriving, they use the interchange
to access eight
and then they turn left onto Thompson Creek Road.
So this, you're talking about the long rundown and
Then I'm talking about this exhibit right there
that has him going past your facility, coming back to it
through the roundabout that we've been talking about.
Why is that the preferred means of entering
for eastbound traffic instead of getting off the exit,
immediately coming off the Bay Bridge
To reduce one left turn in that,
that lane at the intersection of Route eight
and Pine Creek route.
Okay, we can, I'm, I'm hearing con contradicting,
contradicting to ions on, on
from an expert, traffic expert
who says trucks are gonna take the path
of release resistance and then
the next comment is they're gonna go down underneath this,
go around, skip through Maloo and come back.
Okay. I, I just, I'm, I'm, I need, I still,
I'm still not super clear on why we're not doing
So can I.
Same entrance and egress pathways.
I, I, when I do a study, I try to take the
worst case traffic scenario
'cause it's the easiest path for me to get
Approved.
Sure. Human nature. Yeah.
So I had all my trips from coming across the Bay Bridge
using the interchange
and then as I said, coming down south,
The shorter run.
Yeah, right. The more logical Right.
Direct route. And we, so then we did the auto turn just
to make sure that truck traffic could do
what I'm showing in the study and they can,
and then I guess Dorsey had an alternative.
I I don't think it's a good idea to say no left turns.
I mean I think the best access is to, to keep
the full access movement.
'cause again, this is a very limited
generator in terms of tractor trailers.
And again those tractor, the tractor trailer
that will visit the site is most likely not gonna
happen during the peak hour
To the next page.
I I hear you and I, I don't necessarily agree with you,
but it's just from a presentation.
But when I'm reading this, it sounds like you're
proposing two different scenarios
and then saying they're both the best, but I'm,
I'm not. I'm I'm
Saying okay, your team is Yes,
Yes. And that,
That's, and that's confusing
to the people sitting over here that that's who are trying
to interpret your intentions. If I,
If I can just kind of summarize
and bring back, we've got four want, two inbound,
two outbound, I Sure, sure.
Two inbound, two outbound.
And the only route that differs from
what was in the traffic report was this one
where I show further down right at
The circle and coming back through through Yep. Yes. That
Was tip only to reduce any left turn at the
End.
That's not necessarily a preferred recommended route.
That's just simply the alternative route.
Simply like turning right turn only
would be an alternate route. Yes sir. Understood.
For the one tractor trailer that,
that comes each once a day during off peak hours.
Okay, now that, now that's clear. Okay.
Thank Sorry for the confusion.
No, no, it's, you leave a little, when you leave room
for interpretation, you get different interpretations.
But I appreciate you that, that Thank you. But
I completely addressed Questions.
Un unless the county department has anything to add
or subtract from that testimony on behalf
of Department of Public Works.
'cause you've been involved in this, I'm sure.
Good morning. Lee Edgar, chief engineer
with the Department of Public Works.
I'm not quite as intimately knowledgeable with regard
to the exhibit and how that all came together and such.
So the applicant is really best to speak to that.
But I am hearing the discussion and understand your question
and concern and want to provide some insight
with regard to that.
Commissioner, you're always good to add, ask the question.
As always, we're concerned about the safety
and, you know, movement for our motoring public and such.
In this case, as you brought up the, the matter of
extractions and mines
and such in the review of this project, the
trucks coming in
and out serving this are very, very few in number.
Whereas with a mine that that product is,
you have a vast quantity of vehicles coming in and out.
I would tend to agree with the applicant that
not restricting this
and leaving, leaving the access to
and from the site to the discretion
of the truck driver would be the best scenario in this,
in this case, for example, a tractor trailer and,
and I don't know how many tractor trailers they would really
have indicate that was kind of the worst case scenario.
Making that right turn outta the site, going back
to the traffic circle
and coming back, the vehicles entering that circle,
even though it is marked with a deceleration speed
and such would coming off
of the state highway would be presumably coming at a much
higher rate of speed than, for example, vehicles coming
off of Route eight, making that turn
onto the road from that light.
They have very little time to bring up speed.
So I think if I were driving the truck leaving
that site, I would likely opt to wait for a clear movement
to make a left turn out of the site.
To your point, it may take a little while depending on the
queuing of vehicles and such,
but I think it is very situational.
And in this particular instance, the proposal as it is,
which does not have signage
or restrictions on how those
vehicles which are delivering materials to
or from the site would utilize their discretion.
It would probably very be a very challenging thing
to implement, unlike a mine for example, where
that is the business
and the drivers are very much trained to adhere
to a haul route when you have a manufacturing facility
and a occasional deliveries which may be coming in
and out, different, different drivers
and every, it would be very, very difficult if not,
you know, really logistically impossible to
enforce a haul route
and could enter some confusion into that
for the drivers who are doing it.
So you're, you're very good to ask the question.
I think there are valid questions in the terms
of the motorist that's going to be pulling out,
but I would agree that it's best to be left to the driver
for that particular delivery.
