Large Sign, Turning Lane Among Issues With Proposed Royal Farms

A proposed Royal Farms convenience store will need a few cosmetic changes before being built at a busy Eldersburg intersection, the Carroll County Planning and Zoning Commission decided Tuesday.

The panel asked for aesthetic changes to the project, which is slated for a 1.6-acre lot at Route 32 and Route 26.

The changes include the size of the gas price sign, the entrance to the business from Route 26 and the aesthetic of the cooling condensers located on the side of the building facing the road.

Following an Aug. 22 meeting with the Technical Review Committee for the county, Patrick Varga, the county’s development review project manager, said that the sign was reduced to 20 feet by 10 feet and would feature brick masonry to complement the building.

But the planning commission thinks it's still too much.   

“Some of us were on the commission when we worked on the ,” said Dennis Wertz, chairman of the Carroll County Planning and Zoning Commission. “Does it really need to be that big?”

“The prices are what drives our business we need to make sure we get people’s attention,” said a representative from Bohler Engineering Tuesday. “ is big and they’re close to the site. That’s what we’re competing against. You can barely see the Walgreen’s sign.”

In addition to the sign, the commission asked that something be done to better hide three cooling condensers located on the side of the building that would be visible from Route 32.

But the condensers could not be moved to the roof as proposed by the commission without the building losing points towards its LEED certification, a system by the U.S. Green Building Council developed to help building owners identify green building options, according to Bohler Engineering.

“We now have an appearance issue versus a mechanical issue,” said Carroll County Commissioner Richard Rothschild, District 4. “The nature of this design makes it hard to be pretty.”

The third issue brought up by the commission includes concerns about traffic surrounding the business. The Liberty intersection is one of the busiest in the county, leading the commission to ask Varga to look into asking the State Highway administration about putting in a turning lane and deceleration area before the entrance to the proposed business.

Some local residents believe that the proposed business would be good for the community while others think another convenience store and gas station is too much.

“I certainly don’t have anything against Royal Farms,” said Ross Dangel, longtime Eldersburg resident and former member of the Freedom Area Citizens' Council. “It will be better than what we have now, but the community was hoping for a Double T Diner and it had been planned for a long time. I’m just upset we didn’t have better community comment since the business is going to be so visible.”

“If it brings revenue and jobs to the county then I say yes. A vacant lot brings nothing to our town,” said Patch commenter .  

“Maybe that's the best we can do, but I don’t think so,” said Sykesville resident Patrick Komiske. “For many this intersection says ‘Welcome to Eldersburg or even Welcome to Carroll County.’ If it must go in I hope it will have superior construction and quality street presence but it’s difficult to hide the glaring lights of 16 pumps and neon fast food!”

The business would become the first to fill the empty gap left by the demolished Korner Karry Out and Milt’s Liquor Store, .

The site plan includes a 5,125-square-foot building and 16 gas pumps and will bring 35 to 40 job openings to Eldersburg, according to Varga.

President of the FACC, Ellen Dix believes that the proposed business isn't exactly right for the Eldersburg intersection.

“I understand that if someone wants to build a business and they meet the requirements from zoning, they have every right to build. I’ve seen the plans and it will be a nice structure but I do not understand why those at Royal Farms thought that corner was suited for them,” said Dix.

“We already have a gas station across the street and three more down Liberty Road.”

There are eight gas stations within a three-mile radius of Eldersburg, with an additional gas station being constructed at the new on Liberty Road.

The developer will submit a revised plan that will eventually be presented to the planning commission for approval.