Staff previews Owings rezoning application to allow redevelopment of nonconforming gas station

Staff presented an informational work session on a zoning map amendment (map amendment 25-01) for properties on East Chesapeake Beach Road in Owings. The application would rezone several parcels (including 136 and 150 East Chesapeake Beach Road) to the Town Center Core district, which would allow a modernized automobile filling station as a conditional use.

Planner Will Hager said the existing gas station is a nonconforming use in its current zoning and that the proposed rezoning would bring the property into consistency with the county's future land-use map for the Owings Town Center. Hager described the applicant's plan to demolish the existing station and a nearby single-family dwelling to redevelop a more modern facility with improved landscaping, stormwater management, septic upgrades and safer on-site circulation. He presented updated elevations showing more brick and a concept plan depicting circulation and access.

Hager characterized the session as informational; staff said they will proceed with the public-adoption process and schedule a joint public hearing with the Board of County Commissioners at a future date. Commissioners asked staff about recent traffic-count trends (MD 260 counts showed an average daily volume of 7,045 vehicles in 2023, down from 7,971 in 2013) and about the nearby vacant parcel that previously had a prospective applicant (Royal Farms) but no active proposal at present. Hager noted traffic counts can vary by sampling and that the change may reflect variability in counts rather than a sustained trend.

No vote was taken; the item will proceed to the public hearing phase in the adoption process.