september 17 2025 planning commission meeting packet.pdf

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MEMORANDUM

TO: TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP

PLANNING COMMISSION CONSULTANT PLANNER/SENIOR

PLANNER, EPR FOR CENTREVILLE

ORGANIZATION: CENTREVILLE MD DATE: SEPTEMBER 5, 2025

Re: Vincit Street Minor Subdivision – Map 44 F Parcel 60, Lot 19-E (from Lot 19-B)

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

RECYCLE

Introduction The Applicant seeks Minor Subdivision Plat Review (§138-7 Plat Approval and

§138-62 Minor

Subdivision Plat) for the creation of a 2.541-acre lot from Lot 19-B where the Board of Education Building is almost complete. The proposed lot 19-E site (Map 44F, Parcel 60) is proposed to be created by subdividing 2.541 acres of C-2 zoned land from Lot 19-B. Lot 19-E will then be reduced to approximately 2.594 acres of R-2 and 2.143 acres of C-2 zoned area The future land use is Institutional, and the zoning of the parcel is Residential R-2 and C-2.

There is slightly confusing information included in the Site Statistics portion of Sheet 2 of 2. While the first section regarding the Gross Area for Lot 19 B, totaling 4.737 acres, it should be labeled to clarify that this is the remaining Lot 19 B (not the original). Additionally, the information included about the site calculations regarding R-2 are more site plan related and not applicable to the creation

of lot 19-E since lot 19-E is C-2.

19B

7.278 AC +/- Total

• 2.594 AC (+/-) R-2

• 4.684 AC (+/-) C-2

From Sheet 2 of 2 dated 07 16 2025 Final Recorded Plat for Lot 19-B dated November 2015, QAC Circuit Court 1 As provided in Section 138-7 and 138-62, the Planning and Zoning Commission’s role is to review and approve, conditionally approve, or reject a minor subdivision plat. This Application was reviewed by the Town of Centreville Technical Advisory Committee on Monday July 16, 2025, and the updated

submittal for this proposed minor subdivision was provided August 19, 2025. Centreville’s TAC, including the consultant planner, recommends that the Planning Commission approve it with updated clarification to the site statistics information as noted above. With this clarification, TAC recommends that per §138-13, C,6.b., this proposed minor subdivision meets the objectives and requirements of this chapter and other regulations and ordinances.

Future Land Use Map QAC Property View - 2022 2

MEMORANDUM

TO: TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP

PLANNING COMMISSION SD

SENIOR PLANNER, EPR FOR

CENTREVILLE

ORGANIZATION: CENTREVILLE MD DATE: SEPTEMBER 8, 2025

Re: Variance Request -110 Watson Road – Replacement of Carriage House/Shed

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

RECYCLE

Introduction The Applicant seeks a variance request to remove the legal non conforming carriage house and replace it with a new structure. This variance §

170-59 C

request is for the provisions of

§170-20 B

and

§170-39 B

which require that the proposed new shed be attached to the rear yard or attached to the main building; a variance from the R-2 required front yard setback of 25 feet to the distance from the property line (application notes 5 feet 9 inches from road).

A variance may also be required from

§170-36 B,

from the requirement that “on a street having a right-of-way of less than 50 feet in width, a building shall be located at a distance from the center line of such a road not less than the depth of the required front yard in the zone plus 25 feet”. This is not clear however, because it appears that a 50 foot right of way was established in 1983 when Watson Road was relocated. (see scans of 1983 relocation documents at the bottom of this memo, kindly

provided by Town Consultant Whitehill).

These variances will allow the former carriage house/shed to be replaced in the same size and location. This carriage house structure is noted to have been in disrepair since at least the 2004 National Register Nomination for the Centreville Historic District, in which it may be noted as one of 2 contributing structures @ 110 Watson Rd and “Large Victorian carriage house frame building in disrepair”. This structure was likely located in that location in close proximity to the original

location of Watson Road (it was slightly relocated in 1983) since 1877.

The applicant notes that the current shed is infested with Termites, and they propose to replace it with a new post and beam structure replicating all existing features. The application notes that the footprint, roof pitch, and dormer will remain and that the metal roof will be reused.

1 The parcel is located in the Critical Area, designated IDA and R-2 Zoning. It also has Residential Future Land Use designation. Critical Area staff was contacted about this application and should be providing comment, as Critical Area Commission Staff provides review and comments on all variance requests in the Critical Area.

