march 19 2025 planning commission packet

Exactly as extracted, unformatted — for checking against the original. The readable version is easier to read.

CENTREVILLE PLANNING COMMISSION
March 19, 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. February 19, 2025 meeting minutes
b. March 5, 2025 work session minutes
c. February 5, 2025 work session minutes
IV. Opening Statement
V. Citizen Comment (Citizens are requested to keep their comments to three minutes)
VI. Public Hearing
a. Town of Centreville Comprehensive Plan: 2040 Proposed Amendments
VII. Appearances
a. Final Minor Site Plan for Hillside Liquors & Deli, LLC; Brandon A. Davis, DMS &
Associates, LLC
VIII. New Business
IX. Old Business
a. Discussion and recommendation to Town Council regarding proposed amendments to
Comprehensive Plan: 2040
X. Zoning Issues – Discussion
XI. Miscellaneous Business / Correspondence
a. Approved Building Permit list issued February 2025
XII. Citizen Comment (Citizens are requested to keep their comments to three minutes)
XIII. Council Member Report
XIV. Adjournment

Attachment A
Amendments
Centreville Comprehensive Plan: 2040
Please note: All proposed amendments are for updates of items in the Centreville
Comprehensive Plan: 2040, adopted December 14, 2023
Proposed amendments include the following:
• Update to page 34: The Complete Neighborhoods Future Land Use description derived from
language already included on other pages in the plan is proposed.
• Update to Map 1A Future Growth and Infill Areas Greenbelt: adjustment of Municipal
Boundary and Growth Area 4 to reflect the incorporation of the Providence Farm Annexation
(September 5, 2024).
• Update to Map 1B Tier Designations: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Map 2 Growth Area Plan: adjustment Municipal Boundary and growth area to reflect
the incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Figure 6 Centreville Greenbelt: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Figure 3 Existing Land Use: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024) and update to change
the existing land use on the Taco Bell Restaurant parcel from vacant to Commercial.
• Updates to Figure 4 Future Land Use Plan:
o Adjustment Municipal Boundary to reflect the incorporation of the Providence Farm
Annexation (September 5, 2024);
o Addition/inclusion of Complete Neighborhood Future Land Use Designation in legend;
o Update to change the Office/Light Industrial category in the legend to Planned Business
District (consistent with page 37);
o Updated color in legend for high density residential for further clarity;
o Designation of Complete Neighborhood for the Providence Farm Annexation Parcel
(September 5, 2024); and
o Since the adoption of the Town of Centreville Comprehensive Plan: 2040 on December
14, 2023, staff and the Planning Commission identified the following Future Land Use
Map Amendments included on Map 4 regarding implementation of the Town of
Centreville Comprehensive Plan: 2040:

• Update to Map 5 Natural Resources: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Map 6 Chesapeake Bay Critical Areas: adjustment to include the modified buffer
areas in the legend and identified on the map; adjustment of municipal boundary the
Providence Farm Annexation (September 5, 2024).
• Update to Map 7 Functional Class of Streets and Highways: adjustment Municipal Boundary to
reflect the incorporation of the Providence Farm Annexation (September 5, 2024).

To ensure that proposed land use changes meet this definition, this Plan recommends that all major
proposals proceed through a deliberative process during which the benefits that are delivered to the Town
are investigated and established. The Town is receptive to allowing flexibility where needed to achieve
quality and competent community design, but where individual proposals fail to meaningfully advance
the Town’s development (as defined above), they will not comply with this Plan and should not be
approved.
Through 2040, Map 4 and the supporting text of this chapter are to be used to guide the location, type,
intensity, and character of development and redevelopment. This means the Planning Commission will
evaluate new land development proposals in light of this Plan.
Objectives
The main goal of the land use plan is that Centreville develops as a healthy, prosperous, and beautiful
town with a continual improvement in the quality of life for its residents and the vitality of its businesses.
The supporting objectives are as follows:
 To create a network of open spaces and resource conservation lands which will secure important
environmental functions, form the basis of a town wide recreational asset, and promote
community health, vitality, and scenic beauty.
 To guide future neighborhoods into patterns that encourage an intergenerational community,
which features a variety of housing types instead of neighborhoods separated by age or income.
 To foster an economically vibrant downtown, preserve its historic elements, promote residential
uses in and near downtown and link downtown to other parts of the Town with an efficient system
of streets, walkways, community open space, and public utilities.
 To foster continual real estate investment, the redevelopment of vacant or underutilized
properties, and the redevelopment or improvement of properties that do not contribute to the
Town’s overall wellbeing.
Future Land Use Map
Map 4 shows the 2040 future land use plan. Each of the major use categories within the Town’s current
boundaries are described below. Map 4 also shows the more generalized land use plan for the Growth
Area, which is discussed in more detail in Chapter III, Municipal Growth.
Complete Neighborhoods
Areas planned for Complete Neighborhoods identified on the Future Land Use Map (Map 4) which are
tracts of 10 acres or more in size with a mix of housing types (single-family detached, duplexes tri-plexes,
attached house and apartment buildings and supporting non-residential uses like Institutions parks, open
spaces and limited commercial buildings. These areas are both infill tracts and growth areas and will be
developed as master planned communities consistent with Complete Neighborhood objectives in this plan
(e.g. pages 22, 35, and 38 etc.) and achieve an overall density of at least 3.5 units per acre.
34

CENTREVILLE PLANNING AND ZONING COMMISSION
RESOLUTION PC01-2025
A RESOLUTION OF THE CENTREVILLE PLANNING AND ZONING
COMMISSION APPROVING AN AMENDMENT TO THE TOWN OF
CENTREVILLE COMPREHENSIVE PLAN: 2040 PURSUANT TO THE LAND USE
ARTICLE OF THE ANNOTATED CODE OF MARYLAND
WHEREAS, on December 14, 2023, the Town Council adopted Resolution 11-23 adopting the
Town of Centreville Comprehensive Plan: 2040 (the “Plan”);
WHEREAS, the Centreville Planning and Zoning Commission wishes to amend the Plan to
adopt a revision to the text regarding Complete Neighborhoods on page 34 of the Plan and
attached hereto as an Exhibit and to adopt updated maps and figures for Map 1A Future
Growth & Infill Aras and Greenbelt, Map 1B Tier Designations, Map 2 Growth Area Plan,
Figure 6 Centreville Greenbelt, Map 3 Existing Land Use, Map 4 Future Land Use Plan, Map 5
Natural Resources, Map 6 Chesapeake Bay Critical Areas, and Map 7 Functional Class of
Streets and Highways, all of which are attached hereto as Exhibits (the “Amendments”);
WHEREAS, the Centreville Planning and Zoning Commission held a public hearing on the
Amendments on March 19, 2025; and
WHEREAS, the Centreville Planning and Zoning Commission is empowered, in accordance
with the Land Use Article of the Annotated Code of Maryland §3-204, to make
recommendations for amendments to the Town of Centreville Comprehensive Plan: 2040; and
WHEREAS, the proposed Amendments to the Plan conform to the requirements of the Land
Use Article of the Annotated Code of Maryland §3-201(b)(1)(iii) and will promote the health,
safety, and welfare of the citizens of Centreville, Maryland; and
NOW THEREFORE BE IT RESOLVED, by the Centreville Planning and Zoning
Commission, acting pursuant to the authority of the Land Use Article of the Annotated Code of
Maryland, hereby approve the Amendments to the Plan and recommend that the Town Council
adopt the Amendments.
ADOPTED AND EFFECTIVE THIS 19th day of March , 2025.
BY ORDER: We certify that Resolution Number PC01-2025 is true and correct and duly
adopted by the Centreville Planning and Zoning Commission.
ATTEST: CENTREVILLE PLANNING AND ZONING
COMMISSION
Pegeen McGlathery Kara Willis, Chair
Planning and Zoning Clerk
Page | 1

Tim Zuella, Vice Chair
Nancy Emerick, Secretary
Pat Fox, Member
Mitchell Delaney, Member
Wendy Emerson, Member
Kyle Farabaugh, Member
Page | 2

APG Media of Chesapeake, LLC 02/28/25
3074702
29088 Airpark Drive
Easton, MD 21601
CERTIFICATE OF
PUBLICATION
STATE OF : MARYLAND
COUNTY OF: Queen Anne's County
The Town of Centreville
101 Lawyers Row Centreville, MD 21617
www.TownofCentreville.org
Tel. 410-758-1180 Fax. 410-758-4741
TOWN OF CENTREVILLE
This is to certify that the annexed legal PLANNING COMMISSION
advertisement has been published in the NOTICE OF PUBLIC HEARING
publications and insertions listed below. The Town of Centreville Planning Commission hereby gives
"PH 3/19/25 Proposed Amendments ..." was notice that it will hold a public hearing on proposed amendments
to the Town of Centreville Comprehensive Plan: 2040 which was
published in the: adopted in 2023 and is the officially adopted comprehensive plan
for the Town.
Bay Times - Record Observer 02/28/25 This hearing will be held on:
Wednesday, March 19, 2025 AT 7:00 P.M.
LIBERTY BUILDING
107 N LIBERTY ST., SECOND FLOOR
COUNTY COMMISSIONERS’ HEARING ROOM
CENTREVILLE, MARYLAND 21617
The purpose of the public hearing is to provide an opportunity
for all interested persons to be heard on the topic of the proposed
amendments to the comprehensive plan. Speakers will be limited
to three minutes each.
The current Town of Centreville Comprehensive Plan: 2040
and the proposed amendments to the Plan may be reviewed at
Town Hall, 101 Lawyer’s Row, Centreville, MD 21617 Monday –
Friday between the hours of 9 A.M. and 4:30 P.M. or on the
James F. Normandin
Town website: www.townofcentreville.org. Written testimony and
President & Publisher comments must be received by 5:00 pm on March 19, 2025 via
mail or email to townhall@townofcentreville.org.
Town of Centreville Planning Commission
3074702 RO 2/28/2025

PUBLIC HEARING
TOWN OF CENTREVILLE PLANNING COMMISSION
MARCH 19, 2025
7:00 P.M.
PLANNING COMMISSION CHAIR:
MY NAME IS KARA WILLIS AND ON BEHALF OF THE CENTREVILLE PLANNING &
ZONING COMMISSION, I WELCOME YOU TO THIS PUBLIC HEARING. WE WELCOME
YOUR PARTICIPATION AND ENCOURGAE YOU TO PROVIDE COMMENTS. I WOULD
LIKE TO INTRODUCE THE MEMBERS OF THE PLANNING COMMISSION: ……
THE SUBJECT OF THIS HEARING IS THE PLANNING COMMISSION’S PROPOSED
AMENDMENTS TO THE COMPREHENSIVE PLAN FOR THE TOWN OF CENTREVILLE.
THESE AMENDMENTS WOULD UPDATE THE TOWN’S CURRENTLY EFFECTIVE PLAN
WHICH WAS ADOPTED IN 2023. THE PURPOSE OF THE HEARING IS TO PROVIDE YOU
AN OPPORTUNITY TO OFFER COMMENTS ON THE AMENDMENTS.
WHEN EVERYONE HAS HAD A CHANCE TO SPEAK, I WILL CLOSE THE HEARING AND
GO BACK INTO OUR NORMAL MEETING AGENDA. IF TIME PERMITS, I WILL ASK THE
PLANNING COMMISSION TO BEGIN TO DELIBERATE ON THE COMMENTS RECEIVED
TONIGHT. WE WILL CONTINUE OUR DELIBERATIONS ON THE COMMENTS RECIVED,
AND ANY REVISIONS THAT MAY BE NEEDED, AFTER THIS MARCH 19, 2025 PUBLIC
HEARING IS CLOSED AND ADJOURNED. PROVIDED WE ARE READY, WE INTEND TO
VOTE THAT EVENING TO APPROVE THE MAP AMENDMENTS TO THE PLAN.
THE PLANNING COMMISSION’S JOB IS TO CONSIDER THE PROPOSED AMENDMENTS,
AND RECOMMEND IT, INCLUDING ANY APPLICABLE UPDATES TO THE TOWN
COUNCIL FOR ITS FORMAL ADOPTION. BEFORE THE TOWN COUNCIL DOES THIS, IT
WILL HOLD ITS OWN PUBLIC HEARING.

PLANNING COMMISSION CHAIR:
I WILL NOW CALL UPON BETTY JEAN HALL, ADMINISTRATIVE ASSISTANT TO THE
COMMISSION, TO PRESENT EVIDENCE OF THE PUBLISHED NOTICE OF THIS HEARING.
ADMIN. ASSSIST.: (READS THE PUBLIC NOTICE AND CONFIRMS THAT THE MATERIALS
WHICH MAKE UP THE SUBJECT OF THE HEARING WERE POSTED ON
THE TOWN’S WEBSITE, ETC.)
PLANNING COMMISSION CHAIR:
WE WILL HEAR FROM ALL SPEAKERS IN THE ORDER THEY SIGNED UP TO SPEAK.
BECAUSE OF THE NUMBER OF PERSONS WISHING TO SPEAK, EACH PERSON WILL BE
PERMITTED 3 MINUTES.
THE SECRETARY WILL KEEP THE TIME AND RAISE HER HAND WHEN 3 MINUTES HAS
ELAPSED. I WILL THEN ASK THE SPEAKER TO BRING HIS OR HER COMMENTS TO A
PROMPT CONCLUSION. THANK YOU IN ADVANCE.
THE PLANNING COMMISSION WILL CONSIDER ALL COMMENTS PRESENTED THIS
EVENING AND ANY COMMENTS THAT WERE PROVIDED IN WRITING BEFORE OR
DURING THIS HEARING. REST ASSURED, BEFORE APPROVING A PLAN AND
RECOMMENDING IT TO THE TOWN COUNCIL WE WILL CONSIDER ALL COMMENTS.
I HAVE ASKED STACEY DAHLSTROM, THE TOWN PLANNER, TO SPEAK FIRST, TO
DESCRIBE THE PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN.
STACEY DAHLSTROM: (SUMMARIZES THE PROPOSED AMENDMENTS)
THANK YOU, STACEY. NOW I’D LIKE TO CALL ON THE FIRST PERSON WHO IS SIGNED
UP TO SPEAK. WHEN YOU ARRIVE HERE AT THE FRONT TABLE, PLEASE KINDLY
STATE YOUR NAME AND YOUR ADDRESS BEFORE PROVIDING YOUR COMMENTS.

****************************************************************************
DO I HEAR A MOTION TO ADJOURN THIS HEARING?
SECOND?
ALL IN FAVOR.
I NOW DECLARE THIS HEARING ADJOURNED.

MEMORANDUM
TO: TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP
PLANNING COMMISSION SD
SENIOR PLANNER, EPR FOR
CENTREVILLE
ORGANIZATION: CENTREVILLE MD DATE: MARCH 12, 2025
Re: Final Site Plan Review Request 425 S.
Commerce Street/Hillside - Mixed Use Building
X FOR YOUR USE
Introduction
The Applicant seeks Final Site Plan Review (§170-22 A. (10) in accordance with the provisions of
§170-47, especially §170-47 E.3 to “…approve, conditionally approve, or reject a site plan.” Staff
recommends that the Planning Commission at a minimum review and discuss the issues identified in
this memo along with any further follow up to previous Planning Commission issues identified
through the Concept and this request for final site plan review consideration. The Planning
Commission should work to establish findings of fact as you make any motions or decisions for
approval, conditional approval of rejection of this site plan.
The Concept Site Plan Review Application was reviewed by the Planning Commission at the
November 20, 2024, October 16, 2024, Meetings and Town of Centreville Technical Advisory
Committee (TAC) on Monday, July 15, 2024.
The site plan at 425 S. Commerce Street is a proposed Mixed-Use Development of an
approximately 12,712 square foot 2 story building. The first-floor retail use (liquor store) is
approximately 6,356 square feet and the second floor consists of six two-bedroom apartment units
in 6,356 square feet.
Currently, this property is proposed for a Future Land Use Map Amendment to redesignate the Future
Land Use from Resource, Conservation and Open Space to Commercial. This proposed amendment
is included in the proposed Future Land Use Map Amendments Planning Commission will consider
during the March 19, 2025, public hearing and meeting.
Issues
Issues from the November 20, 2024 Planning Commission meeting:
• Sign Schematics
• Business and signage information
• Pedestrian signage or striping behind the traffic island
1

• Grass or xeriscaping within the traffic island
• Samples of building materials
• Architectural Modifications to the design, especially the roof
• Resolution of stormwater management with Queen Annes County
• Critical Area Buffer Mitigation regarding the Modified Buffer Area
• Habitat Protection Areas
• Resolution regarding the trail easement with Town Council.
• Coordination with State Highway Administration regarding entrance access.
Issues and review of Applicant updates to be discussed/reviewed:
Unfortunately, signage for the business as well as on site signage are not included in one overall sign
schematic, and the architectural schematics/renderings don’t include all of the site signage (e.g the
directional sign proposed for the median at the front entrance) or grass in the island that has been
agreed to. Although the site plan (Sheet C-3) includes notes for the location of some of the directional
signs and the applicable reference to the design details (Sheet C-10), they aren’t included in an overall
sign schematic, it makes it difficult to determine the appropriateness and consistency regarding the
requirements of §170-47 C.3.g, as well as the §170-38 Signs and Chapter 5 Signage, Town of
Centreville Development Design Standards.
Sign Schematics
• Business and signage information
Signage for the business is shown as part of the Architecture 2025 Schematic Design
(Sheets 2, 4 and 5).
Each issue noted below includes Snips related to building signage, its details and its
proposed location as illustrated in the Architectural Schematics.
1. Although the Design Guidelines allow for “Structures abutting more than one street
may have wall signs, with an aggregate size as described above, for each wall facing
a street.”, the proposed project only abuts one street and is only eligible for one wall
sign on the front of the building noted as the West View and the front of the Southwest
View in the renderings (below).
2. The location of the Hillside Liquors store sign shown on the West View and on the
front in the “South West View” in the architectural schematics below should be
relocated, per design guidelines “In multi-occupant buildings, signs for first floor
occupants should not extend above the window sill of the second.” Since the metal
awning is the feature that distinguished the separation of the floors, the applicant
2

should consider locating any proposed signs for the ground floor retail to below that
distinguishing feature.
3. Total maximum signage per property is limited to 1 square ft/linear sq ft of building
frontage. Fifty-six linear feet of building frontage is what is proposed as shown on the
plans for this project, and fifty-six square feet of total building signage is allowed.
3

Wall signs in this location are also limited to no more than 32 square feet. (§170
Attachment 9 Table 3).
4. As noted above the location of any wall signs is restricted to the wall facing the street,
the SW façade in this instance. The maximum area of all wall signs on this location
should be not more than Fifty-six square feet. (§170 Attachment 9 Table 3).
5. Utilizing the standards noted, the current dimension of 31.7 square feet is below the
fifty-six square foot limit and still provides for an additional 24.3 square feet
remaining (which is still within the 32 square foot limit).
6. Although it appears that the site plan calculations include signage calculations for the
wall mounted address numbers, its not clear that they are required to be included and
may be exempt from that calculation, especially as having a clearly marked address is
a safety issue re emergency access etc.
7. Overall, the Design Standards Signage (Chapter 5) include at a minimum but not
limited to the following provisions the Planning Commission may want to consider
and discuss with the applicant:
Required:
• Signs shall be treated as an architectural element of a building or project
and shall be designed to be compatible and complimentary.
• Be consolidated into a minimum number of elements, whether words,
symbols, or graphics.
• Have appropriate contrast.
• Be designed with a limited number of, and harmonious use of, colors.
• The message shall be easy to read from the intended vantage point -
public street, public sidewalk, or parking lot-but not be out of scale with
the building, site or streetscape.
Encouraged:
• Signs should be of a coordinated color scheme and materials which
reflect the architectural style of the buildings, commercial complex or
product service.
• Signage should be on a pedestrian scale and visible by pedestrian at
grade/sidewalk level.
Additional signage items to consider:
• Directional signage for Residential: The site plan and architectural schematics do not
appear to include any directional signage for the pedestrian entrance for the apartments?
4

Applicants may wish to consider including it on the glass portions around the pedestrian
entrance. This should be shown on the site plan, is considered a permanent sign installed on
the glass surface, and would need to be consistent with the requirements for window signs,
(as noted in Table 3 as well as Item 8 window signs in the Design Standards) cumulatively
cannot exceed 25% of the area of the window on which they are placed on the first floor and
10% of the area of the window on which they are placed on all floors above the first floor
and don’t count towards any maximum total square footage (freestanding, wall and others).
• Permanent store hours signage should also be a part of the submission as a permanent
installation. Any type of signage otherwise would be considered a temporary sign and is
prohibited from being placed on the building. Again, as noted above, the applicants may
wish to consider including it on the glass portion of the entrance to the retail space as a
permanent window sign as noted/suggested above
5

• Pedestrian signage or striping behind the traffic island
It should be noted that the snips from the site plan (Sheet C-3) show items related to pavement
markings (crosswalks, etc., note 14) immediately behind the traffic island as well as
directional signage (note 17) as shown in the illustrations on Sheet C-10 (snip below). The
transmittal letter notes however, that the striping/signage between the island and building
requested to address concerns about traffic speeds circling the front to the building was
incorporated into the site plan in the form of signage. The Planning Commission may wish
to confirm that the notes on the site plan are also for pavement markings and crossings per
this request in the locations noted:
6

Snips from C-3 to show items re the island in front of the building
7

C-10 directional signage etc.
In this Rendering - the pedestrian island should show the directional signage proposed and the
agreed to grass on the island as noted below.
Note as mentioned above the Hillside Liquors sign should not be located above the 2nd floor
window sill and may be most suitable under the awing.
• Grass or xeriscaping within the traffic island
Sheet L-1 (Hillside Plans 02-25-25) shows the traffic flow island to be grass (see snip below):
8

• Samples of building materials - The applicant indicates that they will provide these at
the March 19, 2025, meeting for Planning Commission’s consideration.
• Architectural Modifications to the design, especially the roof
9

As noted in the Centreville Design Standards Compliance Checklist (Sheet 5, Architecture
2025, 02 25 Schematic Design) and illustrated on the renderings (pages 2-4, Architecture
2025, 02 25 Schematic Design), the design of the building and roofline have been revised to
respond to previous review comments.
As noted in the Compliance Checklist regarding the roofline:
“The street facing end of the building has a gable roof over the projecting enclosed stair facing
the street and a larger gable roof parallel to the street over the first bay of the building. The
flat roof portion is concealed with a sloping mansard roof and parapet wall. The front facing
gable is capped with projecting brick rowlock courses, a cast-stone cap and aluminum coping.
The walls on the eave sides is (sic) capped with a projecting brick soldier course and the eaves
are trimmed with aluminum fascia and gutter.”
• Resolution of stormwater management with Queen Annes County
Sheet C-4 (Hillside Plans 02-25-25) shows 9X8 pad of stone for stabilizing the ground and
stopping erosion as crossing the point of deed line and mostly located between that and the mill
stream. The Town is currently working with the applicant regarding necessary access as required.
10

