The Proposed Wawa in our Neighborhood
Updated February 13, 2006
Carroll's Addition is a small historic neighborhood in the
heart of Easton. Carroll's Addition was formed in the late nineteen-teens
after the old Carroll farm was sold to be subdivided into a neighborhood
at the edge of town. The Carroll home dates to 1840 and still
stands in all its beauty in Carroll's Addition today. The modest
arts & crafts homes that make up Carroll's Addition were
mostly built between 1920 and 1950.
This historic neighborhood is made of strong homes and strong
people with a sense of community. It is a neighborhood of community
Christmas parties, summer picnics, and front porch visiting.
Like the venerable old houses in the neighborhood, the way of
life is very much a relic of a bygone era
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In late June, 2005 members of the Carroll's Addition community
were made aware of an impending disaster that was to happen to
our neighborhood. Community members were aware that a Wawa Convenience
store was to come to Route 50 and Dover Road, on the site of
the old Shell Service Station. What community members did not
know was that the Planning & Zoning office in Easton required
Wawa to put entrances and exits to the super store into our neighborhood,
dumping its traffic, noise, light, trash and crime right into
our neighborhood.
Community members rallied, formed the Carroll's Addition Neighborhood
Association and attended a Town Council meeting, sure that this
was an oversight by our town and that every effort would be made
to rectify the problem. We didn't know that we'd be in for the
fight of our lives to save our neighborhood, our way of life
and our property values.
We need everyone's help in this fight. Big corporations like
Wawa have come to expect small towns across America to roll over
to them. This could happen anywhere. Please join us in our struggle
to save the neighborhood.
Here is a timeline of events:
1. November 21, 2002 - First mention of Wawa on Dover Road
and Route 50 in Planning & Zoning meeting minutes. Here the
town mentions that Wawa's architecture needs to be in compliance
with the town's Comprehensive plan, but somehow overlooks the
fact that the parcels of land that Wawa intends to build on are
shown as RESIDENTIAL in the same Comprehensive Plan. This also
the meeting where the P&Z office instructed Wawa to put entrances
and exits into our neighborhood.
Read
the Planning & Zoning Meeting Minutes from November 21, 2002
2. June 19, 2003- Wawa comes before P&Z with a revised
site plan. Meeting minutes state twice that Wawa is to work with
the Town Engineer, (Tom Hamilton) to address traffic and lighting
issues.
Read
the meeting minutes from June 19, 2003
3. December 18, 2003 - P&Z officials address the Hampton
Inn slated for Route 50 with ingress/egress into Carroll's Addition
and note that the hotel, Pizza Hut and other retail establishments
will share a thoroughfare with Wawa.
Read
meeting minutes from the December 18, 2003 P&Z meeting
4. June 13, 2005 - Draft Zoning Ordinance Workshop- Wawa rezoning
discussed with the Town Council. Meeting minutes state "The
zoning changes around the Wawa proposal were discussed. Mr. Smith
stated that this was proposed by the Town of Easton to clean
up the zoning and make it consistent with their building site".
Pretty nice to make zoning changes to accommodate Wawa's building
site, eh?
Read
the Draft Zoning Ordinance Workshop meeting minutes
5. Late June, 2005 - The Carroll's Addition neighborhood learns
that the town granted
a building permit to Wawa to demolish five affordable houses
on ChoptankAvenue and approved a site plan allowing then to illegally
put an entrance and exit on Choptank Avenue. Community members
come together to form the Carroll's Addition Neighborhood Association
and rally to attend the next town council meeting on July 11,
2005. |
ALERT
SECTION - Updated February 13, 2006
Lots of new letters to
the Editor appearing in the February editions of the Star Democrat in regards to the upcoming hearing on Feb 16th, 2006 at 1pm
The below Editorial appeared in the Star Democrat Feb. 13, 2006
Wawa starts again
Last November, Easton residents dodged a bullet: the Board of Appeals determined Wawa’s site plan for a proposed store at Route 50 and Dover Street was illegal. The gas pumps, entrances and exits were unlawfully and dangerously close to neighboring homes and intersections. To do business in Easton, Wawa needed to return to the drawing board and develop a site plan congruent with town zoning laws and ordinances. Now completed, the new plan is a testament to Wawa’s disregard for Easton residents and zoning regulations. There are no significant changes in the proximity of the pumps, the entrance or the exit. On Thursday, Feb. 16, at 1 p.m., Wawa representatives will be attending Easton’s Planning and Zoning board meeting requesting special exceptions to allow them to build from their new plan.
No matter where you live in Easton the ruling will affect you, your property, and the quality of life you can expect in the future. If the exceptions are granted, not only Wawa, but any developer can receive exceptions to build wherever and however it suits them — despite the repercussions to your property or your standard of living.
