june 18 2025 planning commission packet

Document June 18, 2025 · 58 page(s) in the original

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THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617

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

PLANNING COMMISSION APPLICATION

 Site Plan  Minor Subdivision  Major Subdivision Concept Preliminary  Concept Final Final  Preliminary  Property Line Adjustment  Re-Subdivision  Final  Annexation  Zoning Re-Classification Applicant Name:

Applicant Address:

Phone #: Cell Phone #: Email:

Proposed Name of Subdivision/Project:

Property Address:

Map: Parcel: Block: Zoning:

Brief Description of Project Location:

Brief Description of Project Proposal:

Number of Existing Lots: Number of Proposed Lots:

Has property involved ever been subject to previous application?

If so, give application number and date:

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\Application forms\PC Site Plan Application Form.doc

MEMORANDUM

TO: TOWN OF CENTREVILLE FROM:

PLANNING COMMISSION STACEY DAHLSTROM, AICP

CONSULTANT TOWN

PLANNER/SENIOR PLANNER

ORGANIZATION: CENTREVILLE MD DATE: JUNE 10, 2025

Re: Concept Site Plan for a Proposed New Car Wash to be located in the Business Park, Parcel 98 – Proposed Lot “Q” on the South side of Laser Drive (West of Stella Lane)

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

RECYCLE

Introduction The Applicant seeks Concept Site Plan and Preliminary Minor Subdivision Review for a proposed 6,089 SF 4-bay car wash and associated site improvements.

This application is for Concept Site Plan and Preliminary Minor Subdivision Review. The Planning and Zoning Commission’s role is for review and comment. Feedback is important to assist in further consideration as the project is reviewed and to avoid confusion. This memo is intended to provide guidance and outlines a few items that PC should be aware of and wish to discuss further with the applicant.

Review Information for your consideration This application was reviewed by the Town of Centreville Technical Advisory Committee (TAC) on Monday, April 21, 2025.

1 Location The location of the lot to be subdivided in the future is shown on the attached snips from the QAC property viewer to provide an image regarding the general context and location of the property.

Proposed Location of Lot Q Parcel 98 - Stella Lane and Laser Drive Future Land Use (FLU): Planned Business District Centreville Future Land Use Map, Amended May 15, 2025 2 Zoning: Planned Business District (PBD) Centreville Zoning: Excerpts from Town of Centreville Official Zoning Map :

PBD Future Land Use as noted in Town of Centreville Comprehensive Plan: 2040: “Intensive business and light industrial uses are recommended in the Centreville Business Park…. The business park is currently zoned Planned Business Development (District) which permits a variety of commercial land use activities.

PBD Zoning:

§170-29 F.1.l

“Any use permitted in the C-3 District”. C-3 allows car washes (§170-

24. A.7).

Comments The applicant has kindly worked through TAC review comments to address several issues as outlined in their letter. We can provide further context during the meeting if desired re the context of those issues.

Outstanding Issues/Comments for Planning Commission consideration and discussion with the Applicant:

Future application for Subdivision – Minor Subdivision Plat lot “Q” The application includes a preliminary minor subdivision plat for proposed lot “Q” in response to TAC note that Lot N was no longer available.

1. The Applicant has updated the Laser Drive to note it as Private Right of Way (ROW),

however it needs to be properly noted that eventually Laser Drive will become and be built/improved to Public ROW standards. Especially re Minor subdivisions as defined in Centreville’s Town Code (§138-5) as “…have frontage on an improved public street or streets...”.

Concept - Sketch Site Plan

1. Same note as Item 1 above – needs to note becoming that eventually Laser Drive will

become and be built/improved to Public ROW standards.

2. The Planning Commission may wish to discuss the location of the vacuum spaces with the

applicant. TAC asked the applicant to consider additional reconfiguration of the proposed site plan, with alternate access and potential relocation of the “vacuum” spaces (similarly to the parking space provision requirements re C-3) to the side or rear of the lot. Additionally, Centreville Design Guidelines Commercial Parking;” Required Standards: 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.”

• While the applicant has kindly improved their access but notes and shared with

Town Consultants that vacuum spaces on the sides or rear of the lot “does not align with most car wash business models or practical use of the site, …).

•

3. The Applicant has nicely addressed the required site plan furnishings to include pedestrian

bench, decorative trash receptacles and special interest plantings all shown to be included in the front buffer yard.

a. Signage: They note that the signage and lighting are included on the plans. However, the next submissions will need to address the requirements of Article IV §170-38 especially Attachment 9, Table 3 Centreville Design Standards regarding signs, number 5. Signage, Page 71, as well as §170-66 (Higher Standards to Prevail).

i. Currently the only item showing the proposed monument sign on the submitted items is its general location. As Planning Commission is aware, monument signs are considered a type of free standing sign in the Town Code and Design standards and applicable standards need to be demonstrated.

b. Lighting: The application still needs to clearly demonstrate compliance §170-47,5.f.

Location of outdoor lighting facilities (lighting plan) as part of site plan, §170-49 Commercial Property Exterior Lighting and Centreville Design Standards number 4.D Commercial Lighting Page 65.

4 c.

4. Buffer yards: Buffer yards (§170-42): While the applicant kindly notes the rear buffer yard along

the rear property line is fully established with existing vegetation and is comprised of a mix of canopy, understory, and evergreen trees along with woody shrub type vegetation and meets or exceeds the requirement, the Planning Commission may wish to consider asking the applicant to quantify this description to demonstrate how the existing buffer meets the requirements of Buffer yard E (PBD and R-1).

Architectural Renderings TAC has not yet reviewed or provided any comments on these, just informed the applicant that they will be required. Planning Commission may wish to review the proposed Architectural renderings with the Town of Centreville Design Guidelines. The following considerations are a minimum to consider when discussing with the applicant.

Roofline Expression Intent- To ensure that rooflines present a distinct profile and appearance for the building and express the neighborhood character.

Required Standards • 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.

Additional Comments Please note these items that the applicant acknowledges that future PC submittals will address these additional TAC Comments:

• Connect to existing 8” sanitary sewer via a new lateral from Laser; manage curb cuts

carefully.

• Centreville DPW (Kip Matthews) to provide standards for storm drain and wastewater

calculations.