February 21, 2025, Correspondence from Eric J. Miller, included in the submission (425 S
Commerce Street DPW Letter 02-21-25) provides the following:
Final Site Plan Approval is Recommended provided that all comments are addressed prior to
issuance of building permit.
General Comments:
1. Provide structural retaining wall design for review as it may impact the design and construction
of the submerged gravel wetland.
2. Provide copy of the MDE and USACE Wetland Disturbance Permit, including MDE
acceptance of the No-Rise Certification prepared by Sustainable Science.
3. Provide copy of approval from the Critical Area Commission.
4. Provide the following documents when submittal is made for final approval & signature: a.
Plans signed/sealed by engineer or land surveyor. b. Executed stormwater MIA w/associated plat,
if applicable. c. SWM Completion Form(s). d. SWM Surety w/auto renewal clause (125%) &
inspection fee (8%).
5. Copies of final, approved plans shall be delivered as follows: a. Engineering: 1 full-size plans
and 1 CD w/.pdf files of plans b. Owner: 1 CD w/.pdf files and 1 paper copy (minimum)
• Critical Area Buffer Mitigation regarding the Modified Buffer Area
Critical Area Article III, §170.31-13 (c) and (d) provide for a fee in lieu of, when the planting or
offset requirements can’t be met. The Planning Commission determines the amount of fee in
lieu of based on two estimates.
Mike Whitehill, Town Consultant, worked with the applicant to provide the information
provided below. The applicant has included two landscaping estimates in the resubmission to
provide for the basis of their request that the Planning Commission consider a fee in lieu of
buffer mitigation payment. Town Consultant Whitehill has indicated that the applicant’s
request for $43,409.04 fee in lieu of payment (average of the two estimates) seems reasonable.
“Attached for clarity at my request is an exhibit to illustrate the 0.47 acre area of “development
activity” that occurs onsite within the modified buffer area. It was determined that
“development activity” or disturbance The 0.47 acre or 20,522 square foot area shown on the
attached is the corrected value used, then doubled, and then converted to equivalent plantings
for the landscape businesses estimates. The calculations on the currently submitted LS2 Model
plans are now consistent with the code. They provided the estimates and propose the average as
mitigation to the fund in lieu of planting. There does not appear to be any practical way to plant
any of this on the site.”
11

• Habitat Protection Areas
The applicant has included Habitat Protection Exhibit and Narrative including written
correspondence re guidelines from DNR regarding protection of habitat for the Delmarva
Fox Squirrel and Forest Interior Dwelling Bird Habitat.
The applicant’s narrative provides the following details that appear to be considerate of the
recommended guidelines even though “The conservation guidelines provided by DNR are
met even though the existing conditions do not qualify as habitat.”
“…the disturbance abides the general guidelines for Delmarva Fox Squirrel habitat
conservation since the clearing is less than 300 ft. in width; the remaining onsite portion of
unaltered woods area exceeds 25% of existing onsite woods; and the unaltered protected area
of woods in the rear of the property will assist in maintaining a contiguous wildlife corridor
of connected with the offsite forest areas that exceed 300 acres and span southward. The
conservation guidelines provided by DNR are met even though the existing conditions do
not qualify as habitat.”
12

“…the disturbance generally abides by the applicable FIDS habitat conservation guidelines
provided by DNR since development is in non-forest areas development is along perimeter
wooded area less than 300 ft wide and less than 300 ft into the woods; no isolated wooded
areas are created; no “interior” area is impacted; development is kept in a compact and
singular area; and the rear unaltered rear woods connect to a large wooded span maintaining
a wildlife corridor.”
• Resolution regarding the trail easement with Town Council.
February 20, 2025, Town Council adopted Resolution 01-2025, authorizing the execution of
a public works agreement with Corsica Creek Commons, LLD and Hillside Liquors and
Deli, LLC that includes the following trail easement that is shown in full on the Hillside
Plans 02-25-25 Sheets C-3 and C-4.
13

• Coordination with State Highway Administration regarding entrance access.
February 11, 2025 SHA correspondence included in the applicant’s submission notes: “SHA
concurs with the proposal for this proposed project to use the existing commercial entrance with
no planned upgrades to the existing entrance and concludes that the proposed entrance does not
create a safety hazard or adversely impact traffic on MD rt. 213.”
Critical Area Commission staff was provided an updated application submittal by the applicant
(February 27, 2025) and confirmed through Town coordination that their office does not have any
further comments for the project (March 7, 2025).
Please refer to the minutes and memos from the November 20, 2024, and October 16, 2024, Planning
Commission Reviews. Review Memos are dated November 15 and October 11, 2024, for additional
background.
Review Action and Findings
Planning Commission should work to establish findings of fact as you make any motions or decisions
for approval, conditional approval of rejection of this site plan Any recommended conditions of
approval that the Commission may wish to consider, which may arise during your final site plan
review should include:
1. That the Applicant shall obtain all required local, County, State, and federal approvals and
permits and satisfy any final public works specifications and details that may be required by
the Town engineering and public works staff.
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0011
:: HILLSIDE LIQUORS :: SCHEMATIC DESIGN :: FEBRUARY 25, 2025 ::
205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2025
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DN 205 203 201
206 204 202
KITCHEN
BATH BATH W.I.C.
LIN.
861 SF
BEDROOM
LIVING
BEDROOM
LEVEL TWO PLAN
SCALE: 1/8"=1'-0"
MECH./
ELEC.
117 SF CUSTOMER WALK-IN COOLER
13' x 83' 4"
DELIVERIES & STORAGE
946 SF
TASTING AREA
RETAIL SALES
41' 10" x 83' 2"
3479 SF
SALES
COUNTER OFFICE
LAV. 9' 8" x 16' 10"
LEVEL ONE PLAN
SCALE: 1/8"=1'-0"
NWOD
PMAR
DN
PLAN
NORTH
EQUIP.
PLATFORM
BEER CAVE
UP UP
ICE
DN
24" x 24" CONC.
DN
FOUNDATION PIER
(TYPICAL)
DN
18" x 18" CONC.
FOUNDATION PIER
(TYPICAL)
PLAN
NORTH
"3
'91
8' 0" 108' 0" 8' 0"
"3
'91
"0
'65
124' 0"
UP DN
STAIR 1 STAIR 2
ROOF
ROOF DECK
735 SF
23' 4"
PLAN
NORTH
ROOF PLAN
SCALE: 1/8"=1'-0"
FDC
WATER
SERVICE
DN
STAIR 1 STAIR 2
163 SF
AREA CALCULATIONS
LEVEL 01 - LIQUOR STORE: 6048 SF + STAIRS 308 SF = 6,356 SF
LEVEL 02 - APARTMENTS: 6048 SF + STAIRS 308 SF = 6,356 SF
LEVEL 03 - ROOF DECK: 735 SF + STAIRS 308 SF = 1,043 SF
TOTAL - 13,755 SF
"6
'13
SLOPE
EPOLS
EPOLS
SLOPE
EPOLS
EPOLS
EPOLS

SOUTHWEST VIEW WEST SIDE VIEW
SOUTHEAST VIEW NORTHWEST VIEW
0022
:: HILLSIDE LIQUORS :: SCHEMATIC DESIGN :: FEBRUARY 25, 2025 ::
205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2025

SOUTHEAST VIEW OF ROOF DECK ROOF DECK VIEW
ROOF DECK VIEW SOUTHWEST CORNER DETAIL VIEW
0033
:: HILLSIDE LIQUORS :: SCHEMATIC DESIGN :: FEBRUARY 25, 2025 ::
205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2025

WEST ELEVATION SOUTH ELEVATION
SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0"
EAST ELEVATION NORTH ELEVATION
SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0"
0044
:: HILLSIDE LIQUORS :: SCHEMATIC DESIGN :: FEBRUARY 25, 2025 ::
205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2025
FOOR
DEPOLS
FO
.TH
NAEM
-/+
"01
'13
-/+
"9
'63
STAIR TOWER MAY EXCEED 35'
HEIGHT LIMIT BY 25% = 43'-9" (170-34)
MATERIALS
BRICK VENEER
ARCHITECTURAL ALUMINUM SIDING PANELS WITH CONCEALED FASTENERS
ALUMINUM STOREFRONT
CLAD WOOD WINDOWS
CONCRETE FOUNDATION
GALVANIZED STEEL RAILINGS
ALUMINUM CLAD FASCIA, CORNICE
ALUMINUM LOUVERED GRILLES AT FOUNDATION
ALUMINUM DOWNSPOUTS AND SCUPPERS
INTERNALLY-LIT LOGO SIGNS

DATE: 25 January 2025
PROJECT: Hillside Liquor Store and Apartments
CENTREVILLE DESIGN STANDARDS COMPLIANCE CHECKLIST
4. COMMERCIAL
A. PARKING
1. Location of Parking Lot
The parking is located on the side and rear of the building.
2. Drive-thru Business
Not applicable.
3. Parking Lot Circulation
The vehicular circulation is arranged in a one-way, counterclockwise direction around the
building. The parking and circulation are designed to accommodate both car traffic and
truck deliveries. The layout allows for deliveries by semi-trailer trucks, which are the
usual delivery vehicles to the liquor store. The trucks can park in the drive isle toward
the rear so not to interfere with car traffic.
4. Parking Lot Landscaping
As indicated, there are several landscape islands the reduce the visual impact of the parking
lot.
5. Parking Lot Screening
The parking lot is not adjacent to a public way.
6. Pedestrian Walkways through Parking Lots
There is a sidewalk the entire length of the parking area on the building side providing access
to the building, both the store and the upper-level apartments.
7. Mass Transit Bus Drop Off / Pick Up Area
None provided.
B. SIDEWALK AND PEDESTRIAN
1. Connections
The street sidewalks are connected to the building sidewalks via a walk on the south side of
the entrance drive that crosses over the entrance drive and connects to the sidewalk at the
southwest corner of the building.
C. STRUCTURES
1. Prominent Entrance
The facade that faces the street has a covered porch and large storefront glazing and an
entrance to both the liquor store and the apartments. There is a second building entrance on
the southside of the building which is visible from both the view from north-bound traffic on
213 and from the parking lot. The large canopy covering both entries and elevated walkways
(A), along with the large storefront opening and decorative light fixtures (B) and prominently
located signs (C) all contribute to the prominence of the entries.
2. Massing
As outlined below, the building has been designed to have a distinct base, middle and top.
3. Ground Level Details
Brick belt course (b), brick pilasters (c), projecting sills (e), porches (i), canopy columns (c),
decorative metal panels (k), large storefront windows and metal louvers concealing the
foundation piers (k) are all elements incorporated in the ground level and lend to the base,
middle, top delineation and desired pedestrian scale.
4. Screening Blank Walls
The north wall does not face a street, but it is visible from Commerce Street. Due to the
requirement inside the liquor store for an entire wall length walk-in cooler, the north side of
the building on the lower level is devoid of fenestration. The entire wall is faced with brick
(a) and is divided vertically with belt coursed of brick at the base (c), second floor (c) and
cornice (d). The base is also divided into bays that are accentuated by the louvered
openings and above with window sized recesses with projecting sills and heads that mimic
the second story window openings alternated with larger areas of decorative metal (i & k).
There is also buffer planting and a 6’ privacy fence proposed along the north property line on
that side.
5. Plazas, Courtyards, and Seating Areas
A 735 SF roof deck is proposed for the residence of the apartments on the southeast corner
of the building.
6. Site Furnishings
A bike rack, decorative trash receptacle and picnic area for the apartment residents is
proposed.
DATE: 25 January 2025
PROJECT: Hillside Liquor Store and Apartments
7. Orientation to Streets
CENTREVILLE DESIGN STANDARDS COMPLIANCE CHECKLIST
The site is an unusual shape with the street frontage only wide enough for the site entrance
4. COMMERCIAL which limits the building from being any closer to the street.
A. PARKING 8. Setbacks
The street side of the property is mostly taken up by the entry drive and there is no
additional space for pedestrian areas.
1. Location of Parking Lot
The parking is located on the side and rear of the building.
9. Weather Protection
All building entrances are covered with ample canopies.
2. Drive-thru Business MATTE FINISH ALUMINUM
PANEL ON FACE & SIDES
Not applicable.
10.Roofline Expression
The street facing end of the building has a gable roof over the projecting enclosed stair facing
MATTE FINISH
3. Parking Lot Circulation
the street and a larger gable roof parallel to the street over the first bay of the building. The TRANSLUCENT ACRYLIC
The vehicular circulation is arranged in a one-way, counterclockwise direction around the flat roof portion is concealed with a sloping mansard roof and parapet wall. The front facing PANEL BACK-LIT BY LED
LIGHT SOURCE.
building. The parking and circulation are designed to accommodate both car traffic and gable is capped with projecting brick rowlock courses, a cast-stone cap and aluminum
truck deliveries. The layout allows for deliveries by semi-trailer trucks, which are the coping. The walls on the eave sides is capped with a projecting brick soldier course and the
usual delivery vehicles to the liquor store. The trucks can park in the drive isle toward the eaves are trimmed with aluminum fascia and gutter.
rear so not to interfere with car traffic.
11.Concealing Rooftop Equipment
4. Parking Lot Landscaping
All outdoor mechanical equipment will be located on the roof and will be concealed with a 5’
As indicated, there are several landscape islands the reduce the visual impact of the parking high parapet wall. Due to the flood way, no equipment can be located at grade. A roof deck
lot. for the apartment residence is also concealed by the same parapet wall.
5. Parking Lot Screening 12.Expression of Entrances to Large Commercial Developments
The parking lot is not adjacent to a public way. Not applicable.
6. Pedestrian Walkways through Parking Lots D. LIGHTING
There is a sidewalk the entire length of the parking area on the building side providing access
to the building, both the store and the upper-level apartments.
1. Parking areas, travel lanes and sidewalks are illuminated by a combination of pole and
building mounted LED, full-cutoff lights, and decorative LED fixtures mounted on the
underside of the canopies.
7. Mass Transit Bus Drop Off / Pick Up Area
2. The height of the pole lights and building mounted lights is 12’.
None provided.
3. A Site Lighting Plan and lighting fixture cut-sheets are provided.
4. All site lighting is dark sky compliant.
B. SIDEWALK AND PEDESTRIAN
E. SERVICE AREAS
1. Connections
The street sidewalks are connected to the building sidewalks via a walk on the south side of
the entrance drive that crosses over the entrance drive and connects to the sidewalk at the 1. Screening of Trash and Service Areas
southwest corner of the building.
The proposed trash area will be enclosed on three sides with a 8’ high wood board on board
screen. The service side will be enclosed with two 8’ high wood board on board gates. See
Civil Drawing C-10.
C. STRUCTURES
5. SIGNAGE
1. Prominent Entrance
A. SIGNAGE
The facade that faces the street has a covered porch and large storefront glazing and an
entrance to both the liquor store and the apartments. There is a second building entrance on
the southside of the building which is visible from both the view from north-bound traffic on
1. Definitions: The proposed signage includes Directional Signs (see Civil Drawings) and Wall
213 and from the parking lot. The large canopy covering both entries and elevated walkways
Signs.
(A), along with the large storefront opening and decorative light fixtures (B) and prominently
located signs (C) all contribute to the prominence of the entries. 2. General Provisions:
� Proposed signage is only that which is permitted.
2. Massing � Signs do not cover significant architectural detail.
As outlined below, the building has been designed to have a distinct base, middle and top. � Signs are treated as an architectural element of the building and are compatible and
complimentary.
� Signs do not project above the roof, parapet or exterior wall.
3. Ground Level Details
� Elements of the sign create an overall cohesive design, reflect simplicity, avoid clutter
Brick belt course (b), brick pilasters (c), projecting sills (e), porches (i), canopy columns (c),
and ensure legibility.
decorative metal panels (k), large storefront windows and metal louvers concealing the
foundation piers (k) are all elements incorporated in the ground level and lend to the base, � The message is easy to read from the intended vantage point – public street, public
middle, top delineation and desired pedestrian scale. sidewalk and parking lot and are not out of scale with the building, site or streetscape.
� Signs are color coordinated with the building design.
4. Screening Blank Walls � The signage is pedestrian scale and visible from the sidewalk.
The north wall does not face a street, but it is visible from Commerce Street. Due to the 3. Calculating Sign Area: The sign area is calculated according to the requirements of Chapter
requirement inside the liquor store for an entire wall length walk-in cooler, the north side of 170 of the Centreville Code.
the building on the lower level is devoid of fenestration. The entire wall is faced with brick
4. General Sign Construction: The internally-lit wall mounted signs will be constructed out of
(a) and is divided vertically with belt coursed of brick at the base (c), second floor (c) and
factory finished aluminum panels with translucent acrylic letters and images. The acrylic
cornice (d). The base is also divided into bays that are accentuated by the louvered openings
areas will be back-lit by LED lights. All finishes will be matte. The signs will be firmly
and above with window sized recesses with projecting sills and heads that mimic the second
supported by attachment to the building.
story window openings alternated with larger areas of decorative metal (i & k). There is also
buffer planting and a 6’ privacy fence proposed along the north property line on that side.
5. Integration of Site/Building Design: The signs are integrated into the building design and
situated in recesses in the wall. Where second story windows exist, the sign is located on the
first floor wall. The colors of the sign are compatible with the building colors.
5. Plazas, Courtyards, and Seating Areas
A 735 SF roof deck is proposed for the residence of the apartments on the southeast corner
B. DESIGN STANDARDS FOR PERMITTED SIGNS
of the building.
7. Wall Mounted Signs
6. Site Furnishings
� See Sign Area Calculations on this sheet for conformance to permitted sign area.
A bike rack, decorative trash receptacle and picnic area for the apartment residents is
proposed.
� The sign size and location has been designed to be visible from the street, sidewalk
and parking lot.
7. Orientation to Streets
The site is an unusual shape with the street frontage only wide enough for the site entrance
which limits the building from being any closer to the street.
0055
:: HILLSIDE LIQUORS :: SCHEMATIC DESIGN :: FEBRUARY 25, 2025 ::
8. Setb2a0c5k Es. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2025
The street side of the property is mostly taken up by the entry drive and there is no
additional space for pedestrian areas.
9. Weather Protection
All building entrances are covered with ample canopies.
10.Roofline Expression
The street facing end of the building has a gable roof over the projecting enclosed stair facing
the street and a larger gable roof parallel to the street over the first bay of the building. The
flat roof portion is concealed with a sloping mansard roof and parapet wall. The front facing
gable is capped with projecting brick rowlock courses, a cast-stone cap and aluminum coping.
The walls on the eave sides is capped with a projecting brick soldier course and the eaves
are trimmed with aluminum fascia and gutter.
11.Concealing Rooftop Equipment
All outdoor mechanical equipment will be located on the roof and will be concealed with a 5’
high parapet wall. Due to the flood way, no equipment can be located at grade. A roof deck
for the apartment residence is also concealed by the same parapet wall.
12.Expression of Entrances to Large Commercial Developments
Not applicable.
D. LIGHTING
1. Parking areas, travel lanes and sidewalks are illuminated by a combination of pole and
building mounted LED, full-cutoff lights, and decorative LED fixtures mounted on the
underside of the canopies.
2. The height of the pole lights and building mounted lights is 12’.
3. A Site Lighting Plan and lighting fixture cut-sheets are provided.
4. All site lighting is dark sky compliant.
E. SERVICE AREAS
1. Screening of Trash and Service Areas
The proposed trash area will be enclosed on three sides with a 8’ high wood board on board
screen. The service side will be enclosed with two 8’ high wood board on board gates. See
Civil Drawing C-10.
5. SIGNAGE
A. SIGNAGE
1. Definitions: The proposed signage includes Directional Signs (see Civil Drawings) and Wall
Signs.
2. General Provisions:
� Proposed signage is only that which is permitted.
� Signs do not cover significant architectural detail.
� Signs are treated as an architectural element of the building and are compatible and
complimentary.
� Signs do not project above the roof, parapet or exterior wall.
� Elements of the sign create an overall cohesive design, reflect simplicity, avoid clutter
and ensure legibility.
� The message is easy to read from the intended vantage point – public street, public
sidewalk and parking lot and are not out of scale with the building, site or streetscape.
� Signs are color coordinated with the building design.
� The signage is pedestrian scale and visible from the sidewalk.
3. Calculating Sign Area: The sign area is calculated according to the requirements of Chapter
170 of the Centreville Code.
4. General Sign Construction: The internally-lit wall mounted signs will be constructed out of
factory finished aluminum panels with translucent acrylic letters and images. The acrylic
areas will be back-lit by LED lights. All finishes will be matte. The signs will be firmly
supported by attachment to the building.
5. Integration of Site/Building Design: The signs are integrated into the building design and
situated in recesses in the wall. Where second story windows exist, the sign is located on the
first floor wall. The colors of the sign are compatible with the building colors.
B. DESIGN STANDARDS FOR PERMITTED SIGNS
7. Wall Mounted Signs
� See Sign Area Calculations on this sheet for conformance to permitted sign area.
� The sign size and location has been designed to be visible from the street, sidewalk
and parking lot.
"9-'4
6'-8"
1' 10"
"01
SIGNAGE
SCALE: 3/4"=1'-0"
INTERNALLY LIT WALL MOUNTED SIGNS
2 PROPOSED@ 31.7 SF EACH
ALUMINUM NUMBERS
SIGNAGE AREA CALCULATIONS
WALL MOUNTED - 2 x 31.7 = 63.4 SF
ADDRESS NUMBERS - 1.5 SF
TOTAL - 64.9 SF
TABLE 3 OF THE ZONING CODE ALLOWS IN
C-2 ZONE: 32 SF MAX. PER SIGN,100 SF MAX.
TOTAL.
WALL MOUNTED ADDRESS
THE DESIGN STANDARDS LIMIT WALL SIGNS
1 PROPOSED @ 1.5 SF
FOR EACH STREET FRONTAGE TO 1
SQUARE FOOT OF SIGN PER EACH LINEAL
FOOT OF STREET FRONTAGE, WITH A
MAXIMUM OF 100 SF. ACCORDING TO
SHEET C-3 OF THE CIVIL DRAWINGS THE
STREET FRONTAGE CAN BE COMPUTED BY
ADDING PROPERTY LINE SEGMENTS 2, 4, 5,
6, 7, & 9 WHICH EQUALS 163.43', ALLOWING
THE 100 SF MAXIMUM SIGN AREA.