Google Street View - 2025 Planning Commission and Board of Appeals both previously considered, reviewed, and approved a Buffer Management Plan for this parcel as part of the August 21, 2024 Planning Commission meeting and September 25, 2024, Board of Appeals Meeting. The existing carriage/house shed was included in the calculations for that plan and review, and it should be noted that total lot coverage on the site

does not exceed 15%.

Centreville’s Technical Advisory Committee reviewed and discussed this application August 18, 2025.

In accordance with

§170-59 C.1.b Planning

Commission’s review is to evaluate the proposal as to consistency with the Comprehensive Plan and provide comment to the Board of Appeals.

Consistency items: Town of Centreville: Comprehensive Plan: 2040 2 The following provides an overall consistency support summary of consistency principles included in the Comprehensive Plan.

The replacement of this carriage/house shed in its same size, location and replication of the details including footprint, roof pitch dormer and metal roof, provide the opportunity to further the recommendations of the Comprehensive Plan, especially as it relates to “…promoting the preservation, upkeep and adaptive reuse and restoration of historic buildings” Additionally, since the carriage house/shed is a replacement of the same size/footprint and in the

same location will not exceed 15% lot coverage on the property, it helps “ .. avoid and/or minimize impacts to environmentally sensitive areas?

Additionally granting this variance to allow the development as proposed is consistent with several of the twelve State Planning visions (Page 13, Town of Centreville Comprehensive Plan: 2040), including but not limited to:

Vision – 1. A high quality of life is achieved through universal stewardship of the land, water and air resulting in sustainable communities and protection of the environment.

Vision - 4. Compact, mixed use, walkable design consistent with existing community character and located near available or planned transit options is encouraged to ensure efficient use of land and transportation resources and preservation and enhancement of natural systems, open spaces, recreational areas, and historical, cultural, and archeological resources.

Conclusion – Recommendation Planning and the Technical Advisory Committee recommends the Planning Commission:

1) Recommend that the Board of Appeals approve the variances to allow the replacement

carriage house/shed to be rebuilt in the same location, footprint and include the existing details it currently includes, located at 5 feet 9 inches from the edge of the property line and 30 feet 6 inches from the left side (NW of the home) property line, finding it consistent with the Town of Centreville Comprehensive Plan: 2040.

Any recommended conditions of approval that the Commission may wish to consider, which may arise during your final review should include:

1. That the Applicant shall obtain all required local, County, State, and federal approvals and

permits and satisfy any final public works specifications and details that may be required by the Town engineering and public works staff.

3 1983 Relocation of Watson Road Documents 4 5

115.76' S 43˚36'57"

E

115.76' S 43˚36'57"

E

129.82' 129.82'

N 61˚27'03" E

308.94'

N 61˚27'03" E

308.94' 193.18' 193.18' 20 15 10

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5 19˚05'13" E 57.74 M M

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201.52' 20 15 10

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5 19˚05'13" E 57.74 M M

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201.52' 24" Maple 11.6" Stump M 24" Maple 11.6" Stump M

M 273.32' M 273.32'

S 11" Paper Mulbe 1 r 4 ry " 1

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S 11" Paper Mulbe 1 r 4 ry " 1

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24" Locust M PROPERTY LINE 24" Locust M PROPERTY LINE 26" Locust 12" Black Cherry M M 26" Locust 12" Black Cherry M M

M EDGE OF MARSH M EDGE OF MARSH

N 27˚54'47"231.01'

M 71.80'

N 27˚54'47"231.01'

M 71.80'

M M

3 6 8' B U F F E R 230.950 12" Crape Myrtle 13 1 " 6 N " o C r r w a a p y e M M a y p rt l l e e 8" Holly

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22 9 2 . 6 " 2 7 " C C e h d e a r r ry 11.5" 4 C " r a H p o e l ly Myrtle 2" Dogwood DO DO W WN N 16" Sycamore Maple S 56 M ˚05'13" W148.50' M M M

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EXPANDED BUFFER EXPANDED BUFFER

EXPANDED BUFFER ILLUSTRATION 1 BUFFER TO EDGE OF MARSH EXPANDED BUFFER ILLUSTRATION 2 BUFFER TO EDGE OF MARSH

EXPANDED BY 4' FOR EVERY EXPANDED BY 4' FOR EVERY

1" = 50' 1" = 50' 1% OF SLOPE. 1% OF SLOPE.

