march 4 2026 pc work session packet

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

CENTREVILLE PLANNING COMMISSION
March 4, 2026
The Centreville Wharf - 1st Floor
101 Watson Road
7:00 p.m.
Work Session
A G E N D A
I. CALL TO ORDER – Kara Willis, Chair
II. CITIZEN COMMENT (Citizens are requested to keep their comments to three minutes.)
III. ACCESORY DWELLING UNITS
• Review Chapter 170 for references to Accessory Dwelling Units and Accessory Apartment
regulations.
• Discuss minimum amendments necessary to bring the Code into compliance with new state law.
• Identify specific sections requiring revision and consider potential amendment options.
IV. CITIZEN COMMENT (Citizens are requested to keep their comments to three minutes.)
V. COUNCIL MEMBER REPORT
VI. ADJOURNMENT

170-70 Definitions
For the purposes of this chapter, certain terms or words used herein shall be interpreted as
follows:
ACCESSORY APARTMENT. A dwelling unit located within a permitted, detached, single-
family dwelling unit which is incidental and subordinate to the single-family dwelling unit in
terms of size, location and appearance and which provides complete housekeeping
facilities for an individual or family. [Added 12-18-2001 by Ord. No. 10-01]
ACCESSORY DWELLING UNIT. A separate, complete housekeeping unit with a separate
entrance, kitchen, sleeping area, and full bathroom facilities, which is an attached or
detached extension to an existing single-family structure. [Added 9-18-2025 by Ord. No. 12-
2025]
DWELLING UNIT. A single unit providing complete, independent living facilities for at least
one person, including permanent provisions for sanitation, cooking, eating, sleeping, and
other activities routinely associated with daily life. Dwelling unit includes a living quarters
for a domestic or other employee or tenant, an in-law or accessory apartment, a guest
house, or a caretaker residence.
170-19 Residential District R-1
The regulations of the R-1 Zone are intended to provide for a pleasant, quiet, hazard-free
residential environment permitting residential and related uses. Presently developed
single-family residential areas are included in this zone as well as land which will develop
in this manner in the future. (Signs are permitted as provided for in Article IV, Supplemental
Zone Regulations, § 170-38, of this chapter).
A. Permitted uses shall be as follows:
6. One accessory apartment created within single-family dwelling units, provided that:
[Added 12-18-2001 by Ord. No. 10-01]
A. The apartment units are within a dwelling that existed at the time of adoption of this
chapter.
B. The owner of the dwelling resides permanently within the dwelling.
C. One parking space per apartment unit and two parking spaces for the primary
dwelling are provided on the parcel.
D. Parking areas are adequately screened from adjacent lots and roadways.
*This is also a permitted use in R-2

170-20 Residential District R-2
The regulations of the R-2 Zone are intended to provide for a pleasant, quiet, hazard-free
residential environment; existing residential areas are included in this zone as well as land
which will develop in this manner in the future. (Signs are permitted as provided for in
Article IV, Supplemental Zone Regulations, § 170-38, of this chapter).
A. Permitted Uses shall be as follows:
6. One accessory apartment created within single-family dwelling units, provided that:
[Added 12-18-2001 by Ord. No. 10-01]
a) The apartment units are within a dwelling that existed at the time of adoption of this
chapter.
b) The maximum number of apartments shall not exceed the maximum permitted
density and shall not in any case exceed four apartment units on any one lot.
c) The owner of the dwelling resides permanently within the dwelling.
d) One parking space per apartment unit and two parking spaces for the primary
dwelling are provided on the parcel.
e) Parking areas are adequately screened from adjacent lots and roadways.
C. Special exceptions shall be as follows:
9. More than one accessory apartment created within single-family dwelling units,
provided that: [Added 12-18-2001 by Ord. No. 10-01]
1. The apartment units are within a dwelling that existed at the time of adoption
of this chapter.
2. The maximum number of apartments shall not exceed the maximum
permitted density and shall not in any case exceed four apartment units on
any one lot.
3. The owner of the dwelling resides permanently within the dwelling.
4. One parking space per apartment unit, and two parking spaces for the
primary dwelling are provided on the parcel.
5. Parking areas are adequately screened from adjacent lots and roadways.

