may 21 2025 planning commission packet

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617

410-758-1180 FAX 410-758-4741 WWW.TOWNOFCENTREVILLE.ORG

PLANNING COMMISSION APPLICATION

(cid:1) Site Plan (cid:1) Minor Subdivision (cid:1) Major Subdivision (cid:1) Concept (cid:1) Preliminary (cid:1) Sketch (cid:1) Final (cid:1) Final (cid:1) Preliminary (cid:1) Property Line Adjustment (cid:1) Re-Subdivision (cid:1) Final (cid:1) Annexation (cid:1) Zoning Re-Classification Applicant Name: Mid A tlantic Real Es tate Inv esteme nts, Inc .

Applicant Address: 91 61 Liberia Avenue, Suite 201 Mana ssas, Virginia 2011 0 Phone #: 703-257-1 188 Cell Phone #: 703-928-5113 Email: kms086@g ma il.com Proposed Name of Subdivision/Project: C entreville Business Park L ots N , O , and P Property Address: Laser Drive Map: Parcel: Block: Zoning:

Brief Description of Project Location: Centre ville Bu siness Park, le ft side of Lase r Drive o ff of Rt e 213 Brief Description of Project Proposal: Propos ed mix ed com merci al deve lopme nt on th ree ne w lots.

Number of Existing Lots: one Number of Proposed Lots: thr ee Has property involved ever been subject to previous application? Yes If so, give application number and date: Muliple Signature of Applicant(s) or Agent/Attorney

OFFICE USE ONLY

TOTAL PLAN REVIEW FEE

Payment Date:

Amount: Check Number:

Receivables Approved: Date:

W:\0-PERMITS\APPLICATION Permit Forms\2015-Oct applications forms\Site Plan Application Form.doc

MEMORANDUM

TO: TOWN OF CENTREVILLE FROM:

PLANNING COMMISSION Stacey Dahlstrom, AICP, Consulting Planner/Senior Planner

ORGANIZATION: CENTREVILLE MD DATE: MAY 13, 2025

Re: Final Subdivision/Plat for a Proposed Commercial Development on Proposed Lots N, O, and P in the Centreville Business Park, Lands of Coursevall, LLC Q.A. County Tax Map 44E, Parcel 98

 URGENT X FOR YOUR USE  PLEASE COMMENT PLEASE REPLY PLEASE

RECYCLE

Introduction This application is for Minor Subdivision (4 lots or less) §138-62 and Final Plat (§138-13) for proposed Commercial Development on proposed lots N, O, and P in the Centreville Business Park.

Location: Future Minor Subdivision The Planning and Zoning Commission’s role (§138-13 Final Plat) is to

• Evaluate the applicant's submission, presentation, discussion with applicant, and the Town

Engineer's report;

• Determine whether the final plat meets the objectives and requirements of this chapter and

other regulations and ordinances; and 1

• Inform the applicant in writing of the decision, including required changes, and the reasons

for the decision.

On April 16, 2025, the Planning Commission gave conditional approval to the site plan for Lots, N, O and P in the business Park, with the understanding that Advance Auto Parts building being the same color of brick as the other buildings with no signage at this time.

The conditions were:

• Minor Subdivision approval (subject of this review).

• Issues identified in the staff memo dated 4/10/2025, page 5. 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.

• Review of signage and architectural standards, subject to final approval by the Planning

Commission.

• Future Access Points of A and C on Exhibit A (shown here):

Comments The applicant submitted a final minor subdivision plat. Some outstanding issues from staff have been identified that should be discussed and/or updated before final subdivision approval can be given:

1. The applicant team was informed on April 14 that they needed to update their subdivision and

possibly further discuss the access lane for lots N and O be called Shepherds Lane (similar to Dunkin/Taco Bell) and potential right of way with Queen Anne’s County staff that provide addressing to the Town and ultimately the MD Department of Taxation and the Postal Service.

2 Hopefully, the applicant team can contact the County staff and provide updated information at the April 21, 2025 meeting.

2. On Sheet 1, the proposed utility easement is not an even dimension, i.e., 30’ and 10’

encompassing both sewer and water laterals. We should have a compelling reason for the dimensions if there is one, and it be noted.