67% SLOPE X 4" = 268' + 100' BUFFER 67% SLOPE X 4" = 268' + 100' BUFFER

TO EDGE OF MARSH TO EDGE OF MARSH

Darryl Savage 110 Watson Road Centerville, Maryland 21617

BUFFER MANAGEMENT PLAN

AS NOTED EB

6.10.2024 Revised: 7.30.24 Revised: 8.13.24 Revised: 8.15.24

BMP - 4 OF 4

GENERAL NOTES

1. THE PURPOSE OF THIS BUFFER MANAGEMENT PLAN IS TO COMPLY WITH THE BUFFER MITIGATION

AND ESTABLISHMENT REQUIREMENTS FOR THE CONSTRUCTION OF A DRIVEWAY, WALKS, REBUILDING A DECK, AND A RETAINING WALL. THE EXISTING DWELLING IS LOCATED WITHIN THE BUFFER ON A 129.82' GRANDFATHERED LOT.

S

43˚36'57" E

2. THE PROPERTY SHOWN HEREON IS LOCATED ENTIRELY WITHIN THE CHESAPEAKE BAY CRITICAL

AREA.

3. PART OF THE SITE IS DESIGNATED RCA. PART OF THE SITE IS DESIGNATED IDA.

4. FOR CURRENT DEED REFERENCE SEE LIBER 04276, FOLIO 0033

5. FOR PLAT REFERENCE SEE PLAT BOOK 0000, FOLIO 0000

6. ACCESS TO PROPERTY IS ON WATSON RD. OFF CHESTERFIELD AVE.

7. THIS PLAT WAS PREPARED WITHOUT BENEFIT OF REVIEW OF AN ABSTRACT OF TITLE

SEQUENCE OF IMPLEMENTATION

1. CONTRACTOR SHALL ARRANGE PRE-PLANTING MEETINGS WITH COUNTY PLANNING & ZONING

201.52' DEPARTMENT STAFF. AT LEAST 5 DAYS IN ADVANCE OF DISTURBANCES OF ANY LAND ON SITE.

2. REMOVE \ ELIMINATE TURF GRASS AND TILL AREAS TO BE PLANTED TO A DEPTH OF 12 INCHES

3. USE TREE SHELTER TUBES WITH MESH TOPS FOR SEEDLINGS PLANTING TO REDUCE ANIMAL

DAMAGE.

CORSICA RIVER 4. MULCH AROUND LANDSCAPING STOCK TO REDUCE COMPETITION FROM INVASIVE SPECIES.

4. MONITOR THE PLANTINGS OFTEN TO REDUCE PLANT STRESS SUCH AS WATER DEFICIENCY,

NUTRIENT DEFICIENCY, INVASIVE SPECIES COMPETITION, PEST DAMAGE, AND DISEASE.

5. THE CONTRACTOR TO OBSERVE MINIMAL SITE PREPARATION/DISTURBANCE, PROTECTION OF

PLANTS AFTER DELIVERY UNTIL THEY ARE PLANTED, PROPER DIGGING AND HANDLING OF PLANT MATERIALS, PROPER EXCAVATION OF PLANTING AREAS, PLANTING OPERATIONS, STABILIZATION OF 115.76'

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INE MAINTENANCE PLAN

1. MONITOR THE PLANTINGS OFTEN TO REDUCE PLANT STRESS SUCH AS WATER DEFICIENCY,

NUTRIENT DEFICIENCY, INVASIVE SPECIES COMPETITION, PEST DAMAGE, AND DISEASE.

2. WATER ONLY AS NECESSARY BUT AT LEAST ONCE EVERY 10 DAYS WITHOUT RAINFALL FROM MAY

THROUGH SEPTEMBER, DEPENDING ON SOIL MOISTURE LEVELS. MONITOR TO ENSURE THAT OVER-WATERING DOES NOT FREQUENTLY OCCUR.