10. One accessory apartment in a detached building, provided that: [Added 8-3-2006 by
Ord. No. 03-06]
1. The subject lot is at least 10,000 square feet;
2. The minimum yard requirements, height and total lot coverage do not exceed
the standards set forth in this chapter for the R-2 Zone;
3. The owner of the dwelling resides permanently within the main dwelling unit;
4. There is at least one off-street parking space for the apartment unit and at
least two off-street parking spaces for the main dwelling;
5. Parking areas are adequately screened from adjacent lots and roadways;
6. There is no more than one accessory apartment on any lot; and
7. The building with the apartment must be subservient to, smaller in scale
than, and architecturally complimentary to the main residence.
170-32 Off-Street Parking
1. 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. For residential units, the minimum
required parking spaces refers to the number of spaces required per residential unit.
[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
Multi-Family and Townhouse:
Efficiencies and 1-bedroom 1.5
Section 170-20A(6)(d) Accessory Apartment, and Accessory
1.0
Dwelling Units per units

2-bedroom 2.25
3 or more bedrooms 2.5
170-31.4 Critical Area, Land Use and Density – A. Permited use tables lists ADU as
permitted if allowed in the underlying zoning district, in IDA, LDA, and Permitted with
Conditions in the RCA
170-31.5 Supplemental Use Standards ( Critical Aera)
The following supplemental use standards apply to the permitted uses listed in Table
A(1)(a) above and shall apply when the permitted use is allowed in the underlying zoning
district.
A. Accessorydwelling unit (1.10).
1. If a permitted use in the underlying zoning district, one additional dwelling unit
(accessory dwelling unit) as part of a primary dwelling unit may be permitted in
the resource conservation area provided the additional dwelling unit is served
by the same sewage disposal system as the primary dwelling unit and:
1. Is located within the primary dwelling unit or its entire perimeter is
within 100 feet of the primary dwelling unit and does not exceed 900
square feet in total enclosed areas; or
2. Is located within the primary dwelling unit and does not increase the
amount of lot coverage already attributed to the primary dwelling unit.
3. An additional dwelling unit meeting all of the provisions of this section
may not be subdivided or conveyed separately from the primary
dwelling unit; and
4. The provisions of this section may not be construed to authorize the
granting of a variance, unless the variance is granted in accordance with
the variance provisions contained herein.
170-42 Buffer Yards
K. Notwithstanding any other provision of the Zoning Code, when a lot in the R-1 or R-2
Zoning District is to be developed or converted into a new use permitted by right or special
exception, other than a single-family detached residence, or the lot is in the R-3 District

and is to be developed or converted into any nonresidential use permitted by right or
special exception, then the following standards shall apply: [Added 5-6-2021 by Ord. No.
05-2021]
1. A minimum fifty-foot setback shall be established between any principal structure
and any side or rear lot line adjacent to an existing single-family detached
residence;
2. Within the fifty-foot setback, the Planning Commission shall determine the required
buffer yard from those that are set forth in Chapter 170, Attachment 1,2 of the Town
Code considering the proposed use and the adjacent uses;
3. No parking lot, driveway, or street shall be permitted within the Buffer yard; and
4. Accessory apartments on lots that are in single-family residential use and the use of
an existing single-family house for a bed-and-breakfast establishment or short-term
rental are exempt from this requirement.

Land Use
Subtitle 5. Accessory Dwelling Units. [Effective October 1,
2025]
§ 4-501. Definitions. [Effective October 1, 2025]
(a) In this subtitle the following words have the meanings indicated.
(b)
(1) “Accessory dwelling unit” means a secondary dwelling unit that is:
(i) on the same lot, parcel, or tract as a primary single-family detached dwelling
unit; and
(ii) not greater than 75% of the size of and subordinate in use to the primary
single-family detached dwelling unit.
(2) “Accessory dwelling unit” includes a structure that is:
(i) separate from the primary single-family detached dwelling unit; or
(ii) attached as an addition to the primary single-family detached dwelling unit.
(c)
(1) “Dwelling unit” means a single unit providing complete living facilities for at least
one individual, including, at a minimum, provisions for sanitation, cooking, eating, and
sleeping.
(2) “Dwelling unit” does not include a unit in a multifamily residential building.
(d) “Utility” means water or sewer disposal services provided by:
(1) a private company regulated under Division I of the Public Utilities Article;
(2) the Washington Suburban Sanitary Commission regulated under Division II of the
Public Utilities Article;
(3) a sanitary commission regulated under Title 9, Subtitle 6 of the Environment Article;
or
(4) a municipal authority regulated under Title 9, Subtitle 7 of the Environment Article.
§ 4-502. Applicability. [Effective October 1, 2025]
This subtitle applies only to the development of accessory dwelling units on land with a single-
family detached dwelling unit as the primary dwelling unit.
§ 4-503. Policy establishment. [Effective October 1, 2025]
(a) It is the policy of the State to promote and encourage the creation of accessory dwelling units
on land with a single-family detached dwelling unit as the primary dwelling unit in order to meet
the housing needs of the citizens of Maryland.
(b)