• Verify use of existing storm drain via hydraulic analysis and determine easement

Requirements.

• Install a 1,000-gallon oil sand interceptor.

• Centreville DPW suggests installing a water recycling system because of the 2 self-serve

bays.

• QAC DPW Stormwater Review – Applicant notes additional analysis and calculation will

be completed prior to site plan development and submittal to Town of Centreville.

General Process Comments:

• All criteria of §138-5 and §170-47 to be met for additional submittals to PC.

• All comments should be addressed by the applicant prior to submission of Preliminary Site

Plan review.

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TOWN COUNCIL OF CENTREVILLE

ORDINANCE NO 06-2025

AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING THE TOWN

OF CENTREVILLE ZONING ORDINANCE, WHICH IS CHAPTER 170 OF THE CODE OF

THE TOWN OF CENTREVILLE, TO ALLOW ELECTRONIC MESSAGE CENTERS AS A

PERMITTED USE FOR PUBLIC SCHOOLS IN RESIDENTIAL ZONES AND SUBJECT TO

ADDITIONAL STANDARDS FOR SUCH SIGNS

WHEREAS, the Town Council of Centreville has the authority under Section 5-213 of the Local Government Article of the Annotated Code of Maryland, to adopt regulations;

WHEREAS, by Ordinance 01-2018, the Town Council previously prohibited all new EMCs and made the four existing EMCs at the time non-conforming signs subject to operational standards for the EMCs;

WHEREAS, by Ordinance 04-2023, the Town Council amended the prohibition on EMCs to allow an exception for governmental and institutional uses in specified non-residential zones where the same or more intense zoning exists across the street;

WHEREAS, the Town desires to amend Chapter 170 of the Code of the Town of Centreville to create another exception on the prohibition to allow Electronic Message Centers (EMCs) for public schools in residential zones where non-residential zoning exists across the street subject to compliance with the additional standards contained herein;

WHEREAS, the Town of Centreville Development Design Standards which are included as Attachment 6 to the Centreville Zoning Provisions contained in Chapter 170 of the Town of Centreville Code are also amended accordingly;

WHEREAS, the Town Council received a _____________ recommendation on the zoning amendment from the Centreville Planning and Zoning Commission; and WHERAS, the Town Council held a public hearing on the zoning amendment on ___________.

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

Section 1.

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

Section 2. Section

170-38.F of the Centreville Town Code, SUPPLEMENTAL ZONING REGULATIONS, Signs, Prohibited signs is hereby amended so EMCs may be allowed for public schools in residential zones subject to the provisions contained herein:

F. Prohibited signs. The following signs are prohibited:

P ag e | 1

1. Pennants, streamers, and spinning or similar type signs, except feather signs.

2. Any sign that flashes or rotates.

3. Any sign fastened to, and supported by, or on the roof of a building, and no projecting sign

shall extend over or above the roof (including mansard roofs) of a parapet wall of a building.

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

not located on that premises, other than temporary signs. 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.

5. Signs in the public right-of-way, except easel/placard signs placed on the sidewalk in front

of a business, provided that the sign doesn't impede pedestrian traffic.

6. Signs that are obscene, illegal, hazardous to traffic, imitative of official government signs

(i.e., Stop, Danger, Caution, etc.) or obstructive to public visibility so as to create a hazard to the public.

7. New electronic message centers (EMCs) and digital electronic signs of any kind, are

prohibited, except for governmental and institutional signs in non-residential zoning districts (excluding the Central Business District) and for public school signs in residential zoning districts and subject to the supplemental standards contained in § 170-38.E(3) and Table 4 (Attachment 10 to the Zoning Ordinance).

(Language to be deleted from the existing Ordinance is indicated in strikethrough format and language to added is indicated by bold italics text)

Section 3. Section

170-38.E of the Centreville Town Code, SUPPLEMENTAL ZONING REGULATIONS, Signs, Supplemental standards for sign types is hereby amended so EMCs may be allowed in certain residential and non-residential zones.

E. Supplemental standards for sign types. The following supplemental standards apply to specific sign types:

1. Awning signs. All drop awnings attached to buildings shall not, when let down to the

full extent, be less than seven feet above the sidewalks of the Town at all points. The lowest portion of all display signs fastened to, suspended from, or supported by a building or structure so as to project therefrom at an angle shall be not less than seven feet vertically above the surface of the sidewalks of the Town at all points.

2. Directional signs. Directional signs are permitted in all zoning districts. Directional

signs shall not exceed two square feet in area, shall not exceed three feet in height, and shall not contain any advertising material.

3. Electronic Message Centers. New electronic message centers (EMCs) are permitted for

governmental and institutional uses as a freestanding sign in non-residential zones along State roads, excluding the Central Business District (CBD), where the same or more intense zoning (excluding the Central Business District) exists across the State road as more particularly shown on Table 4 (Attachment 10 to the Zoning Ordinance). EMCs are also permitted for public schools as a freestanding monument sign in residential

zones along State roads, where non-residential zoning exists across the State road as more particularly shown on Table 4(Attachment 10 to the Zoning Ordinance). The four existing EMCs are grandfathered and considered nonconforming signs for the purpose of § 170-38. The following provisions shall apply to new and existing EMCs including nonconforming EMCs:

P ag e | 2 a. Duration of message change interval. Each message on an EMC can be changed no more frequently than once every five minutes, and the actual change process is accomplished in two seconds or less with no fade in or fade out.

b. Transitions/flashing/animation. The EMC shall display only static messages that remain constant in illumination intensity and do not have movement or the appearance or optical illusion of movement (no revolving, flashing, moving, scrolling, or rotating). Also, the EMC shall consist only of alphabetic or numeric characters on a plain black background and may not include graphic, pictorial, or photographic images.

c. Dimming. The EMC shall be equipped with a fully operational light sensor that automatically adjusts the intensity of the billboard according to the amount of ambient light.

d. Brightness levels. EMCs shall not exceed a maximum illumination of 0.3 footcandle above the ambient light as seen at a distance of 150 feet for the time period between sunset and sunrise. The applicant shall provide written certification from the sign manufacturer that the light intensity has been preset not to exceed the levels specified above, and the intensity level is protected from end-user adjustment.

e. Colors. EMCs shall be a single color on any given message or display (i.e., they shall be mono color signs) and shall always use only one color.

f. Time restrictions. EMCs located on a lot adjacent (includes across a street) to any residentially zoned or residentially used parcel shall be turned off between the hours of 10:00 p.m. and 6:00 a.m.

g. Audio speakers. Audio speakers are prohibited.

h. Malfunctions. EMCs shall be designed to either freeze the display in one static position, display a full blank screen, or turn off in the event of a malfunction.

