The Queen Anne's County Planning Commission voted to grant concept plan approval Dec. 11 for SP25-08-0159, clearing the way for Reliable Development Company LLC to pursue a 40,040-square-foot fabrication facility for TechOps Specialty Vehicles on Ellendale Farm Lane in Stevensville.

Steve Johnson, senior planner, described the 4.411-acre parcel and noted the project would disturb 0.188 acres of non-tidal wetland and 0.435 acres of associated buffer, triggering Maryland Department of the Environment authorization at site plan. The parcel is partly subject to an FAA overhead flight easement limiting height to 35 feet; the proposed structure is 34.8 feet tall and complies with that restriction.

Applicant representatives said the company currently employs roughly 40–50 people and operates one shift but expects to expand into the larger facility; the company said some projects are sensitive to discuss but listed Homeland Security and mobile-library vehicles among its work. Traffic consultant Mark Healy said the submitted APFO traffic impact study and highway capacity analysis show intersections would operate at C or better.

A nearby resident testified to existing congestion at the Route 8/Target intersection and raised stormwater concerns; the traffic consultant said site access would be designed for commercial entrance and the team will provide vehicle turning analyses and address SHA comments at site-plan stage. The commission asked the applicant to include truck routing and other mitigation in the next submission.

Vice Chair moved, and commissioners amended the motion to reference staff findings of fact; the motion was seconded and approved. Conditions require addressing remaining reviewing-agency and airport-manager comments and that the architecture substantially reflect the materials submitted.