3. As noted in §138-64 signatures for the Planning Commission Chair and Secretary need be

added (for the Record Plat) and deletion/removal of the signature line for the County Finance Officer Certificate (QAC Office of Budget and Finance).

4. Since this project is located on Laser drive which is public R-O-W by design and owned by

the developer, The Town will not assume ownership until the development is completed and all paving, curb and pavement issues are repaired/finished to town standards. Final Public Works Agreements for the proposed project shall address this and the Town holds bonds on it to ensure that if the development defaults the bond is used to finish the road work, utilities, etc. Additionally, any future sites that extend beyond the existing roadway terminus

should probably require the extension of existing infrastructure.

Conclusion With respect to the final plat, the Planning Commission should request resolution of the above noted issues and that the Public Works agreement address the Laser Drive completion issue and grant final plat approval with any relevant outstanding needed conditions.

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TOWN COUNCIL OF CENTREVILLE

ORDINANCE NO. 04-2025

AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING

THE TOWN OF CENTREVILLE ZONING ORDINANCE CODIFIED AS CHAPTER

170 OF THE TOWN CODE TO CLARIFY THE PROCEDURES AND CRITERIA BY

WHICH SIGNAGE MAY BE APPROVED

WHEREAS, the Town Council of Centreville (“Town”) is authorized by the Maryland Annotated Code (“Code”), Land Use Article, Section 4-102 et seq. to enact and administer a zoning ordinance, which ordinance is Chapter 170 of the Centerville Town Code;

WHEREAS, Section 4-102(6) of the Land Use Article of the Annotated Code of Maryland authorizes the Town Council of Centreville to regulate the location and use of buildings, signs and structures on land; and WHEREAS, Section 170-62 of the Code of the Town of Centreville (“Town Code”) provides for amendments to the regulations, restrictions, and boundaries set forth in Chapter 170 of the Town Code;

WHEREAS, the Town Council wishes to amend Section 170-38(B)(1) of the Town Code to define “Monument Signs” and authorize Monument Signs in the Planned Business District

(“PBD”);

WHEREAS, the Centreville Planning and Zoning Commission considered this matter at its _________ 2025 meeting and recommended that the Town Council approve this Ordinance;

and WHEREAS, the Town Council held a public hearing on this Ordinance on ___________, 2025.

NOW, THEREFORE, BE IT ORDAINED by the Town Council of Centreville:

Section 1.

The recitals set forth above are hereby incorporated herein by reference and made part of this Ordinance.

Section 2. Article IX, Chapter

170 of the Town Code, Section

170-70 Definitions

is hereby amended to add the definition of a Shopping Center and General Signage Plan as provided below. The provisions shown as bold-underlined are added to the Town Code, and those shown as bold-strike through are deleted:

COMPREHENSIVE SIGNAGE PLAN. A scaled drawing or diagram that indicates the location, size, and type of signs that will be used within a Shopping Center.

… SHOPPING CENTER. A group of three (3) or more architecturally unified commercial establishments with a total gross floor area of more than 10,000 square feet which are planned, constructed, and managed as a total entity with customer and employee parking provided on-site.

… SIGN….

L. MONUMENT SIGN. A freestanding sign, not more than ten feet in height, that is supported by a monument which: (i) does not have any exposed pole or pylon, (ii) may include the names and logos of the Shopping Center and the businesses located on or adjacent to the premises, and (iii) may be dual-sided.

ML. PLACARD/EASEL SIGN …[advancing L. through Q.]

Section 3. Article IX, Chapter

170 of the Town Code, Section 170-38(B)(1) is hereby amended as follows:

B. General Regulations.

1. Signs requiring permits. Other than temporary signs provided for in Subsection

D herein and exempt signs as provided herein, no sign shall be erected, enlarged, or altered without a permit from the Zoning Administrator.

Applications for permits shall be submitted to the Zoning Administrator. Each application shall be accompanied by drawings and written material showing the area and general appearance of the sign, the method of illumination, the exact location of the proposed sign, and the method of construction and/or attachment of such sign to the building or structure. Signs that do not extend over seven feet above existing grade and are completely screened from view, inclusive of

light, from public roadways and other parcels by on-site buildings, structures, evergreen landscaping, and/or grade differences are exempt from the sign provisions of this chapter including the requirement to obtain a permit. Signage within Shopping Centers shall be developed in accordance with an approved Comprehensive Signage Plan.