(Language to be deleted from the existing Ordinance is indicated in strikethrough format and language to added is indicated by bold italics text)

Section 4. Table 4

(Governmental and Institutional Uses in All Zoning Districts Sign Types and Dimensional Regulations – Attachment 10 to Chapter 170 Zoning) are hereby amended to read as shown on the attached Exhibit A.

(New language is highlighted)

Section 5. Section

5.A.6 of the Town of Centreville Development Design Standards which are Attachment 6 to the Centreville Zoning Provisions which are Chapter 170 of the Centreville Town Code are hereby amended as follows:

6. Prohibited

 Including, but not limited to: portable signs, inflatable signs, kites or other unattended flying device which are meant to advertise or identify a specific business, product, or event.

 Temporary or portable signs with changeable letters and numbers and portable trailer signs with changeable text panels, unless otherwise permitted.

P ag e | 3  Digital electronic signs of any kind, except for governmental and institutional uses in nonresidential zoning districts and public school uses in residential zoning districts and subject to operational and other supplemental standards as contained in the Zoning Ordinance.

 Revolving signs  Pole mounted signs  Roof signs (Language to be deleted from the existing Ordinance is indicated in strikethrough format and language to added is indicated by bold italics text)

Section 6.

If any section, clause, paragraph, sentence or phrase of the Ordinance or the application thereof to any person, or circumstances is held invalid or unconstitutional by a court of competent jurisdiction, the invalidity or unconstitutionality shall in no way effect 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.

Section 7. This

Ordinance shall become effective twenty days after its enactment.

ATTEST: THE TOWN COUNCIL OF CENTREVILLE

____________________________________

R. Gaye Adams Ashley Heffernan Kaiser, Esq., President Town Clerk _____________________________________

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

Enacted:

Effective: _____________________________________

Daniel B. Worth, Member _____________________________________

Jim A. Beauchamp, Member ______________________________________

Sandra Lee Huffer, Member P ag e | 4

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 410-758-4741 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 2024 PFA Non - PFA Total # New Residential Permits Issued 3 0 3

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 [ ]

June 6, 2025 Page 2

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 recommended to be 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 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 and to allow TND zoning for

Complete Neighborhood Future Land Use. The Planning Commission also began extensive discussions to update the TND and Planned Unit Development (PUD) approaches, including exploration of formbased codes, regulating plans, and updating design standards to better reflect the vision of Complete Neighborhoods outlined in the Comprehensive Plan.

June 6, 2025 Page 3 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 ground-floor commercial space and upperstory apartments. 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.

June 6, 2025 Page 4

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, to best assist the Town Manager with zoning

administration duties.

Several initiatives focused on small-scale housing and livability enhancements. These included discussions and planning around tiny homes and pocket neighborhoods as 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 [X] N [ ]

Additional information about implementation of Chapter 197 (HB1466) on Accessory Dwelling Units potentially through a webinar as was discussed at the Regional Roundtable, in advance of October 1, 2026, to best facilitate implementation.

June 6, 2025 Page 5

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: Qu een Annes County Board of Education Building Figure 4: YMCA Pool Construction June 6, 2025 Page 6

2024 CENTREVILLE PLANNING 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 both future land use map and 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 framework, often using design exercises and comparisons with regional models like Gibson’s Grant to visualize future developments. Public engagement and interagency 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.

Date Project/Activity Meeting Planning Commission Actions 216 N Commerce Street, February 21, 2024 Mixed-Use Building Preliminary PC Meeting Review -Applicant to seek clarification Site Plan Review re outstanding issues.

Detailed discussion/overview of March 6, 2024 Zoning Map Amendments Work proposed zoning map amendments re Session consistency with the Future Land Use Map.

Review of Planning & Zoning Review of Planning & Zoning Commission Bylaws Commission Bylaws updates and discussion March 20, 2024 PC Meeting Detailed discussion/overview of Zoning Map Amendments proposed zoning map amendments re consistency with the Future Land Use Map.

Detailed discussion/overview of Proposed Zoning Map Work proposed zoning map amendments re April 3, 2024 amendments Session consistency with the Future Land Use Map.

Mixed Use Building (216 N. Final Site Plan approved with Commerce Street) Variance conditions and favorable variance Request and Final Site Plan recommendation to the Board of Submittal Appeals.

Draft Zoning Map Amendments Discussion of further refinement to proposed Zoning map updates April 17, 2024 PC Meeting Discussion of proposed zoning code Providence Farm Annexation text amendments with Planning Items Discussion Commission regarding TND for complete neighborhoods and PC consideration of front facing garages.

Updated Planning Commission Reviewed and approved by law Bylaws updates as proposed from prior meetings.

May 1, 2024 Draft Zoning Map Amendments Work Presented finalized comprehensive June 6, 2025 Page 7 Session rezoning map and discussed public notice of changes.

TND Complete Neighborhood Code Refinements- Process, Review and discussion of proposed PUD, Growth Allocation and zoning for a Traditional Neighborhood Clarity and Consistency District.

Election of Officers Election of 3 officers TND Complete Neighborhood Review and discussion of proposed May 15. 2024 Code Refinements - visioning PC Meeting zoning for a Traditional Neighborhood District.

216 N Commerce Street, Commission made exterior color Mixed-Use Building palette suggestions.

Annual Report Draft Review and approval of the draft Annual Report.

Work June 5, 2024 TND Complete Neighborhood Session Review and discussion of proposed Code Refinements - visioning zoning for a Traditional Neighborhood District.

Annexation of Providence Farm- Resolution 14-2024 Rezoning Mapp 44F Parcel 60 (Providence Farm Annexation) Forwarded favorable recommendations June 26, 2024 PC Meeting for annexation and zoning amendments Text Amendment TND (to allow to Town Council TND Complete Neighborhood and PC consideration some front facing garages) Tiny Home Presentation and Work Discussion about the potential use of August 7, 2024 Discussion Session tiny homes for downsizing and senior

housing.