0066
:: HILLSIDE LIQUORS :: SCHEMATIC DESIGN :: FEBRUARY 25, 2025 ::
205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2025
BJE
S
C3 C3
C1 C1
A
C1 A A A
A A
A
B B A A A A A A A
A
A A
DECORATIVE LIGHTING MOUNTED TO UNDERSIDE OF CANOPY
C2
C1 C2
C1 C1
BUILDING MOUNTED DOWN LIGHTING
PLAN NORTH
SITE LIGHTING PLAN
SCALE: 1" = 20'
LIGHTING FIXTURE SCHEDULE LEGEND
TYPE DESCRIPTION MFR. CAT. NO. LAMPS VOLTS QT. MOUNTING
0.1 FOOTCANDLES
A VAPORPROOF RAB VX200DG SILVER SCREW-IN LED 120 16 UNDERSIDE OF CANOPY
0.5 FOOTCANDLES
B WALL SCONCE LITHONI AWDGE2 LED P3 40K 80 VF MVOLT SRM DBLXD LED MVOLT 2 WALL MOUNT 11’H
C1 AREA LITHONI ADSX0 LED P7 40K 70 BLC4 DBLXD LED MVOLT 6 SQ. POLE MOUNT 12’H 1. 0 FOOTCANDLES
C2 AREA LITHONI ADSX0 LED P7 40K 70 BLC3 DBLXD LED MVOLT 2 SQ. POLE MOUNT 12’H
C3 AREA LITHONI ADSX0 LED P7 40K 70 T2M DBLXD LED MVOLT 2 WALL MOUNT 12’H
POLE AND BUILDING MOUNTED PARKING LOT LIGHTING
EXTERIOR LIGHT FIXTURES

DEPARTMENT OF PUBLIC WORKS
Queen
312 Safety Drive
Anne’s Centreville, MD 21617
County T e le phone: (410) 758-0925
Fax: (410) 758-3341
County Commissioners:
www.qac.org
James J. Moran, At Large
Jack N. Wilson, Jr., District 1
J. Patrick McLaughlin, District 2
Philip L. Dumenil, District 3
Christopher M. Corchiarino, District 4
DATE: February 21, 2025
TO: Town of Centreville
FROM: Eric J. Miller
RE: Project Name: Mixed Use Development by Hillside Liquors, LLC
Requesting: Site Plan Approval
Background:
Proposed development of a 1.912 acre parcel located at Tax Map 44B, Parcel 1085 (425 S. Commerce Street Centreville,
MD) on the east side of MD 213 (S. Commerce St) along Mill Stream, in the Town Centreville. Applicant proposes
construction of a two (2) story mixed use building with a footprint of 6,356 consisting of commercial retail on the first floor
and six (6) residential apartments on the second floor. The proposed development is in the incorporated Town of Centreville
and Queen Anne’s County’s regulatory review is limited to stormwater management (SWM).
STORMWATER MANAGEMENT:
Stormwater Management Report Comments:
1. This development must comply with stormwater regulations under the Stormwater Management Act of 2007.
Effective May 4, 2010, the Act requires implementing Environmental Site Design (ESD) to the maximum extent
practicable (MEP) thus ensuring that structural practices are used only where absolutely necessary. ESD relies on
integrating site design, natural hydrology and smaller, nonstructural controls to manage stormwater and maintain
as nearly as possible, predevelopment runoff characteristics.
A geotechnical investigation performed on site at the potential location of permeable pavement found the
presence of unsuitable soils and construction debris with resistance met at a depth of 18 inches. MDE guidance
prohibits the installation of permeable pavement in HSG D soils or areas of compacted fill, which appear to be
present at this site. We agree with the consultant’s assessment of non-structural and ESD practices (beginning on
page 7) in the provided Report.
The ESD practices selected for incorporation with this development shall to the greatest extent possible, mimic
natural hydrologic runoff characteristics and minimize the impact of land development on water resources. It is
proposed that water quality will be addressed by applying Section 5.4 Non-Structural & Micro-Scale
Environmental Site Design (ESD) credits, specifically M-2 Submerged Gravel Wetland. We approve of this
application of ESD to the maximum extent practicable (MEP).
2. The stormwater management report computations provided for Pre vs. Post Development discharge values for the
2/10/100 year storm events show a reduction in site discharge for all three storm events.
Plan Review Comments: Comments have been addressed.

General Comments:
1. Provide structural retaining wall design for review as it may impact the design and construction of the submerged
gravel wetland.
2. Provide copy of the MDE and USACE Wetland Disturbance Permit, including MDE acceptance of the No-Rise
Certification prepared by Sustainable Science.
3. Provide copy of approval from the Critical Area Commission.
4. Provide the following documents when submittal is made for final approval & signature:
a. Plans signed/sealed by engineer or land surveyor.
b. Executed stormwater MIA w/associated plat, if applicable.
c. SWM Completion Form(s).
d. SWM Surety w/auto renewal clause (125%) & inspection fee (8%).
5. Copies of final, approved plans shall be delivered as follows:
a. Engineering: 1 full-size plans and 1 CD w/.pdf files of plans
b. Owner: 1 CD w/.pdf files and 1 paper copy (minimum)
RECOMMENDATION:
Final Site Plan Approval is Recommended provided that all comments are addressed prior to issuance of building permit.
S:\DPW\COMMON\Developmentprojects\Centreville_425_S_Commerce_Hillsideliquor\2nd Review\Centreville-425 S Commerce St. 2nd DPW
Review 2025-02-18.Docx

February 11, 2025
Mr. Brandon Davis
Davis, Moore, Shearon & Associates, LLC
P.O. Box 80
Centreville, MD 21617
RE: Queen Anne’s County
MD 213
Hillside Liquors
SHA Tracking No. **apqa***xx
Mile Point: *.**
Dear Mr. Davis:
SHA concurs with the proposal for this proposed project to use the existing commercial entrance
with no planned upgrades to the existing entrance and concludes that the proposed entrance does
not create a safety hazard or adversely impact traffic on MD rt. 213. SHA access management
will continue to work with the town and the design engineering firm to ensure all procedures and
SHA standards are adhered to if any construction is to be performed within SHA Right of Way.
Additionally, SHA is aware of the potential request from the Town of Centreville to install a
pedestrian walking path from the MD Rt. 213 sidewalk to an easement located on the property at
425 S. Commerce Street to the east. SHA will work with the Town in the future to provide
access from the sidewalk to the easement should the Town wish to move forward with that
project.
If you have any questions or require additional information, please contact Mr. Dierker
at 410-810-3244, by using our toll-free number (in Maryland only) at 1-800-637-9740,
or via hdierker@mdot.maryland.gov.
Sincerely,
Henry R. Dierker III
Access Permits Regional Engineer
615 Morgnec Road, Chestertown MD 21620 | 410.778.3061 | 1.800.637.9740 | Maryland Relay TTY 800.735.2258 | roads.maryland.gov

(HD/STM)

Site Plan Narrative
HILLSIDE LIQUORS AND DELI, LLC
2640 Centreville Road
Centreville, MD 21617
Request: Final Approval of the Site Plan for a Mixed Use Building in the Town of
Centreville, Third Election District, Queen Anne’s County, Maryland (the “Site
Plan”), attached hereto as Exhibit 1, pursuant to § 170-47 of the Code of the Town
of Centreville.
Introduction: The site is located at 425 S. Commerce Street, Centreville, Maryland 21617 (the
“Property”), across Mill Stream from the existing Hillside Liquor store. The
Property is designated as Tax Map 44B, Parcel 1085. Hillside Liquors and Deli,
LLC (“Applicant”), proposes to construct a new commercial retail building with
a liquor store on the first floor and apartments on the second floor (the “Project”).
The Project will have associated parking, pedestrian connectivity, landscaping,
utility connections, and stormwater management, all of which are compliance with
State and local design requirements and codes as proposed by the Applicant.
The Property is currently vacant and is zoned C-2 and within the Intensely
Developed Area of the Chesapeake Bay Critical Area. The Property is designated
as a Buffer Modified Area and is located within the FEMA floodplain zone, AE
designation, and floodway.
The Property was formerly improved with a large industrial building that was
demolished pursuant to an agreement with the Town of Centreville. The
preexisting building and agreement with the Town makes the site eligible for
redevelopment.
Site Plan Criteria: The criteria for approval of a site plan are set forth in § 170-47 of the Code of the
Town of Centreville. A site plan must also satisfy the Development Design
Standards which are incorporated into the Code at § 170 as Attachment 6; because
the proposed development is for retail and commercial apartments, the commercial
design standards at Chapter 4 are applicable to the Project. Each of the criteria are
addressed as follows, noting as appropriate where variances or exemptions to the
criteria or standards are sought from the Commission.
CODE OF THE TOWN OF CENTREVILLE, § 170-47C (Site Plans)
1. An area or vicinity map at a scale of not smaller than one inch equals 2,000 feet and showing such
information as the names and numbers of adjoining roads, streams, bodies of water, railroads,
subdivisions, election districts, or other landmarks sufficient to clearly identify the property.
Please see Site Plan at Exhibit 1, which has a vicinity map on the cover sheet.
2. A boundary survey plat of the entire site at a scale not smaller than one inch equals 100 feet unless
otherwise specified by the Planning and Zoning Commission showing the following:…[a-f.]
Please see Site Plan and Existing Conditions and Demolition Plan, Exhibit 1, which comply with these
requirements. The site plan and design are based on field survey data provided by Fink, Whitten &
Associates.
1

3. A detailed drawing showing: …[a-r.]
Please see Site Plan at Exhibit 1 and the Schematic Design dated February 25, 2025 (the “Schematic
Design”), which complies with this requirement.
4. Computations of: …[a-k.]
Please see Site Plan at Exhibit 1. The current proposal provides thirty-three (33) parking spaces. Pursuant
to the Code, the two-bedroom apartments on the second floor of the building require 2.25 parking spaces
each. There are six apartments, requiring a total of 13.5 spaces. The first floor has 6,356 square feet, for
which, pursuant to the general category in the Code, must provide one space for each 250 square feet, or
25.4 spaces. Together, the entire building requires 38.9 – 39 rounded up – parking spaces.
A reduction from this requirement is sought from the Planning Commission pursuant to § 170-32B2 & 3 of
the Code. The parking required by the Code is more than what is needed for the building’s proposed and
intended uses, which imposes unnecessary costs and dedicates space to parking “that could more desirably
be used for valuable development or environmentally useful open space.” To support this request for a
parking reduction, the Applicant represents that is has substantial experience with the proposed liquor-store
use within the Town and elsewhere. This experience informs that 25 or 26 spaces for the proposed use at
one parking space for 250 square feet – which includes the 308 feet of the store’s stairwell and 1,344 square
feet of storage area that are not accessible by patrons – is excessive, creating underutilized parking areas
and unnecessary impervious surfaces within the critical area. It is not realistic and an overestimation to
assume that 25 to 26 patrons will be in the store at one time.
The 308 feet of the stairwell does not create a parking demand and should not be accounted for in the
calculation. The storage area of the store is for loading and delivery, and as such it is reasonable to apply
the parking requirement for storage areas that is used by Queen Anne’s County and other jurisdictions —
one space per 6000 square feet. Applying that to the 1,344 square feet of storage results in a parking
requirement of only 0.2 spaces for the storage portion. Applying the 250-square-foot standard to the
remaining 4,704 square feet of retail area produces a requirement of 18.8 parking spaces. That is a total of
19 parking spaces for the first floor that, when added to the 13.5 spaces required by the second-floor
apartments, produces a total requirement for the building of 33 parking spaces, in accordance with the
current site plan and design. This is a much more reasonable number that the Applicant believes will still
provide a parking overage than what will be utilized.
5. Commercial or industrial uses must include:…[a-f.]
The proposed commercial uses of the property are retail and commercial apartments. The first floor retail
space will be a commercial liquor store with a maximum anticipated shirt of three (3) employees. Light
poles are proposed across from the driveway at the southwest corner, on an island in the rear, and against
the far end of the parking strip to the south of the building. Building-mounted lighting is also proposed to
light the drive on the north side of the building, the sidewalk on the south side, and under all the canopies.
The light layout and fixture selection are designed to not exceed minimums established by the IESNA
Recommended Practices and Design Guidelines Latest Edition and as necessary for safety. The fixtures
proposed are dark-sky compliant. Lighting design has been updated and a lighting plan prepared by Torchio
Architects has been submitted with this narrative (Sheet 6 of 6).
6. In addition to the information above, site plans shall be accompanied by the following: …[a-g.]
Please see the Site Plan at Exhibit 1, the Stormwater Management Report attached to this narrative as
Exhibit 2, and the Schematic Design, attached to this narrative as Exhibit 3. All requirements cited above
are met by the project and building design. The project team will continue to work with applicable State
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and Town agencies and approving authorities through building permitting, stormwater design, floodplain
approvals, and other permitting requirements following final site plan approval. Subsection 6.a is not
applicable as there is no area meeting the forest classification onsite. Subsection 6.c is also inapplicable.
CODE OF THE TOWN OF CENTREVILLE, § 170, ATT. 6, § 4A (Parking)
1. Commercial parking lots shall be located behind buildings. Commercial parking lots shall only
be allowed to remain in front of or beside buildings as permitted by the Planning Commission.
Permission from the Planning Commission is sought for placement of parking both in the rear and on the
side of the Building. The need for parking on the side of the Building is a result of the irregular, elongated
shape of the property; desire to retain wooded areas in the rear and maximize the distance between the
building and Mill Stream; need for adequate access by emergency vehicles; and the minimization of
additional unnecessary impervious surfaces in the critical area. The proposed site layout utilizes the existing
site entrance as was established by the State Highway Administration when the Route 213 bridge was
replaced and the taking of the associated right-of-way occurred.
Parking lots shall provide a minimum 10 foot wide planting area between the parking lot and street
right-of-way to include:
 A year-round sight barrier,
 Evergreen shrubs,
 Evergreen ground cover,
 Shrub material maintained at maximum height of 3 feet for visibility and maintain year-
round color and interest.
Landscaping of the open areas on the property will provide for the required sight barrier and evergreen and
shrub cover and material. See Site Plan, Landscaping Plan, at Exhibit 1. Two trees and three shrubs in a
25-foot landscape buffer, in combination with eleven (11) parking lot screening shrubs and landscaping
canopy trees, will be visible, provide a sight barrier of the parking lot, and contribute to the year-round
landscaping appearance.
2. Drive-thru windows shall not be located between the building and major roadways unless permitted
by the Planning Commission. Drive through areas shall be separated from parking areas and
provide safe access to building entrances as approved by the Planning Commission.
There are no proposed drive-through windows or areas.
3. Parking lots shall provide clear, logical, and well defined vehicular circulation within and through
the lot.
The vehicular circulation is arranged in a one-way, counterclockwise direction around the building that will
be apparent and understandable to residents, visitors, and other motorists with the placement of traffic-flow
arrows and other pavement markings throughout, as well as a one-way directional sign placed on a
monumental entrance with an area of depressed curb.
Planting islands and curbing shall be used to clearly define and separate travel lanes and parking
areas.
A triangular entrance and exit curb will separate incoming and outgoing traffic. Curbs are placed at the
southern and rear corners of the building to delineate parking areas apart from the travel lanes. An island is
also placed in the rear of the building to set off four spots from the travel lane.
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Pull in or back out parking spaces are prohibited on primary vehicular travel lanes within parking
lots with fifty (50) or more spaces.
The proposed parking lots do not have 50 or more spaces.
Parking spaces are prohibited in the vicinity of the driveway entrance and/or exit.
The driveway entrances and exits have no parking spaces attached or in the vicinity.
Cross access easements shall be provided between commercial parcels to allow for interconnection
of parking areas.
There are no adjacent commercial parcels or related parking areas.
Provisions shall be made to connect to future development and planned or existing adjacent
parking lots by dedication of easements for future connections.
There are no plans for future development or adjacent parking lots.
Accommodation for loading and unloading shall be designed to provide adequate space for
efficient maneuvering into and out of loading position at properly constructed docks located either
within a building or in the yard on the same lot.
The parking and circulation are designed to accommodate both cars, semi-trailer delivery trucks that will
service the liquor store, and emergency vehicles. Trucks will park in a travel aisle in the rear that may be
bypassed on the outer loop so as not to interfere with car traffic. The pavement in that delivery aisle can be
striped to designate a loading zone. A “LOADING AREA” has been identified on the eastern portion of the
Property which complies with the setback and loading area size requirements. The loading area as proposed
in 10’ by 52’ and exceeds the requirements of the subdivision regulations, which do not apply to this project
but have been addressed by reference. The loading area is greater than 50’ from any residential zoning
district. Applicant’s design team revisited the turning radiuses coming from Commerce Street and widened
the entrance and exit lanes by approximately three feet (3’) at turning areas and the drive aisles around the
site have been widened from twelve feet (12’) to fourteen feet (14’). The proposed building has been shifted
to the east 5’ to allow additional maneuvering space for large vehicles. SHA has confirmed approval to use
the existing entrance for the proposed use.
4. The number of trees required in the internal planting areas in parking lots shall be dependent on
the location of the parking lot in relation to the building and public right-of-way:
 Where the parking lot is located between the building and the right-of-way, one tree for
every five spaces shall be provided (1:5).
 Where the parking lot is located to the side of the building and partially abuts the right-of-
way, one tree for every seven spaces shall be provided (1:7).
 Where the parking lot is located behind the building and is not visible from the public right-
of-way, one tree for every ten spaces shall be provided (1:10).
 Internal Planting areas shall break up long rows of parking, and to aid and facilitate
vehicular circulation through the parking lot.
 The Planning Commission may allow extensively landscaped storm water facilities to be
counted toward the required landscaping.
The parking areas are not between the building and a public right-of-way, nor abut a right-of-way. There
are thirteen (13) parking spaces in the rear of the building, for which one tree must be provided for ten (10)
spaces. The proposal is to plant one (1) tree and seventeen (17) shrubs in this area. On the side there are
twenty seven (27) parking spaces; applying the ratio of one (1) tree for seven (7) parking spaces, it is
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proposed that four (4) trees and twenty one (21) shrubs will be planted. Landscaped islands will further
reduce the visible impact of the parking areas.
5. Parking lots that abut the public right-of-way shall be screened with one or a combination of the
following treatments:
 Low walls made of masonry, or other similar permanently affixed materials, and not
exceeding a maximum height of 3 feet.
 Raised planter walls planted with a minimum 80% evergreen shrubs not to exceed a total
height of 3 feet, including planter wall and landscape planting.
 Landscape plantings consisting of trees of which at least 80% are deciduous. Shrubs and
groundcover materials of which at least 80% are evergreen.
 Walls, fencing, and architectural details shall compliment the materials used in adjacent
architectural styles.
 Walls and raised planters shall not exceed a maximum height of 3 feet, unless a screen
treatment is provided that does not create a safety hazard.
 Where walls are provided, landscape planting areas shall be a minimum width of 5 feet
and shall be located adjacent to the public right-of-way.
 Fencing around parking lots shall be in conformance with the existing Town Code.
 All plant material used for parking lot screening shall be managed and/or selected to
provide clear views between 3 and 8 feet above the ground surface, for surveillance
purposes.
The parking areas are not adjacent to a public right-of-way.
Chain link fencing, with or without coating, shall not be used on any street frontage, adjacent to a
public sidewalk or adjacent to a residential designation.
Chain-link fencing is not proposed for any street frontage or area adjacent to a public sidewalk or residential
designation. Board-on-board fencing is proposed to be placed between the adjacent lot that has a residential
designation. Chain-link fencing is only proposed for the gates of a trash corral.
6. For parking lots that contain greater than 50 parking spaces, pedestrian connections shall be
clearly defined in a combination of 2 or more of the following ways:
a. Special paving, such as colored concrete, pavers, etc. in an asphalt area.
b. A continuous landscape area minimum 3 feet wide on at least one side of the walkway
(where walkways abut a public right-of-way and/or driving aisles, the landscape area shall
be provided between the walkway and the public right-of-way or driving aisle).
c. Surfacing materials must be safe and conducive for navigation by strollers, wheel chairs,
walkers and carts.
The parking lots do not contain greater than 50 parking spaces.
ADA complaint connections shall be provided from ADA parking stalls to the main pedestrian
walking routes and building entrances.
Parking space striping, an ADA compliant curb, a detectable warning surface, an ADA compliant concrete
sidewalk at the front, south, and east of the building, and ADA accessible ramps at the ADA parking stalls
and in the rear of the building shall create access to walking routes and building entrances. Each of the two
ADA compliant parking spots will be designated with ADA compliant accessible parking signate. See Site
Plan, Site and Stormwater Management Profiles, at Exhibit 1.
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Pedestrian walkways within parking areas shall be a minimum of 5 foot width of clear,
unobstructed passage.
There are no pedestrian walkways within the parking areas. All sidewalks on the Property will be at least
5’ in width.
Pedestrian walkways shall provide a distinct linkage between a main entrance to the building and
a concentration of vehicle parking spaces in order to encourage its use by pedestrians.
There is a sidewalk the entire length of the parking area that provides direct access to the entrance to the
building.
When buildings are not located directly adjacent to the sidewalk, pedestrian walkways shall
connect the public sidewalk in the right-of-way to the main building entrance in a clear and direct
manner, regardless of the number of parking spaces.
A pedestrian walkway across the driveway entrance is five feet (5’) in width and allows for clear, direct,
unobstructed passage from the public sidewalk in the right-of-way to the main building entrance.
Where transit stops or pedestrian drop off sites occur in the public right-of-way (if applicable),
pedestrian walkways shall provide a direct and clear connection from the building’s main entrance
to the transit stop/pedestrian drop off site.
There are no transit stops or pedestrian drop off sites in the public right-of-way.
Night lighting shall be provided where stairs, curbs, ramps, abrupt changes in walk direction, and
cross vehicle lanes occur. Lighting must be ground-affixed lighting only the area of concern.
Light poles are proposed in the vicinity of the public walkway across the driveway entrance. Canopy- and
building-mounted lighting will also be placed at the stairs, curbs, and ramps at the main entrance to the
building. A lighting plan has been provided as Sheet 6 of the Schematic Design.
Pedestrian drop off areas shall be designated by signage or markings and not be located near high
volume travel lanes.
There is no proposed pedestrian drop off area.
7. Complexes totaling 100,000 square feet or more are required to provide a mass transit bus drop
off/pick up area.
Location of the bus service area shall be centrally located. A designated parking pull off from
existing roadways to allow traffic to continue to move in a safe manner shall be provided.
The parking area shall be next to a weather protected shelter/facility while customers wait for the
bus service.
This facility shall be located in a safe and well lit area. The roadway network shall be designed so
that buses can maneuver easily and have clear view of bus stops and pedestrian walkways.
The proposed facility shall also be built so that customers awaiting pick up can sit and see the bus
arriving.
The building will not total more than 100,000 square feet. No bus service area is proposed, and no
designated parking pull off is needed for users of bus service.
CODE OF THE TOWN OF CENTREVILLE, § 170, ATT. 6, § 4B (Sidewalk and Pedestrian)
1. Sidewalks shall be provided along all street frontages with appropriate connections to adjacent
parcels and developments
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There is an existing concrete walk along the street frontage; an ADA compliant sidewalk is proposed on
the south side of the entrance to connect the existing walk to the building through a marked crosswalk
traversing a driveway and connects to a sidewalk on the southwest corner of the building.
All sidewalks must be installed using the requirements and specifications determined by the State
Highway Administration (SHA).
All sidewalks are to be installed in accordance with SHA requirements and specifications. See Site Plan,
Site and Stormwater Management Profiles, at Exhibit 1.
Any site work planned within State Roadways shall obtain approvals from the State Highway
Administration (SHA).
Any permits from SHA will be obtained following site plan approval and prior to issuance of building
permits for the Project. The Project team has obtained confirmation from SHA for approval that the Project
can utilize the existing entrance for the proposed use.
Any new development or redevelopment shall provide for pedestrian connections between all
internal commercial and residential uses.
Internal commercial and residential uses are within the same building. There is a sidewalk beginning in the
southwest corner of the building and continuing across the south and east sides of the building. See
Schematic Design at Exhibit 3.
Provisions shall be made to connect to future development and planned or existing sidewalks or
pedestrian trails by dedication of easements for future connections.
No future development is planned. There is an existing easement to a pedestrian trail. As discussed at
preliminary site plan review, the proposed easement area provided satisfies the requirements of the Public
Works Agreement in place with the Town and any approvals or review necessary for that easement, should
it ever by utilized by the Town are in the purview of the Town Council.
Crosswalks shall be required to create a visual and tactile connection between barrier free access
curb ramps for the purpose of demarcation of appropriate pedestrian street-crossing locations in
the following instances:
 At points of intersection between local residential streets or State maintained streets.
 At all signalized intersections adjoining the development site.
 At key locations to provide safe street crossing access to active or passive parkland and
open space areas, schools, playgrounds, neighborhood shopping centers and similar
pedestrian destinations within and adjoining the development
 The locations and criteria for curb ramps must meet SHA design and construction
standards and the ADA Accessibility Guidelines for Buildings and Facilities (ADAAG)
which gives requirements under the Americans with Disabilities Act (ADA) of 1990.
Crosswalks that create visual and tactile connections between barrier-free access curb ramps and demarcate
pedestrian street-crossing locations are located across the main entrance to the property and across an
entrance driveway. The crosswalks will be appropriately marked with additional striping at the site
entrance, which will align with detectable warning strips. The crosswalk at the site entrance will combine
with the existing Commerce Street crosswalk. At the crosswalk at the main entrance, the curb will be sawcut
for a smooth transition and an ADA compliant ramp will be made. An ADA compliant curb will also be
made at the driveway crosswalk. See Site Plan, Site and Stormwater Management Profiles, at Exhibit 1.
Sidewalks and trails shall be integrated with the overall landscaping design.
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The sidewalks and trails are integrated with the landscaping design. See Site Plan, Landscaping Plan, at
Exhibit 1.
Pedestrian connections shall be clearly defined in a combination of 2 or more of the following
ways: a trellis, special railing, bollards, and/or other architectural features to accent the walkway
at key points.
The walkways will be clearly defined through use of concrete, contours, markings, and other architectural
features.
Continuous landscape areas shall be a minimum of 3 feet wide on at least one side of the walkway,
except as walkways cross vehicular travel lanes (where walkways abut a public right of-way and/or
driving aisles, the landscape area shall be provided between the walkway and the public right-of
way driving aisle).
Continuous landscape areas that abut the walkways are at least 3 feet wide. See Site Plan, Landscaping
Plan, at Exhibit 1.
Pedestrian connections shall be reinforced with pedestrian scale lighting, bollard lighting, accent
lighting or a combination thereof to aid in pedestrian way-finding.
A light pole in the vicinity of the main entrance will keep the walkways lit, and accent lighting alongside
the deck of the building will keep the sidewalks alongside the building additionally lit.
Pedestrian walkways shall include clear sight lines to building entrances and should not be less
than 5 feet wide.
The pedestrian walkways have clear sight lines to the building entrances and are all at least five feet wide.
CODE OF THE TOWN OF CENTREVILLE, § 170, ATT. 6, § 4C (Structures)
1. Visual prominence — the principal entry to the building shall be marked by at least one element
from each of the following groups or any other combination of elements as approved by the
Planning Commission:
Group A
(a) Recess
(b) Overhang
(c) Canopy
(d) Portico
(e) Porch
Group B
(a) Clerestory
(b) Ornamental lighting fixtures
(c) Large entry door(s)
Group C
(a) Stone, masonry or tile paving in entry
(b) Ornamental building name or address
(c) Pots or planters with flowers
(d) Seating
The two building entrances are marked with a large canopy that covers them and the abutting elevated
walkways. The large storefront opening is marked with ornamental lighting fixtures and signs that display
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the ornamental building name. The street-facing façade has a prominent covered porch and large storefront
glazing as well.
No permanent or non-permanent element that is attached to the principle building shall project or
extend over the walkway with the exception of standards for inclement weather protection.
The covered porch and canopy provide inclement weather protection and do not extend over the street.
2. Buildings shall have a distinct “base” at the ground level using articulation and materials, such
as stone, masonry, or decorative concrete. Distinction may also occur through the following:
(a) Windows
(b) Architectural details
(c) Canopies
(d) Overhangs
(e) Masonry strips and cornice lines
The building has a distinct base created by large storefront windows, canopies, and numerous architectural
details such as metal louvers that conceal the foundation piers. The northern façade has been revised to add
additional metal paneling to break up monotony as requested by the Planning Commission at preliminary
site plan review.
The “top” of the building shall emphasize a distinct profile with elements such as projecting
parapet, cornice, upper level step back, or pitched roofline.
The top of the building is delineated and complies with the design requirements. The roof has been revised
to now propose a pitched or sloped roof instead of a flat roof.
3. Ground-floor, street-facing facades of commercial and mixed use buildings shall incorporate at
least five of the following elements:
(a) Medallions
(b) Belt courses
(c) Plinths or columns
(d) Kickplate for storefront window
(e) Projecting sills
(f) Tilework
(g) Pedestrian scale sign(s) or sign(s) professionally printed on windows
(h) Planter box
(i) Front porches or stoops
(j) Water table line
(k) Decorative panels
(l) Any element not listed here that meets the intent, as approved by the Planning Commission
Building facades not facing a street shall incorporate at least three of the above mentioned items.
The building incorporates, at the ground level, belt courses, canopy columns, brick pilasters, projecting
sills, porches, and decorative metal panels.
4. Structures greater than 30 or more feet in length facing streets or public areas including parking
lots where windows are not provided shall have architectural treatment. At least four of the
following elements shall be incorporated in the façade:
(a) Masonry
(b) Concrete or masonry plinth at the base of the wall
(c) Belt courses of a different texture and color
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(d) Projecting cornice
(e) Projecting canopy
(f) Medallions
(g) Trellis containing planting
(h) Decorative woodwork or tile work
(i) Opaque or translucent glass
(j) Artwork
(k) Vertical articulation
(l) Lighting standards
(m) Recesses
(n) Window walls
(o) An architectural element not listed above that meets the intent, as approved by the Planning
Commission
The façade of the structure that lacks windows — which is necessary to provide a wall-length walk-in
cooler in the store — does not face the street but is publicly visible. This façade was designed with masonry,
is divided vertically with belt courses of different texture and color between the base and second floor, and
features a projecting cornice. The façade further features bays that are accentuated with louvered openings
and window recesses with projecting sills and heads that mimic the second-floor window openings to
provide vertical articulation. Lastly, buffer planting is proposed along the boundary line on that side of the
property.
Common spaces shall be visible and/or accessible to the public.
The proposed open areas of the site are unrestricted.
5. Plazas, courtyards and other pedestrian spaces shall include at least three of the following:
(a) Special interest planting with a wide range of plant materials including perennials and
flowering shrubs. Approximately 65% plant material used shall provide seasonal flower and/or
foliage color.
(b) Pedestrian scale, bollard, or other accent lighting
(c) Special paving, such as colored/stained concrete, brick or other unit pavers. The use of low
impact development materials, if appropriate to the site conditions, is encouraged.
(d) Seating, such as benches, tables, or low seating walls
(e) Water feature, such as fountain, etc.
(f) Decorative trash receptacle
(g) Bicycle racks
An area with a picnic table and trash receptacle has been added on the southeast corner of the development
site for use by residents and retail patrons. A bicycle rack and one or more decorative trash receptacles will
also be provided adjacent to the southern façade of the proposed building. The applicant is, in response to
comments by the Planning Commission, proposing a rooftop deck amenity for residential tenants. The
rooftop deck will include easting and sitting areas and a grilling area.
6. Permanent site furnishings, such as benches, tables, and other pedestrian amenities shall be made
of durable, weather-resistant and vandal-resistant materials.
A picnic table, bicycle rack, and decorative trash receptacle will be of durable, weather-resistant, and
vandal-resistant materials.
Permanent site furnishings shall be consistent with the overall character and appearance of the
development.
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The proposed site furnishings would be incorporated into the overall design and landscaping of the
development, as reflected on drawings and plans as appropriate.
Site furnishings shall not block pedestrian access to main walkways, open space areas and/or
building entrances, bus or pedestrian loading, or drop off areas.
The proposed site furnishings would not block pedestrian access to main walkways or the building
entrances, and would be placed in a location reachable by but not intruding upon appropriate sidewalks.
There is no proposed open space or area for bus or pedestrian loading or drop-off.
7. Buildings, along with trees and landscaping, shall be predominant rather than parking lots and
free-standing signs.
The parking lot must be placed in the rear and side of the Building because of the irregular, elongated shape
of the property. Such placement of the parking lot will help maintain forested areas of the property.
Architectural design elements of the structure and robust landscaping plans will make the building and
plantings predominant rather than the parking lots regardless of where the lots are placed. There is no
proposal for free-standing signs.
Pedestrian access to the building shall be visually and functionally clear and should offer a
convenient alternative to walking through driveway entrances and exits.
There is a sidewalk the entire length of the parking area, along with steps and ramps to an elevated walkway,
that provides visually and functionally clear access to the building. Pavement markings will further direct
pedestrians to the appropriate building access.
8. Setbacks: Encouraged Guidelines
The streetside of the property is mostly adjacent to the entry driveway and there is no additional space there
for a pedestrian area.
9. Overhead protection providing shelter from inclement weather at the main building entrance shall
be required. Any method used to provide said protection shall be combined with the method used
to achieve visual prominence.
All the building entrances are covered with ample canopies that further achieve visual prominence and
distinguish the base and top of the building.
Where buildings are adjacent to a sidewalk, weather protection shall be provided. The minimum
depth of any weather protection must be five feet (5’) unless limited by the building code. The
vertical dimension between the underside of weather protection and the sidewalk must be at least
8 feet and no more than twelve feet (12’).
Sidewalks, elevated walkways, and ramps, are protected from the weather by the canopies. The canopies
will be at least 8 feet, and not more than 12 feet, above the sidewalks, walkways, and ramps.
10. Commercial buildings shall be designed to promote a pedestrian scale. To attain the continuation
of a pedestrian scale, the use of sloping elements shall be required. Any alternative roofline not
utilizing sloping elements must be approved by the Planning Commission.
The approval of the Commission is sought for alternative means of achieving pedestrian scale. As now
proposed, the roof is pitched and more in keeping with the old architectural feel of downtown Centreville,
which continues pedestrian scale and fulfill the intent of the standard.
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11. Mechanical equipment shall be screened from public areas by extended parapet walls or other roof
forms that are integrated with the architecture of the building.
All outdoor mechanical equipment will be located on the roof and will be concealed with a 5-foot-high
parapet wall that is integrated with the architecture of the building. Because the property is in a floodway,
the equipment cannot be located at grade.
Communication equipment shall be blended in with the design of the roofs, rather than being
merely attached to the roof deck.
No communication equipment is proposed to be located on the roof of the building.
Due to the nature and need for exposure of solar panels it may be difficult to conceal solar panel
equipment. Should it not be possible to conceal the panel equipment, the location and placement of
such equipment must be approved by the Planning Commission.
No installation of solar panels is proposed.
Painting mechanical equipment and erecting fences are not acceptable methods of screening.
Screening of mechanical equipment shall be provided by the parapet wall rather than a fence, and there are
no plans to paint the equipment.
CODE OF THE TOWN OF CENTREVILLE, § 170, ATT. 6, § 4D (Lighting)
Lighting design and layout have been provided in Sheet 6 of the Schematic Design.
1. Pole-mounted fixtures in vehicular use or pedestrian areas shall not exceed a mounting height of
12 feet, and such poles shall be located so as not to be a hazard in the path of travel for pedestrian
or vehicular access.
The pole-mounted fixtures in vehicular-use or pedestrian areas will meet height requirements and be
situated at driveways and on a curbed island to avoid posing a hazard in the path of travel for pedestrians
or vehicles.
All lighting shall be glare free and shielded from the sky (full cut-off) and adjacent residential
properties and structures, either through exterior shields or through optics within the fixture.
The proposed lighting will be glare-free and shielded from the sky and the second-story residential
apartments.
Safety lighting shall be provided at building entrance and doors sufficient to illuminate the
doorway.
Safety lighting will be mounted on the building near the entrance and doors.
Outdoor lighting may exceed 12 feet in height if it meets one or more of the following criteria:
 Building mounted lighting directed back at a sign or building façade; or lighting on above-
grade decks or balconies which shall be fully shielded.
 Additional lighting needed for highway or intersection safety as required by the State
Highway Administration.
 Approved by the Planning Commission.
Outdoor lighting will not exceed twelve feet (12’) in length.
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Lighting levels shall not exceed minimums established by the IESNA Recommended Practices and
Design Guidelines Latest Edition and/or the American National Standards Institute (ANSI) and as
necessary for safety.
The proposed lighting levels will meet safety minimums.
2. All lighting shall be glare-free and shielded from the sky and adjacent residential properties and
structures, either through exterior shields or through optics within the fixture.
The proposed lighting will be glare-free and shielded from the sky and the second-story residential
apartments.
Lighting shall not be used to attract attention to a business, but to provide reasonable levels of
lighting for safety and identification.
Proposed lighting is intended for safety and to sufficiently illuminate the name of the commercial enterprise
and building for identification, not promotion, purposes.
Lighting levels shall comply with Illuminating Engineering Society of North America’s
Recommended Practices and Design Guidelines latest edition and/or the American National
Standards Institute (ANSI) and as necessary for safety.
The proposed lighting levels will meet safety minimums.
Safety lighting shall be provided at building entrance and doors sufficient to illuminate the
doorway.
Safety lighting will be provided at the building entrance and doors.
3. Lighting styles of both poles and fixtures shall be of a style compatible with the design and
architectural style of the buildings and facilities illuminated. Lighting fixtures shall be appropriate
for the type of development proposed.
As demonstrated in Schematic Design at Exhibit 3, the lighting fixtures and poles are appropriate for the
design and architectural style of the building and site development.
Pedestrian scale lighting shall also be accomplished with fixtures that are mounted on buildings
or located to accent architectural or landscape features. Such fixtures shall be designed to enhance
the overall architecture of the building, provide lighting for pedestrians and not damage historic
materials.
Pedestrian-scale lighting is to be accomplished in part with lighting that is mounted on the building and
enhance the overall architecture.
Prohibited Lighting
 Flashing lights — Any lights that flash, move, revolve, rotate, scintillate, blink, vary in
intensity or color, or use intermittent electrical pulsation.
 Outdoor string of lights, including but not limited to those outlining lot lines, or outdoor
display or sales lots as approved by the Planning Commission.
 Luminous colored tube lighting.
 The following lighting fixtures are prohibited in all new or re-development projects:
o Cobra style fixtures
o Open bottom fixtures
o Mongoose fixtures
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o Other non-fully shielded fixtures
 Colored lighting unless specifically approved by the Planning Commission.
None of the types of prohibited lighting are proposed.
The following lighting is exempt from lighting standards:
(a) Holiday decorations
(b) Construction or emergency lighting
(c) Additional lighting needed for highway safety, and state approved traffic control devices
(d) Industrial lighting shall be exempt from these standards; however, illumination from lighting
on site shall not traverse or leave the site.
Any use of the exempted lighting would be temporary, and no industrial lighting is proposed.
CODE OF THE TOWN OF CENTREVILLE, § 170, ATT. 6, § 4E (Service Areas)
1. All service, loading and trash dumpsters areas shall be screened by a combination of masonry,
wood, or vinyl walls and planting areas.
The proposed trash area with two trash receptacles will be enclosed on three sides by a fence. The side used
for service of the dumpsters will be enclosed with a gate. See Site Plan, Exhibit 1.
Dumpsters shall be screened by walls, fences, gates and plantings and placed on a concrete pad.
The dumpsters will be screened, have a gate, and be placed on a concrete pad.
Loading and service areas shall not face any residential district, unless no other location is possible
as deemed by the Planning Commission.
The loading and service areas do not face any residential district.
Loading areas shall be connected to the building or immediately adjacent to the building which the
loading area services.
The loading area is a delivery aisle that is immediately adjacent to the building. The pavement in that aisle
can be striped to more clearly delineate it as a loading area.
14