Section 4. Article IX, Chapter

170 of the Town Code, Section 170-38 is amended as follows to include a new subsection (G) to establish the procedure for approval of a Comprehensive Signage Plan for a Shopping Center:

G. Shopping Center Comprehensive Signage Plans.

1. In the Planned Business District, signage within a Shopping Center shall

be subject to the signage standards of Attachment 9:2 (Table 3), unless a Comprehensive Signage Plan is approved for the Shopping Center (See Note 5).

2. The Planning Commission may approve a Comprehensive Signage Plan

depicting the location, size, materials, and lighting (but not content) for all signs desired within a Shopping Center. In its review, the Commission shall consider the request in the context of the site, the compatibility and consistency of the signs with themselves and with respect to the unit(s) or building they are identifying, safety/visibility concerns, lighting, and other neighborhood compatibility issues. Signage for Shopping Centers shall be

reasonably consistent throughout the Shopping Center and appropriate for the architectural design of the building(s). Directional and information signs shall be adequately provided and design coordinated. The periodic replacement of individual signs as tenants change shall not require modification of the Comprehensive Signage Plan, unless the Zoning Administrator determines the proposed signage materially deviates from

the approved Comprehensive Signage Plan.

Section 4. Article IX, Chapter

170 of the Town Code, Section 170-38(F)(4) is amended as follows:

4. Off-premises signs. Any sign advertising or identifying a business or

organization which is not located on that premises, other than temporary signs or monument signs for a Shopping Center, which may include signage for businesses or organizations located on parcels that are within 1,000 feet of the monument sign. Existing off-premises signs for which a valid permit has been issued will be permitted to remain for a period of one year from the date of the adoption of this ordinance.

Section 4. Article IX, Chapter

170 of the Town Code, 170 Attachment 9:2 (Table 3) is amended as follows:

Zoning Sign Types Number Signage Area Maximum Maximum Illumination Other District Permitted of Signs Determination Signage Height Permitted Provisions Allowed Area for (feet) Each Sign Type (sq.ft.) Planned Monument 1 per Limited by 260 10 Internal Business street maximum (130 per or District frontage signage area side) External

(PBD)

NOTES:

1. Excepting Monument Signs, within a Shopping Center, the quantity and signage area limitations set

forth above may apply on a per tenant or per unit basis upon the Planning Commission’s approval of a Comprehensive Signage Plan for the Shopping Center.

Section 5.

If any section, clause, paragraph, sentence, or phrase of the Ordinance or application thereof to any person, property, or circumstance is held invalid or unconstitutional by a court of competent jurisdiction, the invalidity or unconstitutionality shall in no way affect other provisions or any other application of this Ordinance which can be given effect without the invalid or unconstitutional provision or application, and for this purpose the provisions of this Ordinance

are declared severable.

ATTEST: THE TOWN COUNCIL OF CENTRVILLE

_______________________________ ____________________________________

R. Gaye Adams Ashley H. Kaiser, Esq., President ____________________________________

First Reading: ______________ Jeffrey D. Kiel, Vice President Second Reading: ____________

Enacted: ___________________

Effective: __________________

____________________________________

Daniel B. Worth, Member ____________________________________

Sandy L. Huffner, Member ____________________________________

Jim A. Beauchamp, Member

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617

410-758-1180 FAX 410-758-474 WWW.TOWNOFCENTREVILLE.ORG

[July 1, 2025] Maryland Department of Planning Planning Best Practices Attn: David Dahlstrom, AICP Dear Mr. Dahlstrom:

The Centreville Planning Commission approved the following annual report for the reporting year 2024 as required under §1-207(b) and §1-208(c)(1)(i) and (c)(3)(ii)of the Land Use Article on [insert date here]. In addition, this report has been filed with the local legislative body.

