[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6655088,"mediaKeyId","5422771-e60523391a83ee09b11938976ce99ae5","parentId",5422771,"title","Havre de Grace planning commission approves Sheetz site plan, flags water and traffic issues before permits","audioSeconds",2868,"startMs",827000,"endMs",3695000,"viewUrl","/Search/View?dp=1&key=5422771-e60523391a83ee09b11938976ce99ae5&start=827&end=3695","thumbnailUrl","https://assets.pipeline.soar.com/5422771-e60523391a83ee09b11938976ce99ae5/thumbnail_827000.jpg","articleUrl","/articles/6655088/Havre-de-Grace/Harford-County/Maryland/Havre-de-Grace-planning-commission-approves-Sheetz-site-plan-flags-water-and-traffic-issues-before-permits","mediaUrl","https://secure.pipeline.soar.com/6655088-b0085557fa852b40ae060c267613a98c/orig.mp4?Expires=1776693674&Signature=ZvrTr1GQOjqPOvb4d37GWUFH0~qimE66qvYS6amfP237x2kFtjiLpFoqUk5HEABkZahoVIXxqtfHJLCDlIv2uq0husMWu2VTlvxH9i2twRjsTgFpWp7swLVp1qRv8oBMOVptASo0LyfJniooEuVsPSsaD0ab3kB58chUWON3KqYBi9Q~LlJRde1DHhv~uDRxXIDPmS90nKrd0mALaSh78jH~is5CH0s~7iiHuhtnTQ00QuDMfeV2EjQWdST1lfTqLhkpD79wieHyqpai0b-p05A8DVneblpuFqmEUFgIE05cmWzhdlSkvhghaM8r~xRIxsTgbhbMm-mB67EU8ryIKQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Havre de Grace, MD","date","2025-07-18T12:38:28Z","article","The Havre de Grace Planning Commission on July 17 approved a site plan for a proposed Sheetz convenience store and six‑pump fuel canopy at the Pulaski Highway (U.S. 40) and Osborne Lane intersection, voting to accept the plan as presented while leaving final determinations about water, fire protection and some intersection improvements to city staff and the Department of Public Works.

The vote to approve the site plan passed with five votes in favor and one opposed (Harry Miller, Janice Chan, Farhad Shah, Ed Girono and Chair Von Volney Ford voted yes; Commissioner Chip Place voted no). The motion on the record was to \"approve the site plan as presented.\" The planning commission also made the staff report part of the record before public testimony.

Why it matters: The site is in the Pulaski Highway commercial corridor and is a redevelopment of a 1.48‑acre property that previously held a 2,182‑square‑foot bank building. Commissioners and staff said the project advances local commercial redevelopment goals, but several infrastructure issues remain unresolved and must be addressed before building permits can be issued.

Staff overview and key conditions
The Department of Planning staff read a detailed report into the record describing the proposal as a 6,132‑square‑foot convenience store with a six‑pump fuel canopy on roughly 1.47 acres (the application materials show 6,100–6,132 sq ft depending on draft). The subject property was annexed into the city in 2023 under Annexation Resolution 2023‑21 and is zoned C (commercial). The conditional‑use approval for a gas station was granted by the commission in June.

The staff report concluded the site plan is technically sufficient for planning commission approval subject to the standard requirement that final plans (final site plan, stormwater, landscape and building elevations) meet applicable city and state codes at later review stages. The report and subsequent discussion emphasized that adequate public facilities (water, sewer, fire flow, and road/access improvements) must be demonstrated by the Department of Public Works (DPW) before issuance of any building permits.

Water supply and fire protection
Commissioners pressed staff and the applicant about water system capacity and fire protection. DPW memos in the project file (noted in the staff report) — dated April 22, 2025 and a June 27, 2025 follow‑up memo — identify concerns about water storage and required upgrades to serve new development in this zone. Staff said the city is seeking funding for a water storage (NFPA) upgrade for Water Zone 1 but that funding is not yet in place. The planning staff noted that one alternative to delays is an applicant‑provided fire protection engineer certification demonstrating adequate fire flow/storage for this site.