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

Lots N, O,P in the business Concept site plan and subdivision August 21, 2024 park, Concept Subdivision and PC Meeting based on Planning Commission Site Plan review requested updates.

for YMCA – Pool and Pavilion, Reviewed and approved just the pool Amended Site Plan with future submission regarding the pavilion Site Plan Review Standard Proposed updates for Site Plan updates Standards as first attempt to update these concepts into the Zoning Code September 4, 2024 TND Complete Neighborhood Work Review and discussion of proposed Code Refinements – Transects Session zoning for a Traditional Neighborhood

District.

Tiny Cottages Research and Review and discussion Tiny Cottage Review issues.

Future Land Use Map September 18, 2024 amendments PC Meeting Proposed Comprehensive Plan Future Land Use Map amendments approved June 6, 2025 Page 8 and submitted to the Maryland Department of Planning and adjacent local government (Queen Annes County) for review.

Proposed Text Amendments to Proposed Text Amendments to 170-47

170-47 Site Plan Review Site Plan Review

Findings approved Findings and recommended to Town Council for introduction.

Mixed Use Development (425 Review of the concept plan resulted in S. Commerce Street) a list of action items to review and October 16, 2024 PC Meeting Drapers Liquor Store 2615 correct on both Draper's Liquor Store Centreville Road and the Mixed Use Development.

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

ESLC – Urban 3 Eastern Shore Financially Sustainable Presentation on urban development, Communities focusing on value-per-acre models.

• MPCA/APA Joint Conference

Participant Share.

Work November 6, 2024

• Walk and Pedestrian Shed

Session TND Complete Neighborhood discussion.

Code Refinements

• Review and discussion of

proposed zoning for a Traditional Neighborhood District.

Mixed Use Development (425 Review of the final site plan resulted in S. Commerce Street) a list of items to review before approval.

November 20,2024 PC Meeting TND Complete Neighborhood Review and discussion of proposed Code Refinements zoning for a Traditional Neighborhood District.

Traditional Neighborhood December 4, 2024 D N e e v ig e h lo b p o m rh e o n o t d C C o o m d p e l ete Work R zo e n v i i n e g w f o a r n d a d T i r s a c d u i s ti s o i n o a n l o N f e p ig ro h p b o o s rh e o d o d Session Refinements District.

Comprehensive Plan Amendments Reviewed Comprehensive Plan amendment comments and drafted December 18, 2024 PC Meeting Traditional Neighborhood PUD TND Complete Neighborhood language Code Refinements Sincerely, Stacey Dahlstrom, AICP June 6, 2025 Page 9 Consultant Planner/Planning Assistance Town of Centreville, EPR-PC Working Draft, PC Worksession 6/11/25, -SMV Deleted: 3/5 Deleted: KW

170-29.1 Traditional Neighborhood Development District - TND

The TND District is intended to allow development consistent with design principles of a traditional neighborhood.

A traditional neighborhood is compact; is designed for the human and pedestrian scale; provides a mix of residential uses including civic, small scale retail and open space uses in close proximity to one another in the neighborhood;

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

into the design. TND District Zoning is for areas designated in the Town Comprehensive Plan as residential Future Land Use to be developed as TND and/or Master Planned Complete Neighborhood Development. A diversity of Commented [KW1]: This sentence was added to the housing types and lot sizes is considered to promote and facilitate projected requirements of people with draft after being distributed for review. It was added w/

different housing needs. Ord. 06-2024 A. Minimum criteria.

1. TND developments shall only be permitted on parcels of 40 acres or greater. Parcels less than the

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

2. The TND development shall have access to an existing or planned arterial or collector road;, and

be organized around a network of interconnected public streets in a grid pattern that establishes and forms a street hierarchy limited to arterial, collector, local/secondary streets, and alleys. The street network/hierarchy must be delineated by a Regulating Plan.

3. TND developments have physical form (buildings styles and sizes, and lot sizes) as well as

required open spaces that vary in character and intensity so as to best integrate and interconnect with the surrounding neighborhood and community character.

4. The TND development shall be served by adequate existing or planned infrastructure.; and

5. No land shall be classified as TND District unless it is so designated in the Town Comprehensive

Plan. Governmental uses and developments shall be exempt from any minimum size criteria, the Commented [KW2]: #5 had been stricken w/ Ord 06- requirements for a Regulating Plan (§170-29.1.B.2), the density restrictions applicable to TND 2024 Districts (§170-29.1.F.3), and the limitations on nonresidential development in comparison to residential development (§170-29.1.F.2).

Commented [KW3]: Need to add definition for Tentative Sketch Plan B. Review procedures and guidelines.

Commented [SV4]: At what stage is final Regulating

1. TND developments shall be submitted in accordance with the Town Subdivision Regulations and Plan submitted? What is process to amend final

Regulating Plan?

Zoning Ordinance.

2. A Tentative Sketch and Regulating Plan for the entire TND development shall be submitted and Deleted: t

approved by the Planning Commission, and become a template for Preliminary Site and Deleted: s Subdivision Plans in accordance with the Town Subdivision Regulations. In addition to the Deleted: p information required of the subdivision regulations, the tentative sketch plan shall be accompanied Deleted:

by architectural renderings, a Preliminary Regulating Plan and other such information as may be required by the Planning Commission to determine consistency with Town of Centreville Deleted: to the Planning Commission regulations and the Comprehensive Plan. Deleted: r

3. A preliminary plat for the entire TND development shall be submitted to the Planning Commission

Deleted: p in accordance with the Town Subdivision Regulations. In addition to the information required of Deleted: inclusive of open space, a street hierarchy, the subdivision regulations, the preliminary plat shall be accompanied by preliminary architectural conceptual street cross-sections elevations, preliminary street cross-sections and other such information as may be required by the Deleted: these

Page 1 of 15 Planning Commission to determine consistency with these regulations and the Comprehensive Plan. The preliminary plat for the TND shall include site specific topography and the surveyed location of adjacent streets, sidewalks and water and sewer facilities.

