december 18 2024 planning commission packet

CENTREVILLE PLANNING COMMISSION

December 18, 2024 Liberty Building - 2nd Floor 107 North Liberty Street 7:00 p.m.

A G E N D A

I. CALL TO ORDER – Kara Willis – Chair II. Chair’s Announcements III. Review of Minutes from Previous Meetings a. November 20, 2024 meeting minutes b. December 4, 2024 work session minutes IV. Opening Statement V. Citizen Comment (Citizens are requested to keep their comments to three minutes) VI. Appearances VII. New Business VIII. Old Business IX. Zoning Issues – Discussion a. Review Future Land Use Map Amendment comments

b. Draft Traditional Neighborhood Development Complete Neighborhood Planned Unit Development language X. Miscellaneous Business / Correspondence a. Approved Building Permit list issued November 2024 XI. Citizen Comment (Citizens are requested to keep their comments to three minutes) XII. Council Member Report XIII. Adjournment Wes Moore, Governor Rebecca L. Flora, AICP, Secretary Aruna Miller, Lt. Governor Kristin R. Fleckenstein, Deputy Secretary

November 26, 2024 Kara Willis, Chair Planning Commission The Town of Centreville 101 Lawyers Row Centreville, MD 21617 Dear Chair Willis, Thank you for the opportunity to comment on the Town of Centreville 2023 Comprehensive Plan land use map amendment (Plan Amendment). The Maryland Department of Planning (MDP) believes good planning is important for efficient and responsible development that addresses

resource protection, adequate public facilities, housing, community character, and economic development. Please keep in mind that MDP’s comments reflect the department’s thoughts on ways to strengthen the town’s draft Plan Amendment.

MDP forwarded a copy of the draft Plan Amendment to several state agencies for review, including:

the Maryland Departments of Transportation, Environment, Natural Resources, Commerce, Environment, and Housing and Community Development. To date, we have received comments from Natural Resources (DNR) and DNR’s Critical Area Commission. These comments are included with this letter and any plan review comments received after the date of this letter will be forwarded to you upon receipt.

This Plan Amendment appears to be, in part, a “curative” amendment to consistently align the land use designations, zoning classifications, and/or existing development on several properties within the municipal boundary. Indeed, four (4) of the five (5) map amendments fit this curative description and are currently within the town (identified as items 1, 2, 4, and 5 in the town’s 60-day review Clearinghouse submittal). MDP has no comment on these four (4) amendments to the 2023

Comprehensive Plan - Future Land Use Plan (Map 4).

The town’s third amendment (item 3 of 5) is identified as Tax Map 044F, Parcel 0060. The department notes that this property was annexed by the town on September 5, 2024, and the town submitted an adopted and effective resolution to MDP on November 22, 2024. Given this circumstance, it is appropriate, as proposed in the Plan Amendment, for the town to amend Map 4 to change the Municipal Growth Area (MGA) Plan land use designations (of Resource

Maryland Department of Planning • 120 E. Baltimore St., 20th Floor • Baltimore • Maryland • 21202 Tel: 410.767.4500 • Toll Free: 1.877.767.6272 • TTY users: Maryland Relay • Planning.Maryland.gov Centreville 2024 Comp Plan Amendment November 26, 2024 MDP Response Page 2 of 2 Conservation/Open Space, Complete Neighborhood, and Commercial) to reflect the entire property as having an MGA Plan land use designation of Complete Neighborhood. MDP notes that the draft

amended Future Land Use Amendments map on page 5 of the town’s submitted Transmittal Letter and Memo includes a few legend and symbology discrepancies with the currently adopted Map 4.

These discrepancies may only be intended to communicate the amendments, and the town plans to reconcile the legend and symbology of Map 4 upon adoption, but MDP highlights them in the annotated map below for the town’s consideration.

MDP also suggests that the town revise Growth Area Plan (Map 2) on page 27 of the Comprehensive Plan to show the new municipal limit and remove Parcel 60 from the growth area. The town should also consider needed amendments to other Comprehensive Plan maps, such as Growth Tier Designations (Map 1B), on page 26.

MDP reminds the town to copy MDP staff, including Stephanie Mullinix (stephanie.mullinix@maryland.gov), on the transmission of post-annexation notification documents to DLS (as described in MDP’s 8/30/24 annexation review letter to the town) so we can update our municipal data layers.

Given that the proposed Plan Amendment will change the future land use for several parcels (most Centreville 2024 Comp Plan Amendment November 26, 2024 MDP Response Page 2 of 2 notably the 279-acre property identified as Tax Map 044F, Parcel 0060), MDP suggests the town conduct an analysis of the impact of the land use changes to future demand and capacity for water and sewer resources, stormwater, nutrient loading, and climate change considerations? MDP’s

Water Resources Element (WRE) Guidance Update can be used to guide the town regarding ‘best practices’ for water resources planning.

MDP staff are available if Centerville staff would like to meet to discuss our comments. The department respectfully requests that this letter and accompanying review comments be made part of the town’s public hearing record. Should the Plan Amendment be adopted, please send Keith Lackie a final version of the amendment in PDF format.

