october 15 2025 planning commission meeting packet.pdf

Document October 15, 2025 · 21 page(s) in the original

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MEMORANDUM

TO: TOWN OF CENTREVILLE FROM:

PLANNING COMMISSION Stacey Dahlstrom, AICP, Consultant Planner/Senior Planner Michael Whitehill, Town Consultant, Whitehill consulting, LLC

ORGANIZATION: CENTREVILLE MD DATE: OCTOBER 7, 2025

Re: Preliminary Site Plan Review for a Proposed Showroom Retail/Office – 2551 Centreville Road; Tax Map 44E, Parcel 1080

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

RECYCLE

Introduction The Applicant seeks Preliminary Site Plan Review for a proposed commercial development/new retail space for Wood Ingenuity LLC, on the current site located at 2551 Centreville Road (Tax Map 44E, Parcel 1080). The current owners are proposing to replace the existing 2,368 sf garage and build a new 2,226 sf showroom. The intent is to remove the existing garage, adding the new showroom building, slightly relocated to improve site location and accessibility.

This application is for Preliminary Site Plan Review, and 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 items that PC should be aware of and wish to discuss further with the applicant.

Location The location is provided in this snip from the QAC property viewer.

P 1080

1 Future Land Use (FLU): Commercial (FLU) Centreville Zoning: Centreville Atlas (QAC) C-3 Zoning 2 Review Information for your consideration The Concept Site Plan was reviewed and discussed with the Planning Commission at your August 20, 2025, meeting. That review was based on updates from the original application review by the Town of Centreville Technical Advisory Committee (TAC) on Monday, July 21, 2025.

August 20, 2025, Planning Commission approved minutes:

Lighting The Site Plan, Sheet 6 of 10 includes Lighting Plan (§170-47 5.f and Town of Centreville Development Design Standards 4.D - Commercial Lighting). Applicants are proposing two electronic pole lights and 3 electronic wall lights (building).

Comments Business Signage The following snips from sheets 3 0f 10 and several others and 9 of 10 show the proposed business signage. It appears to be a monument sign which is proposed to be 16 square feet in area and 5 feet high. It appears to be located (sheet 7 of 10) in the area between the main and side entrances facing 213. If this is accurate, the sign location noted on sheet 3 of 10 should be noted as such, possibly

just by adding the label sign to each sheet on which it appears.

3 Items Still to be addressed

1. Pedestrian Access and Pedestrian Amenities

Sidewalk As discussed at the August 20, 2025, Planning Commission concept review the inclusion of sidewalk access along parcel frontages is important to the Town and may contribute to a condition requiring a connecting sidewalk to be constructed on the adjacent parcel. Unfortunately, not even a conceptual location for any frontage sidewalks is currently included in the site plan documents. The applicant has indicated that they are currently coordinating with SHA: “It is the applicant’s

understanding there is a requirement to provide pedestrian sidewalks along the frontage of the property. As the frontage corridors for the parcel are Maryland Department of Transportation (MDOT) rights-of-ways, the applicant is coordinating and seeking a review of the plans with them.

Once MDOT has reviewed and provided their decision, this information shall be provided to the Town.” Commercial site furnishings Permanent site furnishings, such as benches, tables and other pedestrian amenities, shall be made of durable, weather-resistant, and vandal-resistant materials and shall be consistent with the overall character and appearance of the development. They are encouraged to be provided at main

pedestrian walkways, building entrances, plazas, open spaces, and other pedestrian areas. The concept site plan appears to show a standard trash receptacle located on the SW side of the site plan that it shares with the adjacent commercial structure (2543 Centreville Road). Planning Commission and the applicant should discuss commercial site furnishings the applicant could provide at appropriate locations as noted above to be included in the site plan. Each Wood

Ingenuity customer who drives to the site will ultimately be a pedestrian between parking and entering the building, these site furnishings also provide amenities for them as well as any pedestrians who may walk to the site.

The standard trash receptacle discussed as part of the August 20, 2025, concept plan review, can be counted towards those amenities but it is currently still shown in the rear/SW side of the building rather than the areas noted above (serving pedestrians). It is unclear what other site furnishings/pedestrian amenities are proposed.

2. Landscaping

4 Updates since August 20, 2025 Concept Review The following observations and recommendations are kindly provided by Town Consultant Mike Whitehill regarding updates to the Landscaping plan (Sheet 7 of 10):

It appears the two Street trees on the south end have been removed…presumably to open the view to the main entrance and further avoid the overhead powerlines which ran through the trees shown in the concept. The south and east faces of the building have been fully landscaped with what appear to be crape myrtles or boxwood framing the east access. A street tree has been shown in the curb island area by the four bay parking area in front of the building. There are now shrubs

anchoring the east curb cut on 213. Arguably, a street tree could be added to the south corner if set back from the powerline and tucked in next to the shrubbery shown there. A species with columnar form like a zelkova would not obstruct the front face in maturity. The thickened green wall along the G&G building is now provided with a step down in height to shorter species. It would be helpful if the trees and shrubs were labelled and a count of each referenced to a table. This

would facilitate the intent and review and the future bonding process.

Landscaping relief request As noted on Sheet 7 of 10, “The applicant is requesting relief to landscaping requirements from the Town Code as the Parcel of land is constrained. The land being irregularly shaped as a triangle intersecting at the two Maryland State Routes. Existing entrance of prior development are to remain and serve as egress and ingress and visibility for public and pedestrian safety. Surrounding the

intersection corridor. Relief would be to plant as provided.” This request as discussed with Planning Commission at the August 20, 2025, concept review and as well as this preliminary site plan review, should be guided by the following:

The alternative landscaping concept the applicant asks the Planning Commission to consider is based on the following requests:

• Reduce the street tree requirements;

• A columnar of evergreen planting between the two uses on the property line to aid with an

aesthetic screening of the (adjacent) existing metal building; and

• Reduce onsite plantings to low lying ground cover and shrubs.

Buffer yards (§170-42) The applicant notes on page 7 of 10, that a landscape Buffer yard “B” is required along MD RT 21 and 4 H Park Road. The applicant is requesting a reduction in street trees (12 required, 9 provided) and a further combination of twenty-seven total canopy or understory trees (9 canopy trees required, and 18 understory trees required). Additionally, although it is noted that there are 70 required shrubs

and the legend notes 48 of them are 1 gallon Carpet Bugles to be spread one foot apart, having these more clearly delineated as part of the labelling and numbering system as noted by consultant Whitehill above is needed.

5 Street Trees §145-6 The alternative landscaping request to reduce the required number of street trees from 12 to 9, may be granted through the waiver provisions in §145-7. Planning Commission should again further discuss this with the applicant.

The Zoning Administrator may provide recommendations and recommendations with conditions for this request. If the waiver is granted, the applicant shall do one of the following as approved:

1. Plant trees to provide the required tree canopy on land owned by a public agency in a

location where the trees will provide enhanced buffers for waterways, habitat areas, or other environmentally sensitive areas.

2. Pay to the Tree Fund a fee in lieu of tree planting or protection in an amount established by

the Town Council, but not less than $1 per square foot of required tree canopy area.

3. Stormwater

August 6, 2025, QAC Public Works memo included in your August 20, 2025, concept review package notes several items that applicants will need to address prior to any issue of grading permit.

Additionally, it recommends “Conditional Final Approval is recommended subject to the above comments being addressed prior to grading permit approval.” Since the August 20, 2025 concept review, the application has been enhanced to show rain garden and its associated drainage (sheet 4 0f 10).

All grading and stormwater including the raingarden features will need to be coordinated and permitted through Queen Annes County Department of Public Works.

General Process Comments:

• Please be aware that review of the stormwater information will be required by Queen

Anne’s County and there may be Stormwater management issues that the applicant will follow up with Queen Annes County Stormwater staff about.

• All criteria of §170-47 and Design Standards needs to be met for final submittal to PC.

• All comments should be addressed by the applicant prior to submission of any updates

to this for Final Site Plan review.

6 Shoreland Properties LLC

TO

Centreville Planning Commission c/o Pegeen McGlathery 101 Lawyer’s Row Centreville, MD 21617 10/1/2025 Members of the Centreville Planning Commission, Thank you for the opportunity to present our plans for the proposed improvements to the property at 2551 Centreville Road. As noted at the last meeting, with the Planning Commission’s approval, we aim to remove the existing dilapidated building and replace it

with a new structure that will be slightly repositioned from its current location. The new building will be designed to be efficient, functional, and aesthetically pleasing, all while respecting the historical character of the town.

Respectfully, we are submitting the enclosed Site Plan package for the re-development of the property located at 2551 Centreville Road, Centreville, Maryland for the approval by the Town of Centreville Planning Commissioners. As a point of reference, the property is ± 0.47-acres and is designated as Tax Map 44E, Parcel 1080. The property is zoned Commercial (C3) and is currently developed with a building and parking. The existing access points at Centreville

Road (MD 213) and the 4-H Park Road (MD 18) corridor are to remain. The re-development plan will be to raze the existing building and construct a new building, provide a drive aisle and parking area, and landscape the site in accordance with the Town’s requirements. The site is served by public water and sewer.

It is the applicant’s understanding there is a requirement to provide pedestrian sidewalks along the frontage of the property. As the frontage corridors for the parcel are Maryland Department of Transportation (MDOT) rights-of-ways, the applicant is coordinating and seeking a review of the plans with them. Once MDOT has reviewed and provided their decision, this information shall be provided to the Town.