Narrative Exhibit 1
Site Plan
by
DMS & Associates
See 13 sheet Site Plan Set Provided Separately

Narrative Exhibit 2
Stormwater Management Report
For
Hillside Liquors
See 104 page SWM Report Provided
Separately

Narrative Exhibit 3
Schematic Design (architecture)
by
Torchio Architects
See 6 sheet Architectural Schematic Design
Plan Set Provided Separately

Narrative Exhibit 4
Flood Study
No Rise Certification for a Floodway
by
Sustainable Science, LLC
See Section VIII Within the SWM Report
(pages 97-104)

Floodplain Narrative
HILLSIDE LIQUORS AND DELI, LLC
2640 Centreville Road
Centreville, MD 21617
Request: Approve a site plan pursuant to § 170-47 of the Code of the Town of Centreville,
and, following approval, issue of a permit from for development or construction
within the floodplain pursuant to § 66-14 of the Code.
Introduction: The site is located at 425 S. Commerce Street, Centreville, Maryland 21617 (the
“Property”) across Mill Stream from the existing Hillside Liquor store. The
Property is designated as Tax Map 44B, Parcel 1085. Hillside Liquors and Deli,
LLC (“Applicant”), proposes to construct a new commercial retail building with
liquor store on the first floor and apartments on the second floor (the “Project”).
The Project will have associated parking, pedestrian connectivity, landscaping,
utility connections, and stormwater management.
The Property is currently vacant and roughly stabilized in grasses with remnant
gravel from historic uses. Mill Stream bounds the southwestern side of the subject
Property. There are nontidal wetlands abutting the stream and are also present on
the neighboring northern property with their associated 25-foot buffers. The rear
of the site has wooded areas. The Property was rezoned to General Commercial C-
2 in 2015 pursuant to Town Council Ordinance 05-2015. The Property is in the
Intensely Developed Area designation of the Chesapeake Bay Critical Area. The
Property has a 100-foot stream buffer from Mill Stream but is mapped in the Buffer
Modified Area (“BMA”).
The Property used to have a large industrial and manufacturing building with a
footprint of approximately 10,100 square feet. That structure was demolished
pursuant to an agreement with the Town of Centreville. That preexisting site
included the large building and surrounding impervious surfaces that extended to
the bank of Mill Stream, making the Property eligible for redevelopment because
it is mapped in the BMA. Prior to this application, a 16-unit condominium project
was approved for this site. A portion of the property frontage was obtained by the
State Highway Administration for right of way associated with Rt 213 bridge
replacement. The site was also extensively used for staging when the State
Highway Administration replaced that Rt 213 bridge spanning Mill Stream.
The Property is located within the FEMA floodplain, zone AE area, and FEMA
floodway. The existing floodplain mapping and floodway are modeled with the
preexisting building included in that floodplain model. The base flood elevations
across the existing open area of the Property range approximately from elevation
6.0 to 6.2 (NAVD88). Upstream portions of the Property have a base flood
elevation of approximately 7.0 (NAVD88).
This project began its planning in early 2022. Wetlands delineation and field
survey were conducted. Preliminary architectural design commenced in early
2023. A joint permit application for wetlands disturbance was submitted to
Maryland Department of the Environment (“MDE”) in March 2023. Per comments
from MDE and coordination with the Town, a floodplain study was commissioned
with Sustainable Science, LLC (“Sustainable Science”). Sustainable Science
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conducted floodplain analysis based on the effective FEMA floodplain model,
existing conditions survey data, and the proposed grading and building design.
Proposed conditions floodplain analysis found that the proposed project does not
cause a rise in the floodplain elevations. Phone and email coordination was
conducted with the National Flood Insurance Program coordinator (the “NFIP
Coordinator”) at MDE regarding whether the floodplain study was to normal
modeling standards. The Applicant received a favorable response and
recommendation to keep the MDE permit valid with inclusion of the floodplain
“no-rise” study from Sustainable Science. The project was submitted for TAC
review at its July 2024 meeting. Since that TAC meeting the Applicant and its
representatives have met with staff, submitted to the Critical Area Commission and
received comments, and reviewed and considered other comments and input
provided by staff and Planning Commission representatives.
The proposed building is designed, in accordance with floodplain and floodway
considerations, to be on piers and well above the floodplain elevations. The
proposed finished first floor elevation of the liquor store use is a 9.0 with floodplain
elevations along the span of the proposed building in the 6.0-to-6.2 elevation range.
All apartments are on the 2nd story. Only stairs and ramping will go to ground in
addition to the piers. The site layout proposes to place the building along the
northerly property line and setback to maximize distance from Mill Stream.
Proposed parking is sited behind and to the side of the proposed building. Street
site parking is available along Commerce Street approximately 100 yards north of
the site in the event of a rare and extreme anticipated flood event.
Permit Criteria: The criteria for issuance of a permit are set forth in Chapter 66, “Floodplain
Management,” of the Code of the Town of Centreville. Each of the criteria are
addressed as follows to demonstrate the compliance necessary for issuance of the
permit.
CODE OF THE TOWN OF CENTREVILLE, § 66-14 (Permits Required; And Expiration)
A. It shall be unlawful for any person to begin any development or construction which is wholly within,
partially within, or in contact with any flood hazard area establishing in § 66-5, including, but not
limited to: filling; grading; construction of new structures; the substantial improvement of
buildings or structures, including repair of substantial damage; placement or replacement of
manufactured homes; erecting or installing a temporary structure, or alternation of a watercourse
until a permit is obtained from the Town of Centreville. No such permit shall be issued until the
requirements of these regulations have been met.
Following approval of the site plan for the proposed development, the Applicant will apply for the permit
to construct the building in the floodplain. No work will be performed in or out of the floodplain without
first obtaining the permit.
B. In addition to the permits required in Subsection A, applicants for permits in nontidal waters of the
state are advised to contact MDE. Unless waived by MDE, pursuant to Code of Maryland
Regulations 26.17.04, Construction on Nontidal Waters and Floodplains, MDE regulates the “one-
hundred-year frequency floodplain of free-flowing waters,” also referred to as nontidal waters of
the state. To determine the one-hundred-year frequency floodplain, hydrologic calculations are
based on the ultimate development of the watershed, assuming existing zoning. The resulting flood
hazard areas delineated using the results of such calculations may be different than the special
2

flood hazard areas established in § 66-5 of these regulations. A permit from Town of Centreville is
still required in addition to any state requirements.
Joint permit review has been sought from MDE to consider wetlands, stream, and floodplain disturbances
within its jurisdiction. That permit application will continue to be pursued and processed, and it is
understood that such MDE authorization must be obtained.
C. A permit is valid provide the actual start of work is within 180 days of the date of permit issuance.
Requests for extension shall be submitted in writing and justifiable cause demonstrated. The
Floodplain Administrator may grant, in writing, one or more extensions of time, for additional
periods not exceeding 90 days each, and provided there has been no amendment or revision to the
basis for establishing special flood hazard areas and BFEs set forth in § 66-5.
The Applicant will only engage in work with a valid permit and shall follow the established processes
should any extensions be required.
CODE OF THE TOWN OF CENTREVILLE, § 66-15 (Application Required)
A. At a minimum, applications shall include:
1. Site plans drawn to scale showing the nature, location, dimensions, and existing and
proposed topography of the area in question, and the location of existing and proposed
structures, excavation, filing, storage of materials, drainage facilities, and other proposed
activities.
2. Elevation of the existing natural ground where buildings or structures are proposed,
referenced to the datum on the FIRMs.
3. Delineation of flood hazard areas, designated floodway boundaries, flood zones, base
flood elevations, and flood protection setbacks. Base flood elevations shall be used to
delineate the boundary of flood hazard areas and such delineations shall prevail over the
boundary of SFHAs shown on FIRMs.
4. Where floodways are not delineated or base flood elevations are not shown on the FIRMs,
the Floodplain Administration has the authority to require the applicant to use information
provided by the Floodplain Administrator, information that is available from federal, state,
or other sources, or to determine such information using accepted engineering practices
or methods approved by the Floodplain Administrator.
5. Determination of the base flood elevations, for development proposals and subdivision
proposals, each with at least five acres, whichever is the lesser, in special flood hazard
areas where base flood elevations are not shown on the FIRM; if hydrologic and hydraulic
engineering analyses are submitted, such analyses shall be performed in accordance with
the requirements and specifications of MDE and FEMA.
6. Hydrologic and hydraulic engineering analyses for proposals in special flood hazard areas
where FEMA has provided base flood elevations but has not delineated a floodway; such
analyses shall demonstrate that the cumulative effect of proposed development, when
combined with all other existing and anticipated development will not increase the water
surface elevation of the base flood by more than one foot, or a lower increase if required
by MDE.
Please see the Site Plan for a Mixed Use Building in the Town of Centreville, Third Election District, Queen
Anne’s County, Maryland (the “Site Plan”), attached hereto as Exhibit 1; the Stormwater Management
Report, attached hereto as Exhibit 2; the Schematic Design, dated February 25, 2025 (the “Schematic
Design”), attached hereto as Exhibit 3; and a flood study commissioned by the Applicant and previously
provided to the Town (the “Flood Study”), attached hereto as Exhibit 4. The entire Property is within the
3