And so Mr. Edgar, thank you, appreciate that greatly.
Good points all, would you, just to clarify your comments,
you would not be in favor of a sign suggesting that in,
in the application package, quote, attention all trucks,
no left turns unless there's enough space
to clear the eastbound drive lane.
That seems as Mr.
Till Commissioner Tillman stated silly to enforce
and, and a and a professional trucker should know that,
that they shouldn't turn if, if it's not safe, right?
I mean what was that a, whose recommendation was that?
The, a recommendation of the traffic expert
for safety purposes or that
That was our internal clarity.
Just notify all truck drivers if we supposed
to sign on our gate, on the gate
of the site as they're leaving.
Okay. This wouldn't be an an out
On the road.
See it's not a legal enforceable traffic
sign, it's just a Correct.
Hey guys, you're gals,
you're coming into a congested area, right? Be
Mindful practices. Yes. Okay.
That work for you? Yeah. Yeah. Gotcha. Thank you Mr. Greg.
Appreciate it. You're very welcome. Thank you.
I would like to note that art's been among us for a while
And if he doesn't connect he may do his vote
through me, if that's okay.
Okay, sure. Been emailing back
and forth as long as you're okay, Lindsay.
Yeah, as long as you announce it. Okay. Yep.
Okay. Any other questions?
Other comment? Sure.
I arrived a little late and wasn't able to sign up.
If I can, can I submit this for all of the commissioners,
commissioners, Jay Aleg, queen Ann Conservation Association.
I'm not here to oppose this project,
but I did wanna raise just a couple of things for you all
to consider and also hope to make an appeal
to the applicant himself
because there might be a couple of things here
that could both be a soft cost savings
and also beneficial for the environment.
So I did, I reviewed their storm water management plan
when it comes to the Chesapeake Bay
and Maryland's rivers and creeks.
We're making a lot of progress in a lot of areas,
but the one area where we continue to fail is storm water.
And the applicant is doing what's required right now,
but there might be a better way to do this
and this would be with a pervious surface
within the parking lot.
And the document that I've just
provided to you was generated off an AI search.
What it shows that a pervious parking lot can actually be
cheaper than some of the storm water management plans
that we currently have in place.
And so one of the things that I would really like to appeal
to the applicant for is to consider that and look into it
because it may be a cost savings
and it would certainly be more
beneficial to the environment.
The other two things that I just wanna mention also,
which again appeal an appeal to the applicant when it comes
to the landscaping of the property.
If you all could make a specific note
of planting only native species trees and shrubbery.
Planting native is important for a lot of reasons,
but especially in the trees.
An oak tree, for example, harbors up to 400 different
organisms locally and that can be beneficial
to the, to our environment.
And then very last on your lighting fixtures
for your buildings, there's a website called the dark sky
Dark Sky effort
and it's meant to reduce light pollution
in this area of Ken Island.
Light pollution is a problem.
There are fixtures online that are dark sky compliant,
which still provide businesses with the necessary light,
but they angle it downward
and it's not like the big floodlights
that you see all over the place.
So three environmental things that
I hope the app applicant will consider
and it could be something that we could all celebrate.
I'd love to see more businesses do these types of things
and it's a bragging, it's a bragging right
for Queen Anne's County and for the business.
And a lot of times many
of these things are less costly than some
of the other things that are out there.
So thank you for your time. Thank you.
Any other public comment?
Don't have it. Nothing. One line. Okay. Can I get a
Just one follow up on that Madam chair?
If I may, based on Mr.
F Said's comment, I'm looking over at staff.
Is this, are the landscaping plans not required
or at least in large part to be
required to be native plants?
I think the majority of these are native on site, right?
Their landscape architect is here.
Nate Ter Nate, he may be able
to answer your question about he on site.
No, from my review of the list, they appear largely native,
but I, I'm looking to you guys
that I think there's actually language in our code
that requires, we remember going
through this with previous directors.
Some, but not all. It's when readily available,
some loop in there that allows people to substitute if
we can't get stock or something.
But that's the intent is to be, if not all,
largely in part native plantings. Yes, correct.
I did have someone that wanted to make common alive.
Okay. Hello?
I am allowing her to make comment, but no one
Hello?
Did they hang up?
No, they're still there.
Let me,
Hi Lauren, if you're there, you're, you can unmute now.
I made you a, gave you the ability to at least
Just
Lauren, are you there?
I don't know.
Muted. She's saying it won't
let her on mute, but
Didn she Type her
Comment.
Yeah. Lauren, if you can type your comment.
I could read it for you. I'm not sure why it's
not letting you unmute.
Need some Elevator music. It's not allowing Yeah.
Tell
this is your only sole facility, correct?
This one that we're, yes. Yeah,
it's Yep. No other locations
Fully Relocating
From.
And you, how long you been in the business park?
Oh, six six as tech years since 17?
Yeah. Are you bringing more jobs with this building?
Maybe split. How many do you have
now and how many are you bringing?