We are pleased to provide the following plans for your review and consideration:

• Building Rendering (Samples of building materials will be brought to the

meeting.)

• Grading & Erosion Sediment Control Plan

• Existing Site & Demo Plan

• Proposed Site Plan

• Grading & Stormwater Plan

• Erosion & Sediment Control Plan

• Photometric Plan

• Proposed Landscape Plan

• Landscaping Plan Details

• Site Details & Erosion and Sediment Control Details

• Site Details

We are very excited to move forward with our plans for the new building and property improvements at 2551 Centreville Road, pending your approval. Our team has developed a thorough and efficient plan to construct the new building and enhance the surrounding property. Once approved, we are prepared to begin work immediately, with the goal of opening our new facility in 2026.

With the additional information provided, we are seeking the approval of the Site Plan development with the Town. We look forward to meeting with the Planning Commission on October 15th to address any questions you may have and provide additional details about the project. We will be bringing samples of the building materials with us to the meeting for your review.

Thank you for your time and thoughtful consideration.

With regards, Mark E. Boyle Mark E. Boyle

MARK E. BOYLE

President PO Box 2001 mboyle@woodingenuity.com Queenstown, MD 21658 PL D A E T E T B D C M O E Z L . T O O N . 4 A 2 0 T N K 4 X 9 2 L R I E 3 7 N 5 A E # 2 7 4 N G G : V 5 0 P 4 D : . I 3 - L F A C 5 H - O L . 0 G - P E 2 0 3 F P E . , 0 8 5 A 1 M 4 2 2 9 R 0 4 1 5 4 D 6 K 3 1 3 4 2 R L 1 L D 6 C 17 LAND OF LONE OAK CENTREVILLE LLC 2543 CENTREVILLE RD CENTREVILLE, MD 21617 TAX #:03-005569 TM. 44E G. 5 P. 1079 ZONING: C-3 DEED L. 03875 F. 00080

LAND OF DELMARVA POWER & LIGHT CO

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SITE NOTES

1. PROPERTIES SHOWN HEREON ARE DESIGNATED AS TAX MAP 44E, GRID 5, PARCEL 1080.

2. FOR DEED REFERENCES:LIBER 04575 FOLIO 273.

3. PARCEL IS ZONED C - 3.

4. ZONING SETBACKS

FRONT (MD RT 213): 30-FT

SIDE: 15-FT (CODE ALLOWS A CORNER LOT TO REDUCE FRONT SETBACK

REAR: 20-FT

5. CURRENT USE: SERVICE GARAGE

PROPOSED USE: RETAIL BUSINESS

6. SOILS ON SITE

UsB - UNICORN SASSAFRAS LOAM, 2 TO 5 PERCENT SLOPES.

SOIL INFORMATION OBTAINED FROM NRCS WEB SOIL SURVEY

7. THE ENTIRE SITE APPEARS TO BE LOCATED WITHIN ZONE X (AREA OF MINIMAL FLOODING) ACCORDING TO THE FEDERAL

EMERGENCY MANAGEMENT AGENCY'S F.I.R.M. MAP FOR QUEEN ANNE'S COUNTY, PANEL NO. 24035C0212 D, DATED:

NOVEMBER 5, 2014.

8. THE ENTIRE SITE IS NOT LOCATED WITHIN THE CHESAPEAKE BAY CRITICAL AREA.

9. EXISTING SEWER: PUBLIC

10. EXISTING WATER: PUBLIC

11. THE EXISTING DEVELOPMENT STORMWATER MANAGEMENT IS AN EXISTING DRY POND, APPROVED IN 2003 AND

CONSTRUCTED IN (2004). THE DEVELOPMENT IS REDEVELOPMENT.

THE PROPOSED DEVELOPMENT WILL CONVERT THE DRY POND DEVISE TO AN ESD RAIN GARDEN DEVICE. ESD PRACTICES WILL BE UTILIZED.

12. THE PROPERTY DOES NOT CONTAIN STEEP SLOPES, STREAMS, EROSION HAZARD AREAS AND/OR

THREATENED/ENDANGERED SPECIES HABITAT, TIDAL WETLANDS, NON-TIDAL WETLANDS OR HISTORICAL STRUCTURES EXCEPT AS SHOWN HEREON.

13. NO NONCONFORMITIES ARE BEING CREATED AS A RESULT OF THIS SITE PLAN.

14. REFUSE IS COLLECTED VIA CURBSIDE.

15. SITE SIGNAGE TO BE INCORPORATED ON BUILDING FACADE

GRAPHIC SCALE

0' 30' 60' 90'

LOCATION PLAN

SCALE: 1" = 30' 1 inch = 3 0 ft.

BEFORE YOU DIG CALL

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GRADING AND EROSION SEDIMENT CONTROL PLAN

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WOOD INGENUITY

2551 CENTREVILLE ROAD

IN CENTREVILLE, MD 21617

THIRD ELECTION DISTRICT, QUEEN ANNE'S COUNTY

VICINITY MAP

SCALE: 1" = 1000-FT

GENERAL LEGEND

PROPERTY LINE

SANITARY MAIN SS

SITE STATISTICS WATER LINE W

SEWER CLEANOUT

GROSS AREA OF SITE = 20,594 SF ± (0.47 AC)

FLOOR AREA PERMITTED (MAX 70%) = 14,416 SF ± (0.33 AC)

TOTAL EXISTING (11.5%) = 2,368 SF ± (0.05 AC) PARKING LOT ASPHALT AREA

TOTAL REMOVED (11.5%) = 2,368 SF ± (0.05 AC)

TOTAL PROPOSED (10.8%) = 2,226 SF ± (0.05 AC)

LOT IMPERVIOUS COVERAGE

MAXIMUM IMPERVIOUS AREA (70%) = 14,416 SF ± (0.33 AC)

EXISTING IMPERVIOUS AREA (55.4%) = 11,415 SF ± (0.26 AC)

PROPOSED IMPERVIOUS AREA (58.8%) = 12,100 SF ± (0.28 AC)

MAXIMUM BUILDING HEIGHT = 35-FT, 3 STORIES

BUILDING HEIGHT PROPOSED = LESS THAN 30 FT

LANDSCAPING:

MINIMUM REQUIRED LANDSCAPING (20%) = 4,119 SF ± (0.09 AC) PROVIDED LANDSCAPED AREA (41.2%) = 8,494 SF ± (0.19 AC) PARKING CALCULATIONS REQUIRED: RETAIL BUSINESS (ZONING CODE 170-32 OFFSTREET PARKING) 1 SPACES PER 250 SQUARE FEET OF FLOOR AREA PROPOSED GROSS FLOOR = 2,226 SF REQUIRED PARKING = 2,226 SF/ 250 = 8.9 = 9 SPACES TOTAL SPACES REQUIRED = 9 TOTAL SPACES PROVIDED = 10 (1 SPACE IS FOR HANDICAP) INDEX OF DRAWINGS

PAGE DESCRIPTION

1 COVER SHEET 2 EXISTING SITE AND DEMO PLAN

3 PROPOSED SITE PLAN

4 GRADING AND STORMWATER SITE PLAN

5 EROSION AND SEDIMENT CONTROL PLAN

6 PHOTOMETRIC PLAN

7 LANDSCAPING PLAN 8 LANDSCAPING PLAN DETAILS

9 SITE DETAILS & EROSION AND SEDIMENT CONTROL DETAILS 10 STORMWATER MANAGEMENT NOTES AND DETAILS

OWNER

WOOD INGENUITY

SHORELAND PROPERTIES LLC

PO BOX 2001

QUEENSTOWN, MD 21658

ENGINEER/SURVEYOR

McCRONE ENGINEERING 1 C/O RYAN ANDERSON, PLS OR

THOMAS LANYON

320 PENNSYLVANIA AVE

CENTREVILLE, MD 21617

PHONE: (410) 758-2237

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Professional Certification. I hereby certify that these documents were prepared or approved by me, and that I am a duly licensed under the laws of the State of Maryland, License No.____________, Expiration Date:____________.

GENERAL NOTES 1. THE EXISTING UTILITIES SHOWN IN THESE DRAWINGS IS BASED ON BEST AVAILABLE INFORMATION. NO GUARANTEE TO THE ACCURACY OF THE LOCATION (HORIZONTAL OR VERTICAL) IS MADE BY THE ENGINEER. CONTRACTOR TO FIELD VERIFY AND TEST PIT AS NEEDED TO VERIFY THE LOCATION OF THE EXISTING UTILITIES. THIS SHALL BE DONE AS PART OF THE CONTRACT FOR THE WORK SHOWN IN THESE DRAWINGS. ANY DAMAGE INCURRED TO SUCH UTILITIES SHALL BE REPAIRED IMMEDIATELY AT THE CONTRACTOR'S EXPENSE.

2. THE CONTRACTOR SHALL NOTIFY THE FOLLOWING TWO (2) WEEKS PRIOR TO THE START OF CONSTRUCTION AND

SHALL COORDINATE CONSTRUCTION WITH THE UTILITY COMPANIES INVOLVED: DELMARVA POWER 1-410-758-0830 MISS UTILITY 1-800-441-8355

MCCRONE 1-410-758-2237

MARYLAND DEPARTMENT OF ENVIRONMENT 1-410-901-4020

TOWN OF CENTERVILLE 1-410-758-1180

3. THE CONTRACTOR SHALL CONTACT THE TOWN OF CENTREVILLE AT LEAST TWO (2) WEEKS PRIOR TO THE START OF

CONSTRUCTION TO SCHEDULE A PRE-CONSTRUCTION MEETING.