100-year floodplain but, as determined in the Flood Study, the proposed development results in no increase
in the base flood elevation.
7. For encroachments in floodways, an evaluation of alternatives to such encroachments,
including different uses of the site or portion of the site within the floodway, and
minimization of such encroachment.
The entire site is within the floodplain, and most of the site including the developable portion is within the
floodway, and therefore encroachment cannot be avoided. The building is sited to maximize the distance
from Mill Stream — it is farther from the stream than the previous building on the site — while maintaining
necessary vehicular access. Further, the architecture and site engineering are designed and intended to
minimize the risks and effects of the encroachment. For example, the building is elevated on piers and the
site is graded to result in no increase in the base flood elevation. See Flood Study at Exhibit 4.
8. If fill is proposed to be placed for a purpose other than to elevate structures, the applicant
shall indicate the intended purpose for the fill.
No fill will be used to elevate structures. Elevating the building shall be achieved by piers to minimize
obstruction of flood flow and result in no increase in the base flood elevation. Earthwork calculations find
a cut volume of approximately 1,070 cubic yards and fill volume of approximately 330 cubic yards
necessary for construction of the Project.
9. For proposed buildings and structures, including substantial improvement and repair of
substantial damage, and placement and replacement of manufactured homes, including
substantial improvement and repair or substantial damage:
a. The proposed elevation of the lowest floor, including basement, referenced to
the datum on the FIRM and a signed agreement to submit an elevation
certificate.
b. The signed declaration of land restriction (nonconversion agreement) that shall
be recorded on the property deed prior to issuance of the certificate of
occupancy, if the application includes an enclosure below the lowest floor or a
crawl/underfloor space that is more than four feet in height.
c. A written evaluation of alternative methods considered to elevate structures and
manufactured homes, if the location is in nontidal waters of the state and fill is
proposed to achieve the elevation required in § 66-34A or § 66-35A.
Please see the Site Plan at Exhibit 1 and Schematic Design at Exhibit 3. There is no proposed enclosure
below the lowest floor, nor a crawlspace or other underfloor area of more than four feet in height. The
elevation of the structure will be achieved with piers to minimize obstruction of flood flow and result in no
increase in the base flood elevation.
10. For accessory structures that are 300 square feet or larger in area (footprint) and that are
below the base flood elevation, a variance is required as set forth in Article VII. If a
variance is granted, a signed declaration of land restriction (Nonconversion Agreement)
shall be recorded on the property deed prior to issuance of the certificate of occupancy.
No accessory structures are proposed.
11. For temporary structures and temporary storage, specification of the duration of the
temporary use.
No temporary structures or temporary storage is proposed.
4

12. For proposed work on existing buildings, structure, and manufactured homes, including
any improvement, addition, repairs, alterations, rehabilitation, or reconstruction,
sufficient information to determine if the work constitutes substantial improvement or
repair of substantial damage, including but not limited to:
a. If the existing building or structure was constructed after September 27, 1985,
evidence that the work will not alter any aspect of the building or structure that
was required for compliance with the floodplain management requirements in
effect at the time the building or structure was permitted.
b. If the proposed work is a horizontal addition, a description of the addition and
whether it will be independently supported or structurally connected to the base
building and the nature of all other modifications to the base building, if any.
c. Documentation of the market value of the building or structure before the
improvement or, if the work is repair of damage, before the damage occurred.
d. Documentation of the actual cash value of all proposed work, including the
actual cash value of all work necessary to repair and restore damage to the
before-damaged condition, regardless of the amount of work that will be
performed. The value of work performed by the owner or volunteers shall be
valued at market labor rates; the value of donated or discounted materials shall
be valued at market rates.
The proposed development is for a new structure, and does not constitute substantial improvement or repair
of substantial damage of an existing structure.
13. Certifications and/or technical analyses prepared or conducted by a licensed professional
engineer or licensed architect, as appropriate, including:
a. The determination of the base flood evaluations or hydrologic and hydraulic
engineering analyses prepared by a licensed professional engineer that are
required by the Floodplain Administrator or are required by these regulations
in: § 66-20 for certain subdivisions and development; § 6-33A for development
in designated floodways; § 66-33C for development in flood hazard areas with
base flood elevations but no designated floodways; and § 66-33E for deliberate
alteration or relocation of watercourses.
b. The floodproofing certificate for nonresidential structures that are floodproofed
as required in § 66-35B.
c. Certification that engineered flood openings are designed to meet the minimum
requirements of § 66-34C(3) to automatically equalized hydrostatic flood forces.
Please see the Site Plan at Exhibit 1, and Flood Study at Exhibit 4. No floodproofing or flood vents are
required as the structure is elevated on piers to minimize obstruction of flood flow and result in no increase
in the base flood elevation. There are no proposed enclosures below the first floor.
14. For nonresidential structures that are proposed with floodproofing, an operations and
maintenance plan as specified in § 66-35B(3).
No floodproofing is proposed.
15. Such other material and information as may be requested by the Floodplain Administrator
and necessary to determine conformance with these regulations.
All requested material and information have been provided to date.
B. New technical data.
5

1. The applicant may seek a letter of map change by submitting new technical data to FEMA,
such as base maps, topography, and engineering analyses to support revision of floodplain
and floodway boundaries and/or base flood elevations. Such submissions shall be prepared
in a format acceptable to FEMA and any fees shall be the sole responsibility of the
applicant. A copy of the submittal shall be attached to the application for a permit.
2. If the applicant submits new technical data to support any change in floodplain and
designated floodway boundaries and/or base flood elevations but has not sought a letter of
map change from FEMA, the applicant shall submit such data to FEMA as soon as
practicable, but not later than six months after the date such information becomes
available. Such submissions shall be prepared in a format acceptable to FEMA and any
fees shall be the sole responsibility of the applicant.
The Applicant has been informed by the NFIP Coordinator that a letter of map change from FEMA is not
required because the development is designed to result in no increase in the base flood elevation. See Flood
Study at Exhibit 4.
CODE OF THE TOWN OF CENTREVILLE, § 66-20 (Subdivision Proposals and Development Proposals)
A. In all flood zones:
1. Subdivision proposals and development proposals shall be consistent with the need to
minimize flood damage and are subject to all applicable standards in these regulations.
The proposed building and site design seeks to minimize flood damage and results in no increase in the
base flood elevation.
2. Subdivision proposals and development proposals shall have utilities and facilities such as
sewer, gas, electrical, and water systems located and constructed to minimize flood
damage.
Utilities are proposed to be placed underground and connect up to the building along piers to minimize
adverse effects from flooding. See Site Plan, Utility Plan, at Exhibit 1.
3. Subdivision proposals and development proposals shall have adequate drainage paths
provided to reduce exposure to flood hazards and to guide floodwaters around and away
from proposed structures.
The building and site as designed are elevated on piers to reduce obstruction of flood flow, provide adequate
drainage paths, and reduce exposure to flood hazards. Pier foundations are designed for vertical and
horizontal loads including uplift and velocity of water. The site grading is such to avoid a reduction in
flood-carrying capacity and result in no increase in the base flood elevation. Earthwork calculations
conclude that more cut than fill is required, therefore, the Project will result in an increase in flood carrying
capacity.
4. Subdivision proposals and development proposals containing at least five lots or at least
five acres, whichever is the lesser, that are wholly or partially in flood hazard areas where
base flood elevation data are not provided by the Floodplain Administrator or available
from other sources, shall be supported by determinations of base flood elevations as
required in § 66-15 of these regulations.
The development proposal does not contain at least five lots or at least five acres.
5. Subdivision access roads shall have the driving surface at or above the base flood
elevation.
6

The development proposal does not include a subdivision access road. The site will utilize an existing
entrance installed by the State Highway Administration.
B. In special flood hazard areas of nontidal waters of the state:
1. Subdivision proposals shall be laid out such that proposed building pads are located
outside of the special flood hazard area and any portion of platted lots that include land
areas that are below the base flood elevation shall be used for other purposes, deed
restricted, or otherwise protected to preserve it as open space.
No land subdivision is proposed nor are there specific building-pad designations. The entire property is
within the special flood hazard area.
2. Subdivision access roads shall have the driving surface at or above the base flood
elevation.
The development proposal does not include a subdivision access road. The site will utilize an existing
entrance installed by the State Highway Administration.
CODE OF THE TOWN OF CENTREVILLE, § 66-21 (Protection of Water Supply and Sanitary Sewage Systems)
A. New and replacement water supply systems shall be designed to minimize or eliminate infiltration
of floodwaters into the systems.
All water supply systems will meet the standards required by the Code and connect to an existing water
supply that currently spans and will serve the Property. The Town’s water-system materials and installation
specifications seek to minimize or eliminate infiltration of floodwaters. See Site Plan, Water and Sewer
Details, at Exhibit 1.
B. New and replacement sanitary sewage systems shall be designed to minimize or eliminate
infiltration of floodwaters into systems and discharges from systems into floodwaters.
All sanitary sewage systems and connections will be watertight and connect to an existing manhole that is
adjacent to the Property, which will minimize or eliminate infiltration of floodwaters or discharges into
floodwaters. See Site Plan, Water and Sewer Details, at Exhibit 1.
C. On-site waste disposal systems shall be located to avoid impairment to or contamination from them
during conditions of flooding.
No on-site waste disposal systems are proposed.
CODE OF THE TOWN OF CENTREVILLE, § 66-22 (Buildings and Structures)
New buildings and structures (including the placement and replacement of manufactured homes) and
substantial improvement of existing structures (including manufactured homes) that are located, in whole
or in part, in any special flood hazard area shall:
A. Be designed (or modified) and constructed to safely support flood loads. The construction shall
provide a complete load path capable of transferring all loads from their point of origin through
the load-resisting elements to the foundation. Structures shall be designed, connected and anchored
to resist flotation, collapse or permanent lateral movement due to structural loads and stresses,
including hydrodynamic and hydrostatic loads and the effects of buoyancy, from flooding equal to
the flood protection elevation or the elevation required by these regulations or the building code,
whichever is higher.
7

The building as proposed will be designed and constructed to safely support flood loads. The building will
be structurally designed with flood-flow loading and consideration of floodplain characteristics. The type
of pier foundation will be designed for vertical and horizontal loads, including uplift and velocity of water.
B. Be constructed by methods and practices that minimize flood damage.
The proposed structure is elevated on piers to minimize obstruction of flood flow and result in no increase
in the base flood elevation, which minimizes potential flood damage.
C. Use flood damage-resistant materials below the elevation of the lowest floor required in § 66-34A
or § 66-35A.
Materials located below the flood protection elevation — including the stairs and ramp to grade, piers, and
vertical utility connections — will be made of flood-resistant materials and otherwise floodplain compliant
as applicable. See Schematic Design at Exhibit 3.
D. Have electrical systems, equipment and components, and mechanical, heating, ventilating, air
conditioning, and plumbing appliances, plumbing fixtures, duct systems, and other service
equipment shall meet the requirements of this section.
All building and service components and equipment, as proposed, will comply with floodplain protection
elevation requirements.
E. As an alternative to Subsection D, electrical systems, equipment and components, and heating,
ventilating, air conditioning, and plumbing appliances, plumbing fixtures, duct systems, and other
service equipment are permitted to be located below the elevation of the lowest floor provided they
are designed and installed to prevent water from entering or accumulating within the components
and to resist hydrostatic and hydrodynamic loads and stresses, including the effects of buoyancy,
during the occurrence of flooding to that elevation.
All building and service components and equipment, as proposed, will comply with floodplain protection
elevation requirements. Further, any connections to or from building and service components and
equipment between underground utilities and the elevated structure are designed to prevent water from
entering or accumulating within the equipment or components and resist hydrodynamic loads and stresses.
F. Have the electric panelboard elevated at least three feet above the BFE.
The electric panelboard will comply with all elevation requirements.
G. Comply with the specific requirements of Article V.
The building and structure as proposed will comply with the applicable requirements of Article V.
H. Comply with the requirements of the most restrictive designation if located on a site that has more
than one flood zone designation.
The building and structure as proposed will comply with the most restrictive requirements that apply to any
flood-zone designation on the property.
CODE OF THE TOWN OF CENTREVILLE, § 66-23 (Placement of Fill)
A. Disposal of fill, including, but not limited to, earthen soils, rock, rubble, construction debris, woody
debris, and trash, shall not be permitted in special flood hazard areas.
8

No fill will be disposed of on-site; fill and other excess materials are to be hauled away during and at the
completion of construction.
B. Fill proposed to be placed to elevate structures in flood hazard areas shall comply with the
floodways requirements in § 66-3A through C and the limitations of § 66-34B.
No fill is proposed to be placed to elevate structures. Elevation of the building shall be achieved by piers to
minimize obstruction of flood flow and result in no increase in the base flood elevation.
CODE OF THE TOWN OF CENTREVILLE, § 66-24 (Historic Structures)
Repair, alteration, addition, rehabilitation, or other improvement of historic structures shall be subject to
the requirements of these regulations if the proposed work is determined to be a substantial improvement,
unless a determination is made that the proposed work will not preclude the structure’s continued
designation as an historic structure. The Floodplain Administrator may require documentation of a
structure’s continued eligibility and designation as an historic structure.
The development proposal does not include repair, alteration, addition, rehabilitation, or other improvement
of historic structures.
CODE OF THE TOWN OF CENTREVILLE, § 66-25 (Manufactured Homes)
A. New manufactured homes shall not be placed or installed in floodways.
B. For the purpose of these regulations, the lowest floor of a manufactured home is the bottom of the
lowest horizontal supporting member (longitudinal chassis frame beam).
C. New manufactured homes located outside of floodways, replacement manufactured homes in any
flood hazard areas, and substantial improvement (including repair or substantial damage) of any
existing manufactured homes in all flood hazard area, shall:
1. Be elevated on a permanent, reinforced foundation in accordance with Article V;
2. Be installed in accordance with the anchor and tie-down requirements of the building code
or the manufacturer’s written installation instructions and specifications; and
3. Have enclosures below the lowest floor of the elevated manufactured home, if any,
including enclosures that are surrounded by rigid skirting or other material that is attached
to the frame or foundation, that comply with the requirements of Article V.
The development proposal does not include manufactured homes.
CODE OF THE TOWN OF CENTREVILLE, § 66-26 (Recreational Vehicles)
Recreational vehicles shall:
A. Meet the requirements for manufactured homes in § 66-25;
B. Be fully licensed and ready for highway use; or
C. Be on site for less than 180 consecutive days.
The development proposal does not include recreational vehicles.
CODE OF THE TOWN OF CENTREVILLE, § 66-27 (Critical and Essential Facilities)
Critical and essential facilities shall:
A. Not be located in Coastal A Zones or floodways; or
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B. If located in flood hazard areas other than Coastal A Zones and floodways, be elevated to the
higher or elevation required by these regulations plus one foot, the elevation required by the
building code, or the elevation of the 0.2-percent chance (five-hundred-year flood).
The proposed development does not include critical and essential facilities.
CODE OF THE TOWN OF CENTREVILLE, § 66-28 (Temporary Structures and Temporary Storage)
In addition to the application requirements of § 66-15, applications for placement or erection of temporary
structures and the temporary storage of any goods, materials, and equipment, shall specify the duration of
the temporary use. Temporary structures and temporary storage in floodways shall meet the limitations of
§ 66-33A of these regulations. In addition:
A. Temporary structures shall:
1. Be designed and constructed to prevent flotation, collapse or lateral movement resulting
from hydrodynamic loads and hydrostatic loads during conditions of the base flood;
2. Have electric service installed in compliance with the electric code; and
3. Comply with all other requirements of the applicable state and local permit authorities.
The proposed development does not include placement or erection of temporary structures or temporary
storage.
CODE OF THE TOWN OF CENTREVILLE, § 66-29 (Gas or Liquid Storage Tanks)
A. Underground tanks in flood hazard areas shall be anchored to prevent flotation, collapse, or lateral
movement resulting from hydrostatic loads, including the effects of buoyancy, during conditions of
the base flood.
B. Above-ground tanks in flood hazard areas shall be anchored to a supporting structure and elevated
to or above the base flood elevation, or shall be anchored or otherwise designed and constructed
to prevent flotation, collapse, or lateral movement resulting from hydrodynamic and hydrostatic
loads, including the effects of buoyancy, during conditions of the base flood.
C. In flood hazard areas, tank inlets, fill openings, outlets and vents shall be:
1. At or above the base flood elevation or fitted with covers designed to prevent the inflow of
floodwater or outflow of the contents of the tanks during conditions of the base flood; and.
2. Anchored to prevent lateral movement resulting from hydrodynamic and hydrostatic loads,
including the effects of buoyancy, during conditions of the base flood.
The proposed development does not include underground tanks or above-ground tanks at this time. Any
possible future tanks will meet all applicable anchoring and elevation requirements.
CODE OF THE TOWN OF CENTREVILLE, § 66-30 (Functionally Dependent Uses)
Applications for functionally dependent uses that do not conform to the requirements of these regulations
shall be approved only by variances issued pursuant to Article VII. If approved, functionally dependent
uses shall be protected by methods that minimize flood damage during the base flood, including measures
to allow floodwaters to enter and exit, use of flood damage-resistant materials, and elevation of electric
service and equipment to the extent practical given the use of the building.
The proposed development does not include functionally dependent uses.
CODE OF THE TOWN OF CENTREVILLE, § 66-31 (General Requirements)
In addition to the general requirements of Article IV the requirements of this section shall:
10

A. Apply in flood hazard areas, including special flood hazard areas along nontidal waters of the
state.
B. Apply to all development, new construction, substantial improvements (including repair of
substantial damage), and placement, replacement, and substantial improvement (including repair
of substantial damage) of manufactured homes.
The proposed development and construction will be designed to comply with both Articles IV and V.
CODE OF THE TOWN OF CENTREVILLE, § 66-32 (Flood Protection Setbacks)
Within areas defined by flood protection setbacks along nontidal waters of the state:
A. No new buildings, structures, or other development shall be permitted unless the applicant
demonstrates that the site cannot be developed without such encroachment into the flood protection
setback and the encroachment is the minimum necessary after consideration of varying other siting
standards such as side, front, and back lot line setbacks.
The entire site is within the floodplain and therefore encroachment cannot be avoided. To meet other
applicable design and siting standards, and minimizing the effects of encroachment on nontidal waters, the
building is sited to maximize distance from Mill Stream — it is further from the stream than the previous
building on the Property — while maintaining vehicular access. The building will be elevated on piers and
the site graded to result in no increase in the base flood elevation.
B. Disturbance of natural vegetation shall be minimized and any disturbance allowed shall be
vegetatively stabilized.
Vegetative stabilization will be provided for during construction, and permanent stabilization will be
provided at the completion of construction. The majority of the project is sited in open areas of the site that
have historically been developed. Clearing will be kept to a minimum to provide the required parking and
stormwater management.
C. Public works and temporary construction may be permitted.
The proposed development does not include public works or temporary construction.
CODE OF THE TOWN OF CENTREVILLE, § 66-33 (Development That Affects Flood-Carrying Capacity of
Nontidal Waters of the State)
A. Development in designated floodways.
1. For proposed development that will encroach into a designated floodway, § 66-15A(7)
requires the applicant to submit an evaluation of alternatives to such encroachment
including different uses of the site or the portion of the site within the floodway, and
minimization of such encroachment. This requirement does not apply to fences that do not
block the flow of floodwaters or trap debris.
The entire portion of the site that is open from wooded areas — which is the majority of the property — is
within the floodway. As was the previous building on the site, the proposed building will be in the floodway.
However, the proposed building will be elevated on piers to minimize the obstruction of flood flow and
result in no increase in the base flood elevation. See Flood Study at Exhibit 4. The previous building was
not elevated.
2. Proposed development in a designated floodway may be permitted only if:
a. The applicant has been issued a permit by MDE; and
11

b. The applicant has developed hydrologic and hydraulic engineering analyses and
technical data prepared by a licensed professional engineer reflecting such
changes, and the analyses, which shall be submitted to the Floodplain
Administrator, demonstrate that the proposed activity will not result in any
increase in the base flood elevation; or
c. If the analyses demonstrate that the proposed activities will result in an increase
in the base flood elevation, the applicant has obtained a Conditional Letter of
Map Revision and a Letter of Map Revision from FEMA upon completion of the
project. Submittal requirements and fees shall be the responsibility of the
applicant.
The Applicant is currently making a joint permit application to MDE for the appropriate permitting.
According to the Flood Study attached hereto as Exhibit 4, the proposed activity will not result in any
increase in the base flood elevation. The Flood Study has previously been provided to the Town and has
been submitted to MDE for review by the NFIP Coordinator. The previous building on the site had been
included in the effective FEMA floodplain.
B. For proposed development that includes the placement of fill in nontidal waters of the state, other
than development that is subject to Subsection D, a hydraulically-equivalent volume of excavation
is required. Such excavations shall be designed to drain freely.
The proposed development elevates the building on piers to — as concluded in the Flood Study attached
hereto as Exhibit 4, minimize obstruction of flood flow, mimic existing flood-carrying capacity, and result
in no increase in the base flood elevation, such that current drainage shall be maintained. Proposed grading
earthwork calculations show that the Project requires more cut than fill, which increases flood carrying
capacity.
C. For development in special flood hazard areas of nontidal waters of the state with base flood
elevations but no designated floodways:
1. The applicant shall develop hydrologic and hydraulic engineering analyses and technical
data reflecting the proposed activity and shall submit such technical data to the Floodplain
Administrator as required in § 66-15A(6). The analyses shall be prepared by a licensed
professional engineer in a format required by FEMA for a conditional letter of map
revision and a letter of map revision upon completion of the project. Submittal
requirements and fees shall be the responsibility of the applicant.
2. The proposed development may be permitted if the applicant has received a permit by MDE
and if the analyses demonstrate that the cumulative effect of the proposed development,
when combined with all other existing and potential flood hazard area encroachments will
not increase the base flood elevation more than one foot at any point.
The Property is within a designated floodway. See response to Section 66-33.A.
D. Construction of roads, bridges, culverts, dams and in-stream ponds in nontidal waters of the state
shall not be approved unless they comply with this section and the applicant has received a permit
from MDE.
The proposed development does not include construction of roads, bridges, culverts, dams, or in-stream
ponds. A permit is being sought from MDE for the entire project.
E. Alteration of a watercourse.
1. For any proposed development that includes alteration of a watercourse not subject to
Subsection C, unless waived by MDE, the applicant shall develop hydrologic and hydraulic
12

engineering analyses and technical data reflecting such changes, including the floodway
analysis required in § 66-15A, and submit such technical data to the Floodplain
Administrator and to FEMA. The analyses shall be prepared by a licensed professional
engineer in a format required by MDE and by FEMA for a conditional letter of map
revision or letter of map revision. Submittal requirements and fees shall be the
responsibility of the applicant.
2. Alteration of a watercourse may be permitted only upon submission, by the applicant, of
the following:
a. A description of the extent to which the watercourse will be altered or relocated;
b. A certification by a licensed professional engineer that the flood-carrying
capacity of the watercourse will not be diminished;
c. Evidence that adjacent communities, the U.S. Army Corps of Engineers, and
MDE have been notified of the proposal, and evidence that such notifications
have been submitted to FEMA; and
d. Evidence that the applicant shall be responsible for providing the necessary
maintenance for the altered or relocated portion of the watercourse so that its
flood-carrying capacity will not be diminished. The Floodplain Administrator
may require the applicant to enter into an agreement with the Town of
Centreville specifying the maintenance responsibilities; if an agreement is
required, the permit shall be conditioned to require that the agreement be
recorded on the deed of the property which shall be binding on future owners.
The proposed development does not include alteration of a watercourse.
CODE OF THE TOWN OF CENTREVILLE, § 66-34 (Residential Structures and Residential Portions of Mixed
Use Structures)
A. Elevation requirements.
1. Lowest floors shall be elevated to or above the flood protection elevation.
The lowest floor of the proposed building is elevated above the flood protection elevation.
2. In areas of shallow flooding (Zone AO), the lowest floor (including basement) shall be
elevated at least as high above the highest adjacent grade as the depth number specified
in feet on the FIRM plus two feet, or at least four feet if a depth number is not specified.
The proposed development is not in an area of shallow flooding.
3. Enclosures below the lowest floor shall meet the requirements of Subsection C.
There are no enclosures below the lowest floor.
B. Unless otherwise restricted by these regulations, especially by the limitations in § 66-33A through
C, fill placed for the purpose of raising the ground level to support a building or structure shall:
1. Consist of earthen soil or rock materials only.
2. Extend laterally from the building footprint to provide for adequate access as a function of
use; the Floodplain Administrator may seek advice from the state Fire Marshall’s Office
and/or the local fire services agency;
3. Comply with the requirements of the building code and be placed and compacted to provide
for stability under conditions of rising and falling floodwaters and resistance to erosion,
scour, and setting;
13