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

the Planning Commission in accordance with the Town Zoning Ordinance. The site plan shall include the final construction drawings and final architectural plans.

5. TND may be developed in phases. If developed in phases, the Planning Commission shall require

such information and mechanisms as they deem necessary to assure that the entire development is developed in accordance with the TND principles as indicated on the preliminary plat and tentative sketch plan. Said information and mechanisms may include, but are not limited to, deed restrictions, easements, financial sureties and a "palette/pattern book" that provides a range of building choices Commented [SV5]: Palette/pattern books are only

consistent with the TND principles approved by the Planning Commission. addressed when a development is done in phases and is

6. The requirements of this section apply to all proposed development within the TND zoning district. not mandatory. Is that the intent? Do you want to define

The Planning Commission may approve minor variations to the standards in this section as deemed palette/pattern book?

appropriate, provided that the Planning Commission finds that the minor variations will still produce a development that complies with the intent of this zoning district, the development design standards and the Comprehensive Plan.

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

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

8. A TND with a combination of residential, multi-family, and commercial uses shall conform

to all related Development Design Standards. Where a conflict exists, the more restrictive regulation of the Standards shall apply.

C. Permitted uses. Uses not specifically listed are prohibited. Permitted uses shall be as follows: [Amended Commented [KW6]: Check language 11-4-2021 by Ord. No. 12-2021]

1. Residential Dwellings: Single-family detached dwellings.

a. Single-Family b. Cottage c. Two-Family (detached), and Duplex (semi-detached) Commented [Q7]: Work on here an din definitions d. Townhouse (attached) e. Multi-Family

2. Single-family attached:

a. Two-family dwellings.

b. Semi-attached dwellings.

c. Townhouses.

Commented [Q8]: Definition needed Deleted: worship

3. Multi-family dwellings.

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

5. Places ofreligious assembly. Churches and parish halls, temples, convents and monasteries. Deleted: c

6. Institutional/Civicspaces.

Deleted: buildings Page 2 of 15

7. Governmental uses (indoor and outdoor).

8. Only within a TND greater than 200 acres, Small-scale commercial retail and service uses

located on the ground floor.

9. Only within a TND greater than 200 acres, commercial retail and service buildings and

commercial centers.

10. Only within a TND greater than 200 acres, Residential above commercial retail and service

uses.

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

terms of the approved PUD, if any.

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

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

13. Businesses such as grocery, arts and crafts, artisan shops, bakeries, boutiques, and specialty Deleted: <#>Only within a TND greater than 200

shops. acres, Restaurant, not including fast food., carry-out

14. Personal service and wellness businesses dealing directly with customers such as, spas, yoga or drive-through.¶

studios, fitness studios, and similar service establishments.

15. Only within a TND greater than 200 acres, Offices.

16. Only within a TND greater than 200 acres, Hotels.

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

18. Assisted living facilities.

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

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

rooms.

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

22. Child-care centers with a building footprint smaller than 5,000 square feet.

Deleted: Day

23. Adult Day-Care

24. Continuing Care Facility Formatted: Not Strikethrough

25. Assisted living Facility. Formatted: Not Strikethrough

26. Common Open Space

Commented [SV9]: It seems odd that a continuing care 2.

facility that includes an assisted living component along

3. with other components is permitted, but a stand-alone

assisted living facility is a special exception. Also, PBD lists nursing home, assisted living facility and continuing care facility. Should we add nursing home as well?

D. Accessory uses shall be as permitted in the R-2 District. Commented [SV10]: Should we spell out whether and when these uses count towards density and when intensity/FAR?

E. Special exceptions shall be as follows: [Amended 11-4-2021 by Ord. No. 12-2021] Formatted: Not Strikethrough

1. Secondary dwelling units in conjunction with single family detached dwellings.

2. Special needs housing., such as community living arrangements. Deleted: Assisted living facilities

3. . Formatted: Font: Not Bold, No underline

4. Restaurant, and Restaurant, Carry-out. or drive-through. Deleted: not including fast food., carry-out

5. Colleges and schools, public or private, having a curriculum and conditions under which teaching

is conducted equivalent to a public school, and institutions of higher learning., subject to plan Commented [Q12]: Continued learning?

review. Deleted: Public, and

6. Hotels. Deleted: p

7. Private commercial, parks and recreation active open space areas, including clubs, outdoor

Deleted: parks spacesand swimming pools where the building footprint exceeds 5000 square feet.

Deleted: the limitation of Subsection C(1813).

Page 3 of 15

8. Institutional buildings.

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

10. Child-care centers over 5000 square feet Deleted: .

11. Animal Services.

Formatted: Font: Not Bold, No underline

12. Micro distillery.

13. Nano brewery.

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

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

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

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

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

c. A maximum of one secondary dwelling unit shall may be permitted on a single family lot. However, the total number of secondary units shall not be more than 15% of the total number of single-family detached units. Commented [SV13]: This is going to be hard to track, d. Dwelling units constructed above retail and service uses shall may be permissible in especially in the future.

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

2. The total floor area of nonresidential, excluding commercial buildings, shall not exceed 50

square feet per approved residential dwelling unit. For example, if 150 dwelling units are proposed, a maximum of 7,500 square feet of nonresidential uses shall be permitted.

3. The total floor area of nonresidential commercial buildings, or commercial portions of mixeduse buildings excluding: (i) buildings and amenities permitted by Subsection C(18) and

principally intended for the use of the residents of the TND, and (ii) greenhouses, hoop houses, pack-and-wash, equipment storage, and other structures associated with uses permitted by Subsection C(8) or (9) above (as limited by the terms of the approved PUD), shall not exceed 350 square feet per acre of the development tract. For example, if the area of the development tract is 40 200 acres, then a maximum of 14,000 70,000 square feet of retail, commercial, retail and

service, and office uses shall be permitted.

4. Consider this alternative language to replace 2 and 3:

Intensity Limitation – The maximum percentage of the TND property that can be nonresidential is Commented [SV14]: Need to decide if gross or net fifteen percent (15%). Subject to the following exception, the Floor Area Ratio for all Formatted: Indent: Left: 1", No bullets or numbering nonresidential lots in each TND District shall not exceed 0.25. The Floor Area Ratio for any single lot within a TND District may be greater than 0.25, provided such excess floor area on such lot

does not cause the total Floor Area Ratio for all lots within such TND District to exceed 0.25 of the Page 4 of 15 total area comprising the District. Any application for site plan approval shall determine and specify the cumulative Gross Floor Area and Floor Area Ratio existing and/or approved within such TND District. The Board of Appeals may not modify the cumulative Floor Area Ratio limitation for any TND District by variance.