(1) Except as provided in this subtitle and subject to paragraph (2) of this subsection, this
subtitle does not alter or abrogate any zoning power or related authority granted to a local
jurisdiction under this title.
(2) Local jurisdictions shall establish policies that further the intent of this subtitle.
§ 4-504. Adoption of local law. [Effective October 1, 2025]
(a)
(1) On or before October 1, 2026, each legislative body shall adopt a local law
authorizing the development of accessory dwelling units in accordance with this section.
(2) A legislative body may adopt a local law that:
(i) establishes standards for accessory dwelling unit safety; and
(ii) prohibits the full or partial conversion of an accessory structure as an
accessory dwelling unit if the only vehicular access to the accessory structure is
from an alley.
(b) A local law adopted under this section shall provide for construction of accessory dwelling
units that meet public health, safety, and welfare standards, including relevant building codes and
adequate public facilities provisions.
(c) A local law adopted under this section shall exclude the development of an accessory
dwelling unit from the calculation of density and the application of any measures limiting
residential growth that pertain to the lot, parcel, or tract proposed for the development of the
accessory dwelling unit.
(d) A local law adopted under this section may not establish setback requirements that exceed the
existing accessory structure setback requirements from the side and rear lot lines.
(e)
(1)
(i) A local law adopted under this section may establish additional off-street
parking requirements that consider:
1. the cost to construct off-street parking spaces;
2. whether sufficient curb area exists along the front line of the property to
accommodate on-street parking;
3. the increase in impervious surface due to the creation of new off-street
parking and the relation to any applicable stormwater management plans;
and
4. variability due to the size of the lot, parcel, or tract on which the
accessory dwelling unit or primary dwelling is located.
(ii) A local law adopted under this paragraph shall provide for a waiver process
from the parking requirements.
(2) Before adopting a local law under paragraph (1) of this subsection, a legislative body
shall complete a parking study to determine the applicable needs and restrictions in the
jurisdiction.

Real Property
§ 2-126. Unreasonable limitation. [Effective October 1, 2025]
(a)
(1) In this section the following words have the meanings indicated.
(2) “Accessory dwelling unit” has the meaning stated in § 4-501 of the Land Use Article.
(3) “Restriction on use” includes any covenant, restriction, or condition contained in:
(i) A deed;
(ii) A declaration;
(iii) A contract;
(iv) The bylaws or rules of a homeowners association;
(v) A security instrument; or
(vi) Any other instrument affecting:
1. The transfer or sale of real property; or
2. Any other interest in real property.
(b)
(1) Except as provided in paragraph (2)(ii) of this subsection, if a property owner has the
exclusive right to use the property and abides by all applicable laws and regulations, a
restriction on use regarding land use may not impose or act to impose an unreasonable
limitation on the ability of the property owner to develop or offer for rent an accessory
dwelling unit.
(2) For the purpose of paragraph (1) of this subsection, an unreasonable limitation:
(i) Includes a limitation that prohibits, either explicitly or by effect of the
restrictions, the development of an accessory dwelling unit; and
(ii) Does not include a limitation on the short-term rental of an accessory dwelling
unit.
(c) This section does not apply to a restriction on use on historic property that is listed in or
determined by the Director of the Maryland Historical Trust to be eligible for inclusion in the
Maryland Register of Historic Properties.