Applicant commitment and next steps
John Eitberger, identified in the hearing as the Sheetz representative, said Sheetz will retain a licensed fire protection engineer to work with city staff to scope and complete any necessary analyses and to propose mitigations such as on‑site storage or other options. \"We will hire a fire protection engineer to begin that process and work very closely with city staff,\" Eitberger said, adding that the engineer will study the corridor and produce documentation for city review prior to issuance of building permits.

Traffic and roadway work
The applicant presented a traffic impact study that the Maryland Department of Transportation State Highway Administration (MDOT SHA) reviewed. Traffic engineer Dave Nelson (Street Traffic Studies) told the commission the plan does not require additional through travel lanes on Route 40 but does propose adding a north leg at the intersection and modifying signal phasing: \"No,\" Nelson said when asked whether additional through lanes were required. He added the project will require signal and geometric work to add the north approach and that signal phasing would be changed (to a split phase) to improve safety and operations without adding through lanes.

Nelson and staff also noted the traffic materials showed some intersections operating at level‑of‑service F under total projected conditions that include background growth and other planned developments; MDOT assessed the study and determined the Sheetz development itself added negligible traffic justification for a new signal at the time of review. The commission heard that intersection improvements on Osborne Lane will be built to Harford County road code standards and that Osborne Lane is in SHA right‑of‑way, so final designs and approvals must coordinate with SHA.

Commission concerns and staff response
Commissioners voiced particular concern that site plan approval cannot circumvent the city’s adequate public facilities requirement. Commissioner Harry Miller urged that APF (adequate public facilities) determinations — especially for fire protection and water storage — be provided prior to approval; planning staff and DPW staff responded that APF determinations are required before building permits and that final certification or mitigation by a fire protection engineer can satisfy storage/fire flow requirements for permits.

Votes and formal actions
- The planning commission voted to enter the staff report into the record (unanimous vote of those present).
- The planning commission then voted to approve the site plan as presented. Vote record captured in the meeting minutes: Harry Miller (yes), Janice Chan (yes), Chip Place (no), Farhad Shah (yes), Ed Girono (yes), Chair Von Volney Ford (yes). Outcome: approved. The commission’s approval is site‑plan approval; building permits and any construction cannot proceed until DPW and other reviewing agencies confirm APF and final plan requirements are met.

What remains: final plans, DPW determinations, and permitting
Staff and the applicant emphasized that final landscape, stormwater, and site plans will be submitted and reviewed in subsequent steps and that DPW must resolve water, sewer and fire protection issues before building permits will be issued. Records in the file include a Harford County Health Department letter dated May 13, 2025 and DPW review memos dated April 22 and June 27, 2025. Planning staff and the applicant said additional technical documentation — notably the applicant’s fire protection engineer report and an updated GHD water model for the system (pending delivery to the city) — will be required and reviewed by DPW prior to permit issuance.

The commission’s approval advances the project through the city’s development review process but does not authorize construction until DPW and other required final approvals are granted. The planning staff said additional comments and any final plan conditions will be provided to the applicant at the time of final submissions.","mediaType","Video","parentTitle","Havre de Grace Planning Commission July 17, 2025","oneSentenceSummary","The Havre de Grace Planning Commission on July 17 approved a site plan for a proposed Sheetz convenience store and six‑pump fuel canopy at the Pulaski Highway/Osborne Lane intersection, while planning staff and commissioners said Department of Public Works determinations on water storage, fire flow and intersection adequacy must be resolved before building permits.","taxTitle","Havre de Grace, Harford County, Maryland","taxId",52147,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6655083,"Planning commission reviews redlined rules and procedures draft; plans final vote in August",2892,3697000,6589000,"/Search/View?dp=1&key=5422771-e60523391a83ee09b11938976ce99ae5&start=3697&end=6589","https://assets.pipeline.soar.com/5422771-e60523391a83ee09b11938976ce99ae5/thumbnail_3697000.jpg","/articles/6655083/Havre-de-Grace/Harford-County/Maryland/Planning-commission-reviews-redlined-rules-and-procedures-draft-plans-final-vote-in-August","https://secure.pipeline.soar.com/6655083-6a61b8cae9a93b6d86dbf20e220996f6/orig.mp4?Expires=1776693674&Signature=ZGkwhd7I4lHH9Bv22Ki5ca69jYc-FhbxnMF8v-8CA1l9VHMGd28Yf~gL1GskQcu2Z1ZBXFHg5EfzYp1dA~b4Lp3axb~2TUFnocyVtv-YwAz24NmAzlmWXnlM1vZDt4aR86Y6MYj~tY0kcAOipQS3aaKS6ISzRFORTcSgLYMQ-d~2lClUgsEFBcjnOL2MyhUinGDR5QHANZlf5OmTqX63ax272zqO65FtkqwGX43wvKWSU2AO9Pl9Qqcs4D7OcGrT~~XK6FlwK2H0XDIsdLMP42ZzAHEWvva0J~XNNj-C5AqoAQHVt5LfoD6kj1qvWb0TJ48uA7jF87GC4qOZCqxV9Q__&Key-Pair-Id=KUT5TJCACFTXG","The Havre de Grace Planning Commission on July 17 devoted the latter part of its meeting to a page‑by‑page review of a redlined draft of rules and procedures prepared by the city attorney. Commissioners discussed membership and appointment language, the role and appointment of a council liaison, oath wording for testimony, acceptance of written public comments, and guidelines for site visits. The commission agreed to circulate a cleaned‑up draft and to consider final adoption at the August meeting.