4. THE CONTRACTOR SHALL PROVIDE ALL EQUIPMENT, LABOR, AND MATERIALS FOR ANY MISCELLANEOUS OR TEST PIT EXCAVATIONS REQUIRED BY THE ENGINEER. CONTRACTOR SHALL TEST PIT TO CONFIRM THE ACTUAL LOCATION OF

ANY AND ALL EXISTING SANITARY DISTRICT FACILITIES AT EACH AND EVERY CROSSING AND TIE-IN.

5. ALL CONSTRUCTION SHALL BE MARKED FOR TRAFFIC AND PEDESTRIAN SAFETY. ALL SIGNS SHALL BE PLACED IN ACCORDANCE WITH SECTION VI OF THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES.

6. ALL MATERIALS AND METHODS OF CONSTRUCTION SHALL BE IN CONFORMANCE WITH THE QUEEN ANNE'S COUNTY

DEPARTMENT OF PUBLIC WORKS.

7. THE CONTRACTOR ASSUMES ALL RESPONSIBILITIES FOR ANY DEVIATIONS FROM THESE PLANS, UNLESS SAID

DEVIATION IS APPROVED BY THE ENGINEER. THE CONTRACTOR SHALL RECEIVE WRITTEN PERMISSION FROM THE ENGINEER IF A DEVIATION OF THE PLAN IS NECESSARY.

8. ALL DISTURBED AREAS SHALL BE SMOOTHLY GRADED TO PROVIDE POSITIVE DRAINAGE IN THE DIRECTION OF FLOW

ARROWS HEREIN AND STABILIZED WITH TOPSOIL, SEED, AND MULCH. IF SETTLEMENT OCCURS, TOPSOIL, SEEDING AND MULCHING SHALL BE REPEATED UNTIL SETTLEMENT SUBSIDES (SEE EROSION AND SEDIMENT CONTROL SPECIFICATIONS).

9. ALL TRASH, TREES, DEMOLITION DEBRIS, AND UNDERBRUSH ARE TO BE CLEARED AND REMOVED OFF SITE TO AN

APPROVED DUMP SITE BY THE CONTRACTOR.

10. ANY EXCESS EXCAVATED MATERIAL PLACED OUTSIDE OF THOSE AREAS DESIGNATED ON THIS PLAN SHALL MEET

APPROVAL OF QUEEN ANNE'S COUNTY SOIL CONSERVATION AND ENGINEER.

11. ANY EXISTING SURVEY MONUMENTATION THAT IS DISTURBED DURING CONSTRUCTION SHALL BE REPLACED BY A

REGISTERED SURVEYOR AT THE CONTRACTOR'S EXPENSE.

12. ALL FILL AREAS WITHIN LIMITS OF PAVEMENT AND OTHER AREAS AS DESIGNATED ON THESE PLANS SHALL BE

COMPACTED TO 95% MODIFIED PROCTOR DENSITY AND LAID AND COMPACTED IN 8" MAXIMUM LIFTS.

13. ALL SIDEWALKS, HANDICAP RAMPS, HANDICAP PARKING SPACES AND ACCESSIBLE ROUTES SHALL COMPLY WITH

APPLICABLE ADA CRITERIA.

14. IF POSSIBLE, TRENCHES SHALL NOT REMAIN OPEN OVERNIGHT. IF IT IS NECESSARY FOR TRENCHES TO REMAIN OPEN,

STEEL PLATES, CAPABLE OF BEARING TRAFFIC, SHALL BE USED TO COMPLETELY COVER THE TRENCH.

15. A MINIMUM OF ONE-WAY TRAFFIC SHALL BE MAINTAINED ON ADJACENT ROADWAYS DURING HOURS OF CONSTRUCTION,

AND TWO WAY TRAFFIC AT ALL OTHER TIMES.

16. THE CONTRACTOR SHALL PROVIDE A SET OF RED-LINED AS-BUILTS DEPARTMENT OF PUBLIC WORKS FOR THE

PROPOSED STORMWATER FACILITIES. RED LINES SHALL SHOW THE HORIZONTAL AND VERTICAL LOCATION OF ALL UNDERGROUND UTILITIES AS SURVEYED, BEFORE BEING BACKFILLED.

17. ONCE CONSTRUCTION IS COMPLETE, AS-BUILT PLAN CERTIFICATION SHALL BE SUBMITTED BY EITHER A PROFESSIONAL

ENGINEER OR PROFESSIONAL LAND SURVEYOR LICENSED IN THE STATE OF MARYLAND TO ENSURE THAT ALL CONSTRUCTION IS IN COMPLIANCE WITH THE SPECIFICATIONS CONTAINED AND APPROVED PLANS.

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TO BE REMOVED

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INV 45.19

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BEFORE YOU DIG CALL

1-800-257-7777

MI

SS UTIL

IT

Y

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E

F

O R G GRAPHIC SCALE E

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SCALE: 1" = 100-FT

OWNER

WOOD INGENUITY

SHORELAND PROPERTIES LLC

PO BOX 2001

QUEENSTOWN, MD 21658

ENGINEER/SURVEYOR

McCRONE ENGINEERING 2 C/O RYAN ANDERSON, PLS OR

THOMAS LANYON

320 PENNSYLVANIA AVE

CENTREVILLE, MD 21617

PHONE: (410) 758-2237

4 H P A R K R O A D ( M D R T 1 8 ) STORM DRAIN SD INLETS SAW LINE

MAPPED SOIL TYPES

MAP SOIL HYDROLOGIC K-FACTOR

UNIT DESCRIPTION SOIL GROUP (WHOLE SOIL)

UNICORN SASSAFRAS LOAM,

UsB C 0.37

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# .VER

:ELACS

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SHEET NO.:

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6 O

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PROP SIGN

ASPHALT BUFFER YARD: "B" 15-FT

DS

N 62°35'06"

E

39.29' D

S S S

SS

R INV 45.19 P "DELIVERY VEHICLES DS EX. GRATE INLET

ONLY" TOP:46.00

INV 44.44 (IN)

W V S INV. 44.41 (OUT)

W S

M

W

W V

S 28°42'54" W 91.70' V W W W W S 31 W °47'54" W 100.32' W W W W W W W W S 31°1 W 5'09" W 86.48' W W W V S 47°21'43" E 7.53'

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OWNER

BEFORE YOU DIG CALL

1-800-257-7777

S

W

H

O

R

D

E

I

L

N

A

G

N

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D

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MI

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PO BOX 2001

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ENGINEER/SURVEYOR

B

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GRAPHIC SCALE C/O RYAN ANDERSON, PLS OR E

YOU

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0' 10' 20' 30' THOMAS LANYON

320 PENNSYLVANIA AVE

PROPOSED DEVELOPMENT PLAN

CENTREVILLE, MD 21617

SCALE: 1" = 10' 1 inch = 1 0 ft. PHONE: (410) 758-2237

NALP

ETIS

DESOPORP

GENERAL LEGEND

PROPERTY LINE

SANITARY MAIN SS

WATER LINE W

SEWER CLEANOUT

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UsB UNICORN SASSAFRAS LOAM, C 0.37 2 TO 5 PERCENT SLOPES

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INV 45.19

F.H.

C/O

C

A

L

OWNER

BEFORE YOU DIG CALL

1-800-257-7777

S

W

H

O

R

D

E

I

L

N

A

G

N

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D

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320 PENNSYLVANIA AVE

STORMWATER PLAN

CENTREVILLE, MD 21617

SCALE: 1" = 10'

1 inch = 1 0 ft.

PHONE: (410) 758-2237

NALP

RETAWMROTS

DNA

GNIDARG

DRAINAGE AREAS MAPPED SOIL TYPES

MAP SOIL HYDROLOGIC K-FACTOR

DRAINAGE AREA A-

UNIT DESCRIPTION SOIL GROUP (WHOLE SOIL)

OVERALL AREA: 9,830 SF OR 0.226 AC UNICORN SASSAFRAS LOAM,

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IMPERVIOUS AREA: 7,287 SF OR 0.167 AC

DRAINAGE AREA B-

OVERALL AREA: 8,719 SF OR 0.200 AC

IMPERVIOUS AREA: 4,776 SF OR 0.109 AC GENERAL LEGEND

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documents were prepared or approved by me, and that I am a duly licensed under the laws of the State of Maryland, License No.____________, Expiration Date:____________.

SITE PLAN SYMBOLS

HAND AUGER- #1 (PERFORMED AUGUST 2025)

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OWNER BEFORE YOU DIG CALL

1-800-257-7777 S W H O O O R D E I L N A G N E D N P U R IT O Y PERTIES LLC MI SS UTIL IT Y

PO BOX 2001

QUEENSTOWN, MD 21658

ENGINEER/SURVEYOR

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GRAPHIC SCALE R G PROPOSED EROSION AND

0' 20' 40' 60'

C/O RYAN ANDERSON, PLS OR E

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SEDIMENT CONTROL PLAN THOMAS LANYON

SCALE: 1" = 20' 320 PENNSYLVANIA AVE

CENTREVILLE, MD 21617

1 inch = 2 0 ft.