4. Be sloped no steeper than one vertical to two horizontal, unless approved by the Floodplain
Administrator;
5. Be protected from erosion associated with expected velocities during the occurrence of the
base flood; unless approved by the Floodplain Administrator, fill slopes shall be protected
by vegetation if the expected velocity is less than five feet per second, and by other means
if the expected velocity is five feet per second or more; and
6. Be designed with provisions for adequate drainage and no adverse effect on adjacent
properties.
There is no proposed fill to support and elevate structures.
C. Enclosures below the lowest floor.
1. Enclosures below the lowest floor shall be used solely for parking of vehicles, building
access, crawl/underfloor spaces, or limited storage.
2. Enclosures below the lowest floor shall be constructed using flood damage-resistant
materials.
3. Enclosures below the lowest floor shall be provided with flood openings which shall meet
the following criteria:
a. There shall be a minimum of two flood openings on different sides of each
enclosed area; if a building has more than one enclosure below the lowest floor,
each such enclosure shall have flood openings on exterior walls.
b. The total net area of all flood openings shall be at least one square inch for each
square foot of enclosed area (nonengineered flood openings), or the flood
openings shall be engineered flood openings that are designed and certified by
a licensed professional engineer to automatically allow entry and exit of
floodwaters; the certification requirement may be satisfied by an individual
certification or an Evaluation Report issued by the ICC Evaluation Service, Inc.
c. The bottom of each flood opening shall be one foot or less above the higher of
the interior floor or grade, or the exterior grade, immediately below the opening.
d. Any louvers, screens or other covers for the flood openings shall allow the
automatic flow of floodwaters into and out of the enclosed area.
e. If installed in doors, flood openings that meet requirements of Subsection 3(a)
through 3(d), are acceptable; however, doors without installed flood openings
do not meet the requirements of this section.
There are no enclosures proposed below the lowest floor.
CODE OF THE TOWN OF CENTREVILLE, § 66-35 (Nonresidential Structures and Nonresidential Portions of
Mixed Use Structures)
New nonresidential structures and nonresidential portions of mixed use structures, and substantial
improvement (including repair of substantial damage) of existing nonresidential structures and
nonresidential portions of mixed use structures shall comply with the applicable requirements of Article IV
and the requirements of this section. See § 66-36 for requirements for horizontal additions.
A. Elevated structures shall:
1. Have the lowest floor (including basement) elevated to or above the flood protection
elevation; or
The lowest floor of the proposed building is elevated above the flood-protection elevation.
14

2. In areas of shallow flooding (Zone AO), have the lowest floor (including basement)
elevated at least as high above the highest adjacent grade as the depth number specified
in feet on the FIRM plus two feet, or at least four feet if a depth number is not specified;
and
The site is not in an area of shallow flooding.
3. Have enclosures below the lowest floor; if any, that comply with the requirements of
§ 66-34C; or
The proposed building does not have enclosures below the lowest floor.
4. If proposed to be elevated on fill, meet the limitations on fill in § 66-34B.
There is no proposed fill to support and elevate structures.
B. Floodproofing requirements.
1. Floodproofing of new nonresidential buildings is not allowed in nontidal waters of the state
(COMAR 26.17.04.11(B)(7)).
2. Floodproofing for substantial improvement of nonresidential buildings is allowed in
nontidal waters of the state.
3. If floodproofing is proposed, structures shall:
a. Be designed to be dry floodproofed such that the building or structure is
watertight with walls and floors substantially impermeable to the passage of
water to the level of the flood protection elevation plus one foot; or
b. If located in an area of shallow flooding (Zone AO), be dry floodproofed at least
as high above the highest adjacent grade as the depth number specified on the
FIRM plus three feet, or at least five feet if a depth number is not specified; and
c. Have structural components capable of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy;
d. Have floodproofing measures that are designed taking into consideration the
nature of flood-related hazards; frequency; depth and duration of flooding; rate
of rise and fall of floodwater; soil characteristics; flood-borne debris; at least
12 hours of flood warning time from a credible source; and time necessary to
implement any measures that require human intervention;
e. Have at least one door above the applicable flood elevation that allows human
ingress and egress during conditions of flooding;
f. Have an operations and maintenance plan that is filed with local emergency
management officials and that specifies the owner/occupant’s responsibilities to
monitor flood potential; the location of any shields, doors, closures, tools, or
other goods that are requirement for implementation; maintenance of such
goods; methods of installation; and periodic inspection; and
g. Be certified by a licensed professional engineer or licensed architect, through
execution of a floodproofing certificate that states that the design and methods
of construction meet the requirements of this section. The Floodproofing
Certificate shall be submitted with the construction drawings as required in §
66-15A(13).
Floodproofing is not proposed as the building as designed will be elevated on piers to minimize obstruction
of flood flow and result in no increase in the base flood elevation.
15

CODE OF THE TOWN OF CENTREVILLE, § 66-36 (Horizontal Additions)
A. A horizontal addition proposed for a building or structure that was constructed after the date
specified in § 66-1 shall comply with the applicable requirements of Article IV and this section.
B. In nontidal waters of the state that are subject to the regulatory authority of MDE, all horizontal
additions shall comply with the applicable requirements of Article IV and this section and:
1. If the addition is structurally connected to the base building, the requirements of
Subsection C apply.
2. If the addition has an independent foundation and is not structurally connected to the base
building and the common wall with the base building is modified by no more than a
doorway, the base building is not required to be brought into compliance.
C. For horizontal additions that are structurally connected to the base building:
1. If the addition combined with other proposed repairs, alterations, or modifications of the
base building constitutes substantial improvement, the base building and the addition shall
comply with the applicable requirements of Article IV and this section.
2. If the addition constitutes substantial improvement, the base building and the addition shall
comply with all of the applicable requirements of Article IV and this section.
D. For horizontal additions with independent foundations that are not structurally connected to the
base building and the common wall with the base building is modified by no more than a doorway,
the base building is not required to be brought into compliance.
E. A horizontal addition to a building or structure that is not substantial improvement, and is not
located in nontidal waters of the state, is not required to comply with this section.
The development proposal does not include horizontal additions for buildings or structures.
CODE OF THE TOWN OF CENTREVILLE, § 66-37 (Accessory Structures)
A. Accessory structures shall be limited to not more than 300 square feet in total floor area.
B. Accessory structures shall comply with the elevation requirements and other requirements of § 66-
34, the floodproofing requirements of § 66-35B, or shall:
1. Be useable only for parking of vehicles or limited storage:
2. Be constructed with flood damage-resistant materials below the base flood elevation;
3. Be constructed and placed to offer the minimum resistance to the flow of floodwaters;
4. Be anchored to prevent flotation;
5. Have electrical service and mechanical equipment elevated to or above the base flood
elevation; and
6. Have flood openings that meet the requirements of § 66-34C.
The proposed development does not include accessory structures.
16

Narrative Exhibit 1
Site Plan
by
DMS & Associates
See 13 sheet Site Plan Set Provided Separately

Narrative Exhibit 2
Stormwater Management Report
For
Hillside Liquors
See 104 page SWM Report Provided
Separately

Narrative Exhibit 3
Schematic Design (architecture)
by
Torchio Architects
See 6 sheet Architectural Schematic Design
Plan Set Provided Separately

Narrative Exhibit 4
Flood Study
No Rise Certification for a Floodway
by
Sustainable Science, LLC
See Section VIII Within the SWM Report
(pages 97-104)

ESTIMATE
Hort Supply craig@hortcorp.com
210 GARRETTSON LN +1 (443) 496-2040
MARYDEL, MD 21649 hortcorp.com
Bill to Ship to
Davis, Moore, Shearon & Associates, LLC. Davis, Moore, Shearon & Associates, LLC.
207 E. Water St. 207 E. Water St.
Suite 100 Suite 100
Centreville, MD 21617 Centreville, MD 21617
Estimate details
Estimate no.: 24-0818
Estimate date: 02/10/2025
# Date Product or service Description Qty Rate Amount
1. Native 1" Native Conopy Tree 137 $95.00 $13,015.00
2. Native Shrub Large Native Shrub 411 $55.00 $22,605.00
3. Native Shrub Small Native Shrub 1 $27.00 $27.00
4. Mulch Native Mulch Installed 20 $60.00 $1,200.00
5. All Plant Material installed and guyed
and mulched as Required per plan,
With a 1 year warranty
Total $36,847.00
Accepted date Accepted by

PROPOSAL
Date
1/29/2025
Name / Address 3621 Church Hill Rd.
Church Hill, MD 21623
DMS and Associates, LLC
Attn: Brandon Davis 410.556.6010
PO Box 80 Fx. 410-556-6173
207 E Water St
Centreville, MD 21617 www.unitylandscape.com
Estimate # Project
44789 IN1-22-25#2
Item Description Qty Rate Total
header HILLSIDE LIQUORS BUFFER MITIGATION 0.00 0.00
grplant BUFFER 'MITIGATION' COSTING ALTERNATIVE 49,971.08
- Supply and install 137 clusters of 1 Canopy tree and 3 Large shrubs
CANOPY TREES & LARGE SHRUB CLUSTERS
(137) 1" Canopy Tree (Native)
(411) Large Shrubs (Native) 18/24"
SHRUBS
(1) Large Shrub (Native)
** Includes installation, staking, guying and mulch
plantw... ONE YEAR PLANT GUARANTEE 0.00 0.00
Unity Landscape Design/Build, Inc. warranties the above living plant material for a period of
one year after date of installation against defects including death and unsatisfactory growth.
The plant warranty does not cover death or defects resulting from lack of adequate
maintenance, neglect, vandalism, animals, or unusual weather occurrences such as storms,
high winds, hurricanes and floods. A one time replacement will be given under this
warranty for covered defects or death.
Total
Page 1

PROPOSAL
Date
1/29/2025
Name / Address 3621 Church Hill Rd.
Church Hill, MD 21623
DMS and Associates, LLC
Attn: Brandon Davis 410.556.6010
PO Box 80 Fx. 410-556-6173
207 E Water St
Centreville, MD 21617 www.unitylandscape.com
Estimate # Project
44789 IN1-22-25#2
Item Description Qty Rate Total
standard CONTRACT AGREEMENT 0.00 0.00
I hereby contract Unity Landscape Design/Build to perform the work described above for the
amount of (cid:36)49,971.08. A payment of (cid:36)25,000.00 will initiate the contract with the balance
due upon completion of work. Unity Landscape Design/Build, Inc. will not be held liable
for damage to any underground structures or utilities not marked by Miss Utility. Additional
Work incurred due to unknown site conditions or unknown buried private utilities/structures
will be billed above the contracted price. All additional billable work will be performed
only with signed or verbal consent of the Contractee. Price is good for 60 days from the date
printed in the top left corner of this proposal.
Please make checks payable to Unity Landscape.
CONTRACTEE CONTRACTOR
Signed x(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95) Signed x(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)
Dated x (cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95) Dated x (cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)(cid:95)
Total (cid:36)49,971.08
Page (cid:50)

DATE: February 26, 2025
SUBJECT: HABITAT PROTECTION NARRATIVE AND EXHIBIT
HILLSIDE LIQUORS
QUEEN ANNE’S COUNTY TAX MAP 44B, PARCEL 1085
425 S. COMMERCE STREET, CENTREVILLE, MD, 21617
DMS & ASSOCIATES JOB # 2022071
The subject property is located at 425 s. Commerce Street, Centreville, MD 21617. The property is shown
on Queen Anne’s County Tax Map 44B, parcel 1085. The property is currently 1.912 ac.± with
approximately 0.07 ac.± situated over Mill Stream, resulting in a net base site area of 1.842 ac.±. The
property is zoned C-2 and is located entirely within the Chesapeake Bay Critical Area designated Intensely
Designated Area (IDA). The property is mapped as Modified Buffer Area on the Queen Anne’s County
Critical Area Maps, known as Buffer Management Area in the Town of Centreville Critical Area Ordinance.
The property historically had a plastic sleeve for plants factory industrial building on it that even predated
aerial imagery from 1937. The preexisting plant sleeve industrial building was demolished around 2010 as
required by a public works agreement executed on October 15, 2009 and recorded in the land records of
Queen Anne's County liber 2053, folio 120. This public works agreement was associated with an approved
site plan for a 16 unit residential condominium building that was never constructed. A portion of the
property was taken by Maryland State Highway Administration (SHA) in 2019 as a part of the MD Route
213 bridge replacement project over Mill Stream. The take was approximately 0.175 ac.±. The property
was used as a gravel staging area for construction activities associated with the bridge project. Both pas
uses, the plant sleeve building’s surrounding gravel and SHA gravel staging area, went right up to the top
of bank of Mill Stream. Hillside Liquors holds a contract on the property and has applied for site plan
approval to construct a new commercial retail building with liquor store on the first floor and six apartments
on the second floor. The building will be situated along the northern property line using the existing
entrance on Commerce Street. The entrance will lead to a loop traffic configuration with parking to the
south and rear of the building and exit lane north of the building. Stormwater management (SWM) is
proposed between the stream and side and rear parking areas. The project will utilize public water and
sewer utilities, will provide landscaping site and screening requirements, and provide pedestrian
connectivity to Commerce Street.
The site currently exists as open grassed area in the front of the property and wooded areas in the rear of
the property. The front portions of woods that border the open area have dead trees and are infested with
vines. The health of the woodlands area appears to improve as you go further back towards the rear of the
property. The existing onsite wooded area does not constitute forest given its density of existing trees is
less than 100 per acre. The property fronts Mill Stream, which has nontidal wetlands immediately adjacent
to it as shown on project plans and mapping. Nontidal wetlands have a 25 ft buffer. The open waters of
the stream are considered tidal waters as shown on Critical Area mapping for the area. The stream has a
100' modified buffer that extends onto the property. Nontidal wetlands exist on the northern neighboring
parcel along the shared property boundary. Nontidal wetlands were field delineated by Davis & Associates
Environmental Consulting, LLC. in June, 2022. The wetlands, stream, existing improvements, woodsline,
and topography were captured by field survey performed by Fink, Whitten and Associates, LLC in August,
2022. The subject property is mapped entirely within the FEMA 1% annual chance Zone AE floodplain as
shown on FEMA firm panel 24035C0212D, dated November 25, 2014. All but a small 0.071 ac.± easterly
corner of the property is mapped within the FEMA regulatory floodway. Past construction and recent auger
soil borings have found poor soils which have concrete, gravel and debris mixed in with them just below
the surface.
There are no existing endangered species known to exist on the subject property. No known critical habitat
is known to exist on the subject property for currently threatened or endangered species per a species list

provided by U.S. Fish & Wildlife iPAC system. Consultation with Maryland Department of Natural
Resources (DNR) Wildlife and Heritage Service and review of DNR's GIS site - Maryland's Environmental
Resources and Land Information Network (M.E.R.L.I.N.) found that the rear portion of the subject property
is mapped in the "sensitive species review area". That mapped rear wooded portion is consistent with the
observed improved health of the woodlands as you get further and further from the roadway. The
woodlands eventually merge with large connected forested areas heading offsite and southward. The offsite
forested area spans numerous properties and encompasses over 300 acres towards MD Route 301.
Consultation with DNR Wildlife and Heritage Service noted the Delmarva Fox Squirrel is known to occur
on or in the immediate vicinity of the property. The Delmarva Fox Squirrel has a status of "in need of
conservation" by DNR and their habitat protection should be considered within the Critical Area. The
Delmarva Fox Squirrel habitat is "...generally characterized as forest with relatively mature trees, either
hardwoods or loblolly pine, with a relatively sparse understory." DNR Wildlife and Heritage Service’s
remote analysis and consultation suggests onsite wooded areas may contain forest interior dwelling species
and/or bird (FIDS) habitat. The Critical Area Commission’s guide document "A Guide To The
Conservation of Forest Interior Dwelling Birds in the Chesapeake Bay Critical Area" provides details and
information on how to determine if FIDS habitat is present. Conservation of such habitat, if any were to
exist on the property, is mandated.
The proposed project is sited to minimize impacts to nontidal wetlands around the perimeter of the project.
Proposed disturbance to nontidal wetlands and their 25 ft buffer must be permitted by MDE and an
application has been submitted. Nontidal wetlands disturbance is proposed only in small fringe areas and
a path for the proposed stormdrain outfall from the SWM area. The proposed SWM is a submerged gravel
wetlands (SGW) sited primarily within 25 ft buffer to nontidal wetlands that will provide water quality and
quantity treatment for the proposed project and create a transition for the site improvements to the existing
perimeter wetlands.
The onsite wooded area totals 1.162 ac.± and is situated at the end or edge of the above referenced
contiguous wooded areas that spans southward. The onsite wooded areas are not forest given their low tree
density, and the area is not 300 ft. or more in width. The proposed project and its associated disturbance
avoid the healthier wooded areas in the rear of the property that are mapped in “sensitive species review
area” by DNR. The wooded area that will be impacted and cleared by the project is approximately 0.50 ac.
± and primarily dead trees and vine infested areas that prevent a full closed seasonal canopy. The cleared
area is along the perimeter of the existing woods, does not protrude more than 180 ft. at its longest diagonal
measurement into the wooded areas, and will not create isolated wooded or forest areas. The cleared
wooded area is not consistent with the characterized habitat for the Delmarva Fox Squirrel as it is not
“forest” and is a perimeter portion of existing woods with many dead vine covered trees and thick vine
filled ground area. That being said the disturbance abides the general guidelines for Delmarva Fox Squirrel
habitat conservation since the clearing is less than 300 ft. in width; the remaining onsite portion of unaltered
woods area exceeds 25% of existing onsite woods; and the unaltered protected area of woods in the rear of
the property will assist in maintaining a contiguous wildlife corridor of connected with the offsite forest
areas that exceed 300 acres and span southward. The conservation guidelines provided by DNR are met
even though the existing conditions do not qualify as habitat.
The Critical Area guide referenced above for FIDS provides the following criteria for how to determine if
FIDS habitat is present:
A) Forests of at least 50 acres in size with 10 or more acres of "forest interior" habitat (i.e. forest greater
than 300 feet from nearest forest edge). The majority of the forest tract should be dominated by pole-
sized or larger trees (5 inches or more in diameter at breast height), or have a closed canopy; or

B) Riparian forest at least 50 acres in size with an average total width of at least 300 feet. The stream
with the riparian forest should be perennial, based on field surveys or as indicated on the most recent
7.5 minute USGS topographic maps. The majority of the forest tract should be dominated by pole-
sized or larger trees and have a closed canopy."
The onsite wooded area does not meet FIDS habitat characteristics criteria. The area does not meet the
“forest” classification; is of poor health with dead trees; has poor seasonal canopy with vine infestation; is
less than 300 ft. in width; is located at the end and edge of an existing wooded tract. The existing conditions
provide no existing "forest interior" habitat area on the subject property that support FIDS. That being said
the disturbance generally abides by the applicable FIDS habitat conservation guidelines provided by DNR
since development is in non-forest areas development is along perimeter wooded area less than 300 ft wide
and less than 300 ft into the woods; no isolated wooded areas are created; no “interior” area is impacted;
development is kept in a compact and singular area; and the rear unaltered rear woods connect to a large
wooded span maintaining a wildlife corridor.
The building is proposed on piers foundation type, designed to avoid negative impacts to the floodplain
boundaries or base flood elevations given the site is almost entirely within floodplain and floodway. The
finished first floor is to be elevated well above the floodplain elevation. Only stairs and ramping will go to
ground in addition to the piers. A flood study has been performed finding the project will have a no rise
effect on the floodplain and floodway. Earthworks calculations for the proposed grading find more cut than
fill providing an increase to flood carrying capacity in the floodplain. Drainage and peak discharge
computations for the 10 and 100 year storm frequencies find the proposed project and SWM design will
decrease peak discharges from the site due to provided water quantity controls.
A submerged gravel wetland (SGW) has been selected as the best practice to address the water quality
SWM requirements for the project. The proposed development will drain to the SGW via sheetflow and
stormdrain. SGWs can handle large drainage areas, can operate with low outfall invert restrictions helping
to avoid unnecessary fill, can be applied in poor soils areas, can provide quantity volumetric control with
controlled discharge, and provide a versatile and extensive water quality treatment. The provided quality
and pollutant treatment is provided by plantings uptake, sedimentation, filtration through media, and
biological uptake and consumption from microbe organisms growing within the media. Treated runoff can
be responsibly discharged in a controlled manner to Mill Stream.