If you have any questions or concerns regarding these comments, please email Keith Lackie, Regional Planner, MDP Lower Eastern Shore Regional Office at keith.lackie@maryland.gov.

Sincerely, Joseph Griffiths, AICP Director, Planning Best Practices Enclosures: Review Comments, Maryland Department of Natural Resources (DNR) and DNR Critical Area Commission cc: Carolyn Brinkley, Centreville Town Manager, Stacey Dahlstrom, AICP, Town of Centreville, Amy Morelock, Queen Anne’s County Department of Planning and Zoning, Keith Lackie and David Dahlstrom, MDP MarylandDepartmentofPlanning

301WestPrestonStreet Suite1101 Baltimore,MD21201 Memo:MarylandDNRcommentsonCentrevilleLandUseMapAmendments To:JosephGriffiths cc:RitaPritchett OnbehalfoftheDepartmentofNaturalResources,thankyoufortheopportunitytocommentontheproposed amendmenttotheLandUseMapintheTownofCentrevilleComprehensivePlan2040.Thedraftdocumentalong withCentreville’srecentlyadoptedComprehensivePlanwasdistributedtoappropriatecontactsattheMaryland

DepartmentofNaturalResourcesandthedraftamendmentsreviewed.DNRoffersthefollowingcomments:

DNRwouldencourageCnetrevilletoconnectwithMichaelMcQuarriefromLandAcquisitionandPlanning (michael.mcquarrie@maryland.gov).ProjectOpenSpace-LocalhasfundedfourpiecesofpropertyinCentreville thathavelanduserestrictions.PleaseverifyeligibilitywithLAPbeforedesignatinganyland.

Whilecommentsarenotbeingsolicitedonthecomprehensiveplanatthistime,MarylandDNRstaffwantedto acknowledgethattheplanasawholeiscomprehensiveanddoesagoodjobwithfocusingonthenon-tidalstream resourceswithinthetownofCentreville–aimingtoprotectthethreemajornon-tidaltributariesofThreeBridges Branch,GravelRun,andOldMillStream.Thetownplanaimstomaintainorestablishvegetatedbufferstobeatleast 100feetwideandupto300feetwide.Thisisagoodmeasuretomaintainstreamhealthandshouldhelpreduce

nutrientandsedimentloadstothetidalCorsica.Thisisaveryproactiveapproachcomparedtootherrecently reviewedplans.Asalways,MarylandDNRrecommendsthattownplannersconsiderincreasingbufferwidthsin areaswithsteepslopesalongstreamsby2feetper1%ofslope(asprescribedbyS.Wenger.Areviewofthe scientificliteratureonriparianbufferwidth,extent,andvegetation.OfficeofPublicServiceandOutreach.Institute ofEcology.UniversityofGeorgia1999).Long-termmaintenanceofplantedbuffersshouldbeincludedinriparian

reforestationplanstoreduceimpactsfrominvasiveplantandanimalspeciesthatcouldreducetreesurvivaland growth.Additionally,cityplannersshouldseizeopportunitiestoimprovefishpassagewhenreplacingaging infrastructureatstreamcrossings.Bridgeimprovementsorculvertreplacementsshouldbeinstalledto accommodatehighfloweventsandtominimizeobstaclestothemovementofbothresidentandmigratoryaquatic species.

Thereare1,032housingunitsavailableunderthewatersupplylimitations.Weprojectthatifalltheseunitsarebuilt out,impervioussurfacecoverageforthewholewatershedwillbeabout5%.Growthoutsideoftown(including areastobeannexedintotownandQueenAnne’sCounty)shouldbelimitedasmuchaspossibletokeepthe watershednear5%impervioussurface.Thisisconsideredasafetargetforfishhabitat.Tenpercentimpervious coverageshouldnotbeconsideredasagrowthtargetifaquaticresourcesareaconcern;thisisthetippingpointfor

increasinglyintractableaquatichabitatdegradationthatshouldbeavoided.

TawesStateOfficeBuilding–580TaylorAvenue–Annapolis,Maryland21401 410-260-8DNRortollfreeinMaryland877-620-8DNR–dnr.maryland.gov–TTYUsersCallviatheMarylandRelay Therewillbeagreaterimpactonthestreamsintheannexedareathaninthewholewatershed.Itappearsalarge portionofadditionalhousingunitsproposedbyCentrevillewouldbelocatedonparcel0060(GrowthArea4),which isadjacenttotheexistingmunicipalboundary.MillStreamBranchisadjacenttotheparcelboundary,sointense

stormwatermanagementandstreambufferswillbecriticallyimportant.Anadromousfishspawning(herring speciesandYellowPerch)hasbeendocumentedinMillStreamBranch.

Theuseofclusterdevelopmenttolimitenvironmentalimpactsisgood,buttheconcernwouldbepulsesofwater duringhighrainevents.Theuseofproperstormwatermanagementpracticeswouldbenecessary.Theplanto preserveopenspacearoundthedevelopmentwouldbeimportant.