PHONE: (410) 758-2237

NALP LORTNOC

TNEMIDES

DNA

NOISORE

SEQUENCE OF CONSTRUCTION

1. CONTACT THE MARYLAND DEPARTMENT OF THE ENVIRONMENT AT 1-410-901-4020 AND TOWN OF

CENTREVILLE, A MINIMUM OF TWO (2) WEEKS PRIOR TO THE START OF CONSTRUCTION TO

SCHEDULE A PRE-CONSTRUCTION MEETING.(1-DAY

2. INSTALL PERIMETER CONTROLS AROUND THE ENTIRE SITE(TEMPORARY FENCE), INSTALL SILT

FENCE AROUND THE OUT SIDE OF THE EXISTING SITE. THE FENCE LINE IS TO SERVE AS THE WORK AREA. EXISTING PARKING AREA SHALL SERVE AS A STABILIZED CONSTRUCTION ENTRANCE.

(5-DAYS)

3. RAZE THE EXISTING BUILDING (20-DAYS) 4. ROUGH GRADE THE SITE. (1 WEEK) 5. REMOVE EXISTING ASHPALT (30-DAYS) 6.

INSTALL SEWER HOUSE AND WATER HOUSE CONNECTIO. (2-WEEKS) 7. INSTALL NEW BUILDING FOUNDATION. CONSTRUCTION OF THE FIRST FLOOR WALLS OF ANY BUILDING OR STRUCTURE MAY NOT PROCEED UNTIL THE FOUNDATION HAS BEEN BACKFILLED AND ALL DISTURBED AREAS WITHIN THE LIMITS OF DISTURBANCE HAVE BEEN PERMANENTLY OR TEMPORARILY STABILIZED. A CERTIFICATE IS TO BE PROVIDED BY THE ENGINEER TO THE INSPECTOR VERIFYING THE GRADES AND RAINAGE PATTERNS SHOWN ON THE APPROVED EROSION AND SEDIMENT CONTROL PLAN HAVE BEEN OBTAINED. (2-WEEKS) 8. INSTALL PROPOSED BUILDING (120 DAYS) 9. GRADE AND ADD FILL TO REACH THE PROPOSED ELEVATIONS (2-WEEKS) 10.

INSTALL PROPOSED SIDEWALK. (2-WEEKS) 11. INSTALL THE STORMWATER MANAGEMENT DEVICE. STABILIZES ALL DISTURBED AREAS, REPAIRING ANY SEDIMENT CONTROL MEASURES WHICH MAY BE DAMAGED DURING EACH WORKING DAY. ALL AREAS ARE TO BE VEGETATIVE STABILIZED PER THE 2011 MARYLAND STANDARD AND SPECIFICATIONS FOR VEGETATIVE ESTABLISHMENT. PROVIDE SEDIMENT CONTROL MEASURES, AS NEEDED, TO PREVENT SEDIMENT FROM ENTERING THE DEVICE. REINFORCE SILT FENCE AND PROVIDE FILTER FABRIC ON TOP OF DEVICE. CONTRACTOR IS TO COORDINATE WITH ENGINEER TO CERTIFY EACH STORMWATER MANAGEMENT DEVICE INSTALLATION AT TIME OF INSTALL. (2-WEEKS) 12. INTSALL NEW PAVEMENT SECTION AND MILL AND OVERLAY PARKING AREA. (1-WEEKS) 13. INSTALL LANDSCAPING (1-WEEK)

14. INSPECT AND CLEAN THE SITE OF ALL DEBRIS. (2-DAYS) 15. UPON APPROVAL OF INSPECTORS, REMOVE ALL TEMPORARY CONTROL MEASURES.(2-DAYS)

16. MAINTENANCE (ON-GOING)

GENERAL LEGEND

PROPERTY LINE

SANITARY MAIN SS WATER LINE W

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MAPPED SOIL TYPES

MAP SOIL HYDROLOGIC K-FACTOR EXISTING EROSION AND SEDIMENT GRAPHIC SCALE

UNIT DESCRIPTION SOIL GROUP (WHOLE SOIL)

CONTROL PLAN 0' 20' 40' 60'

UNICORN SASSAFRAS LOAM,

UsB C 0.37

SCALE: 1" = 20' 2 TO 5 PERCENT SLOPES

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BR L A AG CI E RC TOTAL AREA ONSITE LIMIT OF DISTURBANCE: 19,690 SF OR 0.45 AC M E VI AREA VEG. STABILIZED: 7,430 SF / 0.17 AC R ME AREA STRUCT. STABILIZED: 12,260 SF / 0.28 AC O S CUT VOLUME: 100 CY CONTRACTOR IS ADVISED TO CHECK QUANTITIES CX E FILL VOLUME: 190 CY CONTRACTOR IS ADVISED TO CHECK QUANTITIES BORROW VOLUME: ±90 CY CONTRACTOR IS ADVISED TO CHECK QUANTITIES WOODLAND TO CLEARED: 0 SF / 0 AC

DEVELOPERS CERTIFICATE

_________________________________________________ ______________

QUEEN ANNE'S SOIL CONSERVATION DISTRICT DATE NOTE: THE QUEEN ANNE'S SOIL CONSERVATION DISTRICT RESERVES THE RIGHT TO ADD, DELETE, MODIFY, OR OTHERWISE ALTER THE EROSION CONTROL PROVISIONS OF THIS PLAN IN THE EVENT ADDITIONAL PROTECTION BECOMES NECESSARY.

I HEREBY CERTIFY THAT ALL THE DEVELOPMENT AND/OR CONSTRUCTION SHALL BE DONE ACCORDING TO THIS PLAN OF EROSION AND SEDIMENT CONTROL.

SIGNATURE ____M__A__R_K__ B__O_Y__L_E______________________________ DATE __9_-_3_0_-_2_0_2__5__

MARK BOYLE PRINT NAME ______________________________________________

WOOD INGENUITY

POX BOX 2001

QUEENSTOWN, MD 21658

PHONE: 443-966-3464

1. IT WILL BE THE RESPONSIBILITY OF THE CONTRACTOR OR THE SUBCONTRACTOR TO NOTIFY THE

ENGINEER OF ANY DEVIATION FROM THIS PLAN. ANY CHANGE MADE IN THIS PLAN WITHOUT WRITTEN AUTHORIZATION FROM THE ENGINEER WILL PLACE RESPONSIBILITY FOR SAID CHANGE ON THE CONTRACTOR OR SUBCONTRACTOR.

2. ANY RESPONSIBLE PERSONNEL INVOLVED IN THE CONSTRUCTION PROJECT WILL HAVE A

CERTIFICATE OF ATTENDANCE AT THE DEPARTMENT OF ENVIRONMENT APPROVED TRAINING PROGRAM FOR THE CONTROL OF SEDIMENT AND EROSION BEFORE BEGINNING THE PROJECT.

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PHONE: (410) 758-2237

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CENTREVILLE ROAD (MD RT 213)

PUBLIC MINOR ARTERIAL

VARIABLE WIDTH ROW

POST SPEED 35 MPH

W

PLANT SCHEDULE

6 4 TS 6 THUJA OCCIDENTALIS 'SMARAGD' / EMERALD GREEN ARBORVITAE B & B 6` HT. MIN.

TG 3 THUJA STANDISHII X PLICATA 'GREEN GIANT' / GREEN GIANT ARBORVITAE B & B 6` HT. MIN.

AR 6 ACER RUBRUM / RED MAPLE B & B 2.5"

AC 6 ACER RUBRUM 'COLUMNARE' / COLUMNAR RED MAPLE B & B 2.5"

IA 9 ILEX OPACA / AMERICAN HOLLY B & B 6` HT. MIN.

LI 9 LAGERSTROEMIA INDICA / CRAPE MYRTLE B & B MULTI-STEM

BS 10 BUXUS SEMPERVIRENS / COMMON BOXWOOD 18" HEIGHT

CM 12 CONVALLARIA MAJALIS / LILY OF THE VALLEY 18" HEIGHT

HW 6 HYDRANGEA ARBORESCENS / SMOOTH HYDRANGEA 36" HEIGHT

VM 5 VIBURNUM ACERIFOLIUM / MAPLELEAF VIBURNUM 36" HEIGHT

AR2 48 AJUGA REPTANS / CARPET BUGLE 1 GALLON 24" o.c.

47 47 4 8 48 48 4 8 4 7 6 4 5 4

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TO ESD RAINGARDEN M-7

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OWNER

BEFORE YOU DIG CALL

1-800-257-7777

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PERTIES LLC

MI SS UTIL IT

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PO BOX 2001

QUEENSTOWN, MD 21658

ENGINEER/SURVEYOR

B

E

F

McCRONE ENGINEERING O 7

R G

GRAPHIC SCALE C/O RYAN ANDERSON, PLS OR E

YOU

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0' 10' 20' 30' THOMAS LANYON

PROPOSED LANDSCAPING PLAN 320 PENNSYLVANIA AVE

SCALE: 1" = 10' CENTREVILLE, MD 21617

1 inch = 1 0 ft.