3. USE LOW NITROGEN AND SLOW RELEASE FERTILIZERS AND APPLY IN LATE FALL OR EARLY SPRING.

4. AT THE END OF THE 2-YEAR MONITORING PERIOD, THE SURVIVAL OF THE PLANTINGS SHALL BE

ASSESSED TO DETERMINE THE NEED FOR REPLACEMENT PLANTINGS

REQUIRED SURVIVAL

AT THE END OF THE 2-YEAR MONITORING PERIOD FOR PLANTED LANDSCAPE STOCK, ALL OF THE PLANTS APROXIMATE LINE ARE REQUIRED TO SURVIVE PER COMAR 27.01.09.01-2J. ANY LANDSCAPE STOCK PLANT OR PLANTS THAT DID OF TOWN LIMITS NOT SURVIVE SHALL BE REPLACED.

IF THE COUNTY DETERMINES THAT SURVIVAL IS NOT ADEQUATE, THE MONITORING PERIOD MAY BE EXTENDED AND ADDITIONAL INSPECTIONS MAY BE REQUIRED AT THE DISCRETION OF THE COUN

BUFFER MANAGEMENT AND PROTECTION STANDARDS

71.80'

1. REMOVAL OF NATURAL VEGETATION WITHIN THE 100-FOOT BUFFER AND EXPANDED BUFFER IS

PROHIBITED. CUTTING AND CLEARING OF NATURAL VEGETATION WITHIN THE BUFFER AND EXPANDED BUFFER SHALL BE AS SHOWN ON THIS BUFFER MANAGEMENT PLAN AS SUBMITTED AND OR AS

FLOODPLAIN

SUBSEQUENTLY AMENDED, SUBJECT TO APPROVAL BY THE COUNTY PLANNING AND ZONING OFFICE.

ZONE LINE

ADDITIONAL INFORMATION CAN BE OBTAINED BY CONTACTING THE PLANNING AND ZONING OFFICE AT

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PLANTED AND NATURALLY REGENERATED AREAS OF THE BUFFER SHALL BE AS DESCRIBED IN THIS 308.94'

RCA

PLAN.

3. NEW LAWN AREAS SHALL NOT BE CREATED WITHIN THE BUFFER AND EXPANDED BUFFER UNLESS

SPECIFICALLY ADDRESSED IN THIS BUFFER MANAGEMENT PLAN.

0 MEDGE OF MARSH

IDA M INSPECTION AGREEMENT

2 M 1, DARRYL SAVAGE, THE OWNER OF THE SUBJECT PROPERTY, SHOWN HEREON, DO HEREBY GRANT 4 PERMISSION TO THE APPROVING AUTHORITY TO INSPECT THE PLANTINGS AT APPROPRIATE TIMES M M 6 AT THE ADDRESS PROVIDED BELOW.

M

M 8 STREET ADDRESS: 110 WATSON RD. CENTERVILLE, MD 21617

APROXIMATE LINE

193.18'

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M S 56˚05'13"

W 148.50'

1 1 0 2 14 16

18 REBUILD DECK

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# : 3 1 5 2

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OF TOWN LIMITS

RCA

20 ______________________________________________________________________________3/5/2024________

M M 16" Sycamore Maple 22 RAIN GARDEN A OWNER DATE M

M 0

EDGE OF MARSH M M IDA M 5 + + + + + * + * + + + * * * * * * * + * + + * + + * + + + + + + + + + DECK 22' 24 + B T T H H U I E S F L M F O I C E N A O R L R C M B R U A IT F N I F C E A A R L G M A E R A E N M A A E G P E R N M O T E G N P R T A L M P A L A N A N N D A H T P A H S P E B R P E O R E O N V V A R IS E L I V O I N E S W O ED F A C N O D M A A P R P 2 R 7 O .0 V 1 E .0 D 9. F 01 O - R 1 - C 7 ONSISTENCY WITH

FLOODPLAIN M + 12" Black Cherry + 2 1 ZONE LINE 24" 1 M 1 a .6 p " l e Stump + + 14" Paper M + ulberry + + + 10 + 3 26" Locust 6 LAWN DOWN DOWN 5 10 N 19˚05'1 2 3" E 4 6 57.7 8 4 + 10 + + + + + + + + + + + + + + + + FRAME + 1 1 7 1 .9 " " P S a t p u e m r p Mulber + + ry + + 24" + L 2 o 0 cus + t + + + + + + + + + + + PLANT BED 26" Cherry 2" Dogwood 2 D W ST E O L R LI Y N G + + GRAVEL SHED GRAVEL 4" Holly