MarylandForestServiceshasafewgeneralrecommendationsandresourcesforthetown:

● TheMarylandForestServicerecommendsimplementingaForestryProgram,wouldpromotetheState ForestActionplanandthecommunitycouldbenefitfromtheadditionofatownForestryConservation Ordinance.MarylandForestServiceunderstandsthatCentervillealreadyhasaTreeCareOrdinancebut believesthetownwouldbenefitfromaForestryConservationOrdinance.

● USFSWildlandurbaninterfaceisanimportantconcepttoconsider.MarylandForestServicereviewedfor Centervillebasedonthismap,urbanwildlandinterfaceisnotsignificantatthistime,howeverwithchanging climatewouldbenefitwithfurtherreviewandadditionofanurbanwildlandprotectionplan,reachoutto MarylandForestryFireStaffformoreinformation.

(https://data-usfs.hub.arcgis.com/documents/7804d89ed1094ccb9aae753228e8d89a/explore) ● ProgramslikeTreeCityUSAandMarylandPLANTAwardcouldbeagreatwayforthecitytoreceive recognitionfortheirtreeplantingandcareefforts.MarylandForestServicenotedthatCentervillewas awardedTreeCityUSAin2022butisnotonthecurrentnationallist.Recommendationtorejoin,ifpossible.

MarylandPLANTAwardhassimilarcriteriatoTreeCityUSAandreadingthroughthisplan,reviewershave concludedCentervillewouldbeagoodcandidateforthataswell.

● MarylandForestServiceencouragesNaturalResourcePlanObjective4,tofacilitatenaturalmigrationof wetlandsandnaturalvegetationsobufferscontinuetofunctionimprovingwaterqualityandminimize flooding.Notetofocusonnativevegetationandensurethemigrationisnotinvasiveandnoxiousplants.

● Withurbanplantings,thoughtshouldbegiventoclimatechangeandwhatspecieswouldthriveinanaltered climate.Werecognizepreservationofremainingforesttovitalityofmaintainingtheconnectivityof fragmentedforestisvitaltowildlifehabitat,tryandmaintainthatconnection.MarylandForestService agreeswiththetown’srecognitionthatnaturalbuffersimprovewaterqualityandplantingofunbuffered areastakespriorityfollowedbyplantingtoaugmentexistingforestareas.MarylandForestServicecanhelp

identifysitesandprogramsthatcanassist.

● TheMarylandForestServiceSupportstheimplementationofaforestryprogramtopromoteforesthealth.

MarylandForestServiceandMarylandDepartmentofAgriculturestaffcanassistthetowninidentifying prevalentforesthealthneedssuchasemeraldashborer(EAB),invasiveandnoxiousplants,andencouraging thetown’suseofnativeplantspeciesinlandscapingprojects.Wealsoencouragestaffawarenessand trainingofinvasiveplantspeciesidentificationandremovaloptions.

Onceagain,thankyoufortheopportunitytoprovidecomments.Ifyouhaveanyquestionsaboutthesecommentsor wouldlikefurtherinformation,pleasedonothesitatetocontactmeat443-534-4151or christine.burns1@maryland.gov.

Best, ChristineBurns Wes Moore Erik Fisher Governor Chair Aruna Miller Katherine Charbonneau Lt. Governor Executive Director

STATE OF MARYLAND

CRITICAL AREA COMMISSION

CHESAPEAKE AND ATLANTIC COASTAL BAYS

October 10, 2024 Joe Griffiths, AICP Director, Planning Best Practices Maryland Department of Planning 120 E. Baltimore St., Suite 2000 Baltimore, MD 21202 Re: Centreville Comp Plan Future Land Use Map Amendments Dear Mr. Griffiths:

Thank you for the opportunity to review the Town of Centreville’s proposed amendments to its Future Land Use Map. Based on a review of the submitted information, we have the following comments:

• Map 44B, Parcel 1056 (2641 Centreville Road) is located entirely within the Critical Area on land

designated as Limited Development Area (LDA) and Intensely Developed Area (IDA). The Future Land Use Map is being amended to show the Commercial designation over the entire parcel (the LDA portion of Parcel 1056 is currently designated Resource Conservation Open Space). Based on aerial imagery, Parcel 1056 appears to be mostly forested. Development within the LDA must meet the requirements of the Town of Centreville’s Critical Area program

including the 15% lot coverage limit in the LDA and forest/developed woodland clearing limits.

Therefore, any future development proposed within the LDA portion of Parcel 1056 may require growth allocation as outlined in COMAR 27.01.03.06.

• Map 44B, Parcel 1085 (425 S. Commerce Street) is located entirely within the Critical Area on

land designated as IDA. Development within the IDA must meet the requirements of the Town of Centreville’s Critical Area program including Critical Area 10% stormwater management for phosphorus.

• The remaining map amendments are not located within the Critical Area.

Thank you for the opportunity to provide comments. If you have any questions, you may contact me at (410) 260-3476 or susana.makhlouf@maryland.gov.