PHONE: (410) 758-2237

NALP

GNIPACSDNAL

DESOPORP

LANDSCAPE CALCULATIONS

GENERAL LEGEND REQUIRED STREET TREE (145-18)

CURRENT ZONING - C-3

CENTREVILLE ROAD (MD RT 213)

PROPERTY LINE CURRENT USE: COMMERCIAL SERVICE GARAGE (DEVELOPED)

LANDSCAPE CALCULATIONS

PROPOSED USE: COMMERCIAL RETAIL SHOWROOM

SANITARY MAIN SS GROSS SITE AREA = 20,594 SF ± (0.47 AC.) R R E O Q A U D I W R A E Y S F 1 R T O R N E T E A P G E E R ( L 3 F 5 ) LF OF RO = ADWA 2 Y 48

WATER LINE W TREE UNIT PER 35 LINEAR FEET = 248/35 = 7.1 = 7

SEWER CLEANOUT CENTREVILLE ROAD (MD RT 213) ROAD FRONTAGE = FRONTAGE - DRIVEWAY

= 278 LF - 30 LF = 248 LF PLANT UNIT = 7 X 1 = 7 STREET TREES

4 H PARK ROAD (MD RT 18) ROAD FRONTAGE = FRONTAGE - DRIVEWAY

4H PARK ROAD (MD RT 18)

= 240 LF - 25 LF - 31.5 LF = 183.5 = 184 LF

LANDSCAPE CALCULATIONS

REQUIRED ON SITE LANDSCAPING (170-24)

REQUIRES 1 TREE PER 35 LF OF ROADWAY ZONING: C-3

ROADWAY FRONTAGE (LF) = 184

TREE UNIT PER 35 LINEAR FEET = 184/35 = 5.3 =5 PARKING LOT ASPHALT AREA MINIMUM REQUIRED LANDSCAPING (20% OF THE SITE) = 20,594 *20% = 4,119 SF ± (0.09 AC)

PROVIDED LANDSCAPED AREA(41.2%) = 8,494 SF ± (0.19 AC)

PLANT UNIT = 5 X 1 = 5 STREET TREES

PROP LANDSCAPE TREE REQUIRED BUFFER YARD FOR CENTREVILLE ROAD (MD RT 213) BUFFER "B" (170-42)

REQUIRED TREES

(CANOPY AND UNDERSTORY) 12 STREET TREES LANDSCAPE CALCULATIONS

9 CANOPY TREES

REQUIRES 1 PLANT UNIT PER 100 LF FRONTAGE FRONTAGE (LF) = 248 18 UNDERSTORY TREES PROP STREET TREE PLANT UNITS PER 100 LINEAR FEET = 248/100 = 2.5 70 SHRUBS

PLANT UNIT PROVIDED TREES

2.5 X 2 = 5 CANOPY TREES 9 STREET TREES

2.5 X 4 = 10 UNDERSTORY TREE 27 CANOPY AND UNDERSTORY TREES 2.5 X 10 = 25 SHRUBS 70 SHRUBS

REQUIRED BUFFER YARD FOR 4 H PARK ROAD (MD RT 18) BUFFER "B" (170-42)

LANDSCAPE CALCULATIONS

REQUIRES 1 PLANT UNIT PER 100 LF FRONTAGE

FRONTAGE (LF) = 184

PLANT UNITS PER 100 LINEAR FEET = 184/100 = 1.8 = 2 PLANT UNIT

2 X 2 = 4 CANOPY TREES 2 X 4 = 8 UNDERSTORY TREE

2 X 10 = 20 SHRUBS

SITE CONSTRAINTS AND SPECIAL CONSIDERATION REQUEST THE APPLICANT IS REQUESTING RELIEF TO LANDSCAPING REQUIREMENTS FROM THE TOWN CODE AS THE PARCEL OF LAND

IS CONSTRAINED: THE LAND BEING IRREGULARLY SHAPED AS A

TRIANGLE, INTERSECTING AT TWO MARYLAND STATE ROUTES,

EXISTING ENTRANCES OF PRIOR DEVELOPMENT ARE TO REMAIN

AND SERVE AS EGRESS & INGRESS, AND VISIBILITY FOR PUBLIC

AND PEDESTRIAN SAFETY. SURROUNDING THE INTERSECTION CORRIDOR. RELIEF WOULD BE TO PLANT AS PROVIDED.

MAPPED SOIL TYPES MAP SOIL HYDROLOGIC K-FACTOR UNIT DESCRIPTION SOIL GROUP (WHOLE SOIL) UNICORN SASSAFRAS LOAM, UsB C 0.37 2 TO 5 PERCENT SLOPES

ENTIRETY OF PARCEL IS WITHIN

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TREE CANOPY

TYPE

VST

LT

Professional Certification. I hereby certify that these ST documents were prepared or approved by me, and that I am a duly licensed under the laws of the State of Maryland, License No.____________, Expiration Date:____________.

MT

REQUIRED TREE CANOPY COVERAGE (145-11) CURRENT ZONING - C-3

CURRENT USE: COMMERCIAL SERVICE GARAGE (DEVELOPED)

PROPOSED USE: COMMERCIAL RETAIL SHOWROOM

GROSS SITE AREA = 20,594 SF ± (0.47 AC.)

MINIMUM REQUIRED TREE COVERAGE (15%) = 3,089 SF ± (0.07 AC) PROVIDED TREE COVERAGE = 29,550 SF ± (0.67 AC) LARGE TREE (LT) = 1600 SF X 6 = 9600 SF MEDIUM TREE (MT) = 900 SF X 18 = 16,200 SF

SMALL TREE (ST) = 400 SF X 6 = 2400 SF

VERY SMALL TREE (VST) = 150 SF X 9 = 1350 SF

TOTAL TREE COVERAGE PROVIDED ON SITE = 29,550 SF

PARKING AREA LANDSCAPING (138-44) REQUIREMENT MET WITH PROPOSED LANDSCAPING. PROPOSED PARKING AREA = 1758 SF PARKING AREA LANDSCAPING INCLUDED = 1758 SF/1250SF = 1.4 TREES of 10

PLANT SCHEDULE

TS 6 THUJA OCCIDENTALIS 'SMARAGD' / EMERALD GREEN ARBORVITAE B & B 6` HT. MIN.

TG 3 THUJA STANDISHII X PLICATA 'GREEN GIANT' / GREEN GIANT ARBORVITAE B & B 6` HT. MIN.

AR 6 ACER RUBRUM / RED MAPLE B & B 2.5"

AC 6 ACER RUBRUM 'COLUMNARE' / COLUMNAR RED MAPLE B & B 2.5"

IA 9 ILEX OPACA / AMERICAN HOLLY B & B 6` HT. MIN.

LI 9 LAGERSTROEMIA INDICA / CRAPE MYRTLE B & B MULTI-STEM

BS 10 BUXUS SEMPERVIRENS / COMMON BOXWOOD 18" HEIGHT

CM 12 CONVALLARIA MAJALIS / LILY OF THE VALLEY 18" HEIGHT

HW 6 HYDRANGEA ARBORESCENS / SMOOTH HYDRANGEA 36" HEIGHT

VM 5 VIBURNUM ACERIFOLIUM / MAPLELEAF VIBURNUM 36" HEIGHT

AR2 48 AJUGA REPTANS / CARPET BUGLE 1 GALLON 24" o.c.

C

A

L

OWNER

BEFORE YOU DIG CALL

1-800-257-7777 S W H O O O R D E I L N A G N E D N P U R IT O Y PERTIES LLC MI SS UTIL IT Y

PO BOX 2001

QUEENSTOWN, MD 21658

ENGINEER/SURVEYOR

B

E

F

McCRONE ENGINEERING O

R G C/O RYAN ANDERSON, PLS OR E

YOU

DI

8 THOMAS LANYON

320 PENNSYLVANIA AVE

CENTREVILLE, MD 21617

PHONE: (410) 758-2237

SLIATED

NALP

GNIPACSDNAL

TREE PLANTING DETAIL

NOT TO SCALE

"81

.NIM

7"MIN.

"3 "6

.NIM

** MULCH SHALL BE A

SHREDDED VARIETY

OF HARDWOOD BARK

NEVER CUT A LEADER

RUBBER HOSES 2/3 UP TREE

OR TO FIRST BRANCH

GUY WIRES

3- 2"X 2" HARDWOOD

STAKES ON ALL TREES-

SPACED 120° AROUND

TREE

TRUNK WRAPPING

(DECIDUOUS TREES ONLY)

REMOVE WRAP AFTER TREE

IS INSTALLED

TREE SHALL BEAR SAME

RELATION TO FINISHED GRADE

AS IT BORE TO PREVIOUSLY

EXISTING GRADE

2" MULCH** 5"MIN.

3" EARTH SAUCER

AROUND TREE

CUT & REMOVE BURLAP FROM

TOP 1/3 OF TREE BALL

PLANTING SOIL

6"MIN.

SCARIFY SUBSOIL 6" MIN.