5. In addition to the Intensity Limitation above, commercial Rretail and service, and office Deleted: C

buildings shall be of similar scale and massing as residential structures and shall not exceed 3,000 Commented [SV15]: In addition to the uses listed, 2 square feet ground floor area for each retail or service business. The scale and massing of an other uses that you may want to consider some size limit institutional or office other permitted use nonresidential buildings shall be reviewed and on (other than the FAR) are hotels and restaurants.

approved by the Planning Commission on a case-by-case basis.

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

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

7. Special regulations for two-family dwellings and townhouses shall be as regulated in the R-3

District.

8. In TND’s less than 200 acres, Nno more than 16 dwelling units in one multifamily building are

permitted.

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

1. General design requirements.

a. A mix of residential dwelling types is required within a TND; however, not less than 50% of the total dwelling units must be single-family detached dwellings. No more than 5035% of the single-family detached dwellings provided shall be cottage dwellings unless included in PUD plan approval. lots.

b. A minimum of at least three of the following permitted housing types must be provided:

single-family dwellings; cottage dwellings; two-family dwellings; townhouses and multifamily dwellings.

c. The Planning Commission may, through the development review process, shall require thea reasonable provision of screening in order to shield adjacent residential uses from nonresidential and/or commercial uses or structures.

d. Where the TND abuts existing residential zoning, a similar dwelling unit style and lot size shall be aligned with front yard setbacks and orientation. Where rear lot lines in the TND are adjacent to an existing residential district, a minimum Bufferyard is required, or alternatively, a rear alley providing access to existing lots may be used in place of a bufferyard as approved by the Planning Commission.

2. Lot and block standards.

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

Page 5 of 15 b. Nonresidential structures shallshould abut sidewalks., except agricultural structures or agricultural accessory structures.

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

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

e. A variety of lot sizes shall be provided. Minimum standards are set in Ch. 170, Attachment 2- Schedule of Zone Regulations. to facilitate housing diversity and choice and meet the projected requirements of people with different housing needs.

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

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

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

Subdivision Regulations, and the Development Design Standards. unless otherwise approved through the PUD approval process.

b. Motor vehicle circulation.

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

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

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

indicated on the tentative sketch plan (138.11). Except as authorized by Subsection G(3)(b)[4] below, eEach street shall be classified and designed according to the Centreville street specifications as provided in § 138-39 of the Town Subdivision Regulations. Only collector (minor), secondary, and alley, and woonerf street types are permitted in the TND District, and as approved recommended by the Town Staff. Engineer.

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

secondary access to residential properties where street frontages are narrow, where the street is designed with a narrower width to provide encourage limited onstreet, or single side street parking,. or where aAlley access development is desired to increase residential densities., and allow dwelling units to be set closer to sidewalks. Alleys or woonerfs may also provide delivery access or alternate

parking access to nonresidential properties.

4. Private streets in a TND shall be discouraged., unless otherwise approved by the

Town Council through the PUD approval process.

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

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

6. Alternative subdivision improvement standards may be approved by the

Town Council through the PUD approval process.

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

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

Page 6 of 15 a. Corner radii. The roadway edge at street intersections shall be rounded by a tangential arc with a maximum radius of 15 feet for secondary streets and 20 feet for intersections involving collector streets. The intersection of a local street and an access lane or alley shall be rounded by a tangential arc with a maximum radius of 10 feet.

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

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

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

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

dDevelopment dDesign sStandards. and Subsection G(5)(a) through (o) below, except as such standards may be specifically modified by the Town Council through the PUD approval process. In addition:

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

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

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

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

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

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

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

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

i. Parking lots shall have direct pedestrian connection to the building entry points especially if the parking is located along the side and/or behind the buildings. Designated pedestrian access shall be provided from all parking lots to the primary building entrances.

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

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

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

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

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

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

6. Building location and orientation.

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

Page 7 of 15 b. The front facade of any building shall not be oriented to face directly toward a parking lot, unless specifically approved by the Planning Commission.

c. Nonresidential development:

1. Multiple buildings in a single project shall create a positive functional relationship

to one another. Where possible, multiple buildings shall be clustered to achieve a "village" scale. This creates opportunities for plazas and pedestrian areas while preventing long "barracks-like" rows of buildings. When clustering is impractical, a visual link shall be established between buildings with the use of an arcade system, trellis, colonnade, covered walkways, landscaping, enhanced paving,

building articulation and detailing, or similar features.

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

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

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

1. Entries, facades, scale and form.

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

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

2. Residential garages.

a. Except as provided in b.(5) below fFront loading All garage access will be from the Commented [KW16]: This sentence was added to the rear or side lot line. Access from the front lot line and garages attached to the front of draft after being distributed for review. It was added w/ the main structure are prohibited., except as provided in Subsection b. (5) below; Ord. 06-2024 [Amended 09-05-2024 by Ord. No. 06-24] Deleted: 4

b. Permitted garage access locations on a single-family housing lot include: [Amended 11-4- 2021 by Ord. No. 12-2021] [Amended 09-05-2024 by Ord. No. 06-24]

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

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

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

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

or woonerf.

5. An attached front-loaded garage consistent with the Required Standards and Deleted: In TND’s greater than 200 acres, Aan

Encouraged Guidelines for the Location of Garages in the Town of Centreville a… Development Design Standards, and the dwelling is not located on an arterial, Deleted:

major or minor collector road may be permitted by the Planning Commission.