Sincerely, Susan Makhlouf Natural Resources Planner cc: Rita Pritchett, Maryland Department of Planning 1804 West Street, Suite 100, Annapolis, Maryland 21401 – (410) 260-3460 dnr.maryland.gov/criticalarea/ – TTY users call via the Maryland Relay Service Queen D E P A R T M E N T O F P L A N N ING & ZONING 110 Vincit St., Suite 104 Anne’s Centreville, MD 21617 County Telephone Planning: (410) 758-1255

County Commissioners: Fax Planning: (410) 758-2905 James J. Moran, At Large Telephone Permits: (410) 758-4088 Jack N. Wilson, Jr., District 1 Fax Permits: (410) 758-3972 J. Patrick McLaughlin, District 2 Philip L. Dumenil, District 3 Christopher M. Corchiarino, District 4 November 7, 2024 c/o Stacey Dahlstrom Planning Commission for the Town of Centerville Kara Willis, Chair Town Hall 101 Lawyer’s Row

Centreville, MD 21617 Re: Town of Centerville Comprehensive Plan: 2040 – FLU Map Amendments 60-Day Public Review Dear Chair Willis, Queen Anne’s County recently received the proposed future land use map amendments to the Town of Centreville Comprehensive Plan: 2040. As a local jurisdiction with intentions to provide interjurisdictional cooperation and provide support to the Towns of Queen Anne’s County the following comments have been

provided.

 There is a total of five future land use map amendments proposed. Of the five, all amendments proposed are within the existing town boundaries except for the annexation of Providence Farm.

Under the current plan, Providence Farm is situated within the Town's Growth Area, but the property remains zoned as Agriculture within the County's jurisdiction. The Town of Centreville approved the annexation on September 5, 2024, the following actions need to occur through the County to complete the annexation.

o An amendment to the Queen Anne’s County Comprehensive Water and Sewer Plan for the property to be included in the water and sewer service areas.

o In 2001 the Providence Farm subdivision created Open Space that exist on the parcel. In order to move forward with potential development, the Open Space must be amended.

o The proposed Town zoning will be substantially different from the Agricultural zoning, if intended to develop within 5-years an approval of a waiver from the Queen Anne’s County Commissioners is required.

 All other amendments are within the existing Town boundary. Therefore, the only comments that are being offered are that the proposed amendments will provide the following;

o Consistency between existing land uses and the designated future land uses;

o Consistency between existing zoning and future land use;

o Consistency with adjacent properties and uses as they currently exist;

o And as referenced in the Town of Centreville Comprehensive Plan: 2040, provide for additional improved gateways.

We look forward to future collaboration and discussions. If you have further questions or concerns, please do not hesitate to reach out.

Sincerely,

QUEEN ANNE’S COUNTY

PLANNING COMMISSION

Sharon Dobson Chairman Cc:

Alan Quimby, Director, Department of Public Works Amy G. Moredock, Director, Department of Planning & Zoning Todd Mohn, County Administrator 2 December 17, 2024 working Draft Definitions:

Regulating Plan: A regulating plan is a detailed subdivision/site plan/zoning map that includes transects, streets and open space as the basis for the development standards that apply to that specific TND CN PUD.

170-29.1 Traditional Neighborhood Development (TND) Complete Neighborhood Planned

Unit Development (TND-CN-PUD) District The TND-CN-PUD District is intended to allow development consistent with design principles of a traditional neighborhood. A traditional/complete neighborhood is compact; is designed for the human and pedestrian scale; provides a mix of residential uses including civic, small scale retail and open space uses in close proximity to one another in the neighborhood; is

architecturally integrated; provides a mix of housing styles, types and sizes to accommodate a variety of households; is integrated into the surrounding communities; incorporates interconnected streets with sidewalks and bikeways and transit that offer multiple routes for motorists, pedestrians and bicyclists and provide for the connections of those streets to existing and future developments and incorporates significant environmental features into the

design. TND-CN-PUD District zoning is for areas designated in the Town Comprehensive Plan as Residential Future Land Use to be developed as TND and/or Master Planned Complete Neighborhood Development.

A. Minimum criteria.

1. TND-CN-PUD developments shall only be permitted on parcels of 40 acres or greater.

Parcels less than the minimum acreage may be developed as TND-CN-PUD if they are contiguous to an existing TND-CN-PUD zoned area and development on said parcels or tracts can be harmoniously integrated consistent with the requirements and purposes of this zone.

2. The TND-CN-PUD development shall have access to an existing or planned arterial or

collector road, and be organized around the network of interconnected streets in a grid pattern that establishes and forms a street hierarchy limited to alley, local street/secondary, collector, arterial street types. The street network/hierarchy must be delineated on a Regulating Plan;

3. TND-CN-PUD developments have physical form (building styles, sizes and lot sizes)

as well as required open spaces that vary in character and intensity, so as to best integrate and connect with surrounding communities. TND-CN-PUD developments are to be planned/organized utilizing transect zones which must be delineated on a Regulating Plan;

Transect Zones T1: Resource Conservation Open Space T3: Neighborhood Rural Edge T4: General Urban Neighborhood T5: Urban Center Neighborhood T6: Core/Business District CB/CS: Civic Building/Civic Space Special District/Historic 34.The TND-CN-PUD development shall be served by adequate existing or planned infrastructure.

B. Review procedures and guidelines.

1. TND-CN-PUD developments shall be submitted in accordance with the Town Subdivision

Regulations and Zoning Ordinance.