Why it matters: Rules and procedures govern how the commission conducts quasi‑public hearings, handles evidence and public comment, and coordinates with city staff and other elected officials. Changes discussed affect transparency, due process for applicants and the public, and compliance with state open meetings requirements.

Key items discussed
- Membership and liaison role: Commissioners and staff clarified that the mayor appoints commissioners, that the body consists of seven regular members plus one alternate, and that council liaisons are appointed by the council president in most cases. Commissioners noted that the draft removes a sitting council member as a voting commissioner and changes that position to a council liaison role so the liaison no longer participates in deliberative votes.

- Elections and nominations: Language was tightened to require nominees for officer positions to be present or to provide written confirmation of willingness to serve; the draft removes proxy voting. Commissioners agreed to change wording to \"shall\" in the nominations section to make presence or written acceptance explicit.

- Oath and testimony: The commission agreed to streamline the oath language for witnesses and to allow the chair to administer a single group oath before testimony rather than individually swearing every speaker at the outset. Commissioners also agreed the chair should have discretion to swear in a member of the public if that person presents factual evidence that would be treated as testimony.

- Written public comments and record handling: Commissioners discussed how written comments should be handled in compliance with the Open Meetings Act and applicants’ due‑process rights. The commission directed that all written submissions go to the Department of Planning for distribution to commissioners and the applicant with an appropriate deadline so materials can be reviewed in advance; the department will set the operational deadline and format for written submissions and will post submissions with the record when appropriate.

- Site visits: Commissioners debated language governing site visits. Several commissioners expressed that members routinely visit sites to understand context and that visits should not be unduly restricted, but that if a visit involves more than a quorum or entry into inhabited buildings, the Open Meetings Act and courtesy notice rules apply. The commission asked staff to prepare a clearer, simpler paragraph on site visits and circulation practices for review at the next meeting.

Next steps
Chair Von Volney Ford said the city attorney’s redlined draft and commissioner edits will be combined into a clean version for circulation; the commission aims to vote on the final rules and procedures at its August meeting. Commissioners asked staff to finalize the language on written submissions, site visits, and liaison appointment mechanics before that vote.

Quotes and process notes
- Chair Von Volney Ford opened the rules discussion by saying he had drafted the rules more than a year ago and then sent them to the city attorney for redlining; he asked commissioners to take the document \"page by page\" and suggested adoption at the next meeting.
- Commissioners and the city attorney repeatedly emphasized the need to coordinate written public comments through the Department of Planning to preserve due process for applicants and to comply with open‑meetings rules.

The discussion did not result in final adoption; commissioners asked staff and the city attorney to produce a clean version reflecting agreed edits for formal consideration in August.","The Havre de Grace Planning Commission spent the July 17 meeting reviewing a redlined draft of rules and procedures prepared and edited by the city attorney, agreeing on language changes and scheduling a final version for adoption at a future meeting.","actionData","errors"]

Article not found

Havre de Grace planning commission approves Sheetz site plan, flags water and traffic issues before permits

Planning commission reviews redlined rules and procedures draft; plans final vote in August