Deleted: Centreville’s Front-loaded garages located on secondary streets shall meet minimum street width standards.[Amended 09-05-2024 by Ord. No. 06-24] Commented [SV17]: The Design Guidelines provide

3. Signage. A comprehensive sign program is required for the entire Traditional Neighborhood that the front building façade shall extend at least 5 feet

Development, which establishes a uniform sign theme. Such sign program shall include closer to the front lot line as the garage doors. Is that the standard that is intended moving forward?

architectural design standards for all signs and provisions regarding the permissible number of signs, sign types, sizes, locations, and illumination. The comprehensive sign program shall be Deleted: for Garages submitted with the site plan and is subject to the review and approval of the Planning and Zoning Deleted: S Commission. [Amended 3-7-2019 by Ord. No. 01-2018]

4. Lighting.

a. Street lighting shall be provided on both sides of all streets at intervals of no greater than 75 feet. or as otherwise provided upon the Planning Commission's finding that the Page 8 of 15 proposed design meets the general intent of the Town Code and design standards.

Lighting should be dark sky compliant. Lighting controls regulated by timers and motion sensors may be utilized as approved by the Town. [Amended 11-4-2021 by Ord.

No. 12-2021] b. Parking lot poles should be located in medians or perimeter buffer areas wherever possible.

Landscaping improvements should not conflict with the location of poles.

c. Lighting should be provided to highlight entrances, art, terraces, and special landscape features; however, fixtures should be concealed to prevent glare.

5. Storage, loading, and service areas.

a. Loading docks, storage and service areas shall be located away from any public street in areas of low visibility such as the rear of buildings.

b. Loading docks and service areas shall be combined to the extent feasible between multiple sites.

c. Service entrances shall be clearly marked with signs to discourage the use of main entrances for deliveries.

I. Buffers, street trees, and landscaping standards.

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

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

J. Common Open Space and recreation. Deleted: s

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

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

2. Area required. At least 2025% of the gross acreage of the Traditional Neighborhood Development

must be common open space. At least 2550% of the minimum required common open space shall be dedicated as active open space.

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

TND Passive Open Space requirements are not inclusive of Club-houses, Private Deleted: o clubs and lodges, or outdoor areas being required as part of an approved special Deleted: s exception.

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

c. The areas used for stormwater management ponds, drainage swales, rain gardens or other BMPs for the retention, water quality improvement or release of stormwater shall not be automatically considered active recreation areas; however, the Planning Commission may approve the use of improved wet pond stormwater facilities such as wet ponds and manmade ponds as active open space as long as such facilities also provide recreational and

scenic amenities, such as fountains, gazebos, bridges, seating areas, piers, perimeter trails, Page 9 of 15 etc., and that the facilities be appropriately integrated into the landscape by location and landscaping. The Town encourages attractive integration of all stormwater facilities and Deleted: such BMPs into the TND design.

3. Design requirements.

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

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

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

d. Common Open Space should have an integration of Active and Passive Open Space Deleted: Active inclusive of natural areas whenever practical.

Deleted: o e. Open space and recreation areas shall be pedestrian oriented and designed with linkages to existing and planned public walkways and with other planned recreation areas. Other than Deleted: s Buffer Management Areas (CA only,) areas of restricted use by the residents of the Deleted: be integrated with TND shall not be considered part of satisfying the open space requirement. Deleted: p

f. Features that may be used to create open space areas acceptable to the Planning Deleted: o Commission may include, but are not limited to, fixed benches, fixed tables, fountains, pathways, bikeways, bicycle racks, period lighting, shade trees, perennial gardens, and/or Deleted: s picnic areas. Deleted: and g. Recreation facilities shall be designed and installed using National Recreation and Park Deleted: .

Association (NRPA) standards, and in accordance with Accessible Recreation Facilities Guidelines.

[Added 1-2-2014 by Ord. No. 13-2013] END 170.29.1 Zoning Code Language

170-70 Definitions:

For the purposes of this chapter, certain terms or words herein shall be interpreted as follows:

………… Adult DAY-CARE CENTER. A licensed commercial or public establishment designed to provide care for children, elderly, or handicapped persons during the daytime hours without overnight supervision. [Amended 12- 7-2006 by Ord. No. 07-06] Animal Services: a public or private agency responsible for enforcing ordinances related to animal control and welfare, impoundment, and disposition, including tasks like shelter operations and adoption

programs, provided that any open pen or runway is at least 200 feet from any residential district boundary.

Page 10 of 15 Civic Spaces: TBD Common Open Space. Open areas set aside for public use. Open space requirements are determined by Ch. 170, Attachment 2: Schedule of Zone Regulations. or for private agricultural use as part of an approved PUD as part of a coordinated site development process. [Added 1-2-2014 by Ord. No.

13-2013; Amended 11-4-2021 by Ord. No. 12-2021]

1. Continuing Care Facility: includes nursing home and assisted living facility uses and multifamily Formatted: Font: (Default) Times New Roman

dwellings, provided the dwellings are located on the same lot as an approved and licensed assisted living Formatted: Font: (Default) Times New Roman facility or continuing care facility and are designed for and rented to individuals over 55 years of age who are able to perform the activities of daily living or instrumental activities of daily living, but who may require occasional assistance with meal preparation, prescription management, housekeeping and adult day

care. The number of multifamily dwellings shall not exceed the number of persons for which the assisted living or continuing care facility is licensed to provide care.

Floor Area Ratio (FAR) – The gross floor area of the building or buildings on a lot divided by the area Commented [SV18]: Should we add inclusions and of the lot. The floor area ratio requirements set forth in the bulk regulations or in the zoning district exclusions more specifically similar to QAC?

regulations determines the maximum floor area allowable for the building or buildings (total gross floor Formatted: Font: Bold area of both principal and accessory buildings) in direct ratio to the gross area of the lot on which the buildings are constructed.

Source: 2004 APA Dictionary Governmental Use: Uses of land, buildings, or other structures by the federal, state, county, or town government for governmental uses or services.

Deleted: government, Institutional Use: The use of land, buildings or other structures for some public, or social purpose, Deleted: i including but not limited to schools, places of religious assembly, community organizations and non- Deleted: c profit agencies. Not to include commercial, retail use, or for other commercial purpose.

Deleted: ic Page 11 of 15 Landscape Surface Ratio (LSR): There is no definition of this in the existing Code, only required in the Zoning Regs Table. ??

Landscaping Requirement: Plantings inside a development envelope. Inclusive of bufferyards, parking area plantings, screening, etc. Does not include tree canopy requirements or existing forest cover.

Pent Roof: a roof of a single sloping plane. Example: a shed or lean-to roof.

