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Planning commission approves Royal Farms Waldorf APF findings, accepts proposed traffic mitigation
Summary
After staff and consultants presented a traffic study showing one intersection’s northbound left‑turn bay would require lengthening, the commission voted to approve the APF findings conditional on the applicant extending the left‑turn bay to 350 feet plus taper as proposed.
The Charles County Planning Commission approved adequate public‑facilities (APF) findings and a traffic‑mitigation proposal for a Royal Farms convenience store and fueling site in Waldorf.
Melissa Heibley, planner with the Department of Planning and Growth Management, summarized SDP‑250097 — a proposed 4,707‑square‑foot convenience store with 12 fueling stations on Lot 12A of the Waldorf Station project. Staff found the project would activate traffic‑impact‑study requirements; the study analyzed eight intersections and two road links and identified one constrained movement: the northbound left turn from Maryland 5 onto Brentwood Drive, which projected queueing beyond the existing turn bay.
Traffic consultant Jackie Plott said the TIS showed intersections would meet county LOS thresholds when background development and project trips were included. Using a state traffic simulation, the consultant projected queueing to about 299 feet; the applicant offered to extend the turn bay to 350 feet plus a 100‑foot taper to accommodate projected and potential future queues. The State Highway Administration participated in the review and recommended the simulation methodology.
Commissioner Jeffrey Bossert moved to approve the APF findings with the mitigation described in the staff report; the motion passed by voice vote. Commissioners commended staff for the additional analysis. Applicant representatives said permits are anticipated later this year or in 2027, with construction following and an estimated build time of roughly 22–28 months.