15 + PARKING PARKING + 8" Holly 9" Cedar EM 20 + + + + + 13" Norway Maple x X 22.2272.2 11 7 .5" Crape Myrtle

WM

N 27˚54'47" 231.01' 12" Crape Myrtle 16" Crape Myrtle M WV

WATSON ROAD B REMOVE 8" HOLLY

S

PROPOSED COBBLESTONE

REMOVE PARKING LEGEND LANDSCAPE LEGEND

DRIVEWAY

REPLACE WITH

GARDEN

REMOVE FOREST EDGE CANOPY TREE

13" NORWAY MAPLE 2" CAL. 8' HT. +

EXISTING TREE TO REMAIN

24" Maple

CANOPY TREE

1" CAL. 6' HT.

EXISTING TREE REMOVED

14" Stump Darryl Savage

MEAN HIGH WATER UNDERSTORY TREE

+ SITE PLAN 1" CAL. 6' HT. 110 Watson Road BUFFER Centerville, Maryland 21617

SCALE 1" = 30' LARGE SHRUB

M EDGE OF MARSH 1 GAL. 4' HT. +

BUFFER MANAGEMENT PLAN

FLOODPLAN ZONE

SMALL SHRUB

1 GAL. 18" HT. AS NOTED EB

LIMIT OF DISTURBANCE

6.10.2024 Revised: 7.30.24

PROPERTY LINE

Revised: 8.13.24 Revised: 8.15.24

EXISTING FOREST COVER

'57.83 339.8' 19.75' 1 1 DRY WELL 72.75 cu ft

BUFFER

TO EDGE OF MARSH

'57.12 I hereby certify that these documents were prepared or approved by me, and that I am a duly licensed professional Landscape Architect under the laws of the State of Maryland.

License No.: 627 Expiration Date: 09-19-2025

CURRENT FIELD SURVEY

RECORDED BY

RYAN ANDERSON #22071

MCCRONE

320 PENNSYLVANIA AVENUE

CENTERVILLE, MARYLAND 21617

410-758-2237

SEPTEMBER 2023

NOTE: BUFFER TO

EDGE OF MARSH

EXTENDS OUTSIDE

OF SHEET.

SEE SHEET BMP-4

BMP - 1 OF 4

BUFFER MANAGEMENT SITE STATISTICS PLANT PALETTE

SITE AREA = 53,961 sq. ft. (1.239 ac +/-)

TREES

SITE AREA WITHIN CRITICAL AREA = 53,961 sq. ft. (1.239 ac +/-)

QUANTITY BOTANICAL NAME - COMMON NAME SIZE

AREA WITHIN 100' CRITICAL AREA BUFFER = 34,662.6 sq. ft. (.8 ac +/-) 5 Acer negundo – Boxelder 2" cal.

AREA WITHIN 200' EXPANDED BUFFER = 53,961 sq. ft. (1.239 ac +/-) 8 Amelanchier grandiflora ‘Autumn Brilliance’ - Serviceberry 6-8’ tall AREA IN RCA = 29,898 sq. ft. (.69 ac.) 6 Cercis canadensis - Eastern Redbud 2" cal.

AREA IN IDA = 24,062 sq. ft. (.66 ac.) 3 Juniperus virginiana – Red Cedar 6’t 10 Robinia pseudoacacia – Black Locust 2"cal.

IMPERVIOUS AREA (ALLOWED)

15% RCA = 8,094.15 sq. ft

SHRUBS

100% IDA = 24,062 sq. ft.

37 Clethra alnifolia – Summersweet #1 21 Ilex glabra 'Compacta' - Compact Inkberry #1

EXISTING LOT COVERAGE

2 Ilex glabra 'Squeeze Box' – Male Inkberry #1 RCA 0 sq. ft.

10 Ilex verticillata ‘Little Goblin’ – Winterberry #1 IDA DWELLING/SHED/DECK = 2496.1 sq. ft.

2 Ilex verticillata 'Southern Gentleman' – Male Winterberry #1 PARKING/WALK =1813.25 sq. ft. TOTAL: 4,309.35 sq. ft.

6 Itea virginica ‘Henry’s Garnet’ – Summersweet #1 12 Hydrangea arborescens – Smooth Hydrangea #1

PROPOSED LOT COVERAGE

16 Myrica pensylvanica – Northern Bayberry #7 RCA 0 sq. ft. 0% 12 Rhus glabra - Smooth Sumac #1 IDA DWELLING/SHED = 2496.1 sq. ft.

