Queen Anne's County planners recommend approval of Grasonville Station

The developer is seeking to change this limited development area (LDA) on the south and west sides of the development to intense development area (IDA) so that the acreage within the critical area line is consistent with the Urban Commercial zoning for the entire parcel.

As pointed out by Grasonville Station attorney Joe Stevens and supported by the staff report, this critical area is a map overlay at the fringe of the 1,000-foot Critical Area Limit. Properties adjacent to the commercial subdivision have already been pre-mapped as IDA.

With ex-officio member John McQueeney, also a county commissioner, abstaining, the planning commission's recommendation passed with a 5-0 vote. The matter moves on to the county commission for final determination.

While most citizens' concerns centered on drainage problems created on the construction site, the comments of Crystal Bowers, who read from a prepared statement, made commission chairman Foor - who is also a member of the Critical Area Commission - visibly angry.

The comments that drew his ire related to the insensitivity of the planning commission to Critical Areas and the negative legacy of allowing continued development within the Critical Area. She said that such decisions allow "development to take over nature," and that development represented "greed over nature" and that the commission should favor "nature over dollar bills."

"I'm personally offended," Foor told Bowers, interrupting her verbal presentation. She then apologized for any potentially offensive remarks, but continued to read the statement. While the statement was read into the record, she did not make it available to county officials or others at the public hearing.

Although it appeared to be an attempt to break the tension, commission member Loring Hawes told Bowers that the statement "didn't offend me." Hawes has long been a leader in Eastern Shore land conservation.

But most public concern was about operations at what has become a construction site between homes that front on Main Street (State Route 18) and the freeway. A stormwater drainage pond is nearly complete at the northwest corner of the site, but several residents complained about water in their yards and construction traffic.

Tom Davis, an engineer with McCrone Inc., explained that the drainage system, which will see water flow from lots into a central street and then to the pond, is not yet complete. He also pointed out that there is a high water table and more than normal rainfall this spring for the entire area. He said water will drain away from residential back yards when grading is completed this spring.

Construction traffic on a street that has access to the subdivision is necessary because of modifications to an existing sewer line that will serve the new development, he explained. That street cannot be used for access to the commercial development, which will have its only entrance west from Chester River Beach Road.

As per Critical Area regulations, stormwater drainage must show a 10 percent improvement before being discharged into the Chesapeake Bay watershed. Critical Area regulations also limit the percentage of impervious area, which includes land that is paved and building footprints. 

Development Review Chief J. Steven Cohoon also explained that pre-mapping of Critical Area that has the potential for development was part of the public process that led to the creation of Grasonville Sub-Growth Area and the subsequent Grasonville Community Plan.

Many developed lots on Main Street were pre-mapped as IDA, while undeveloped lots need to go through the public approval process before appropriate pre-mapped designation in the Critical Area can granted - as is the case with Grasonville Station.

Cohoon said that the total Critical Area Growth Allocation for Queen Anne's County, a total of more than 1,500 acres, represents only five percent of the total Critical Area in the county. "While some is in incorporated towns, most is in the county," he said of jurisdictions involved.

Other key elements in the Grasonville Station growth allocation petitiion include architectural standards and environmental concerns.

Speaking for the developoment, attorney Stevens said that various state agencies have signed off on the project, indicating that the site is not the habitat of any endangered species and that there are no defined wetlands.

A 20-foot landscaped area with a stockade fence on the commercial property frontage will act as a buffer between back yards of homes on Main Street and the new development. A wooded at the main entrance will be preserved.

Architect Joann Baker said that the buildings will have a human scale, with areas of windows in smaller sections and with rooflines broken up by gables and dormers. She used the example of a building proposed for lots No. 8-9, but she and Davis said that neighborhood covenants would dictate a similar style for all structures on the 12 lots.

As part of site plan approval, development on each lot will come separately before the planning commission. In addition to Lots No. 8-9, there is plan in the public approval process for Lot No. 1 at the main entrance to the commercial subdivision.

The subdivision will be served by public sewer and private wells, although Davis pointed out that the lots could eventually be served by public water.

Curbs and sidewalks will be a feature on the street serving the subdivision from the main entrance.

A possible connection from Grasonville Station's main entrance southward to the proposed curb-sidewalk project for Main Street is under consideration.