November 7, 2024
Mr. Brandon A. Davis
Davis, Moore, Shearon & Associates, LLC
P.O. Box 80
Centreville, MD 21617
RE: Environmental Review for Hillside Liquors LLC Project, Mixed Use Building, Lands of Corsica Creek
Commons LLC - Tax Map 44B, Parcel 1085, Town of Centreville, Queen Anne’s County, Maryland.
Dear Mr. Davis:
The Wildlife and Heritage Service has determined that the Delmarva fox squirrel (Sciurus niger cinereus), a species with
In Need of Conservation status in Maryland, is known to occur on or in the immediate vicinity of the project site.
Delmarva fox squirrel habitat is generally characterized as forests with relatively mature trees, either hardwoods or loblolly
pine, with a relatively sparse understory. If the proposed activities do not occur within the forested areas on the property,
then Delmarva fox squirrel habitat will not be impacted. However, if development in the forested areas is being planned,
protection of Delmarva fox squirrel habitat should be considered within the Critical Area. The Wildlife and Heritage
Service recommends the following general guidelines for conservation in these cases:
1. As much contiguous forested acreage as possible should be retained.
2. If clearing is necessary, at least 25% of the suitable forested area should remain unaltered or a minimum of 10
acres whichever is greater.
3. This unaltered Delmarva fox squirrel habitat should be retained as a contiguous forested tract, not as small disjunct
parcels.
4. Required forested buffers, such as buffers along streams or nontidal wetlands, should be expanded to at least 100
feet and preferably 300 feet in width.
5. Retention of mast producing trees such as oaks, hickories and beech is strongly encouraged.
Also, our remote analysis suggests that the forested area on this property contains Forest Interior Dwelling Bird habitat.
Populations of many bird species which depend on this type of forested habitat are declining in Maryland and throughout
the eastern United States. The conservation of this habitat is mandated within the Chesapeake Bay Critical Area and must
be addressed by the project plan. Specifically, if FIDS habitat is present, the following guidelines should be incorporated
into the project plan (as applicable):
1. Restrict development to nonforested areas.
2. If forest loss or disturbance is unavoidable, concentrate or restrict development to the following areas:
a. the perimeter of the forest (i.e., within 300 feet of existing forest edge)
b. thin strips of upland forest less than 300 feet wide
c. small, isolated forests less than 50 acres in size
d. portions of the forest with low quality FIDS habitat, (i.e., areas that are already heavily fragmented,
relatively young, exhibit low structural diversity, etc.)
3. Maximize the amount if forest “interior” (forest area >300 feet from the forest edge) within each forest tract
(i.e., minimize the forest edge:area ratio). Circular forest tracts are ideal and square tracts are better than
rectangular or long, linear forests.
Tawes State Office Building – 580 Taylor Avenue – Annapolis, Maryland 21401
410‐260‐8DNR or toll free in Maryland 877‐620‐8DNR – dnr.maryland.gov – TTY Users Call via the Maryland Relay

Page 2
4. Minimize forest isolation. Generally, forests that are adjacent, close to, or connected to other forests provide
higher quality FIDS habitat than more isolated forests.
5. Limit forest removal to the “footprint” of houses and to that which is necessary for the placement of roads and
driveways.
6. Minimize the number and length of driveways and roads.
7. Roads and driveways should be as narrow and as short as possible; preferably less than 25 and 15 feet,
respectively
8. Maintain forest canopy closure over roads and driveways.
9. Maintain forest habitat up to the edges of roads and driveways; do not create or maintain mowed grassy berms.
10. Maintain or create wildlife corridors.
11. Do not remove or disturb forest habitat during April-August, the breeding season for most FIDS. This
seasonal restriction may be expanded to February-August if certain early nesting FIDS (e.g., Barred Owl) are
present.
12. Landscape homes with native trees, shrubs and other plants and/or encourage homeowners to do so.
13. Encourage homeowners to keep pet cats indoors or, if taken outside, kept on a leash or inside a fenced area.
14. In forested areas reserved from development, promote the development of a diverse forest understory by
removing livestock from forested areas and controlling white-tailed deer populations. Do not mow the forest
understory or remove woody debris and snags.
15. Afforestation efforts should target a) riparian or streamside areas that lack woody vegetative buffers, b)
forested riparian areas less than 300 feet wide, and c) gaps or peninsulas of nonforested habitat within or
adjacent to existing FIDS habitat.
The Critical Area Commission’s document “A Guide to the Conservation of Forest Interior Dwelling Birds in the
Chesapeake Bay Critical Area” provides details on development standards and information about mitigation for projects
where impacts to FIDS habitat cannot be totally avoided. Mitigation plantings for impacts to FIDS habitat may be required
under the local government’s Critical Area Program. The amount of mitigation required is generally based in whether the
guidelines listed above are followed.
If the project changes in the future such that the limits of proposed disturbance or overall site boundaries are modified,
please provide us with revised project maps and we will provide you with an updated evaluation. Thank you for allowing
us the opportunity to review this project. If you should have any further questions regarding this information, please
contact me at lori.byrne@maryland.gov or at (410) 260-8573.
Sincerely,
Lori A. Byrne,
Environmental Review Coordinator
Wildlife and Heritage Service
MD Dept. of Natural Resources
ER# 2024.1684.qa
Cc: C. Jones, CAC

C A E
RITICAL REA NVIRONMENTAL
A R
SSESSMENT EPORT
FOR
H L
ILLSIDE IQUORS
425 S. C S ,
OMMERCE TREET
C , M
ENTREVILLE ARYLAND
PREPARED FOR:
HILLSIDE LIQUORS
2640 CENTREVILLE ROAD
CENTREVILLE, MD 21617
PREPARED BY:
DMS & ASSOCIATES, LLC
P.O. BOX 80
CENTREVILLE, MD 21617
DMS & ASSOCIATES JOB # 2022071
DATE: FEBRUARY 2025

CHESAPEAKE BAY CRITICAL AREA
ENVIRONMENTAL ASSESSMENET REPORT
PROJECT NARRATIVE FOR HILLSIDE LIQUORS
Introduction:
The property is located at 425 S. Commerce Street, Centreville MD 21617 designated as Queen
Anne’s County Tax Map 44B, Parcel 1085. The property is zoned C-2 and is entirely located
within the Intensely Developed Area (IDA) of the Chesapeake Bay Critical Area. The property
is designated Modified Buffer Area (BMA) on the Critical Area Mapping (aka Buffer
Management Area per current town code or historically as Buffer Exempt Area). See Appendix
A for Critical Area and MBA mapping. The property is located within the FEMA floodplain
zone AE designation and floodway as mapped on FEMA FIRM panel 24035C0212D. The
property is accessed from its frontage on Maryland Route 213 (S. Commerce Street). A
southern portion of the property fronts along Mill Stream.
Existing Conditions:
The property is 1.912 ac.±, with approximately 0.07 ac. ± situated over Mill Stream, resulting in
a net area of 1.842 ac. ±. There is an existing paved entrance off S. Commerce Street. The site
currently exists as open grassed area in the front of the property and wooded areas in the rear.
Wetlands:
Open waters of Mill Stream are designated as tidal as shown on Critical Area Mapping. There
are existing nontidal wetlands adjacent to Mill Stream that wrap around to the north into existing
wooded areas. Nontidal wetlands also exist on the northern neighboring parcel along the
northern property line. Nontidal wetlands have a 25 ft. buffer. Any disturbance to nontidal
wetlands or their 25 ft. buffer must be authorized by a joint permit application to MDE.
Nontidal wetlands were field delineated by Davis & Associates Environmental Consulting, LLC.
in June, 2022. See Appendix B for a copy of the wetland delineation report.
Soils:
Existing soils consist of Longmarsh and Indiantown soils (LO) of a hydrologic soil group “D”
classification as shown in the NRCS USDA Soil Survey. See Appendix C for a copy of the web
soils survey report. The soils were described by a town consultant as “…the soils on site may
not be conducive at all to under-draining pervious surfaces. The MSHA work gave us an
opportunity to see those soils when installing sewer and water trenches and the jack and bore pit.
When the soils do not drain, the permeable portions get clogged and provide no benefit for water
quality.” DMS conducted a soil test with a hand auger in the area of proposed parking finding a
heavy topsoil in the upper part of the profile and then sand, clay, and debris chunks of old brick
and concrete down to 18 inches. Multiple boring holes were attempted all hitting resistance
approximately 18 inches down due to the scattered debris in the soil profile preventing deeper
exploration with our equipment. The soils and debris encountered are clearly not native soils
and indicate past development and disturbance as expected based on the multiple historical uses
of the subject property. See Appendix D for a boring location exhibit and log.

Floodplain:
The entire 1.912 ac.± subject property is situated in FEMA Zone AE floodplain as shown on
FEMA FIRM panel 24035C0212D with effective date of November 5, 2014. The entire
property except a 0.071 ac.± portion is within the regulatory floodway associated with Mill
Stream. FEMA base flood elevations range from a 6.0 to 7.0 along the property. Base flood
elevations in the development area range from 6.0 to 6.2. See Appendix E for a copy of the
Firmette from the FEMA Map Service Center website.
Topography:
The existing topography on the subject property has a slight topographical rise running generally
parallel to Mill Stream in the front part of the property. That divide coincides with the location
of the preexisting building that used to be on the property. Areas north of the divide drain to the
nontidal wetlands on the northern neighboring property. Areas south of the divide drain directly
to Mill Stream. The back portion of the site is quite flat with a very gradual sloping towards
Mill Stream. For the Existing Conditions, Preexisting Conditions, and Demolition Plan, which
has existing topography, see sheet C-2 of the 13 sheet site plan set provided to the Town with the
Site Plan application.
Vegetative Cover, Woodlands, Forest:
The site currently exists as open grassed area in the front of the property generally where
preexisting development used to exist as explained later in this report. Wooded areas are located
to the rear of the property. The front portions of woods that border the open area have dead trees
and are infested with vines. The health of the woodlands appears to improve as you traverse
further back into the property in a southeasterly direction. The existing onsite wooded area does
not constitute “forest” given its density of existing trees is less than 100 per acre.
Wildlife:
There are no existing listed endangered or threatened species known to exist on the subject
property per US Fish and Wildlife (USFWS) species report. Two candidate species have the
potential to exist onsite, they are the Tricolored Bat and Monarch Butterfly. No critical habitat
these candidate species or any endangered or threatened species per USFWS are known to exist
on the subject property. A copy of the USFWS iPAC report is included as Appendix F.
Consultation with Maryland Department of Natural Resources (DNR) Wildlife and Heritage Service
(see Appendix G) and review of DNR's GIS site - Maryland's Environmental Resources and Land
Information Network (M.E.R.L.I.N.) found that the rear portion of the subject property is mapped in
the "sensitive species review area" (see Appendix H). That mapped rear wooded portion is consistent
with the observed improved health of the woodlands as you get further and further from the roadway.
The woodlands eventually merge with large connected forested areas heading offsite and southward.
The offsite forested area spans numerous properties and encompasses over 300 acres towards MD
Route 301. See the stand alone habitat protection narrative and exhibit for further and more detailed
information.
Consultation with DNR Wildlife and Heritage Service noted the Delmarva Fox Squirrel is known to
occur on or in the immediate vicinity of the property. The Delmarva Fox Squirrel has a status of "in
need of conservation" by DNR and their habitat protection should be considered within the Critical

Area. The Delmarva Fox Squirrel habitat is "...generally characterized as forest with relatively mature
trees, either hardwoods or loblolly pine, with a relatively sparse understory." DNR’s remote analysis
also suggested onsite wooded areas may contain forest interior dwelling species and/or bird (FIDS)
habitat. The Critical Area Commission’s guide document, "A Guide To The Conservation of Forest
Interior Dwelling Birds in the Chesapeake Bay Critical Area" provides details and information on how
to determine if FIDS habitat is present. Conservation of such habitat, if any were to exist on the
property, is mandated. In depth site habitat analysis is provided in the stand alone Habitat Protection
Narrative provided with the site plan application. Analysis of the existing onsite wooded areas find
that no existing conditions qualify as Delmarva Fox Squirrel, nor FIDS habitat. Onsite wooded areas
are perimeter areas; they do not constitute as “forest” given their low tree density; the existing woods
do not exceed 300 ft. in width; the existing canopy is inadequate due to dead trees and vine infestation;
the wooded area does not classify as “interior areas” per the above mentioned Critical Area guide
document.
Development History:
The property used to host a large industrial building, often referred to as the Plant Sleeve
Building, which the current owners demolished as required by a public works agreement with
the Town of Centreville. That agreement was a part of a 2009 approved site plan for a 16-unit
condominium building project. The demolition occurred approximately in 2010. The
preexisting industrial building site included the large industrial building and surrounding
impervious surfaces that went right up to the top of the stream banks of Mill Stream. The
preexisting building and agreement with the town leave the site grandfathered for
redevelopment. The property was also utilized by the State Highway Administration (SHA) in
2019 for construction staging for the replacement of the adjacent Route 213 bridge that crosses
Mill Stream. Imperious area gravel for the laydown yard and staging area were brought right up
to the stream banks. That SHA impervious area was removed leaving the open areas in the front
of the site roughly stabilized with grasses. A 1978 aerial image is included as Appendix I of the
Plant Sleeve Industrial complex. A 2019 aerial image is included as Appendix J of the SHA use
of the property for the Rt 213 bridge replacement project.
Proposed Development and Impacts:
The developer proposes to construct a new commercial retail building with liquor store on the
first floor and 6 residential rental (commercial) apartments on the second floor. The building
will have a 6,356 s.f.± footprint. The site layout includes associated parking, sidewalk
pedestrian connection, stormwater management, landscaping, and other typical improvements.
For the proposed site plan, see sheet C-3 of the 13 sheet site plan set provided to the Town with
the Site Plan application. The development will utilize the existing entrance from S. Commerce
Street (Rt 213) and provide a loop-like traffic configuration for the project. One way access will
lead to side and rear parking then loop back around the northern side of the building to exit or
loop around again. The building is sited as far to the northern edge of the property and as far
from the stream and wetlands as possible and practical. The building is designed to be elevated
on piers with only stairs and ramping will go to ground in addition to the support piers to avoid
negative impacts to the floodplain and floodway. The finished first floor elevation will be well
above the flood protection elevation. The allowable lot coverage or impervious area is based off
zoning since the Critical Designation is IDA resulting in an allowable of 1.474 ac.± or 80%. The
resulting lot coverage (impervious area) from the proposed development is 0.752 ac.± or 40.8%.

The proposed project will be served by public water and public sewer. The limits of disturbance
will be kept as close as practical to proposed improvements and SWM to protect the surrounding
wetlands and wooded areas to the extent practical. The overall limits of disturbance or
“development activity” is 1.25 ac.± Only small fringe areas and a path for the stormdrain outfall
will disturb nontidal wetlands. The storm drain outfall elevation will be up high enough to avoid
the stream and any tidal waters. Open areas of the site will be planted for landscaping and
screening. The proposed nontidal wetlands disturbance is a mere 0.025 ac.±. Nontidal wetlands
buffer disturbance is proposed mainly due to the proposed SWM treatment area that is sited
between the proposed parking and the stream and wetlands. The project will disturb
approximately 0.489 ac.± of woods which is in the front deadwood and vine infested area. 0.736
ac.± of woods will be unaltered by the project that is situated in the back of the property. This is
the healthier area of onsite woods as noted prior.
The pier foundation type of the building is proposed to avoid negative impacts to the floodplain
boundaries or base flood elevations given the site is almost entirely within floodplain and floodway.
The elevated building will allow flow beneath it and around piers in an extreme event. The finished
first floor is to be elevated well above the floodplain elevation. A flood study has been performed
finding the project will have a no rise effect on the floodplain and floodway. Earthworks calculations
for the proposed grading find more cut than fill providing an increase to flood carrying capacity in the
floodplain. Drainage and peak discharge computations for the 10 and 100 year storm frequencies find
the proposed project and SWM design will decrease peak discharges from the site due to provided
water quantity controls.
Water Quality:
The project must address SWM water quality treatment requirements per the MDE SWM design
manual. The project must also address 10% pollutant reduction requirements because the property is
designated IDA of the Critical Area. The local SWM review is conducted by the Queen Anne’s
County Dept. of Public Works. The Critical Area Commission reviews for pollutant reduction
requirements. MDE requires that Environmental site design (ESD) must be utilized to the maximum
extent practicable (MEP) using nonstructural and microscale practices. The requirements and design
are based on making the resulting post project conditions mimic woods in good condition.
Requirements for the project were computed using new development criteria even though there are
extensive historical uses that have occurred on the property. SWM calculations were prepared for the
property based on current vacant conditions. A submerged gravel wetland (SGW) has been selected as
the best practice to address the water quality SWM requirements for the project and meet the design
constraints that the property has. The proposed development will drain to the SGW via sheetflow and
stormdrain. SGWs can handle large drainage areas, can operate with low outfall invert restrictions
helping to avoid unnecessary fill, can be applied in poor soils areas, can provide quantity volumetric
control with controlled discharge, and provide a versatile and extensive water quality treatment. The
provided quality and pollutant treatment is provided by plantings uptake, sedimentation, filtration
through media, and biological uptake and consumption from microbe organisms growing within the
media. Treated runoff can be responsibly discharged in a controlled manner to Mill Stream. The
SGW provides ESD to the MEP as confirmed by Queen Anne’s County Dept. of Public Works and
addresses pollutant reduction requirements as confirmed by the Critical Area Commission. The project
is designed to mimic woods in good condition and avoid negative water quality impacts from the

project. See the stand alone SWM report that is on file with the site plan application and has been
approved by Queen Anne’s County Dept. of Public Works.
Critical Area Considerations:
The proposed project is within the IDA portion of the Critical Area and has an extensive history of
intense use. The proposed project addresses all Critical Area requirements. Proposed improvements
are set back further from the stream bank than preexisitng condition buildings and lot coverage to
abide by MBA requirements. Lot coverage/impervious limitations are easily met. Wetland areas on
the property are avoided to the extent possible. Sensitive species areas are avoided. Extensive
provisions are provided to avoid floodplain and floodway impacts.
Modified Buffer Area Critical Area Mitigation:
The Town Consultant determined that preexisting site improvements cannot be credited towards
mitigation requirements and assessment should be based on disturbance and not lot coverage to
account for “development activity” onsite. Given the site is designed to be compact and minimize
wetland disturbance, there is no practical room to provide modified buffer area mitigation. The Town
Critical Area Ordinance provides clear steps to determine a fee-in-lieu to address MBA/BMA
mitigation requirements. Computations have been prepared and provided on sheet L-2 of the site plan
set. The project includes 20,552 s.f. area for the footprint of development activity within the 100’
Buffer. Twice that must be assessed for mitigation for a total of 41,104 s.f. of equivalent mitigation
required. Using the COMAR buffer planting table, a cluster of one canopy tree and three large shrubs
provides 300 s.f. of mitigation, and a small shrub provides 25 s.f. of mitigation. There are other plants
and cluster options with associated area equivalencies in that table, however using the above cluster
and small shrubs results in 137 clusters and one additional small shrub to provide a total of 41,125 s.f.
of mitigation. This provided mitigation exceeds the requirement by 21 s.f. The Town Code directs the
applicant to submit two cost estimates from qualified landscape businesses for planting the mitigation.
The estimates need to include costs of stock, planting, staking, mulching and a one-year guarantee.
The fee-in-lieu amount is based on the average of the two estimates. We have obtained two estimates
from two qualified landscape businesses who have both completed work for the Town of Centreville.
Hort Supply estimates a cost of $36,847.00, and Unity Landscape estimates a cost of $49,971.08. The
average of these two estimates is $43,409.04, which if approved by the Planning Commission would
be a nonrefundable and required fee-in-lieu for the project’s BMA mitigation.
Summary:
The subject property has an extensive history of intense use. No prior uses provided site plan
compliance based on current zoning code, provided no mitigation or landscaping, and provided no
SWM treatment. The proposed design considers floodplain requirements, setbacks and buffer
requirements, clearing and wetland impacts, stormwater management quality and quantity treatment,
and other typical and extensive considerations that are necessary for a site plan. We feel the proposed
project takes extensive measures to minimize or avoid impacts and is the best solution and design to
adhere to the constraints of the subject property.

APPENDIX
A. Critical Area and MBA Buffer Mapping
B. Davis & Associates Environmental Consulting, LLC Wetland Delineation
C. NRCS USDA Soil Survey Hydrologic Soil Group Report
D. Soil Boring Location Exhibit and Log
E. FEMA Firmette From FEMA Map Service Center Website
F. USFWS iPAC Report
G. DNR Consultation Letter
H. DNR MERLIN GIS map of sensitive species review area
I. 1978 Aerial Image of Plant Sleeve Industrial Building Complex
J. 2019 Aerial Image of the SHA use of the property

1,128
Distance
DISCLAIMER: Property information contained on this map is for reference purposes only and is NOT to be construed as a "legal description". The map scale
111::: 999333999
displayed is not accurate and serves as a general representation only.

Conservation
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Cooperative
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Survey
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Survey
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Hydrologic
Soil
Group—Queen
Anne's
County,
Maryland
4321500 4321560 4321620 4321680 4321740 4321800 4321860 4321920 4321980
4321500 4321560 4321620 4321680 4321740 4321800 4321860 4321920
407170
407230
407290
407350
407410
407470
39°
2'
31''
N
407170
407230
407290
407350
407410
407470
76° 4' 22'' W
39°
2'
31''
N
76° 4' 7'' W
39°
2'
15''
N
76° 4' 22'' W
39°
2'
15''
N
76° 4' 7'' W
Map
projection:
Web
Mercator
Corner
coordinates:
WGS84
Edge
tics:
UTM
Zone
18N
WGS84
0
100
200
400
600 Feet
N
0
30
60
120
180
Meters
Map
Scale:
1:2,340
if printed
on
A
portrait
(8.5"
x
11")
sheet.
Soil
Map
may
not
be
valid
at
this
scale.