19 Viburnum x pragense’ – Prague Viburnum #7 DRIVEWAY/WALKS = 1364.55 sq. ft. TOTAL: 3,860.65 sq. ft. (0.09 ac +/-) 4.7% -- NON NATIVE, NOT INCLUDED IN MITIGATION.

NET DECREASE 493.7 sq. ft.

PERENNIALS & GRASSES

CRITICAL AREA 10%

54 Aster divaricatus - White Wood Aster 1 qt 3,860.65 sq. ft. Coverage x 10% = 386 sq ft. REQUIRED 99 Carex pensylvanica - Pennsylvania Sedge 1 qt RAIN GARDEN A = 215 sq. ft.

12 Eupatorium dubium – Joe Pye Weed 1 qt DRY WELL = 291 sq. ft.

20 Heuchera americana – Coral Bells 1 qt TOTAL PROVIDED = 506 sq. ft.

30 Matteuccia struthiopteris - Ostrich Fern 1 qt 70 Polystichum acrostichoides – Christmas Fern 1 qt AREA CLEARED OR DISTURBED = 2,807 sq. ft.

27 Salvia lyrata – Lyre Leaf Sage 1 qt MITIGATION REQUIRED 1:3 = 8,421 sq. ft.

20 Schizachyrium scoparium – Little Bluestem 1 qt 40 Solidago sempervirens – Seaside Goldenrod 1 qt

VIOLATION

11 Tradescantia virginica - Spiderwort 1 qt

PENALTY: NUMBER OF TREES CLEARED = 2 (# 0F TREES)

MITIGATION FOR PENALTY: 2 X 4 = 8 TREES AT 2-1/2" TO 3" CALIPER

FEE IN LIEU (1600 sq. ft. X $1.50) = $2,400.00

LANDSCAPE SCHEDULE NOTES

PLANTING PLAN AND LANDSCAPE SCHEDULE 1. ALL PLANT SPECIES SHALL BE NATIVE TO THE CHESAPEAKE AND ATLANTIC COASTAL BAYS REGION BASED ON THE U.S. FISH AND WILDLIFE SERVICE PUBLICATION, NATIVE PLANTS FOR WILDLIFE HABITAT AND CONSERVATION LANDSCAPING.

STEP ONE

2. SPECIES CLASSIFICATION (CANOPY TREE, UNDERSTORY TREE, ETC.) IS IN ACCORDANCE WITH

-DISTURBANCE TO THE EXPANDED BUFFER.

MATURE HEIGHTS AS SET FORTH IN THE U.S. FISH AND WILDLIFE SERVICE PUBLICATION, -MITIGATION IS REQUIRED.

NATIVE

PLANTS FOR WILDLIFE HABITAT AND CONSERVATION LANDSCAPING.

STEP TWO

3. SPECIES HAVE BEEN SELECTED BASED ON AN ANALYSIS OF SURROUNDING NATIVE FOREST

-SHORE EROSION CONTROL

AND DEVELOPED WOODLAND COVER.

-BUFFER DISTURBANCE MITIGATION

4. SHRUB SPECIES COMPRISE _43_ PERCENT OF THE PROPOSED PLANTING, WHICH

AREA DISTURBED 2,807 SQ. FT. X MITIGATION RATIO 1:2 = 8,421 SQ. FT

DOES NOT EXCEED 50 PERCENT OF THE OVERALL PLANTING.

5. THE QUANTITY OF ANY SINGLE SPECIES DOES NOT EXCEED 20 PERCENT OF THE OVERALL

STEP THREE

PLANTING

MITIGATION FOR CLEARING TREES

6. OFF-SITE TREES (12) TO BE MARYLAND NATIVE. CONTACT TOWN OF CENTEREVILLE PUBLIC

-1 INVASIVE SPECIES TREES TO BE REMOVED = 1 TREE PLANTED

WORKS TO DETERMINE DESIRED SPECIES AND LOCATION WHERE 12 TREES CAN BE PLANTED ON TOWN PROPERTY.

