Rutters Plan Draws Crowd

Rutter’s presented its concept plan for approval to the Walkersville Planning Commission Tuesday, June 27, 2017. The company with a nineteen locations in Pennsylvania proposed a gas station and convenience store on a property next to the new Circle K at Sandstone Drive and Woodsboro Pike. This would be their only store in Maryland. Most people know the property for its abandoned Exxon gas station at the intersection of Glade Boulevard and Woodsboro Pike.

A large crowd gathered for the Planning Commission’s Public Hearing to oppose the plan. The residents of surrounding neighborhoods waited patiently as the Planning Commission approved a temporary buildings at Lonza and sent plans for the new Walkersville Water Treatment Plant back for changes.

Town Planner Susan Hauver briefed the Planning Commission on the concept plan from Rutter’s. This was the third time plans came before the Planning Commission this year. She read notes from the Town of Walkersville’s engineers and from other government agencies.

As reported earlier this week, the plan calls for a road to cut through the property to connect Sandstone Drive to the traffic signal at Glade Boulevard. The proposed road would be privately owned and traffic allowed through the property. The road separates the fueling stations from the store.

Four of the proposed fourteen fueling stations would offer high speed diesel for trucks. Rather than entering the property at the traffic light, Rutter’s wants trucks to turn onto Sandstone Drive and enter through a “truck entrance” just past the Circle K entrance.

David Martineau, general counsel for Rutter’s, presented the concept plan and requested a variation of the set-back for fifteen parking spaces that would be located along Woodsboro Pike. The Town requires that the spaces be located fifteen feet from the property line, but Rutter’s plan places them about seven feet from the line.

Afterward, Mr. Martineau fielded questions and comments from Planning Commission members. David Ennis, vice-chair of the Planning Commission, and Planning Commission member Michael Kuster took issue with trucks using Sandstone Drive. Both wanted trucks to use the signalized entrance. Mr. Martineau defended the need to use Sandstone to keep trucks from congesting traffic on the private road through the property. He suggested that there are already trucks turning into Sandstone for the Circle K. Mr. Kuster stated that Circle K does not serve trucks as Rutter’s proposed, because they do not sell diesel in the way Rutter’s proposes to do with their own pumps and entrances.

Planning Commission members continued pressing the issue, but the representatives from Rutter’s did not seem convinced to change their plan. Mr. Kuster asked how many trucks would use the four pumps. Rutter’s representatives did not have an answer. Mr. Kuster pressed asking, “you have to make money on this; how many trucks do you need to fill up here per hour or day?” Mr. Martineau deflected stating that he is not in finance. He incorrectly claimed that there were three pumps planned and it would take ten minutes for a truck to fill-up.

Town Commissioner Gary Baker asked about ownership of the road. Rutter’s confirmed it would be a private road.

Planning Commission member Tim Pollack asked why trucks couldn’t turn around in the space provided and exit at the light after entering from the light. Mr. Martineau reiterated his belief that the traffic would cause issues with people using the private road.

Planning Commissioners tackled the parking space set-back. The Town requires thirty-eight parking spaces, but Rutter’s proposes forty-five spaces. When Mr. Kuster asked why they planned for more than required, Mr. Martineau stated that they find that forty to fifty spaces meet the needs of this sized facility. Several Planning Commission members questioned if they would have that many customers at one time.

Mr. Pollack suggested eliminating parking places or reducing the size of their store to meet the set-back; the proposed Rutters will be almost 1,000 square feet larger than the new Sheetz (7,450 sqft compared to 6,489 sqft). Mr. Kuster suggested meeting the requirement and finding the needed spots elsewhere on the property.

Discussion returned to the road and traffic. Mr. Pollack asked about previous plans to limit Sandstone to a right-in and right-out with the road connecting to the traffic signal. He asked if the town could do that if the road is a private road. Ms. Hauver did not think that was possible. Mr. Kuster urged that the road that has been on the Comprehensive Plan be a public road, because the owner of the property could close a private road to traffic.

Finally, the residents were invited to comment. Not a single person supported the proposal.

Many raised concerns about traffic on Sandstone Drive. They pointed to the apartments for senior citizens and teenagers living in the neighborhoods who would be trying to see past trucks turning onto Sandstone Drive. Residents complained about the number of accidents at Sandstone Drive and Woodsboro Pike. Left turning vehicles queue for a long time and take risks. They worried about sight distance with trucks turning onto the road and the longer waits due to increased traffic.

They also expressed concerns of a twenty-four hour facility attracting “riff-raff” to their neighborhood. They compared the location of Sheetz as a better option, because it is not in a neighborhood.

Quite a few residents worried about the impact on the newly opened, expanded, and locally owned Circle K. They were very happy with the new convenience store and gas station. One resident praised Circle K’s owner for supporting the local cheerleader troop by allowing car wash fundraisers when no other business would allow them to use their properties.

A police officer living in Deerfield confirmed concerns of crime attracted to twenty-four hour facilities. He told the Planning Commission that he has purchased drugs as an undercover narcotics officer in the town and surrounding area. He cited the lit parking lot without being surrounded by homes to watch as a magnet for drug dealers. He noted the limited police coverage for the town cannot keep up with issues today; this would compound the issue.

The resident of the home directly behind the property expressed her fear of the proposed facility. She asked that any proposed use close at 9 p.m. and be a less intensive use.

After public comment, Commissioner Baker expressed frustration that residents complained about the state of the property, and now do not like the proposed plan to address the blighted vacant property.

Mr. Ennis moved to approve the concept plan with the exception of trucks using Sandstone Drive, that signs be posted to restrict trucks from using Sandstone Drive, and denial of the variance to the setback for parking spaces. The motion passed unanimously.

Afterward, the residents asked what happens next. Town Planner Susan Hauver explained that Rutter’s would submit a site plan that took into account the requirement that trucks use the signalized entrance and without the parking places too close to the road.

Many residents expressed concerns that they did not know the property was being sold and that the town needs facilities for kids like a skate park. Ms. Hauver noted that the town does not know when properties are sold, and Mr. Kuster pointed out that the property may not be sold, because the owner is still listed as the same that has owned the property.

Mr. Ennis explained that the proposed use is allowed by the zoning. As such, the Planning Commission cannot deny something that is allowed. He encouraged residents to attend a town meeting and tell the Burgess and Town Commissioners what they want done with the property.