Hydrologic Soil Group—Queen Anne's County, Maryland
MAP LEGEND MAP INFORMATION
Area of Interest (AOI) C The soil surveys that comprise your AOI were mapped at
Area of Interest (AOI) 1:12,000.
C/D
Soils D Warning: Soil Map may not be valid at this scale.
Soil Rating Polygons
A Not rated or not available Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
A/D Water Features line placement. The maps do not show the small areas of
Streams and Canals contrasting soils that could have been shown at a more detailed
B scale.
Transportation
B/D
Rails Please rely on the bar scale on each map sheet for map
C measurements.
Interstate Highways
C/D Source of Map: Natural Resources Conservation Service
US Routes
Web Soil Survey URL:
D
Major Roads Coordinate System: Web Mercator (EPSG:3857)
Not rated or not available
Local Roads Maps from the Web Soil Survey are based on the Web Mercator
Soil Rating Lines projection, which preserves direction and shape but distorts
Background
A distance and area. A projection that preserves area, such as the
Aerial Photography Albers equal-area conic projection, should be used if more
A/D accurate calculations of distance or area are required.
B This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
B/D
Soil Survey Area: Queen Anne's County, Maryland
C
Survey Area Data: Version 18, Aug 27, 2021
C/D
Soil map units are labeled (as space allows) for map scales
D 1:50,000 or larger.
Not rated or not available Date(s) aerial images were photographed: Sep 23, 2020—Nov
20, 2020
Soil Rating Points
A The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
A/D imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
B
B/D
Natural Resources Web Soil Survey 6/23/2022
Conservation Service National Cooperative Soil Survey Page 2 of 4

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4
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Totals
for
Area
of
Interest
15.7
100.0%
frequently
flooded
Indiantown
soils,
LO
Longmarsh
and
B/D
11.3
72.0%
to
10
percent
slopes
IgC
Ingleside
sandy
loam,
5
A
3.8
24.0%
slopes soils,
10
to
15
percent
DUD
Downer
and
Unicorn
A
0.3
1.6%
percent
slopes
DOE
Downer
soils,
15
to
30
A
0.4
2.4%
Map
unit
symbol
Map
unit
name
Rating
Acres
in
AOI
Percent
of
AOI
Hydrologic
Soil
Group
Hydrologic
Soil
Group—Queen
Anne's
County,
Maryland

Conservation
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National
Cooperative
Soil
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Page
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Survey
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Tie-break
Rule:
Higher
Component
Percent
Cutoff:
None
Specified
Aggregation
Method:
Dominant
Condition
Rating
Options
their
natural
condition
are
in group
D
are
assigned
to
dual
classes.
for
drained
areas
and
the
second
is
for undrained
areas.
Only
the
soils
that
in
If
a
soil
is
assigned
to
a dual
hydrologic
group
(A/D,
B/D,
or C/D),
the
first
letter
is
material.
These
soils
have
a very
slow
rate
of water
transmission.
layer
at
or
near
the
surface,
and
soils
that
are shallow
over
nearly
impervious
potential,
soils
that
have
a
high water
table,
soils
that
have
a
claypan
or
clay
thoroughly
wet.
These
consist
chiefly
of clays
that
have
a
high
shrink-swell
Group
D.
Soils
having
a very
slow
infiltration
rate
(high
runoff
potential)
when
water
transmission.
soils
of
moderately
fine
texture
or
fine
texture.
These
soils
have
a slow
rate
of
chiefly
of
soils
having
a layer
that
impedes
the downward
movement
of
water
or
Group
C.
Soils
having
a slow
infiltration
rate
when
thoroughly
wet.
These
consist
These
soils
have
a
moderate
rate
of
water
transmission.
drained
soils
that
have
moderately
fine
texture
to
moderately
coarse
texture.
consist
chiefly
of moderately
deep
or
deep,
moderately
well
drained
or
well
Group
B.
Soils
having
a moderate
infiltration
rate
when
thoroughly
wet.
These
transmission. drained
sands
or gravelly
sands.
These
soils
have
a
high
rate
of
water
thoroughly
wet.
These
consist
mainly
of deep,
well
drained
to
excessively
Group
A.
Soils
having
a high
infiltration
rate
(low
runoff
potential)
when
three
dual
classes
(A/D,
B/D,
and
C/D).
The
groups
are
defined
as follows:
The
soils
in the
United
States
are
assigned
to four
groups
(A,
B,
C, and
D)
and
precipitation
from
long-duration
storms.
soils
are
not protected
by
vegetation,
are
thoroughly
wet,
and
receive
assigned
to one
of
four
groups
according
to the
rate
of
water
infiltration
when
the
Hydrologic
soil
groups
are
based
on
estimates
of
runoff
potential.
Soils
are
Description
Hydrologic
Soil
Group—Queen
Anne's
County,
Maryland

National Flood Hazard Layer FIRMette
Legend
76°4'37"W 39°2'38"N SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
Without Base Flood Elevation (BFE)
Zone A, V, A99
SPECIAL FLOOD With BFE or DepthZone AE, AO, AH, VE, AR
HAZARD AREAS Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mileZone X
Future Conditions 1% Annual
Chance Flood HazardZone X
Area with Reduced Flood Risk due to
OTHER AREAS OF Levee. See Notes.Zone X
FLOOD HAZARD Area with Flood Risk due to LeveeZone D
NO SCREENArea of Minimal Flood HazardZone X
Effective LOMRs
OTHER AREAS Area of Undetermined Flood HazardZone D
GENERAL Channel, Culvert, or Storm Sewer
STRUCTURES Levee, Dike, or Floodwall
B 20.2Cross Sections with 1% Annual Chance
17.5 Water Surface Elevation
8 Coastal Transect
Base Flood Elevation Line (BFE)
Limit of Study
Jurisdiction Boundary
Coastal Transect Baseline
OTHER Profile Baseline
FEATURES Hydrographic Feature
Digital Data Available Ü
No Digital Data Available
MAP PANELS Unmapped
The pin displayed on the map is an approximate
point selected by the user and does not represent
an authoritative property location.
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.
The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the
authoritative NFHL web services provided by FEMA. This map
was exported on 6/23/2022 at 12:18 PM and does not
reflect changes or amendments subsequent to this date and
time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
Feet 1:6,000 76°4'W 39°2'10"N unmapped and unmodernized areas cannot be used for
0 250 500 1,000 1,500 2,000 regulatory purposes.
Basemap: USGS National Map: Orthoimagery: Data refreshed October, 2020

(c)).
For
projects
other than
major
construction
activities,
the
Service
suggests
that
a biological
human
environment
as defined
in
the
National
Environmental
Policy
Act
(42
U.S.C.
4332(2)
similar
physical
impacts) that
are
major
Federal
actions
significantly
affecting
the
quality
of
the
A
Biological
Assessment is
required
for construction
projects
(or
other
undertakings
having
designated
critical habitat.
species
and
to determine whether
projects
may
affect
threatened
and
endangered
species
and/or
utilize
their
authorities to carry
out
programs
for
the
conservation
of
threatened
and
endangered
Act
and
its
implementing regulations
(50
CFR
402 et
seq.),
Federal
agencies
are
required
to
ecosystems
upon which they
depend
may
be conserved.
Under
sections
7(a)(1)
and
7(a)(2)
of
the
The
purpose
of the Act is to
provide
a means
whereby
threatened
and
endangered
species
and
the
through
the
IPaC system by
completing
the
same
process
used
to
receive
the
enclosed
list.
implementation
for updates
to
species
lists
and
information.
An
updated
list
may
be
requested
completed
by visiting the IPaC
website
at
regular
intervals
during
project
planning
and
completed
formally or informally
as
desired.
The
Service
recommends
that
verification
be
Act,
the
accuracy
of this species
list
should
be
verified
after
90
days.
This
verification
can
be
habitat.
Please
note that under
50
CFR
402.12(e)
of
the
regulations
implementing
section
7
of
the
federally
proposed,
listed, and
candidate
species
and
federally
designated
and
proposed
critical
contact
us
if you need more
current
information
or assistance
regarding
the
potential
impacts
to
species,
changed
habitat conditions,
or other
factors
could
change
this
list.
Please
feel
free
to
New
information
based on updated
surveys,
changes
in
the
abundance
and
distribution
of
Endangered
Species Act (Act)
of
1973,
as
amended
(16
U.S.C.
1531
et seq.).
requirements
of the U.S. Fish
and
Wildlife
Service
(Service)
under
section
7(c)
of
the
proposed
project
and/or may
be
affected
by
your
proposed
project.
The species
list
fulfills
the
well
as
proposed
and final designated
critical
habitat,
that
may
occur
within
the
boundary
of
your
The
enclosed
species list identifies
threatened,
endangered,
proposed,
and
candidate
species,
as
To
Whom
It May Concern:
location
or may be
affected
by your
proposed
project
Subject:
List
of threatened
and
endangered
species
that
may
occur
in your
proposed
project
Project
Name:
425 S. Commerce
St
Project
Code:
2022-0057152
In
Reply
Refer
To:
01/14/2025
17:34:56
UTC
Phone:
(410)
573-4599
Fax:
(410)
266-9127
Annapolis,
MD 21401-7307
177 Admiral
Cochrane
Drive
Chesapeake
Bay
Ecological
Services
Field
Office
FISH
AND
WILDLIFE
SERVICE
United
States
Department
of
the
Interior

2 of
8
to
our
office.
this
letter
with any
request
for consultation
or
correspondence
about
your
project
that
you submit
planning
to further
the
purposes
of the Act.
Please
include
the
Consultation
Code
in
the header
of
Federal
agencies to
include
conservation
of threatened
and
endangered
species
into
their project
We
appreciate
your
concern
for threatened
and
endangered
species.
The
Service
encourages
migratory-birds. Executive
Order 13186,
please
visit https://www.fws.gov/partner/council-conservation-
migratory
birds and
migratory
bird habitat.
For
information
regarding
the
implementation
of
that
will
improve bird
populations.
Executive
Order
13186
provides
for
the
protection
of both
that
might
affect migratory
birds, to minimize
those
effects
and
encourage
conservation
measures
to
Protect
Migratory
Birds,
obligates all
Federal
agencies
that
engage
in or
authorize
activities
In
addition
to MBTA
and
BGEPA,
Executive
Order
13186:
Responsibilities
of
Federal
Agencies
recommended
conservation
measures, see
https://www.fws.gov/library/collections/threats-birds.
their
resources
to the
project-related
stressors.
For
more information
on
avian
stressors
and
or
minimize
the production
of project-related
stressors
or
minimize
the
exposure
of
birds and
(when
there is no federal
nexus).
Proponents
should
implement
conservation
measures
to avoid
applicable
NEPA documents
(when there
is a
federal
nexus)
or
a
Bird/Eagle
Conservation
Plan
comply
with these
Acts
by
identifying potential
impacts
to
migratory
birds
and
eagles
within
killed
or injured by
otherwise
lawful activities.
It is
the responsibility
of the
project
proponent
to
The
MBTA
has no
provision
for allowing
take
of migratory
birds
that
may
be
unintentionally
we-do. information
regarding
these
Acts, see https://www.fws.gov/program/migratory-bird-permit/what-
the
U.S.
Fish and Wildlife
Service (50 C.F.R.
Sec.
10.12 and
16 U.S.C.
Sec.
668(a)).
For more
resulting
in take of
migratory
birds, including
eagles,
is prohibited
unless
otherwise
permitted
by
protect
native birds
from
project-related
impacts.
Any
activity,
intentional
or unintentional,
Migratory
Bird Treaty
Act
(MBTA) and
the Bald
and
Golden
Eagle
Protection
Act
(BGEPA)
to
under
the Endangered
Species
Act (ESA),
there
are
additional
responsibilities
under
the
Migratory
Birds:
In addition
to responsibilities
to
protect
threatened
and
endangered
species
handbook.pdf https://www.fws.gov/sites/default/files/documents/endangered-species-consultation- Species
Consultation
Handbook"
at:
consultation,
including
the
role of permit
or license
applicants,
can
be
found
in
the
"Endangered
within
the consultation.
More
information
on
the regulations
and
procedures
for
section
7
recommends
that candidate
species, proposed
species
and
proposed
critical
habitat
be addressed
agency
is required
to consult
with the Service
pursuant
to
50
CFR
402.
In
addition,
the Service
listed
species and/or
designated
critical
habitat
may
be affected
by
the
proposed
project,
the
If
a
Federal
agency
determines,
based on
the
Biological
Assessment
or
biological
evaluation,
that
contents
of a Biological
Assessment
are
described
at 50 CFR
402.12.
affect
listed or proposed
species
and/or
designated
or proposed
critical
habitat.
Recommended
evaluation
similar
to a
Biological
Assessment
be prepared
to
determine
whether
the
project
may
Project
code: 2022-0057152
01/14/2025
17:34:56
UTC

3
of
8
(410)
573-4599
Annapolis,
MD
21401-7307
177
Admiral
Cochrane
Drive
Chesapeake
Bay
Ecological
Services
Field
Office
This
species
list
is
provided
by:
action". any
species
which
is
listed
or
proposed
to
be
listed
may
be
present
in
the
area
of
a
proposed
requirement
for
Federal
agencies
to
"request
of
the
Secretary
of
the
Interior
information
whether
This
list
is
provided
pursuant
to
Section
7
of
the
Endangered
Species
Act,
and
fulfills
the
OFFICIAL
SPECIES
LIST
▪
Wetlands
▪
USFWS
National
Wildlife
Refuges
and
Fish
Hatcheries
▪
Official
Species
List
Attachment(s): Project
code:
2022-0057152
01/14/2025
17:34:56
UTC

4
of
8
Counties:
Queen
Anne's
County,
Maryland
www.google.com/maps/@39.03973425,-76.0713925446825,14z The
approximate
location
of
the
project
can
be
viewed
in
Google
Maps:
https://
Project
Location:
Project
Description:
Redevelopment
Project
Type:
Commercial
Development
Project
Name:
425
S.
Commerce
St
Project
Code:
2022-0057152
PROJECT
SUMMARY
Project
code:
2022-0057152
01/14/2025
17:34:56
UTC

5
of
8
Commerce. office
of
the
National
Oceanic
and
Atmospheric
Administration
within
the
Department
of
1.
NOAA
Fisheries,
also
known
as
the
National
Marine
Fisheries
Service
(NMFS),
is
an
if
you
have
questions.
within
your
project
area
under
this
office's
jurisdiction.
Please
contact
the
designated
FWS
office
See
the
"Critical
habitats"
section
below
for
those
critical
habitats
that
lie
wholly
or
partially
Department
of
Commerce.
Fisheries
, as
USFWS
does
not
have
the
authority
to
speak
on
behalf
of
NOAA
and
the
1
IPaC
does
not
display
listed
species
or
critical
habitats
under
the
sole
jurisdiction
of
NOAA
list
because
a
project
could
affect
downstream
species.
species
that
exist
in
another
geographic
area.
For
example,
certain
fish
may
appear
on
the
species
Species
on
this
list
should
be
considered
in
an
effects
analysis
for
your
project
and
could
include
There
is
a
total
of
2
threatened,
endangered,
or
candidate
species
on
this
species
list.
ENDANGERED
SPECIES
ACT
SPECIES
Project
code:
2022-0057152
01/14/2025
17:34:56
UTC

6
of
8
▪
PFO1C
FRESHWATER
FORESTED/SHRUB
WETLAND
the
actual
extent
of
wetlands
on site.
update
our
NWI
data
set.
We
recommend
you
verify
these
results
with
a site
visit
to
determine
Please
note
that
the
NWI
data
being
shown
may
be
out
of
date.
We
are
currently
working
to
Engineers
District.
For
more
information
please
contact
the
Regulatory
Program
of
the
local
U.S.
Army
Corps
of
404
of
the
Clean
Water
Act,
or
other
State/Federal
statutes.
Impacts
to
NWI
wetlands
and
other
aquatic
habitats
may
be
subject
to
regulation
under
Section
WETLANDS THERE
ARE
NO
REFUGE
LANDS
OR
FISH
HATCHERIES
WITHIN
YOUR
PROJECT
AREA.
discuss
any
questions
or
concerns.
'Compatibility
Determination'
conducted
by
the
Refuge.
Please
contact
the
individual
Refuges
to
Any
activity
proposed
on
lands
managed
by
the
National
Wildlife
Refuge
system
must
undergo
a
AND
FISH
HATCHERIES
USFWS
NATIONAL
WILDLIFE
REFUGE
LANDS
ABOVE
LISTED
SPECIES.
YOU
ARE
STILL
REQUIRED
TO
DETERMINE
IF
YOUR
PROJECT(S)
MAY
HAVE
EFFECTS
ON
ALL
JURISDICTION. THERE
ARE
NO
CRITICAL
HABITATS
WITHIN
YOUR
PROJECT
AREA
UNDER
THIS
OFFICE'S
CRITICAL
HABITATS
Species
profile:
https://ecos.fws.gov/ecp/species/9743
habitat. There
is
proposed
critical
habitat
for
this
species.
Your
location
does
not
overlap
the
critical
Threatened
Monarch
Butterfly
Danaus
plexippus
Proposed
NAME
STATUS
INSECTS
Species
profile:
https://ecos.fws.gov/ecp/species/10515
No
critical
habitat
has
been
designated
for
this
species.
Endangered
Tricolored
Bat
Perimyotis
subflavus
Proposed
NAME
STATUS
MAMMALS Project
code:
2022-0057152
01/14/2025
17:34:56
UTC

7
of
8
▪
R2UBH
RIVERINE Project
code:
2022-0057152
01/14/2025
17:34:56
UTC

8
of
8
Phone:
4432629130
Email
bdavis@dmsandassociates.com
Zip:
21617
State:
MD
City:
Centreville
Address:
PO
Box
80
Name:
Brandon
Davis
Agency:
Davis,
Moore,
Shearon
&
Associates
IPAC
USER
CONTACT
INFORMATION
Project
code:
2022-0057152
01/14/2025
17:34:56
UTC

410‐260‐8DNR
or
toll
free in Maryland
877‐620‐8DNR
– dnr.maryland.gov
– TTY
Users
Call
via the Maryland
Relay
Tawes
State Office
Building
–
580 Taylor
Avenue – Annapolis,
Maryland
21401
rectangular
or
long,
linear forests.
(i.e.,
minimize
the
forest edge:area
ratio).
Circular
forest tracts
are ideal
and
square
tracts
are
better
than
3.
Maximize
the
amount
if forest
“interior”
(forest area
>300 feet
from the
forest
edge)
within
each
forest
tract
relatively
young,
exhibit
low
structural
diversity,
etc.)
d.
portions
of the
forest with
low
quality
FIDS habitat,
(i.e., areas
that
are
already
heavily
fragmented,
c.
small,
isolated
forests less
than
50
acres
in size
b.
thin strips
of
upland forest
less
than
300 feet wide
a.
the perimeter
of the forest
(i.e.,
within
300 feet
of existing
forest edge)
2.
If
forest loss
or disturbance
is
unavoidable,
concentrate
or restrict
development
to the following
areas:
1.
Restrict
development
to nonforested
areas.
into
the
project
plan (as
applicable):
be
addressed
by the project
plan.
Specifically,
if FIDS
habitat
is
present, the
following
guidelines
should
be
incorporated
the
eastern
United
States.
The
conservation
of
this
habitat
is mandated
within
the Chesapeake
Bay Critical
Area
and
must
Populations
of
many bird
species
which depend
on
this
type of
forested habitat
are
declining
in Maryland
and
throughout
Also,
our
remote
analysis
suggests
that the
forested
area
on this
property contains
Forest
Interior
Dwelling
Bird
habitat.
5.
Retention
of mast
producing
trees
such
as
oaks,
hickories
and beech
is strongly
encouraged.
feet
and
preferably
300
feet in width.
4.
Required
forested
buffers,
such as
buffers
along
streams
or nontidal
wetlands,
should
be expanded
to
at
least
100
parcels.
3.
This
unaltered
Delmarva
fox squirrel
habitat
should be
retained as
a contiguous
forested
tract,
not
as
small
disjunct
acres
whichever
is greater.
2.
If
clearing
is necessary,
at least 25%
of the
suitable
forested
area should
remain
unaltered
or
a
minimum
of
10
1.
As
much
contiguous
forested acreage
as possible
should
be retained.
Service
recommends
the
following
general
guidelines
for conservation
in these
cases:
protection
of
Delmarva
fox
squirrel
habitat
should
be
considered
within the
Critical
Area.
The
Wildlife
and
Heritage
then
Delmarva
fox squirrel
habitat
will not
be
impacted.
However,
if development
in
the forested
areas
is
being
planned,
pine,
with
a
relatively
sparse
understory.
If the
proposed
activities
do not occur
within
the
forested
areas
on
the
property,
Delmarva
fox
squirrel
habitat
is generally
characterized
as forests
with relatively
mature
trees,
either
hardwoods
or
loblolly
In
Need
of
Conservation
status
in Maryland,
is known
to occur
on or in the
immediate
vicinity
of the
project
site.
The
Wildlife
and Heritage
Service
has determined
that
the Delmarva
fox squirrel
(Sciurus
niger
cinereus),
a
species
with
Dear
Mr.
Davis:
Commons
LLC
- Tax
Map 44B,
Parcel
1085,
Town
of Centreville,
Queen
Anne’s
County,
Maryland.
RE:
Environmental
Review
for Hillside
Liquors
LLC Project,
Mixed
Use Building,
Lands of
Corsica
Creek
Centreville,
MD
21617
P.O.
Box
80
Davis,
Moore,
Shearon
&
Associates,
LLC
Mr.
Brandon
A. Davis
November
7,
2024

Cc:
C.
Jones,
CAC
ER#
2024.1684.qa
MD Dept.
of
Natural
Resources
Wildlife
and
Heritage
Service
Environmental
Review
Coordinator
Lori A.
Byrne,
Sincerely,
contact
me
at
lori.byrne@maryland.gov
or at (410)
260-8573.
us
the
opportunity
to
review
this
project.
If you
should
have any
further
questions
regarding
this
information,
please
please
provide
us
with
revised
project
maps and
we
will
provide
you
with
an
updated
evaluation.
Thank
you
for
allowing
If
the
project
changes
in
the
future
such
that the
limits
of proposed
disturbance
or overall
site
boundaries
are
modified,
guidelines
listed
above
are
followed.
under
the
local
government’s
Critical
Area Program.
The amount
of
mitigation
required
is generally
based
in
whether
the
where
impacts
to
FIDS
habitat
cannot
be totally
avoided.
Mitigation
plantings
for impacts
to
FIDS
habitat
may
be
required
Chesapeake
Bay
Critical
Area”
provides
details
on
development
standards
and
information
about
mitigation
for
projects
The
Critical
Area
Commission’s
document
“A
Guide
to the Conservation
of
Forest
Interior
Dwelling
Birds
in
the
adjacent
to existing
FIDS
habitat.
forested
riparian
areas
less
than 300
feet
wide,
and
c)
gaps
or
peninsulas
of
nonforested
habitat
within
or
15.
Afforestation
efforts
should
target
a)
riparian
or streamside
areas
that
lack
woody
vegetative
buffers,
b)
understory
or
remove
woody
debris
and
snags.
removing
livestock
from
forested areas
and
controlling
white-tailed
deer
populations.
Do
not
mow
the
forest
14.
In
forested
areas
reserved
from development,
promote
the
development
of
a
diverse
forest
understory
by
13.
Encourage
homeowners
to keep pet
cats
indoors
or,
if taken
outside,
kept
on
a leash
or
inside
a
fenced
area.
12.
Landscape
homes
with
native
trees,
shrubs
and other
plants
and/or
encourage
homeowners
to
do
so.
present. seasonal
restriction
may
be expanded
to February-August
if
certain
early
nesting
FIDS
(e.g.,
Barred
Owl)
are
11.
Do
not
remove
or
disturb
forest habitat
during
April-August,
the
breeding
season
for
most
FIDS.
This
10.
Maintain
or
create
wildlife
corridors.
9.
Maintain
forest
habitat
up
to the edges
of
roads and
driveways;
do
not create
or maintain
mowed
grassy
berms.
8.
Maintain
forest
canopy
closure
over
roads
and driveways.
respectively
7.
Roads
and
driveways
should
be as
narrow
and as short
as
possible;
preferably
less
than
25
and
15
feet,
6.
Minimize
the
number
and
length of
driveways
and
roads.
driveways.
5.
Limit
forest
removal
to the
“footprint”
of
houses and
to that
which
is necessary
for
the
placement
of
roads
and
higher
quality
FIDS
habitat
than more
isolated
forests.
4.
Minimize
forest
isolation.
Generally,
forests
that are
adjacent,
close
to,
or
connected
to
other
forests
provide
Page
2

DISCLAIMER: Property information contained on this map is for reference purposes only and is NOT to be construed as a "legal description". The map scale displayed is not
1:1781
accurate and serves as a general representation only.

1,128
Distance
DISCLAIMER: Property information contained on this map is for reference purposes only and is NOT to be construed as a "legal description". The map scale
111::: 999333999
displayed is not accurate and serves as a general representation only.

1,128
Distance
DISCLAIMER: Property information contained on this map is for reference purposes only and is NOT to be construed as a "legal description". The map scale
111::: 999333999
displayed is not accurate and serves as a general representation only.

ISSUED BUILDING PERMITS
February 1 - 28, 2025
Permit # Applicant Owner Address Type Issue Date*
BP-8-25 Lundberg Builders Jessica & Ryan Fleetwood 227 N Commerce Street Finish Basement 2/11/2025
BP-9-25 Bay Area Exteriors/ Ashley Mister Kate Greenwood 812 Churchill Road Replace Shingles 2/3/2025
BP-10-25 Economy Restorations Brett Peterson 217 Frederick Drive Roof Replacement 2/11/2025
BP-11-25 Precision Exteriors Kevin Jans 103 Glendale Avenue Roof Replacement 2/11/2025
BP-12-25 JDS Home Improvement Brian Smith 552 Brookfield Dr. add egress window 2/13/2025
BP-13-25 Jeremy Lins Queenstown Bank 105 Coursevall Dr. Roof Replacement 2/26/2025
* based on the approval date by Zoning Administrator