SHRUB PLANTING DETAIL

NOT TO SCALE

.NIM

"3 .NIM

PLANTING SPECIFICATIONS

TREES WILL BE MAINTAINED USING BEST MANAGEMENT PRACTICES; MAINTENANCE WITHIN THE FIRST TWO YEARS AFTER PLANTING WILL INCLUDE WATERING, MULCHING AND PRUNING." TREE CANOPY

TYPE

A. MATERIALS:

VST

1. PLANTS SHALL BE NURSERY GROWN IN ACCORDANCE WITH GOOD HORTICULTURAL PRACTICES, AND

GROWN UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. THEY SHALL VST HAVE BEEN ROOT PRUNED WITHIN THE LAST TWO YEARS. THEY SHALL BE SOUND, HEALTHY AND VIGOROUS, WELL BRANCHED AND DENSELY FOLIATED WHEN IN LEAF. THEY SHALL BE FREE OF DISEASE, PEST, EGGS OR LARVAE, AND SHALL HAVE A HEALTHY, DEVELOPED ROOT SYSTEM. PLANTS SHALL NOT BE PRUNED BEFORE DELIVERY. TREES WITH A DAMAGED OR CROOKED LEADER OR MULTIPLE LEADERS, LT

ABRASIONS ON THE BARK, SUNSCALD, DISFIGURING KNOTS OR FRESH CUTS OVER 1 1/2" WILL BE REJECTED. NO CHANGE IN QUANTITY, SIZE, KIND OR QUALITY OF PLANT SPECIFIED WILL BE PERMITTED

WITHOUT THE APPROVAL OF THE LANDSCAPE ARCHITECT/ DESIGNER. ST

2. TOPSOIL SHALL BE FERTILE, FRIABLE AND TYPICAL OF THE LOCALITY; IT SHALL BE FREE OF STONES,

LUMPS, PLANTS, ROOTS, STICKS AND SHALL NOT BE DELIVERED IN A FROZEN OR MUDDY CONDITION.

MT

3. PLANTING SOIL (BACKFILL MIX) SHALL BE FIVE PARTS TOPSOIL AND ONE PART WET LOOSE PEAT MOSS.

MT

4. STAKING MATERIALS: GUY WIRE SHALL BE PLIABLE 12 GAUGE GALVANIZED TWISTED TWO STRAND WIRE.

HOSE SHALL BE A SUITABLE LENGTH OF TWO-PLY, REINFORCED BLACK RUBBER HOSE 3/4" INCH IN DIAMETER; STAKES SHALL CONFORM TO THE DETAIL ON THIS SHEET.

5. WRAPPING MATERIAL SHALL BE A STANDARD MANUFACTURED TREE WRAPPING PAPER, BROWN IN COLOR

WITH CRINKLED SURFACE AND FASTENED BY AN APPROVED METHOD.

B. APPLICABLE SPECIFICATIONS AND STANDARDS:

1. "STANDARDIZED PLANT NAMES," LATEST EDITION AMERICAN JOINT COMMITTEE ON HORTICULTURAL

NOMENCLATURE.

2. "AMERICAN STANDARD FOR NURSERY STOCK," LATEST EDITION, AMERICAN ASSOCIATION OF NURSERYMEN.

C. DIGGING AND HANDLING OF PLANT MATERIALS:

REQUIRED TREE CANOPY COVERAGE (145-11)

CURRENT ZONING - C-3

1. IMMEDIATELY BEFORE DIGGING, SPRAY ALL EVERGREEN OR DECIDUOUS PLANT MATERIAL IN FULL LEAF

CURRENT USE: COMMERCIAL SERVICE GARAGE (DEVELOPED)

WITH ANTI-DESICCANT, APPLYING AN ADEQUATE FILM OVER TRUNKS, BRANCHES, TWIGS, AND/ OR FOLIAGE. PROPOSED USE: COMMERCIAL RETAIL SHOWROOM

GROSS SITE AREA = 20,594 SF ± (0.47 AC.)

2. DIG BALL AND BURLAP (B&B) PLANTS WITH FIRM NATURAL BALLS OF EARTH, OF DIAMETER NOT LESS THAN

THAT RECOMMENDED BY AMERICAN STANDARD FOR NURSERY STOCK, AND IF SUFFICIENT DEPTH TO MINIMUM REQUIRED TREE COVERAGE (15%) = 3,089 SF ± (0.07 AC)

PROVIDED TREE COVERAGE = 29,550 SF ± (0.67 AC)

INCLUDE THE FIBROUS AND FEEDING ROOTS. PLANTS MOVED WITH A BALL WILL NOT BE ACCEPTED IF THE BALL IS CRACKED OR BROKEN BEFORE OR DURING PLANTING OPERATIONS.

LARGE TREE (LT) = 1600 SF X 6 = 9600 SF

MEDIUM TREE (MT) = 900 SF X 18 = 16,200 SF

D. EXCAVATION OF PLANTING AREAS: SMALL TREE (ST) = 400 SF X 6 = 2400 SF

VERY SMALL TREE (VST) = 150 SF X 9 = 1350 SF

1. STAKE OUT ON THE GROUND LOCATIONS FOR PLANTS AND OUTLINES OF AREA TO BE PLANTED AND TOTAL TREE COVERAGE PROVIDED ON SITE = 29,550 SF

OBTAIN APPROVAL OF THE LANDSCAPE ARCHITECT/DESIGNER BEFORE EXCAVATION IS BEGUN.

PARKING AREA LANDSCAPING (138-44)

E. PLANTING OPERATIONS: REQUIREMENT MET WITH PROPOSED LANDSCAPING.

PROPOSED PARKING AREA = 1758 SF

1. SET PLANTS AT SAME RELATIONSHIP TO FINISHED GRADE AS THEY BORE TO THE GROUND FROM WHICH PARKING AREA LANDSCAPING INCLUDED = 1758 SF/1250SF = 1.4 TREES

THEY WERE DUG. USE PLANTING SOIL TO BACKFILL APPROXIMATELY 2/3 FULL, WATER THOROUGHLY BEFORE INSTALLING REMAINDER OF THE PLANTING SOIL TO TOP OF PIT, ELIMINATING ALL AIR POCKETS.

2. SET PLANTING PLUMB AND BRACE RIGIDLY IN POSITION UNTIL THE PLANTING SOIL HAS BEEN STAMPED

SOLIDLY AROUND THE BALL AND ROOTS. CUT ROPES OR STRINGS FROM TOP OF BALL AFTER PLANT HAS BEEN SET. LEAVE BURLAP OR CLOTH WRAPPING INTACT AROUND BALLS. TURN UNDER AND BURY PORTIONS OF BURLAP AT TOP OF BALL.

3. PROTECT PLANTS AT ALL TIMES FROM SUN OR DRYING WINDS. PLANTS THAT CANNOT BE PLANTED

IMMEDIATELY ON DELIVERY SHALL BE KEPT IN THE SHADE, WELL PROTECTED WITH SOIL, WET MOSS OR OTHER ACCEPTABLE MATERIAL AND SHALL BE KEPT WELL WATERED. PLANTS SHALL NOT REMAIN UNPLANTED FOR LONGER THAN THREE DAYS AFTER DELIVERY.

4. PLANTS SHALL NOT BE BOUND WITH WIRE OR ROPE AT ANY TIME SO AS TO DAMAGE THE BARK OR BREAK

BRANCHES. PLANTS SHALL BE LIFTED AND HANDLED FROM THE BOTTOM OF THE BALL ONLY.

5. MULCH ALL PITS AND BEDS WITH A THREE INCH LAYER OF DOUBLE SHREDDED HARDWOOD BARK MULCH

IMMEDIATELY AFTER PLANTING AND WORK INTO THE TOP THREE INCHES OF THE PLANTING SOIL. FORM A 3" EARTH SAUCER AROUND EACH PLANT. WATER ALL PLANTS IMMEDIATELY AFTER PLANTING.

6. REMOVE ANY TREE WRAPPING FROM TRUNK FOLLOWING INSTALLATION.

F. STAKING AND PRUNING:

1. STAKING SHALL BE COMPLETED IMMEDIATELY AFTER PLANTING. PLANTS SHALL STAND PLUMB AFTER

STAKING. STAKES AND GUY WIRES SHALL BE REMOVED AT THE END OF THE GUARANTEE PERIOD AND DEPOSITED OF OFF SITE BY THE CONTRACTOR.

2. PRUNE PLANTS AT THE TIME OF PLANTING ONLY TO REMOVE DEAD WOOD, SUCKERS, OR BROKEN

BRANCHES.

G. GUARANTEE:

ALL PLANT MATERIALS SHALL BE GUARANTEED FOR ONE (1) FULL YEAR FROM THE DATE THAT THE LANDSCAPE INSTALLATION IS ACCEPTED AS COMPLETE. PLANT MATERIAL NOT FOUND TO BE IN A HEALTHY, VIGOROUS CONDITION AT THE BEGINNING OF THE SECOND GROWING SEASON IS TO BE REPLACED.

H. SEEDING:

ALL AREAS REMAINING DISTURBED AFTER CONSTRUCTION, PAVING AND INSTALLATION OF THE LANDSCAPING ARE TO SEEDED.

SEED BED PREPARATION: APPLY 25 LBS. OF 10-10-10 FERTILIZER PER 1000 SQ.FT. HARROW OR DISC INTO SOIL TO A DEPTH OF

3-4 INCHES. APPLY PULVERIZED GROUND LIMESTONE, 50 LBS. PER 1000 SQ. FT.

SEEDING: APPLY 4.5 LBS PER 1000 SQ. FT. OF KENTUCKY 31 TALL FESCUE OR A SUITABLE COMPARABLE MIX ON A MOIST SEED BED WITH SUITABLE EQUIPMENT.