VIOLATION

MARYLAND NATIVE TREES INCLUDE; Acer negundo – Boxelder, Acer rubrum – Red Maple, Celtis

2 TREES REMOVED = 4:1 = 8 TREES TO BE PLANTED

occidentalis – Common Hackberry, Juniperus virginiana – Red Cedar, Robinia pseudoacacia – Black Locust, Salix exigua – Coyote Willow, Ulmus americana - American Elm

STEP FOUR

TOTAL MITIGATION

BUFFER DISTURBANCE = 2,807 SF 3:1 = 8,421 SF

TREE CLEARING = 1 TREES 3:1 = 3 TREES = 600 SF DRY WELL DETAILS

VIOLATION = 2 TREES 4:1 = 8 TREES = 1,600 SF

TOTAL MITIGATION = 10,621 SF

STEP FIVE

RAIN GARDEN CONSTRUCTION NOTES

ESTABLISHMENT FOR DEVELOPMENT OUTSIDE THE BUFFER

-SITE IS INSIDE EXPANDED BUFER. 1 RAIN GARDENS SHALL BE CONSTRUCTED AFTER ALL UPSTREAM AREAS

HAVE BEEN STABILIZED WITH EITHER IMPERVIOUS SURFACES OR TOPSOIL AND

STEP SIX VEGETATION.

ADJUST FOR FOREST COVER 2 RAIN GARDEN EXCAVATION SHALL BE ROUGH AND UNCOMPACTED. IF -SITE AREA = 81,314.9 sq. ft. (1.86 ac+/-)

SMEARING OF BOTTOM OR WALLS OCCURS, SCRATCH WITH A RAKE AS

-SITE AREA WITHIN CRITICAL AREA = 81,314.9 sq. ft. (1.86 ac+/-) NECESSARY TO EXPOSE ROUGH EARTH.

-AREA WITHIN 100' CRITICAL AREA BUFFER = 66,247.9 sq. ft. (1.52 ac. +/-)

3 LANDSCAPING MATERIALS SHOULD BE INSTALLED DURING THE SPRING

-APPROX. 7,973 SQ. FT FORESTED WITHIN 100' BUFFER

OR FALL IF POSSIBLE.

-APPROX. 4,767 SF FORESTED OUTSIDE 100' BUFFER

AND WITHIN EXPANDED BUFFER 4 OVERFLOW FROM RAIN GARDEN SHALL BE DIRECTED OVER A 3" DEEP

BY 10' WIDE DEPRESSION IN THE PERIMETER BERM AND SHALL NOT BE A

STEP 7 SOURCE OF DOWNSTREAM EROSION.

CLUSTER PLANTING EVALUATION THE OWNER IS ENCOURAGED TO ENHANCE THE VISUAL APPEAL OF THE RAIN -TOTAL MITIGATION IS LESS THAN ONE ACRE GARDEN BY USING STONE OR TIMBER RETAINING WALLS INSTEAD OF USING EXCAVATED SOIL. EPDM LINER MAY BE NEEDED TO MAKE A WATERTIGHT WALL.

CLUSTER OPTIONS

SOIL SPECIFICATIONS

MAXIMUM

CREDIT MAXIMUM 1 THE RAIN GARDEN PLANTING SOIL SHALL HAVE A COMPOSITION OF 50%

VEGETATION TYPE MINIMUM SIZE ELIGIBLE FOR CREDIT PERCENT QUANTITY

ALLOWED SAND, 20% WOOD CHIPS LEAVES, AND 30% TOPSOIL.

OF CREDIT

(SF) 2 SOIL SHALL BE OF UNIFORM COMPOSITION, FREE OF STONES, STUMPS,

PLANTING CLUSTER 1 CANOPY TREE W/ 3 LARGE SHRUBS OR 300 N/A N.A. ROOTS OR SIMILAR OBJECTS LARGER THAN ONE INCH.

1 1 CANOPY TREE W/ 6 SMALL SHRUBS 3 SOIL SHALL BE FREE OF DEBRIS AND PLANTS (OR PLANT PARTS) OF PLANTING CLUSTER 2 UNDERSTORY TREES W/ 3 LARGE SHRUBS 350 N/A N.A. BERMUDA GRASS, QUACK GRASS, JOHNSON GRASS, MUGWORT, NUTSEDGE, 2 OR 2 UNDERSTORY TRES W/ 6 SMALL SHRUBS POISON IVY, OR CANADIAN THISTLE.