1. Number of new Residential Permits Issued inside And outside of the Priority Funding

Area (PFA):

Table 1: New Residential Permits Issued Inside and Outside the Priority Funding Area (PFA) Residential – Calendar Year PFA Non - PFA Total 2024 # New Residential Permits 3 0 3 Issued

2. Is your jurisdiction scheduled to complete and submit to Planning a 5-Year Mid-

Cycle comprehensive plan implementation review report this year? If yes, please submit the 5-Year Report as an attachment. Y [ ] N [X]

3. Were there any growth-related changes, including land use changes, zoning

ordinance changes, rezonings, new schools, changes in water or sewer service, or municipal annexations that changed municipal and unincorporated boundaries? Y

[X] N [ ]

4. If yes, please list the annexation resolution(s), describe or attach a map of the

changes, and provide a description of consistency of internal, state or adjoining local jurisdiction plans. Have you submitted copies of each adopted resolution been to: Georgeanne Carter, Legislative Counsel Municipal Resolution Reposition Department of Legislative Services, 90 State Circle, Annapolis MD, 21401-1991? Y

[ X ] N [ ]

A proposal to annex the Providence Farm property, referred to as “Providence at Centreville,” was formalized through Resolution 14-2024, which received a favorable recommendation from the Planning Commission. In conjunction, the property was rezoned through Ordinance 05-2024 (effective upon effective on the date the County Commissioner for Queen Anne’s County expressly approve the zoning classification of Traditional Neighborhood Development District (TND) for the

Annexed Property, or 5 years after the effective date of the Resolution 14-2024, whichever occurs first;), and its future land use designation was recommended to be updated from “Growth Area Annexation” to “Complete Neighborhood.” Figure 1: Future Land Use Plan Ordinance 06-2024 revised the Traditional Neighborhood District (TND) zoning to permit the Planning Commission to consider front-loaded garages under specific

conditions. The Planning Commission also began extensive discussions to update the TND and Planned Unit Development (PUD) approaches, including exploration of 2 form-based codes, regulating plans, and updating design standards to better reflect the vision of Complete Neighborhoods outlined in the Comprehensive Plan.

Figure 2: Providence Farm Several Future Land Use map amendments were recommended to better align zoning designations with existing and future land use. Notably, parcels at 401 and 409 Kidwell Avenue were changed from Commercial to Residential. Parcels on Map 44C were incorporated into the Central Business District, and the rear portion of Parcel 1056 and Parcel 1085 at 425 S Commerce Street were redesignated from

Resource Conservation Open Space to Commercial. These changes support cohesive planning and efficient development patterns within Centreville’s growth areas.

Numerous development projects progressed during the year, including mixed-use site plans at 216 N. Commerce Street and 425 S. Commerce Street, including groundfloor commercial space and upper-story apartments. These projects ' public water and sewer service was confirmed, with 7 EDUs allocated to the 425 S. Commerce Street site. Additional site approvals included commercial expansions in the Centreville Business Park and the YMCA’s outdoor pool and support building.

While no new schools or school-related zoning changes occurred, the Planning Commission and Town Council strongly focused on infrastructure and service alignment to support anticipated growth. Stormwater management, critical area compliance, and sidewalk connectivity remained key considerations throughout the site plan approval process.

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5. Did your municipality identify and/or implement recommendations, related to the

following general planning topics, to improve the local planning and/or development process? Please select all that apply. Y [X] N [ ] Planning Topics Planning Topics Green Infrastructure Revitalization and Infill ✔ ✔ Zoning Reform Bike/Ped Planning ✔ ✔ Climate Change Commercial Redevelopment ✔ ✔ Affordable/Workforce Housing Sustainable Growth ✔ ✔ Equity Placemaking ✔ ✔ Resilience Aging Population

✔ ✔ Water/Air Quality Sensitive Area Preservation ✔ ✔ Expedited Review for Preferred Water/Sewer Capacity ✔ Projects Brownfield Remediation Please describe any other planning improvements identified or implemented in 2024.

A significant focus was placed on revising and modernizing zoning tools to align with the 2040 Comprehensive Plan. This included updates to the Traditional Neighborhood Development (TND) zoning and creating of a Complete Neighborhood Planned Unit Development (PUD) framework designed to encourage diverse housing types, walkability, and integration of open spaces. The Planning Commission pursued a comprehensive rezoning initiative to address inconsistencies

in land use designations, clean up split-zoned properties, and support future growth areas, particularly around the Providence Farm annexation site.