MULCHING: IMMEDIATELY AFTER SEEDING, UNIFORMLY MULCH ENTIRE AREA WITH UNDERWEATHERED SMALL GRAIN STRAW AT A RATE OF 1 1/2"-2" TONS PER ACRE.

FOR BEST RESULTS, SEEDING SHOULD BE PERFORMED BETWEEN MARCH 1ST AND APRIL 30TH OR AUG.

15TH TO OCT. 31ST.

TREE MAINTENANCE STATEMENT

TREES WILL BE MAINTAINED USING BEST MANAGEMENT PRACTICES; MAINTENANCE WITHIN THE FIRST TWO YEARS AFTER PLANTING WILL INCLUDE WATERING, MULCHING AND PRUNING.

TREE PROTECTION STATEMENT

TREE PROTECTION MEASURES WILL BE MAINTAINED AT ALL TIMES. ADDITIONAL TREE PROTECTION MEASURES SHALL BE INSTALLED IF DEEMED NECESSARY BY ON-SITE INSPECTION.

** MULCH SHALL BE A

SHRUB SHALL BEAR SAME RELATION TO SHREDDED VARIETY

FINISHED GRADE AS IT BORE TO

OF HARDWOOD BARK

PREVIOUSLY EXISTING GRADE

2" MULCH**

3" EARTH SAUCER

AROUND SHRUB

PLANTING SOIL

CUT AND REMOVE BURLAP

FROM TIP OF 1/3 OF BALL

SCARIFY SUBSOIL

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1.5" BITUMINOUS CONCRETE SURFACE COURSE (BAND 9.5 mm) 2.0" BITUMINOUS CONCRETE BASE COURSE (BAND 19.0 mm)

8" GRADED AGGREGATE SUBBASE

(CR-6 AGGREGATE LAID AND COMPACTED IN 2

AND 1/2 LIFT. COMPACTION SHALL MEET OR

EXCEED 95% OF THE MODIFIED PROCTOR

DENSITY FOR THE MATERIAL)

COMPACTED FILL OR SUBGRADE PER GEOTECHNICAL

ENGINEER SPECIFICATION. SEE GEOTECHNICAL

ENGINEER REPORT FOR ADDITIONAL SPECIFICATIONS.

NOTE:

1. THE PAVEMENT DETAILS SHOWN ON THIS PLAN REFLECT

MINIMUM STANDARD PAVEMENT SECTIONS, THE FINAL PAVEMENT

SECTIONS SHALL BE DETERMINED BY A QUALIFIED

GEOTECHNICAL ENGINEER BASED ON ON-SITE TESTING OF THE

FINISHED SUBGRADE.

2. THROUGHOUT THE PROPOSED PAVED AREAS MUST BE

CAREFULLY AND THOROUGHLY PROOF-ROLLED, COMPACTED

AND VISUALLY MONITORED BY A GEOTECHNICAL ENGINEER OR

QUALIFIED SOILS TECHNICIAN TO DETECT ANY YIELDING OR SOFT

SOIL CONDITIONS; PARTICULARLY ALONG ANY PREVIOUSLY

INSTALLED UTILITIES.

IN THE EVENT THAT ANY UNSTABLE CONDITIONS ARE

ENCOUNTERED, THE SOFT YIELDING AREAS MUST BE MODIFIED

AND COMPACTED OR UNDERCUT TO COMPETENT MATERIALS AND

RETURNED TO DESIGN SUBGRADE ELEVATIONS WITH APPROVED

CONTROLLED COMPACTED FILL MATERIALS (SITE SOILS ARE

ACCEPTABLE FOR REUSE). PLACEMENT OF THE CONTROLLED

FILL, GRANULAR BASE, AND THE FLEXIBLE PAVEMENT SECTION

SHOULD OCCUR IMMEDIATELY AFTER THE SUBGRADE SOILS HAVE

BEEN EVALUATED AND DETERMINED SUITABLE FOR PAVEMENT

CONSTRUCTION BY A GEOTECHNICAL ENGINEER OR QUALIFIED

SOILS TECHNICIAN.

4" M.S.H.A. No. 3 Concrete 2551

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FILE NO.:

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MICROBIORETENTION AND RAIN GARDEN SPECIFICATIONS

3" MULCH LAYER

1. MATERIAL SPECIFICATIONS UNIFORM AND LEVEL

THE ALLOWABLE MATERIALS TO BE USED IN MICROBIORETENTION AND RAIN GARDEN AREA ARE DETAILED IN TABLE B.4.1. OF THE MDE

MARYLAND STORMWATER DESIGN MANUAL. TOP OF BIO TEMPORARY

PONDING LEVEL

2. FILTERING MEDIA/PLANTING SOIL MIN 0.5-FT

THE SOIL SHALL BE A UNIFORM MIX, FREE OF STONES, STUMPS, ROOTS OR OTHER SIMILAR OBJECTS LARGER THAN TWO INCHES. NO

EXISTING SIDE SLOPE :

OTHER MATERIALS OR SUBSTANCES SHALL BE MIXED OR DUMPED WITHIN THE MICROBIORETENTION AND RAIN GARDEN AREA THAT MAY BE HARMFUL TO PLANT GROWTH, OR PROVE A HINDRANCE TO THE PLANTING OR MAINTENANCE OPERATIONS. THE PLANTING 3:1 EXISTING SOIL SHALL BE FREE OF BERMUDA GRASS, QUACKGRASS, JOHNSON GRASS, OR OTHER NOXIOUS WEEDS AS SPECIFIED UNDER SIDE SLOPE : 3:1

SOD

COMAR 15.08.01.05.

SIDE SLOPES 3:1

THE PLANTING SOIL SHALL BE TESTED AND SHALL MEET THE FOLLOWING CRITERIA: FOR ALL SIDES SOIL COMPONENT - LOAMY SAND OR SANDY LOAM (USDA SOIL TEXTURAL CLASSIFICATION)

(TYP.)

ORGANIC CONTENT - MINIMUM 10% BY DRY WEIGHT (ASTM D 2974). IN GENERAL, THIS CAN BE MET WITH A MIXTURE OF LOAMY SAND (60%-65%) AND COMPOST (35% TO 40%) OR SANDY LOAM (30%), COARSE SAND (30%), AND COMPOST (40%).

CLAY CONTENT - MEDIA SHALL HAVE A CLAY CONTENT OF LESS THAN 5%.

PH RANGE - SHOULD BE BETWEEN 5.5 - 7.0. AMENDMENTS (E.G., LIME, IRON SULFATE PLUS SULFUR) MAY BE MIXED INTO THE

SOIL TO INCREASE OR DECREASE PH. UNDISTURBED EARTH

THERE SHALL BE AT LEAST ONE SOIL TEST PER PROJECT. EACH TEST SHALL CONSIST OF BOTH THE STANDARD SOIL TEST FOR PH, AND ADDITIONAL TESTS OF ORGANIC MATTER, AND SOLUBLE SALTS. A TEXTURAL ANALYSIS IS REQUIRED FROM THE SITE STOCKPILED TOPSOIL. IF TOPSOIL IS IMPORTED, THEN A TEXTURE ANALYSIS SHALL BE PERFORMED FOR EACH LOCATION WHERE THE TOPSOIL WAS EXCAVATED.

3. COMPACTION

IT IS VERY IMPORTANT TO MINIMIZE COMPACTION OF BOTH THE BASE OF THE MICROBIORETENTION AND RAIN GARDEN AREA AND THE REQUIRED BACKFILL. WHEN POSSIBLE, USE EXCAVATION HOES TO REMOVE ORIGINAL SOIL. IF MICROBIORETENTION AND RAIN 1.0'

MSHA #57 WASHED STONE

GARDEN AREAS ARE EXCAVATED USING A LOADER, THE CONTRACTOR SHOULD USE WIDE TRACK OR MARSH TRACK EQUIPMENT, OR LIGHT EQUIPMENT WITH TURF TYPE TIRES. USE OF EQUIPMENT WITH NARROW TRACKS OR NARROW TIRES, RUBBER TIRES WITH LARGE LUGS, OR HIGH PRESSURE TIRES WILL CAUSE EXCESSIVE COMPACTION RESULTING IN REDUCED INFILTRATION RATES AND IS NOT ACCEPTABLE. COMPACTION WILL SIGNIFICANTLY CONTRIBUTE TO DESIGN FAILURE.

COMPACTION CAN BE ALLEVIATED AT THE BASE OF THE MICROBIORETENTION AND RAIN GARDEN FACILITY BY USING A PRIMARY TILLING OPERATION SUCH AS A CHISEL PLOW, RIPPER, OR SUBSOILER. THESE TILLING OPERATIONS ARE TO REFRACTURE THE SOIL PROFILE THROUGH THE 12 INCH COMPACTION ZONE. SUBSTITUTE METHODS MUST BE APPROVED BY THE ENGINEER. ROTOTILLERS TYPICALLY DO NOT TILL DEEP ENOUGH TO REDUCE THE EFFECTS OF COMPACTION FROM HEAVY EQUIPMENT.