4 PLANTING SOIL SHALL BE OVERFILLED BY 2-3" TO ALLOW FOR SETTLING.

STEP 8 DO NOT COMPACT.

TOTAL REQUIRED BUFFER PLANTING

MAINTENANCE CRITERIA:

BUFFER DISTURBANCE MITIGATION 8,421 SF

VIOLATION 1,600 SF 1 WATER PLANTS LIBERALLY THE FIRST GROWING SEASON AND DURING

BUFFER ESTABLISHMENT + 0 SF PERIODS OF DROUGHT THEREAFTE

2 REMOVE ACCUMULATED TRASH AND VEGETATIVE DEBRIS EVERY FEW

TOTAL PLANTING REQUIRED 10,021 SF MONTHS AND ENSURE THAT INFLO PIPE(S) FLOW FREELY.

3 PRUNE AND REMOVE DEAD VEGETATION PERIODICALLY, AS WITH ANY

PLANTING

LANDSCAPE BED. IF SPECIFIC PLA ARE NOT SURVIVING, REPLACE WITH A

33 TREES REQUIRED

DIFFERENT SPECIES. WATERING MAY BE REQUIRED DURING PROLONGED DRY

21 TREES ON SITE

PERIODS.

12 TREES TO BE PLANTED OFF SITE (See Note #6.) Darryl Savage 33 TREES PROVIDED 5,400 4 SILTS AND SEDIMENT SHOULD BE REMOVED FROM THE SURFACE OF THE FILTER BED WHEN ACCUMULAT EXCEEDS ONE INCH.

110 Watson Road 50 LARGE SHRUBS REQUIRED THE TOP FEW INCHES OF FILTER MEDIA SHOULD BE REMOVED AND REPLACED Centerville, Maryland 21617

57 LARGE SHRUBS PROVIDED 2850 WH

WATER PONDS FOR MORE THAN 48 HOURS.

67 SMALL SHRUBS REQUIRED 5 REFRESH MULCH WITH AN ADDITIONAL THIN LAYER ANNUALLY. REMOVE 61 SMALL SHRUBS PROVIDED 1525 ALL MULCH AND REPLACE WITH NEW THREE-INCH LAYER EVERY

3-5 YEARS. RAIN GARDEN DETAILS BUFFER MANAGEMENT PLAN

421 PERENNIALS REQUIRED AS NOTED EB

421 PERENNIALS PROVIDED 842

6.10.2024 TOTAL PLANTING PROVIDED 10,617 SF Revised: 7.30.24 Revised: 8.13.24 Revised: 8.15.24

BMP - 3 OF 3

1 0 '

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25' FRONT SETBACK

KCABTES

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NOTE: BUFFER TO

EDGE OF MARSH

EXTENDS OUTSIDE

OF SHEET.

LOCATION OF EXISTING

SEE SHEET BMP-4

20' X 20' SHED

COBBLESTONE DRIVE

PROPOSED 20' X 20'

FRAME SHED REPLACEMENT

"9-'5 30'-6" 180'-5"

ISSUED BUILDING PERMITS

July 1 - 31, 2025 Permit # Applicant Owner Address Type Issue Date* BP-95-25 TL Fence Andrew Morrow 147 East Meadow Drive Fence 8/1/2025 BP-103-25 TL Fence Linda Gibbs 108 Wharf Lane Fence 8/7/2025 BP-104-25 William Stoops William Stoops 725 Church Hill Road Fence 8/7/2025 BP-105-25 William Stoops William Stoops 725 Church Hill Road Shed 8/7/2025 BP-106-25 William Stoops William Stoops 725 Church Hill Road Pool 8/7/2025

BP-107-25 Economy Restoration William Young 619 Harmony Way Roof replacement 8/18/2025 BP-108-25 Natalie Batchelor Natalie Batchelor 116 Holton Street Fence 8/18/2025 BP-52-25 Voshell Downs Voshell Downs 203 N. Commerce Commercial business with apartment 8/18/2025 BP-109-25 Benjamin Jenkins Richard Jenkins, Jr. 315 Elm Street Deck 8/29/2025 BP-110-25 Lins Construction United Methodist Church 423 S. Liberty Street Roof replacement 8/29/1935

* based on the approval date by Zoning Administrator