The Planning and Zoning board members are your friends, relatives, neighbors and colleagues. Your voice counts. Please contact the board members. Ask them to make decisions that protect the best interests of their friends and neighbors — Easton’s residents.
There is also a petition being circulated. For information on signing please see the top of this webpage
HILARY HOLZER, Easton
---------------------------------------------------------------------The below Editorial appeared in the Star Democrat October
18, 2005
Now is the time to put our people first
Two facts are clear concerning the Wawa
crisis. First, Wawa’s proposed egress onto Choptank Avenue
is a nightmare. To turn to the left would bring traffic to the
extremely busy Sts. Peter and Paul elementary and high schools.
To turn right would direct traffic toward
an already overburdened Dover Street, with its inordinately long
backups at Route 50, thus causing a collateral backup into the
filling station. The only reasonable exit from Wawa is onto Route
50.
Wawa could accommodate this by creating
a merge lane. If Wawa desires to become a business player in
Easton, destroying the neighborhood can only engender citizenry
ill will.
Second, however, is the Town of Easton’s
unconscionable failure to represent its citizens in that neighborhood.
The Town and Wawa should start over and devise a new plan. If
the Town and Wawa fail to do so, who could blame the citizenry
for taking the town and Wawa to court jointly, tying up the project
for years?
With an imminent decline in property values
and their neighborhood’s destruction, they would have no
other recourse.
Think of the opportunity for some decent,
politically ambitious attorney to represent them pro bono, that
lawyer’s stock on the rise to campaign for democratic reform.
Easton has the opportunity to repair the
damage to its leadership and representation. Wawa has the opportunity
to develop a reputation for caring for the neighborhood.
BISHOP JOEL M. JOHNSON,Easton
Bishop Johnson is rector of Saint Andrew Anglican Church
More
Editorials | Articles
in the Star Democrat | Wawa Problem Page |
6. July, 11, 2005 - Carroll's Addition resident and representative
Hilary Holzer addresses the Easton Town Council at a televised
meeting explaining community concerns about the approved Wawa
site plan, its traffic, light, noise and crime impacts on the
Carroll's Addition community. Town Council President John F.
Ford dismisses the issue as a simple house keeping item and states
that the Wawa plan has been approved and therefore it is too
late to discuss the matter.
Read
town council meeting minutes from July 11, 2005
7. Carroll's Addition neighborhood rallies together and with
the help of Ward 2 Councilman Scott R. Jenson, approaches Wawa
to request a meeting to discuss options on landscaping and an
amendment to the current traffic pattern which would dump on
to Choptank Avenue. The neighborhood volunteers to donate labor
to help with additional landscaping.
8. August, 2005 - Wawa attorney, Ryan Showalter advises Carroll's
Addition representatives that Wawa is unwilling to meet to discuss
an alternative site plan.
9. August 30, 2005 - Carroll's Addition resident Elizabeth
Lee files an appeal of the building permit based on the following
violations:
Article 6: 608.2 (A) (3) (f) Automotive Repair Garage and Gasoline/Service
Station: No vehicular entrance or exit to such a facility shall
be located within one-hundred (100) feet of any intersection.
AND
Article 6: 608.2 (A) (8) (c) Convenience Stores: No entrance
or exit to such a facility shall be located within one-hundred
(100) feet of any intersection.
Both the entrance/exit on Choptank at South Street and the entrance
exit on Choptank Avenue at Front Lane violate this ordinance.
Read
the ordinance
10. September 6, 2005 - The Carroll's Addition neighborhood
rallies again. Carroll's Addition resident, Hilary Holzer presents
a petition with over 275 signatures from neighborhood and town
residents to the Town Council, and discusses community concerns
about the impending Wawa. Mrs. Holzer notes that the approved
rezoning of the five parcels of land allowing Wawa to build are
in conflict with the Town of Easton Comprehensive Plan and Article
8: Section 806.2 (4) which states "the site plan and the
proposed use or uses do not cause any adverse impact upon the
health or safety of persons residing or working in the area surrounding
the site or upon the character of the neighborhood surrounding
the site;" Ms. Holzer speaks to the issues of traffic in
a neighborhood with no sidewalks and narrow streets and trash,
crime, light and noise impacts.
Community member, Elizabeth Lee speaks to the Council stating
that she had filed an appeal to the Board of Appeals. Town Planner,
Mr. Hamilton suggested that the citizens of Carroll's Addition
were at fault due to inaction and suggested that the town had
notified the citizens by newspaper notices, signage and meeting
minute postings on the Town website. Ms. Lee noted that as of
September 6, 2005, meeting minutes were more than six months
in arrears on the Town of Easton website.