The Planning Commission also worked on improving procedural clarity and transparency. Site plan review standards were updated to define processes and terminology better, and a moratorium on certain development types was adopted to give planners time to implement new zoning strategies. The Town also discussed the need for a full-time zoning administrator, reflecting a push for more consistent and efficient planning operations.

Several initiatives focused on small-scale housing and livability enhancements. These included discussions and planning around tiny homes and pocket neighborhoods as 4 innovative solutions for aging residents and those needing affordable living options.

Form-based code elements and transect-based planning were introduced to ensure new developments respect the existing character of neighborhoods while encouraging mixed-use, pedestrian-friendly environments.

6. Are there any issues that MDP can assist you with in 2025? If yes, please describe. Y

[ ] N [ ]

[Insert text here]

7. Have all Planning (Commission/Board) and Board of Appeals members completed

the Maryland Planning Commissioners Association (MPCA) training course? Y [ X ]

N [ ]

Figure 3: Queen Annes County Board of Education Building 5 Figure 4: YMCA Pool Construction

2024 CENTREVILLE PLANNIN G COMMISSION ACTIVITIES

In 2024, the Centreville Planning Commission maintained an active role in shaping the town's development, focusing heavily on zoning modernization and sustainable growth. The Commission advanced zoning map amendments and pursued procedural improvements, including updated bylaws and clearer site plan standards. It dedicated significant effort to refining the Traditional Neighborhood Development (TND) and developing the Complete Neighborhood Planned Unit

Development (PUD) framework, often using design exercises and comparisons with regional models like Gibson’s Grant to visualize future developments. Public engagement and inter-agency coordination were consistent themes, particularly in discussions surrounding stormwater compliance, critical area impacts, and open space integration. The Commission also promoted housing diversity and affordability through initiatives exploring tiny homes and pocket neighborhoods, highlighting their

potential for senior and low-income housing.

Centerville Planning Commission (PC) Activity 2024 Planning Commission Project Date Review – Activity Actions 216 N Commerce February Preliminary Site Plan Street, Mixed-Use PC Meeting 21, 2024 Submittal Building Zoning Map March 6, Zoning Map Amendments Work Session Amendments 2024 Discussion Review of Planning & Review of Planning & March 20, Zoning Commission PC Meeting Zoning Commission Bylaws

2024 Bylaws updates and discussion Final Site Plan approved PC Meeting - with conditions and Mixed Use Building (216 April 17, Variance Request favorable variance N. Commerce Street) 2024 and Final Site Plan recommendation to the Submittal Board of Appeals.

6 Draft Zoning Map PC Meeting Amendments Presented finalized Draft Zoning Map May 1, comprehensive rezoning Work Session Amendments 2024 map and discussed public notice of changes.

Election of Officers Election of 3 officers May 15.

216 N Commerce PC Meeting Commission made exterior 2024 Street, Mixed-Use color palette suggestions Building based on zoning code June 5, Review and approval of the Annual Report Draft Work Session 2024 draft Annual Report.

Forwarded favorable recommendations for Annexation of June 26, PC Meeting annexation and zoning Providence 2024 amendments to Town Council Discussion about the Tiny Home Presentation August 7, potential use of tiny homes Work Session and Discussion 2024 for downsizing and senior housing.

Variance Request for Forwarded a favorable Driveway/Walkway in August 21, recommendation to the PC Meeting the Critical Area Buffer 2024 Board of Appeals for at 110 Watson Road variance.

Proposed updates for Site Plan Standards as first Site Plan Standard September Work Session attempt to update these updates 4, 2024 concepts into the Zoning Code Comprehensive Plan Future Future Land Use Map Land Use Map amendments amendments and and Proposed Text Proposed Text September PC Meeting - Amendments to

170-47 Site

Amendments to 170-47 18, 2024 Zoning Updates Plan Review Findings Site Plan Review approved and favorable Findings recommendations sent to the Board of Appeals.

Review of the concept plan resulted in list of action Mixed Use PC Meeting - October items to review and correct Development (425 S. Concept Site Plan 16, 2024 on both Draper's Liquor Commerce Street) Review Store and the Mixed Use Development.