RAIN GARDEN - TYPICAL CROSS SECTION

ROTOTILL 2 TO 3 INCHES OF SAND INTO THE BASE OF THE MICROBIORETENTION AND RAIN GARDEN FACILITY BEFORE BACKFILLING THE OPTIONAL SAND LAYER. PUMP ANY PONDED WATER BEFORE PREPARING (ROTOTILLING) BASE. NOT TO SCALE WHEN BACKFILLING THE TOPSOIL OVER THE SAND LAYER, FIRST PLACE 3 TO 4 INCHES OF TOPSOIL OVER THE SAND, THEN ROTOTILL THE SAND/TOPSOIL TO CREATE A GRADATION ZONE. BACKFILL THE REMAINDER OF THE TOPSOIL TO FINAL GRADE.

WHEN BACKFILLING THE MICROBIORETENTION AND RAIN GARDEN FACILITY, PLACE SOIL IN LIFTS 12” TO 18”. DO NOT USE HEAVY EQUIPMENT WITHIN THE BIORETENTION AND RAIN GARDEN BASIN. HEAVY EQUIPMENT CAN BE USED AROUND THE PERIMETER OF THE BASIN TO SUPPLY SOILS AND SAND. GRADE MICROBIORETENTION AND RAIN GARDEN MATERIALS WITH LIGHT EQUIPMENT SUCH AS A COMPACT LOADER OR A DOZER/LOADER WITH MARSH TRACKS.

4. PLANT MATERIAL

SEE STORMWATER MANAGEMENT PLANTING PLAN (THIS SHEET) FOR SPECIFIED PLANT MATERIAL.

5. PLANT INSTALLATION

COMPOST IS A BETTER ORGANIC MATERIAL SOURCE, IS LESS LIKELY TO FLOAT, AND SHOULD BE PLACED IN THE INVERT AND OTHER LOW AREAS. MULCH SHOULD BE PLACED TO A UNIFORM THICKNESS OF 2” TO 3”. SHREDDED HARDWOOD MULCH IS THE ONLY ACCEPTED MULCH. PINE MULCH AND WOOD CHIPS WILL FLOAT AND MOVE TO THE PERIMETER OF THE MICROBIORETENTION AND RAIN GARDEN AREA DURING A STORM EVENT AND ARE NOT ACCEPTABLE. SHREDDED MULCH MUST BE WELL AGED (6 TO 12 MONTHS) FOR

ACCEPTANCE.

ROOT STOCK OF THE PLANT MATERIAL SHALL BE KEPT MOIST DURING TRANSPORT AND ON-SITE STORAGE. THE PLANT ROOT BALL SHOULD BE PLANTED SO 1/8TH OF THE BALL IS ABOVE FINAL GRADE SURFACE. THE DIAMETER OF THE PLANTING PIT SHALL BE AT LEAST SIX INCHES LARGER THAN THE DIAMETER OF THE PLANTING BALL. SET AND MAINTAIN THE PLANT STRAIGHT DURING THE ENTIRE PLANTING PROCESS. THOROUGHLY WATER GROUND BED COVER AFTER INSTALLATION.

TREES SHALL BE BRACED USING 2” BY 2” STAKES ONLY AS NECESSARY AND FOR THE FIRST GROWING SEASON ONLY. STAKES ARE TO BE EQUALLY SPACED ON THE OUTSIDE OF THE TREE BALL.

GRASSES AND LEGUME SEED SHOULD BE DRILLED INTO THE SOIL TO A DEPTH OF AT LEAST ONE INCH. GRASS AND LEGUME PLUGS SHALL BE PLANTED FOLLOWING THE NON-GRASS GROUND COVER PLANTING SPECIFICATIONS.

THE TOPSOIL SPECIFICATIONS PROVIDE ENOUGH ORGANIC MATERIAL TO ADEQUATELY SUPPLY NUTRIENTS FROM NATURAL CYCLING.

THE PRIMARY FUNCTION OF THE BIORETENTION AND RAIN GARDEN STRUCTURE IS TO IMPROVE WATER QUALITY. ADDING FERTILIZERS DEFEATS, OR AT A MINIMUM, IMPEDES THIS GOAL. ONLY ADD FERTILIZER IF WOOD CHIPS OR MULCH ARE USED TO AMEND THE SOIL. ROTOTILL UREA FERTILIZER AT A RATE OF 2 POUNDS PER 1000 SQUARE FEET.

6. MISCELLANEOUS

THE BIORETENTION AND RAIN GARDEN FACILITY MAY NOT BE CONSTRUCTED UNTIL ALL CONTRIBUTING DRAINAGE AREA HAS BEEN

STABILIZED

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DATE:

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WOOD INGENUITY CENTREVILLE SHOWROOM

DEPARTMENT OF PUBLIC WORKS

Queen 312 Safety Drive Anne’s Centreville, MD 21617 County T e le phone: (410) 758-0925 Fax: (410) 758-3341 County Commissioners:

www.qac.org James J. Moran, At Large Jack N. Wilson, Jr., District 1 J. Patrick McLaughlin, District 2 Philip L. Dumenil, District 3 Christopher M. Corchiarino, District 4 DATE: August 6, 2025 TO: Town of Centreville FROM: Trey Porter RE: Project Name: Shoreland Properties LLC - Wood Ingenuity QAC File #: Grading Permit TBD Requesting: Site Plan Approval Meeting Date: Town PC 8/20/2025 See also: “Wharton, Franklin” Stormwater Review 2003

Background:

Proposed development of a 0.47 acre parcel located on the corner of 4H Park Road (MD Rt. 18) and Centreville Rd (MD Rt. 213). The applicant proposes redeveloping the existing commercial site with a new commercial site. The last site plan included regulatory stormwater management that met the standards at the time (2003). The County Department of Public Works authority is limited to stormwater management.

STORMWATER MANAGEMENT/ROADS:

Stormwater Management Report Comments:

1. This development must comply with stormwater regulations under the Stormwater Management Act of 2007.

Effective May 4, 2010, the Act requires implementing Environmental Site Design (ESD) to the maximum extent practicable (MEP) thus ensuring that structural practices are used only where absolutely necessary. ESD relies on integrating site design, natural hydrology and smaller, nonstructural controls to manage stormwater and maintain as nearly as possible, predevelopment runoff characteristics. The ESD practices selected for incorporation with

this development shall to the greatest extent possible, mimic natural hydrologic runoff characteristics and minimize the impact of land development on water resources.

2. Submit for engineering review a stormwater management plan. Plan shall be of sufficient detail for a

comprehensive evaluation of the proposed stormwater management system and shall demonstrate the following:

a. General drainage patterns on the property, b. Location/condition of existing conveyances/culverts and whether facilities are adequate to convey runoff from the site, c. Anticipated location and dimensions of all proposed impervious surfaces (structures, decks/patios, walk/driveways, etc), d. Selection, location and adequacy of all stormwater practices to be used, e. Design plan/profiles for selected stormwater facilities,

f. Perpetual Maintenance guidelines, and g. Narrative that describes the passage of post-development runoff and how ESD will be implemented to the MEP.

3. It is proposed that existing site impervious, approximately 53%, exceeds 40% and the proposed development

thereby be classified as Redevelopment. Design parameters direct the following for redevelopment:

a. Reduce impervious area within LOD by at least 50% b. Implement ESD to the MEP for at least 50% existing impervious within LOD c. Apply combination of a & b above.

4. There appears to be adequate area to locate appropriate stormwater management on this site. The existing dry

pond is not consistent with Environmental Site Design (ESD) and must be converted to an ESD feature or the regulatory treatment volume must be treated elsewhere, on site.

5. Calculations must be provided that demonstrate both the regulatory, Redevelopment treatment required, and the

treatment provided.

6. Describe the outfall’s downstream adequacy in terms of both the 10-year capacity and safe conveyance of the

100-year post-developed storm event.

Plan Review Comments:

1. No new stormwater management was shown on the plans.

2. The current note #11, that reads “stormwater management is an existing on-site Environmental Site Design

device,” must be revised and corrected. The existing stormwater management feature is a dry pond. This predates current ESD regulation. ESD will be required, but the reduced Redevelopment standard applies.

General Comments:

1. We will review the engineer’s construction cost estimate upon receipt.

2. Provide the following documents when submittal is made for final approval & signature:

a. Cover letter specifically responding to comments provided herein, including sheet references.

b. Plat and/or plans signed/sealed by engineer or land surveyor.

c. Executed stormwater MIA w/associated plat, if applicable.

d. SWM Completion Form(s).

e. SWM Surety w/auto renewal clause (125%) & inspection fee (8%).

3. Given that there appears to be adequate area for stormwater management (ESD), and that there is at least one

existing gravity outfall into the public storm drain system, we can recommend conditional site plan approval, subject to the applicant and his/her/their engineer coordinating with the Queen Anne’s County DPW for SWM approval prior to grading permit approval.

4. The applicant must be aware that proceeding with the Town’s site plan approval, without stormwater

management approval, includes risk. Should the resulting stormwater design cause site plan changes, the approved site plan may need to return to the Town for an amended site plan approval.

5. Copies of final, approved plans shall be delivered as follows:

a. Engineering/Roads: 1 full-size set of plans and 1 CD w/.pdf files of plans, SWM Completion Form, MIA & SWM Report b. Owner: 1 CD w/.pdf files and 1 paper copy (minimum)

RECOMMENDATION:

Conditional Final Approval is recommended subject to the above comments being addressed prior to grading permit approval.

S:\DPW\COMMON\DevelopmentProjects\Centreville_Shoreland Properties\QAC DPW Comment Memo_2025.08.06.docx