Community Tom Alsbach addressed the Council noting that the current
Zoning ordinance calls for a special exception for gas stations,
and that one was never applied for by Wawa.
The Easton Town Council vows to do all they can to help amend
the problem and work with the neighborhood.
Read
meeting minutes from this meeting
View
the Town of Easton Comprehensive Plan Land Use map showing Choptank
as residential use, not commercial
View
the Table of Permissible Uses stating that a gas station requires
special exception in CG zoning. Note that no special exception
was applied for or granted
11. September 21, 2005 - Town officials asked for a meeting
with representatives from both Wawa and Carroll's Addition. In
this meeting the Town attorney admitted that the Town was "legally
in error" by approving the Wawa site plan with its entrances
and exits on Choptank Avenue. This public admission suggested
to the citizens of Easton and Carroll's Addition that the town
recognized the error and would make every effort to correct the
problem.
12. October 9, 2005 - Despite the law against entrance/exits
within 100’ of intersections and citizen concern, Easton
town attorney, Chris Kehoe informs Carroll's Addition representatives
that the majority of the Town Council seems inclined to support
a compromise allowing Wawa to move forward with one entrance
on Choptank Avenue at Front Lane. The council is studying the
intersection issue.
13. October 17, 2005 - In open Town Council meeting, Councilwoman
Moonyene Jackson-Amis addresses residents of Carroll's Addition
stating that the council is working to solve the Wawa issue with
both a mind toward resident rights and the rights of the Wawa
Corporation as a landowner. Councilwoman Jackson-Amis requests
that residents and citizens give the Council time to work on
this issue and save paper by not writing.
For Review: The following are ordinances and/or Comprehensive
Plan designations that have been broken by approving the Wawa
site plan:
ARTICLE 5: Table 5.1 Table of Permissible uses
B. Commercial uses, number 47: Gasoline/Service station: under
CG zoning, requires special exception
No special exception was applied for or granted to Wawa.
ARTICLE 6: SECTION 608 SUPPLEMENTAL USE STANDARDS
608.2 COMMERCIAL USES
(3) Automotive Repair Garage and Gasoline/Service Station
b. The entrance or exit at such establishment shall be at least
fifty (50) feet from any lot zoned residential.
f. No vehicular entrance or exit to such a facility shall be
located within one-hundred (100) feet of any intersection.
(8) Convenience Stores
c. No entrance or exit to such a facility shall be located within
one-hundred (100) feet of any intersection.
Both entrances and exits on Choptank Avenue at South Street and
Front Lane violate these ordinances. The town attorney, Chris
Kehoe has openly admitted this "legal error", yet the
town has agreed to one illegal entrance.
ARTICLE 8: SECTION 806: SITE PLAN REQUIREMENTS
806.2 GENERAL
1) the site plan meets the design principles and standards and
required improvements set forth in this Ordinance, the Town Comprehensive
Plan, the Town of Easton Subdivision Regulations, and other ordinances,
regulations, and policies established by the Town of Easton.
Site
plan is in conflict with Comprehensive plan which shows the five
parcels as residential. View the Town of Easton Comprehensive
Plan Land Use map showing Choptank as residential use, not commercial
(3) the proposed use or development activity will not substantially
increase traffic hazards due to traffic generated by the proposed
use, the location of curb cuts or the layout of internal traffic
circulation;
Site plan does substantially increase traffic hazards in neighborhood
due to traffic generated by the proposed use.
(4) the site plan and the proposed use or uses do not cause
any adverse impact upon the health or safety of persons residing
or working in the area surrounding the site or upon the character
of the neighborhood surrounding the site;
Clearly adversely impacts the safety of neighbors and the
character of the neighborhood.
Any site plan which does not satisfy the above stated requirements
can and shall be denied by the Planning Commission or the Town
Planner.
Okay….the Wawa site plan clearly does not satisfy these
requirements. Why then was it approved?
COMPREHENSIVE PLAN:
The town Comprehensive Plan designates the 5 parcels of land
on Choptank Avenue as RESIDENTIAL. Clearly building a Wawa on
these sites is in conflict with our Comprehensive Plan.
View
the Town of Easton Comprehensive Plan Land Use map showing Choptank
as residential use, not commercial
Thank you for your support!
The Carrolls Addition Neighborhood
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* Thank you! We obtained
over 275+ signatures in support of our requests to both
Wawa, Inc and The Town of Easton, Maryland which helped to require Wawa to re-submit their site plan appliation.
We are now collecting signitures for the Feb 16th and Feb 28th, 2006 meetings. See the top of thei page for information on how to sign the petition. |
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