It's, well, I mean maybe I'll just
Let, It depends on contracts, basically. But's.
Try that one. We don't Have to be
exact. It's not pass out.
Yeah. I mean it'll allow Us to get, all right.
Lauren, could you try unmuting
for us one more time? If you can hear me?
A fuller one shift of of
Employees.
Okay, but how many do, would you, do you,
if you don't wanna say how many
employees you have, that's fine, I guess.
No, we're pr it's on site on a given day
is probably around 40.
But you have people offsite too. The businesses supporting
The salespeople.
The, the vi my mic's going through. Yeah,
But maybe she's not Hearing it on.
Oh, it, it is possible if she had it muted on her end.
I'm not, I'm not getting any text response.
And I've made the meeting available so anyone could unmute
and no one's unmuting. So
Mr. Lee, in res response
to your question about landscaping.
Yes. Onsite encourages the use of native species,
the encourages the use for the on onsite landscaping guests.
Okay. She did send in a message. Thank you. Yep.
Our messages, this is from Lauren
Smuts, she said, sorry about that.
I would like to know what the applicant is doing to adhere
to the design standards in the uc zone guide,
especially in regard to compatibility
with surrounding development such as residential.
Apologies that it won't. Let me unmute.
So we've, we've submitted the UCTC design guideline notes
and memo along with the package, you know,
through the concept plan review the colored elevations
that are included and extensive with review with staff.
We were confident that we meet the standards within the
design guidelines.
It was a, a major topic of conversation during the PLA
concept plan phase.
And from that approval, we've had no substantial changes
to the design of the building
and the associated memo and code.
Okay. As you Have further comment,
She says, if they could please share some
of the elements integrated into that design
Piece.
More water.
Steve, if you want to pull up the colored
elevation or is that something Yeah.
Pull up with public comment.
Do we typically do a back and forth or is it more No.
Yeah, that's, if, if you guys would
prefer to ask, and I
I will go on record to say this does meet the
TCUC design standards.
We worked very hard with these, the applicant to, to get
to this design initially.
It, it needed some work
and they, they've come a long way with it.
So I just wanna put that out there.
There was a memo in your packets that explains all this.
Okay. Any other questions?
Any other comments?
I'm good. Can we get a
proposal recommendation?
Madam Chair? Having considered the testimony presented
and having reviewed the findings outlined in the staff
report, be it hereby resolve that the planning commission
regarding the request by a reliable development company, LLC
for major site plan approval
to construct a 40,040 square foot building for the design
and fabrication of specialty vehicles
between a 4.411 acre parcel in the urban commercial zoning
district, and is more particularly described in Department
of Planning and zoning file.
SP number 26 dash oh two dash oh 1 72
hereby finds the site plan does meet all requirements of
chapter 18.
Will not substantially increase traffic hazards
or safety concerns due to traffic generated, generated
by the proposed use.
The location or orientation of curb cuts
or the layout of internal circulation
does contain a layout of buildings, parking,
roads, and utilities.
That does not substantially increase fire, health
or other public safety standards.
Is a adequately buffered
and screened to minimize potential adverse impacts
to neighboring properties
and public rights of way
will not substantially increase stormwater drainage.
Drainage, or pollution will not have an unreasonably adverse
effect upon property values in the vicinity of the site,
will not adversely affect the public welfare
and will provide for public safety through compliance
with the state Fire code and with any applicable county
or municipal fire codes is compatible
with the general character of the surrounding neighborhood
and is consistent with the purpose, goals
and objectives of the 2022 comprehensive plan
and hereby grants minor site plan approval subject
to the following conditions.
All remaining edits and
or documents required by the Department
of Public Works planning and zoning
or any other reviewing agency be reviewed and approved.
All remaining comments, edits, and
or documents required by the Maryland Department
of Transportation State Highway
Administration must be addressed.
All required legal documents must be approved, signed
and recorded prior to obtaining final site plan signatures
All required bonds sureties review
and inspection fees must be submitted to the Department
of Public Works and the Department of Planning
and zoning is appropriate.
The conditions specified in the attached airport manager
review number three, email dated
June 18th, 2026 must be met.
And the architecture
and overall site design must substantially reflect the
documents provided.
Can I make one point of clarification?
The staff report notes minor site plan approval
instead of major site plan
Approval. I
Okay.
Apologize. I I read that.
I thought you in my mind I was okay.
Just making sure. Yes. Okay.
So may I amend my motion to, to make
that major site plan approval. Thank you, Lindsay.
It's supposed to be major. Yep. Apologize for that. Yep.
I Okay.
All those in favor? There's a like a second
for public comment.
I'm sorry. Second. Second. All in favor? Opposed?
So did we get art's vote art?
He hasn't emailed me. Right.
And board member Eberts Berger votes in favor of the motion.
Okay, so moved. Thank you. Thank you very much. Thank you.
Thank you. Public comment
there being none.
Can I get my favorite resolution? Ajour?
Second. Second? Second. All in favor? Aye. Aye.