2. A tentative sketch plan for the entire TND-CN-PUD development shall be submitted to

the Planning Commission in accordance with the Town Subdivision Regulations. In addition to the information required of the subdivision regulations, the tentative sketch plan shall be accompanied by architectural renderings, a regulating plan including applicable transect zones, open space and a street hierarchy, conceptual street cross-sections and other such information as may be required by the Planning Commission to determine

consistency with these regulations and the Comprehensive Plan.

3. A preliminary plat for the entire TND-CN-PUD development shall be submitted to the

Planning Commission in accordance with the Town Subdivision Regulations. In addition to the information required of the subdivision regulations, the preliminary plat shall be accompanied by preliminary architectural elevations, a regulating plan including applicable transect zones, open space and a street hierarchy, preliminary street crosssections and other such information as may be required by the Planning Commission to

determine consistency with these regulations and the Comprehensive Plan. The preliminary plat for the TND shall include site specific topography and the surveyed location of adjacent streets, sidewalks and water and sewer facilities.

4. If the preliminary plat is approved by the Planning Commission, a site plan shall be

submitted to the Planning Commission in accordance with the Town Zoning Ordinance.

The site plan shall include the final construction drawings and final architectural plans.

5. A TND-CN-PUD may be developed in phases. If developed in phases, the Planning

Commission shall require such information and mechanisms as they deem necessary to assure that the entire development is developed in accordance with the TND-CN-PUD principles as indicated on the preliminary plat and tentative sketch plan. Said information and mechanisms may include, but are not limited to, deed restrictions, easements, financial sureties and a "palette/pattern book" that provides a range of building choices consistent

with the TND-CN-PUD principles approved by the Planning Commission.

6. The requirements of this section apply to all proposed development within the TND-CN-

PUD zoning district. The Planning Commission may approve minor variations to the standards in this section as deemed appropriate, provided that the Planning Commission finds that the minor variations will still produce a development that complies with the intent of this zoning district, the development design standards and the Comprehensive Plan.

(Insert burden of proof language here)

7. When the provisions of these regulations conflict with other standards found in the Code

of the Town of Centreville and/or the Development Design Standards, the more restrictive regulation shall apply except when specifically modified through the PUD approval process. [Amended 11-4-2021 by Ord. No. 12-2021] minor variations as approved by Planning Commission as noted above.

C. Permitted uses. Permitted uses shall be as follows: [Amended 11-4-2021 by Ord. No. 12- 2021]

1. Single-family detached dwellings.

2. Single-family attached:

1. Two-family dwellings.

2. Semi-attached dwellings.

3. Townhouses.

3. Multi-family dwellings.

4. Secondary dwelling units in conjunction with single-family detached dwellings.

5. Churches and parish halls, temples, convents and monasteries.

6. Small-scale retail and service uses located on the ground floor.

7. Residential above retail and service uses.

8. Only within a PUD, value added light-agricultural processing, which shall be limited by

the terms of the approved PUD, if any.

9. Only within a PUD, agricultural production oriented to human consumption and retail

sales, such as truck crops, orchards, vineyards, flowers and cutting gardens, apiaries, and appropriately scaled livestock and poultry husbandry, which shall be limited by the terms of the approved PUD, if any. Hemp, cannabis, fox, mink, and hog production shall be prohibited.

10. Restaurant, not including fast food.

11. Businesses such as grocery, arts and crafts, artisan shops, bakeries, boutiques, and

specialty shops.

12. Personal service and wellness businesses dealing directly with customers such as, spas,

yoga studios, fitness studios, and similar service establishments.

13. Institutional Civic buildings.

14.13. Offices.

15.14. Solar array, subject to the provisions of § 170-20C(11).

16.15. Assisted living facilities.

17.16. Private schools with footprint smaller than 7,000 square feet.

18.17. Bed-and-breakfasts as defined by § 170-70, except that such use may include up to 15 guest rooms.

19.18. Private clubs with clubhouses having a building footprint smaller than 5,000 square feet and accessory swimming pools.

20.19. Day-care centers with footprint smaller than 5,000 square feet.

D. Accessory uses shall be as permitted in the R-2 District.

E. Special exceptions shall be as follows: [Amended 11-4-2021 by Ord. No. 12-2021]

1. Special needs housing, such as community living arrangements.

2. Colleges and schools, public or private, having a curriculum and conditions under

which teaching is conducted equivalent to a public school, and institutions of higher learning, subject to plan review.

3. Hotels.

4. Public, and private commercial, parks and recreation areas, including clubs, parks

and swimming pools where the building footprint exceeds the limitation of Subsection C(18 19).

5. Institutional buildings.

6. Micro distillery.

7. Nano brewery.

F. Density and dimensional standards. [Amended 11-4-2021 by Ord. No. 12-2021]

1. Number of dwelling units permitted. The number of residential dwelling units and the

amount of nonresidential development (excluding open spaces) shall be determined as follows:

a. The minimum residential density for all parcels shall be three and ½ units an acre. The maximum residential density for a development tract shall not exceed five dwelling units per acre on parcels located in the Critical Area and eight units per acre on parcels not located in the Critical Area.

b. Secondary dwelling units shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of secondary dwelling units shall not be more than 10% of the total number of single-family attached and detached units.

c. A maximum of one secondary dwelling unit shall be permitted per lot.

d. Dwelling units constructed above retail and service uses shall be permissible in addition to the number of dwelling units authorized under this section. However, the total number of dwelling units constructed above retail and service uses shall not be more than 10% of the total number of single-family attached and detached units.