2024 MD American Several of the Planning Planning Association MD APA & MSPCA Commission Members October and Planning Conference Ellicot attended and participated 22-24, 2024 Commissioners Joint City, MD and PC Chairperson Willis Conference presented.

7 Presentation on urban Financially Sustainable November Work Session development, focusing on Communities 6, 2024 value-per-acre models.

Mixed Use Review of the final site plan November PC Meeting - Final Development (425 S. resulted in list of items to 20,2024 Site Plan Commerce Street) review before approval.

Draft Traditional Neighborhood Review and discussion of Development December proposed zoning for a Complete Work Session 4, 2024 Traditional Neighborhood Neighborhood Planned District.

Unit Development language PC Meeting – Reviewed Comprehensive Proposed Plan amendment Comprehensive Plan December Comprehensive comments and drafted Amendments 18, 2024 Plan Amendment Traditional Neighborhood Issues Discussion PUD language Sincerely, Stacey Dahlstrom, AICP Consultant Planner/Planning Assistance Town of Centreville, EPR-PC 8

ISSUED BUILDING PERMITS

April 1 - 30, 2025 Permit # Applicant Owner Address Type Issue Date* BP-32-25 Niel Ellick/Economy Restoration Niel Ellick/Economy Restoration 112 Providence Court Roof replacement 4/3/2025 BP-33-25 Niel Ellick/Economy Restoration Niel Ellick/Economy Restoration 122 Cypress Street Roof replacement 4/3/2025 BP-34-25 Lins Construction, LLC Lins Construction, LLC 232 Harmony Way Roof Replacement 4/4/2025

Bay Area Exteriors/ Ashley BP-35-25 Bay Area Exteriors/ Ashley Mister Mister 205 S. Liberty Street Replace 17 sq ft of roof 4/3/2025 Darell Hagerman/KRM BP-36-25 Darell Hagerman/KRM Construction Construction 210 Vincit St. pool house & pavilion 4/3/2025 BP-37-25 Lins Construction LLC Lins Construction LLC 209 Hope Road Roof Replacement 4/10/2025 BP-38-25 Patricia Saelens Patricia Saelens 304 North Commerce St Basement renovation 4/10/2025

BP-39-25 Economy Restoration LLC Economy Restoration LLC 633 Harmony Way Roofing Replacement 4/10/2025 BP-40-25 Chesapeake Permits Chesapeake Permits 104 Brook Knoll Way Fence 4/17/2025 BP-41--25 Forever Young Renovations Forever Young Renovations 119 Northfield Way Roof Replacement 4/14/2025 BP-42-25 TL Fence TL Fence 362 Brooke Run Lane Fence 4/17/2025 BP-43-25 Chris Jordan Exteriors, LLC Chris Jordan Exteriors, LLC 110 Corsica Street Roof replacement 4/17/2025

BP-44-25 Erin Willis Erin Willis 114 Front St. fence 4/17/2025 BP-45-25 Eris Willis Eris Willis 108 Front St. fence 4/17/2025 BP-46-25 Economy Restoration Economy Restoration 244 Harmony Way replace roof 4/17/2025 BP-47-25 Economy Restoration Economy Restoration 110 Kidwell Ave. replace roof 4/17/2025 BP-48-25 Economy Restoration Economy Restoration 717 Church Hill Rd replace roof 4/17/2025 BP-49-25 Economy Restoration Economy Restoration 105 Granard Ave. replace roof 4/17/2025

Casey Gertz/AML Top Quality Casey Gertz/AML Top Quality BP-50-25 Construction Construction 205 Creamery Lane replace roof 4/28/2025 BP-51-25 Niel Ellick/Economy Restoration Niel Ellick/Economy Restoration 106 Ridgeview Court replace roof 4/28/2025 BP-53-25 Jessica Owenby Jessica Owenby 311 Holly Street Fence 4/28/2025 Conv 1/2 bath to full/Den BP-54-25 Andrew Harper Andrew Harper 103 Tilghman Avenue to MB 4/28/2025

BP-55-25 Erin Willis Erin Willis 114 Front Street 12/16 Gazebo 4/28/2025