Too Many Gas Stations?

Commissioners Debate Limits

Are there too many gas stations in St. Mary’s County? 

That’s a question the commissioners mulled over at their most recent meeting. John Houser, deputy county attorney, prepared a memo with initial information for consideration. The idea to look into the “percieved…overproliferation of gas stations” in the county was proposed by a commissioner, Houser said. His initial research showed 45 gas stations, with three more currently under construction. Around half of the fuel stations were located in Charlotte Hall or within the Lexington Park Development District. 

When plans for a new gas station go before the Planning Commission (PC) or Board of Appeals (BOA), inevitably there are public comments questioning the need. Houser provided the Commissioners with a sample of these comments from projects including Royal Farms, with locations in Charlotte Hall, California, and Lexington Park, and the new Weis Gas-N-Go in Callaway. Though the public may be against building a gas station, the PC or BOA cannot act on their comments if the project meets all requirements in the Comprehensive Zoning Ordinance (CZO). This would give those boards something to stand on.

Charles and Calvert Counties both regulate gas stations/convenience stores in their CZO. Charles has special requirements for gas stations of a certain size, while Calvert only allows them in town centers as a conditional use. Houser said other counties across the state have provisions within their land use ordinances for the same purpose. 

Commissioner Mike Hewitt (R-District 2)

But there wasn’t consensus on the issue. Commissioners Hewitt, Ostrow, and Guy were against any type of moratorium or extra regulations specifically on convenience stores or gas stations. Acknowledging he owns a gas station–the Sheetz in California–Hewitt questioned if there was a detriment to the county in having too many gas stations, other than public opinion. He also wondered what would be next–vape stores, dollar stores, car washes? 

If the need has already been met in an area, limiting gas stations would free up land for development of something that is needed. The commissioners could act, Houser said, if they believed it would benefit the public’s health, safety, and general welfare. Similar rules have been enacted limiting storage units, dollar stores, vape stores, and car washes in other counties, Houser explained. 

Commissioner Eric Colvin (R-District 1)

One suggestion was requiring any project to come with a market study attesting to the need, something Commissioner Ostrow (R-District 4) favored as a general rule. He agreed with Hewitt about not singling out gas stations. A market study could become just another box to check during the process, Houser said. Commissioner Colvin pointed out that could apply to small businesses who won’t have the resources of corporation to produce such a study. He was in favor of exploring the issue because it would give the PC another “tool” when making decisions.

Commissioner Alderson agreed, saying he counted seven gas stations from Route 236 to the county line in Charlotte Hall. Alderson’s district covers northern St. Mary’s, where he’s heard from residents that they have enough choices for fuel. 

Commissioner President Guy (R-At Large) believed the more gas stations, the better the competition. Corporations already spend money determining market needs before deciding to build, and he trusted the PC to make the right decisions. Ostrow echoed this point, referencing his former career at Safeway where he was part of market review panels. Hewitt, meanwhile, said “this is a waste of time” and things are “better left the way it is right now.” Gas prices in St. Mary’s are lower than in Calvert because we have more competition, he reasoned, and that’s a benefit to the county.

When it came time for a vote, Commissioner Colvin motioned for the County Attorney’s Office and Land Use & Growth Management to study the issue and recommend whether to adopt an amendment to the CZO for future fuel stations. Commissioner Alderson supported the motion which failed when Guy, Hewitt, and Ostrow voted against it 

Next Tuesday, July 29th, the Commissioners are hosting a public forum. Attendees get three minutes each to tell the Commissioners what’s on their mind. If you have feedback about local development, attend the public forum at 6:30pm at 41770 Baldridge St in Leonardtown.

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