2. The total floor area of nonresidential buildings, excluding: (i) buildings and amenities

permitted by Subsection C(18) and principally intended for the use of the residents of the TND, and (ii) greenhouses, hoop houses, pack-and-wash, equipment storage, and other structures associated with uses permitted by Subsection C(8) or (9) above (as limited by the terms of the approved PUD), shall not exceed 350 square feet per acre of the development tract. For example, if the area of the development tract is 40 acres, then a

maximum of 14,000 square feet of retail, commercial, and service uses shall be permitted.

3. Retail and service buildings shall be of similar scale and massing as residential structures

and shall not exceed 3,000 square feet ground floor area for each retail or service business.

The scale and massing of an institutional or office building shall be reviewed and approved by the Planning Commission on a case-by-case basis.

4. See Schedule of Zone Regulations for presumptive minimum lot size, lot widths, required

yards, etc. Specific setback, lot size, lot coverage, minimum frontage, yard requirements and other bulk standards may be established for each individual project by the Town Council in the ordinance granting the application or through the PUD approval process.

5. Special regulations for two-family dwellings and townhouses shall be as regulated in the

R-3 District.

6. No more than 16 dwelling units in one multifamily building are permitted

G. Design requirements. [Amended 11-4-2021 by Ord. No. 12-2021]

1. General design requirements.

1. A mix of residential dwelling types is required within a TND; however, not less

than 50% of the total dwelling units must be single-family detached dwellings. No more than 50% of the single-family detached dwellings provided shall be cottage dwellings unless included in PUD plan approval.

2. A minimum of at least three of the following permitted housing types must be

provided: single-family dwellings; cottage dwellings; two-family dwellings;

townhouses and multifamily dwellings.

3. The Planning Commission may, through the development review process, require

the reasonable provision of screening and/or adjustment/relocation of proposed development in order to shield adjacent residential uses from nonresidential uses or structures. and different types of residential development.

2. Lot and block standards.

a. All lots shall have frontage on a street or square. All buildings, except accessory structures, shall have their main entrance onto a street or square.

b. Nonresidential structures should abut sidewalks, except agricultural structures or agricultural accessory structures.

c. Lot and building widths should create a relatively symmetrical street cross section that reinforces the public space of the street as a simple, unified public space.

d. In TNDs with rectilinear street layouts, the design shall provide for perimeter blocks that are generally in the range of 200 feet to 400 feet deep by 400 feet to 800 feet long.

e. A variety of lot sizes shall be provided to facilitate housing diversity and choice and meet the projected requirements of people with different housing needs.

3. Circulation standards. The circulation system shall provide adequate traffic capacity,

provide connected pedestrian and bicycle routes, control but not prohibit through traffic, limit lot access to streets of lower traffic volumes, provide secondary access to parking and service areas with alleys except PUDs that incorporate woonerfs, and promote safe and efficient mobility through the Traditional Neighborhood Development.

a. Pedestrian circulation. Convenient pedestrian circulation systems that minimize pedestrian-motor vehicle conflicts shall be provided continuously throughout the Traditional Neighborhood Development. Where feasible, any existing pedestrian routes through the site shall be preserved, extended and enhanced. All streets, except for alleys, and woonerfs, shall be bordered by sidewalks on both sides in accordance

with the Subdivision Regulations., unless otherwise approved through the PUD approval process.

b. Motor vehicle circulation.

1) Motor vehicle circulation shall be designed to minimize conflicts with pedestrians

and bicycles. Traffic calming features such as "queuing streets," curb extensions, traffic circles, and medians may be used to encourage slow traffic speeds.

2) A street hierarchy shall be established for the TND development and shall be

indicated on the tentative sketch plan. Except as authorized by Subsection G(3)(b)[4] below, each street shall be classified and designed according to the Centreville street specifications as provided in § 138-39 of the Town Subdivision Regulations. Only collector (minor), secondary, and alley, and woonerf street types are permitted in the TND District, as approved by the Town Engineer.

3) The use of alleys and woonerfs is encouraged. Alleys and woonerfs provide

secondary access to residential properties where street frontages are narrow, where the street is designed with a narrow width to provide limited on-street parking, or where alley access development is desired to increase residential densities. Alleys or woonerfs may also provide delivery access or alternate parking access to nonresidential properties.

4) Private streets in a TND shall be discouraged, unless otherwise recommended by

Town staff and approved by the Planning Commission based on XXXXX Town Council through the PUD approval process.

5) For any street in a TND, alternative right-of-way and pavement widths from those

required by the Subdivision Regulations may be approved by the Planning Commission upon recommendation of Town Staff with prior approval by the Town Council or by the Town Council through the PUD approval process.

6) Alternative subdivision improvement standards may be approved by the Planning

Commission upon recommendation of Town staff Town Council through the PUD approval process.

