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Planners continue Hollywood Commercial Center concept after community raises traffic and utilities concerns
Summary
A proposed 50,200 sq. ft. Hollywood Commercial Center drew extensive public comment on traffic safety at the Route 235/245 ‘Lazy X’ intersection, state highway reviews, water and sewer extension timing and future development of an adjacent 8‑acre parcel; the Planning Commission continued the case to Jan. 25, 2016 for more information.
Planning staff and applicants presented a concept site plan Dec. 14 for the Hollywood Commercial Center — a proposed multi‑use commercial development featuring about 50,200 square feet of buildings on roughly 14 of a 22‑acre parcel at the northeast corner of Route 235 (Three Notch Road) and Sotterley Road/Old 3 Notch Road. Staff said the parcel is zoned Town Center Mixed Use (TMX) and the proposed uses are consistent with zoning.
Why the hearing was extended: Residents and commissioners pressed the developer and county staff for additional, written detail on several points the staff report or applicants had not fully documented, especially: traffic impacts at the Route 235/245 intersection, required right‑of‑way dedications and proposed off‑site roadway geometry; State Highway Administration (SHA) comments and whether SHA had reviewed and accepted the submitted traffic impact study (TIS); water and sewer extension timing and whether nearby residences would be required to connect; the presence of an 8‑acre conceptual layout in the applicant’s materials that showed a large additional parking area or alternate development; and validated certified‑mail notice receipts.
What the applicant described: Nick Leffler of Kimley‑Horn and Associates and traffic engineer Edward Papazian told the commission the project is planned to be built in three phases (convenience store with motor fuel sales nearest the intersection, restaurant/retail pads and larger retail pads). The applicant described three site accesses — 1) a primary entrance on Sotterley/245; 2) an entrance on Old 3 Notch Road intended mainly for local traffic; and 3) a right‑in/right‑out on MD 235. The site plan shown to the commission proposed smaller dispersed parking lots (totaling roughly 80–100 primary spaces in several lots) and an on‑site pump station and public water extension tied to a nearby Hollywood water tank to provide public water and sanitary sewer service.
Traffic safety concerns and agency reviews: Commissioners and public speakers repeatedly described the intersection of MD 235 and MD 245 (the local “Lazy X”/Hollywood intersection) as congested and difficult to navigate. Staff and the applicant said SHA and county Department of Public Works (DPW) had provided review comments and that DPW recommended off‑site shoulder, auxiliary turning lane and other modifications, with phased off‑site improvements tied to the project’s three phases. DPW deputy director John Grover told the commission the intersection currently operates at LOS B under background conditions and that the project would push conditions to LOS D in a future phase unless the proffered improvements are implemented; Grover said the planned improvements could restore operations closer to LOS C with mitigation. Applicant representatives said SHA had provided review comments (a Dec. 9 SHA letter was referenced at the hearing) but commissioners requested full written SHA comments and the TIS submittal package for the record.
Water, sewer and service area questions: Kevin McFadden, identified as the real estate developer, and MetCom representatives told the commission the project would extend a MetCom water line and a Sanitary pump station on site. MetCom said no mandatory connections would be required when water and sewer were extended; properties could choose to connect later. MetCom also said a new water tower serving the area was scheduled to be completed in February (presented as February in the meeting) and that developer‑provided facilities would have to meet MetCom pressure and capacity standards.
Public concerns and the applicant’s response: Numerous nearby residents — including Brian Granados, Diane Johnson, Mike Thompson and others — objected or asked for more analysis, focusing on queueing at the new entrances, whether right‑turn and left‑turn storage would be adequate, the proximity of proposed accesses to existing crossovers and emergency accesses along MD 235, and the presence of an 8‑acre conceptual layout in the plan set that showed a large parking field or future use. The applicant said the 8 acres were not part of the current development application and represented a conceptual utilities/layout exhibit for capacity planning; the applicant and staff confirmed any future development of that acreage would require separate public review.
Commission action: The Planning Commission voted to continue the public hearing and leave the record open. Commissioners said they wanted written SHA review comments and the traffic impact study resubmitted in full, clearer right‑of‑way and dedication figures for frontage improvements, documentation of certified mailing receipts, and details from MetCom about capacity and the new water tower. The commission set the continuation for Jan. 25, 2016 (the applicant requested an earlier date where practicable; commissioners agreed to the later January date to allow SHA response during the holiday period).
Ending: The commission did not vote on concept approval. Commissioners emphasized safety at the MD 235/245 intersection as the principal outstanding public‑safety issue, and asked staff, DPW and the applicant to coordinate with SHA and MetCom to provide the requested technical documentation before the continued hearing.
