Commission reviews Wawa conceptual plan; traffic, water and annexation remain unresolved

The Planning Commission on Nov. 20 received a conceptual site plan for a Wawa retail store proposed at the intersection of Stockton Road and U.S. 13 and discussed engineering, traffic and utility issues that the applicant must resolve before formal submission.

Why it matters: the Stockton Road–U.S. 13 intersection has a documented crash history and any new full-access commercial entrance will require coordination with the State Highway Administration (SHA); water-pressure tests near the site showed flows that may be below fire-flow needs for a retail/gas station use, and the developer has proposed either booster pumps or system looping to address capacity.

Planning Director Dan summarized the status: Dynamic Engineering circulated a concept plan for review; SHA appears to have delayed or placed funding for intersection engineering on hold, and that holds up intersection design work. Staff also reported a flow test on two or three fire hydrants near the site showed water pressure and gallons-per-minute lower than typical retail requirements; Dynamic Engineering said they would coordinate with the fire marshal to determine if a booster pump could address the issue and suggested hydraulic modeling to understand system-wide impacts.

The applicant and engineers described steps they expect to take: a minor subdivision administered by the county is underway and could be approved next month; annexation of the subdivided parcel into the city would be a subsequent, roughly six-month process and would require a council approval. Dynamic Engineering said the concept includes right-of-way dedication for a four-lane widening on the property's frontage, but engineers noted environmental constraints (wooded area and floodplain) and stormwater considerations that complicate full public-right-of-way dedication across the entire site.

Traffic-access discussion focused on alternatives if SHA does not fund a traffic signal. Commissioners and the applicant discussed a "service road" concept that would run behind properties to provide shared access, and also discussed a J‑turn or three‑quarter‑movement option as a potentially less expensive, safer alternative that SHA might accept. A Wawa representative said the intent is to provide rear access for deliveries and potentially a future shared private or public access road.

Representatives from Dynamic Engineering (identified in the meeting as Venus) and a project representative (Lauren) joined remotely to answer technical questions. Dynamic Engineering said the current concept was intended for SHA review and would be adjusted to meet state standards as required. Staff noted Worcester County participation on the minor subdivision and forest/conservation processes, and said any water-system extensions would be coordinated with the county and require hydraulic modeling.

No vote or action was taken; the presentation was for formal discussion and to solicit comments. Staff and the applicant will continue engineering work, coordinate with SHA on intersection options, perform hydraulic modeling for water service and fire flow, and pursue minor-subdivision approval before initiating annexation filings to city council.