4. Street layout standards. The TND should extend the existing street grid, straighten,

extend where present, and restore any disrupted street grid where feasible. In addition:

a. Corner radii. The roadway edge at street intersections shall be rounded by a tangential arc with a maximum radius of 15 feet for secondary streets and 20 feet for intersections involving collector streets. The intersection of a local street and an access lane or alley shall be rounded by a tangential arc with a maximum radius of 10 feet.

b. Curb cuts for driveways to individual residential lots shall be discouraged along collector streets. Curb cuts shall be limited to intersections with other streets or access drives to parking lots for commercial, civic or multifamily residential uses.

c. The orientation of streets should enhance the visual impact of common open spaces and prominent buildings, create lots that facilitate passive solar design, and minimize street gradients. All streets shall terminate at other streets or at public land, except secondary streets may terminate in stub streets when such streets act as connections to future phases of the development. Secondary streets may terminate other than at other

streets or public land when there is a connection to the pedestrian and bicycle path network at the terminus.

5. Parking. Off-street parking lots in a TND shall comply with the subdivision regulations

and the development design standards and Subsection G(5)(a) through (o) below, except as such standards may be specifically modified by the Planning Commission upon recommendation by Town Staff. Town Council through the PUD approval process.

a. Adjacent on-street parking may apply toward the minimum parking requirements.

b. A parking lot or garage may not be adjacent to or opposite a street intersection.

c. One off-street parking space with unrestricted ingress and egress shall be provided for each secondary dwelling unit.

d. The maximum number of parking spaces provided shall not exceed the minimum number required by more than 10%. Reduction of impervious surfaces through the use of interlocking pavers is strongly encouraged for areas such as remote parking lots and overflow parking areas for developments that have only periodic parking demand.

e. Access for service vehicles should provide a direct route to service and loading dock areas while avoiding movement through parking lots.

f. Parking shall be accessed by woonerf, alley or rear lane, when available.

g. Pedestrian entrances to all parking lots and parking structures shall be directly from a frontage line.

h. The vehicular entrance of a parking lot or garage from a public street shall be no wider than 30 feet.

i. Parking lots shall have direct pedestrian connection to the building entry points especially if the parking is located along the side and/or behind the buildings.

Designated pedestrian access shall be provided from all parking lots to the primary building entrances.

j. Parking lots shall be designed to avoid dead-end aisles.

k. Parking lots shall be separated from buildings by a landscaped strip, whenever possible, or a raised concrete walkway or pedestrian plaza.

l. The maximum length of any row of parking shall be 10 parking spaces.

m. Shared parking is encouraged between different uses with staggered peak parking demand in order to reduce the total number of spaces within the development.

n. Parking lot screening and landscaping standards shall be provided in accordance with the Development Design Standards.

o. Fifty-five-plus multifamily units shall be provided with two spaces per unit.

6. Building location and orientation.

a. The front facade of the principal building on any lot in a Traditional Neighborhood Development shall face a street or square.

b. The front facade of any building shall not be oriented to face directly toward a parking lot, unless specifically approved by the Planning Commission.

c. Nonresidential development:

1) Multiple buildings in a single project shall create a positive functional

relationship to one another. Where possible, multiple buildings shall be clustered to achieve a "village" scale. This creates opportunities for plazas and pedestrian areas while preventing long "barracks-like" rows of buildings.

When clustering is impractical, a visual link shall be established between buildings with the use of an arcade system, trellis, colonnade, covered walkways, landscaping, enhanced paving, building articulation and detailing, or similar features.

2) Orienting buildings closer to the street to screen parking in the interior of the

site and providing strong pedestrian connections to buildings is encouraged where appropriate (e.g., where it does not negatively impact any abutting residential areas).

H. Architectural standards. A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character. Site and building design standards are set forth in the Town of Centreville Development Design Standards. In addition:

1. Entries, facades, scale and form.

a. The architectural features, materials, and the articulation of a facade of a building shall be continued on all sides visible from a public street or square.

b. Porches, pentroofs, roof overhangs, hooded front doors or other similar architectural elements shall define the front entrance to all residences.

2. Residential garages.

a. Except as provided in b. (4) below, Ffront loading and garages attached to the front of the main structure are prohibited, except as provided in b. (5) below.;

[Amended 09-05-2024 by Ord. No. 06-24];

b. Permitted garage access locations on a single-family housing lot include:

[Amended 11-4-2021 by Ord. No. 12-2021]; [Amended 09-05-2024 by Ord. No.

06-24]

1. A detached rear garage accessed from a local street, alley or woonerf;

2. An attached side garage accessed from the local street, alley or woonerf;

3. An attached rear garage accessed from the local street, alley or woonerf;

4. A detached rear garage, behind the house, accessed from the local street,

alley or woonerf.

5. An attached front loaded garage consistent with Centreville’s Required

and Encouraged Design Standards for Garages and the dwelling is not located on an arterial, major or minor collector road may be permitted by the Planning Commission. [Amended 09-05-2024 by Ord. No. 06-24];

All garage access will be from the rear or side lot line, access from the front lot line and garages attached to the front of the main structure are prohibited.