Regulating Plan: A detailed document which establishes density, use, patterns, open space and Deleted: A detailed document including street parks, street hierarchies, block schematics and their general locations within the property, hierarchies, open space, transect and/or block schematics, and connection to existing development.

conceptual street cross-sections, connection to existing or adjacent development, and any other Deleted: and elements the Planning Commission deems necessary to determine consistency with Town code, regulations, and comprehensive plan.

Preliminary Regulating Plan: A draft of the Regulating Plan used for the purpose of tentative sketch plan review during the Subdivision Review process.

Religious Assembly, Places of: A development where worship and related religious, philanthropic Deleted: m and social activities occur. Religious Assembly buildings include churches, temples, synagogues, Deleted: u mosques, parish halls, convents and monasteries. Accessory buildings include rectories, manses, Deleted: e classrooms and dormitories. Deleted: a Deleted: a Use: The activity or function that actually takes place or is intended to take place on or in a

building, structure or lot, including everything that is done to, on, or in a building structure or lot.

Value Added Light-Agricultural Processing. Activities for the after-harvest packaging or processing of agricultural products, primarily grown on site, to prepare them for marketing, sales, or further packaging or processing, including cleaning, milling, pulping, shelling, drying, roasting, hulling, storing, canning, packing; and similar activities such as dairying, processing and packaging of milk, cheese, yogurt, preserving; honey production; and production of crop byproducts such as cider, soy milk, and spices in a manner such that the impacts of site operations

will not be detectable off site and the transport of commodities and finished products will not adversely impact adjoining properties. [Added 11-4-2021 by Ord. No. 12-2021] Page 12 of 15 170 Definitions:

LOT COVERAGE. The computed ground area occupied by all buildings within a lot.

170-31, Critical Area Definitions:

LOT COVERAGE. The percentage of a total lot or parcel that is: occupied by a structure, accessory structure, parking area, driveway, walkway, or roadway; or covered with a paver, walkway gravel, stone, shell, impermeable decking, permeable pavement, or any other manmade material. Lot coverage includes the ground area covered or occupied by a stairway or impermeable deck, but does not include: a fence or wall that is less than one foot in width that has not been constructed with a footer; a walkway in

the Buffer or expanded Buffer, including a stairway, that provides direct access to a community or private pier; a wood mulch pathway; or a deck with gaps to allow water to pass freely. Commented [SV19]: These are not proposed to change, correct?

170-32: Off street parking standards.

Minimum parking requirements. In all zoning districts, off-street parking spaces shall be provided in accordance with the following schedule. In this section, "square feet" refers to gross square feet of floor area. [Amended 1-5-2017 by Ord. No. 12-2016] Land Use Minimum Required Parking (spaces) Residences Single-family, Cottage, Duplex or 2-family dwelling 2.0 ApartmentMulti-Family and Townhouse:

Efficiencies and 1-bedroom 1.5

Section 170-20F(1)(q) A(6)(d) Accessory

Apartment, per units 1.0 2-bedroom 2.25 3 or more bedrooms 2.5 ………Also in table further down:

Page 13 of 15 Restaurants, standard, or carry-out, or other places serving food, beverages, or other refreshments 1 per 100 square feet Restaurants, carry-out, drive-in or drive-through and fast-food 1 per 75 square feet

138-39 Streets:

Right-of-way width and paving width. [Amended 11-4-2021 by Ord. No. 13-2021]

1. The minimum width of the right-of-way and the paving shall not be less than the following:

Minimum Width (in feet) Type of Street Right-of-Way Paving Arterial 110 48 Collector (major) 60 40 Collector (minor) 60 36 Local/Secondary 50 26* Culs-de-Sac 44 32** Alleys 20 12 Woonerf 20 16*** LOCAL/SECONDARY. Secondary streets provide immediate access to abutting low-density property.

Traffic is carried in a stop-start manner and flows from secondary streets to the collector system.

WOONERF. Private secondary and tertiary streets designed to be shared by pedestrians, bicyclists, and automobiles. Woonerfs should be located adjacent to and serve residential subdivisions within PUDs and may be differentiated from other streets through signage and landscaping or intermittent changes in paving, materials or textures.

Chapter 138 –

Need to add requirement for Regulating Plan into Submittal requirements. 138-11, 138- 60, and wherever final regulating plan gets approved (preliminary plat or final plat)?

Also, update 138-11.B.5 to say at regular meeting held at least 15 days following receipt of complete Formatted: Font: Italic submission or also increase days? Also increase time in B.6 for PC review. How much time?

Page 14 of 15 Is a PUD still permissible in a TND? If not, update 170-28.

Page 15 of 15

ISSUED BUILDING PERMITS

May 1 - 31, 2025 Permit # Applicant Owner Address Type Issue Date* BP-56-25 TL Fence LLC Rhonda Becker 224 Green Street Fence 5/2/2025 BP-57-25 Eonomy Restoration Ken Digiulian 406 Harmony Way Skylight 5/2/2025 BP-58-25 Economy Restoration Susan Kuehn 145 Concerto Ave. Roof Replacement 5/2/2025 BP-59-25 Steffi Ricketts Steffi Rickets 420 Railroad Avenue Fence 5/2/2025 BP-60-25 Economy Restoration Robert Bump 123 Concerto Ave Roof Replacement 5/2/2025

BP-61-25 Sam Greer Sam Greer 302 Creamery Lane Pave Patio 5/7/2025 BP-62-25 Lins Construction Duan Wright 102 Brown St. Roof Replacement 5/15/2025 BP-63-25 Jerel McCord Molly Cook & Jerel McCord 301 S. Commerce Street Fence 5/15/2025 BP-64-25 Cody Cram Nicholas Lenowitz 2932 4-H Park Road Roof Repair 5/15/2025 Installation of roof-mount BP-65-25 Erin McMahan Jerel McCord 301 S. Commerce Street PV sys 5/15/2025

BP-66-25 Economy Restoration Brenda Barnes 133 Concerto Avenue Roof Replacement 5/28/2025 BP-69-25 TL Fence LLC Chris Downes 135 Granard Avenue Fence Replacement 5/21/2025 BP-71-25 Economy Restoration Barry Hernan 231 Orchestra Place Roof Replacement 5/28/2025