3.

4. Signage. A comprehensive sign program is required for the entire Traditional

Neighborhood Development, which establishes a uniform sign theme. Such sign program shall include architectural design standards for all signs and provisions regarding the permissible number of signs, sign types, sizes, locations, and illumination. The comprehensive sign program shall be submitted with the site plan and is subject to the review and approval of the Planning and Zoning Commission. [Amended 3-7-2019 by Ord.

No. 01-2018]

5. Lighting.

1. Street lighting shall be provided on both sides of all streets at intervals of no greater

than 75 feet or as otherwise provided upon the Planning Commission's finding that the proposed design meets the general intent of the Town Code and design standards. Lighting should be dark sky compliant. Lighting controls regulated by timers and motion sensors may be utilized as approved by the Town. [Amended 11- 4-2021 by Ord. No. 12-2021]

2. Parking lot poles should be located in medians or perimeter buffer areas wherever

possible. Landscaping improvements should not conflict with the location of poles.

3. Lighting should be provided to highlight entrances, art, terraces, and special

landscape features; however, fixtures should be concealed to prevent glare.

6. Storage, loading, and service areas.

1. Loading docks, storage and service areas shall be located away from any public

street in areas of low visibility such as the rear of buildings.

2. Loading docks and service areas shall be combined to the extent feasible between

multiple sites.

3. Service entrances shall be clearly marked with signs to discourage the use of main

entrances for deliveries.

I. Buffers, street trees, and landscaping standards.

1. All uses are subject to the Buffer and screening provisions of the Zoning Ordinance.

2. Street trees shall be planted in accordance with the Subdivision Regulations.

J. Open space and recreation.

1. Purpose. To ensure that open space and recreation areas are provided as an integral

design element within TND developments and that such areas and facilities are of an adequate scale in relation to the size of the TND development and which provide residents a variety of active recreational pursuits and passive open space benefits.

2. Area required. At least 20% of the gross acreage of the Traditional Neighborhood

Development must be common open space. At least 25% of the minimum required common open space shall be dedicated as active open space.

a. The following are illustrative of the types of civic/recreation areas and subsequent facilities that shall be deemed to serve active recreational needs and therefore count towards satisfaction of the active open space area requirements of the TND: village greens, plazas, squares, community gardens, play fields, ball courts, swings, pocket parks, playgrounds/tot lots, developed walking, jogging or biking trails, and similar civic/recreational

uses.

b. Permanent amenities in active open space areas include, but are not limited to, benches, picnic tables, amphitheaters, kiosks, fountains, monuments, bike racks, trash receptacles, and similar fixtures may be included.

c. The areas used for stormwater management ponds, drainage swales, rain gardens or other BMPs for the retention, water quality improvement or release of stormwater shall not be considered active recreation areas;

however, the Town encourages attractive integration of such BMPs into the TND design.

3. Design requirements.

a. The open space shall be consistent with the Town's plans for its park and open space system as set forth in the Comprehensive Plan, including the establishment of greenways.

b. All residential lots shall be within 1/4 mile (an approximate five-minute walk) from common active open space.

c. Active open space areas shall be designed as a public gathering place and shall be located in a manner which affords reasonable access to all residents within the development. Active open space areas can be dispersed throughout the development, provided that each location is accessible.

d. Active open space should be integrated with passive open space and natural areas whenever practical.

e. Open space and recreation areas shall be pedestrian oriented and designed with linkages to existing and planned public walkways and with other planned recreation areas.

f. Features that may be used to create open space areas acceptable to the Planning Commission may include, but are not limited to, fixed benches, fixed tables, fountains, pathways, bikeways, bicycle racks, period lighting, shade trees, perennial gardens, and/or picnic areas.

g. Recreation facilities shall be designed and installed using National Recreation and Park Association (NRPA) standards, and in accordance with Accessible Recreation Facilities Guidelines.

[Added 1-2-2014 by Ord. No. 13-2013]

ISSUED BUILDING PERMITS

November 1 - 30, 2024 Permit # Applicant Owner Address Type Issue Date* BP-101-24 Bay Berry Landscape Dev. Darryl Savage 110 Watson Rd driveway 11/18/2024 BP-108-24 Jeremy Lins Construction Bill Cawthorne 202 Autumn Lane Roof Replacement 11/1/2024 BP-109-24 Edge Energy Travis Murdoch 212 Autumn Lane solar panels 11/7/2024 BP-110-24 Shore Roofing Solutions Robert and Donna Harkins 301 Overture Way Roof Replacement 11/7/2024

BP-111-24 Nick Talios Alexander Talios 111 Happy Lady Lane Fence 11/7/2024 BP-112-24 Economy Restoration Taylor Twomey 102 Windsor Avenue Roof Replacement 11/18/2024 BP-113-24 Chris Parlin Chris Parlin 309 Kidwell Avenue Fence 11/18/2024 BP-114-24 Mark Spellbring Bill Sharp 104 Oak Street Alterations for garage 11/19/2024 BP-115-24 Jim Beauchamp Jim Beauchamp 205 Green Street Fence 11/19/2024

* based on the approval date by Zoning Administrator