ZONING
170 Attachment 2
Town of Centreville
SCHEDULE OF ZONE REGULATIONS
[Amended 7-11-2002 by Ord. No. 03-02; 7-11-2002 by Ord. No. 06-02; 1-2-2014 by Ord. No. 13-2013; 9-18-2025 by Ord No. 12-2025]
Minimum Lot Area and Dimensions1 Minimum Yard Requirements9, 13 Maximum Height
Lot Coverage Density/Intensity Maximum Minimum Minimum Tract Limit
Districts Area Width5 Depth Front4 Side Aggregate Rear Feet Stories (maximum) (dwelling unit/acre) OSR LSR (minimum)
R-1 Residential 15,0002 80 100 35 10 25 35 35 2.5 30% 3.0 -- -- --
Active adult single family 4,000 40 100 15 3 10 15 35 2.5 75% 3.5 40% -- 50 acres
R-2 Residential 8,000 70 100 25 10 22 30 35 2.5 30% 5.0 -- -- --
R-3 Residential 7,000 65 100 25 10 20 25 35 2.5 30% 6.0 -- -- --
Duplex14 5,000 50 100 25 0 20 30 35 2.5 30% 6.0 -- -- --
Townhouse11 1,800 20 80 20 1015 2515 25 35 2.5 30% 8.0 20% 10% 3 acres
Apartment12 150 150 30 25 50 35 35 3.0 40% 8.0 30% 15% 2 acres
CBD Central Business -- -- -- -- -- -- 516 35 3.0 85% -- -- -- --
C-2 General Commercial -- 100 200 30 20 -- 20 35 3.0 70% -- -- 15% --
C-3 Intense Commercial -- 100 200 30 20 -- 20 35 3.0 70% -- -- 15% --
I-1 Light Industrial -- 100 200 40 20 -- 20 35 3.0 70% -- -- 15% --
PUD3 Varies by housing type.8 35 3.0 35% --7 25% 15% 5 acres
PBD -- -- -- 40 10 22 10 40 3.0 70% -- -- 15% 10 acres
PRA Standards will depend on conditions of approval. See § 170-26.
CAOZ See § 170-30 for standards.
TND --
Residential 8 du/ac 25% --
Single-Family 3,500 30 80 5 min; 5 min; 15 min; 20 max 30 35 2.5 65% -- -- -- --
20 max 10 max
Cottage 2,000 30 60 5 min; 5 min; -- 30 35 2.5 65% -- -- -- --
15 max 10 max
Two-Family 3,500 30 100 5 min; 5 min; -- 30 35 2.5 65% -- -- -- --
15 max 10 max
Townhouse 1,600 20 80 5 min; -- -- 30 45 3.5 85% -- -- 10% --
15 max
Multi-Family [17, 18] [17, 18] 20 30 45 3.5 100% -- -- 15% --
Non-Residential 2,500 [17, 18] 100 [17, 18] [19] [19] [20] 45 3.5 85% -- -- 15% --
NOTES:
1 Lot areas must conform to State and County Health Department requirements.
2 Lot sizes may be reduced to 10,000 square feet if clustered. (See § 170-45.)
3 Subject to the allowances for industrial structures in § 170-29E(8).
4 On a through lot, front yard setbacks must be maintained both in front and in back of the structure.
5 Lot widths may be reduced by 25% on approved culs-de-sac, curved area only.
6 The minimum tract size for the inclusion of planned commercial centers is 200 acres [§ 170-28B(1)(f)].
7 For the purpose of computing densities in planned unit developments, the following shall be used:
For R-1 District: 3 dwelling units per acre.
For R-2 District: 5 dwelling units per acre.
For R-3 District: 7 dwelling units per acre.
8 Minimum lot dimensions and minimum yard requirements will be the same as those required for R-3.
9 In a semidetached dwelling one side yard may be reduced to zero to facilitate the use of a common wall. Each dwelling unit shall be located on a separate lot with each lot meeting all other setbacks, yards and minimum lot area requirements. Each dwelling shall be served by independent public facilities.
10 (Reserved)
11 See § 170-21C, Special regulations for two-family dwellings and townhouses.
12 For conversion of large homes into apartments, see § 170-41.
13 For corner lots, see definition of “yard, front.”
14 Each unit of a duplex shall have at least 5,000 square feet with minimum lot dimension of 50 feet and 100 feet.
15 Side yard refers to townhouse building.
16 The minimum rear yard requirement is 20 feet for any parcel in the CBD Central Business Zone which abuts a parcel in any of the residential zones. [Added 8-6-1992 by Ord. No. 615]
17 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. The maximum building length shall be 150’. Minimum Distance Between Buildings on Same Lot is 20’
18 Frontage lines shall be relatively constant for a street, and should abut sidewalks.
19 When the TND zoned property abuts a Residential use, the minimum side setback shall be the same as required for the abutting residential use.
20 When the TND zoned property abuts Residential use, the minimum rear setback shall be 30 feet.
ABBREVIATIONS
CAOZ Critical Area Overlay Zone OSR Open space ratio
D.U. Dwelling unit PBD Planned Business Development
FAR Floor area ratio PRA Planned Redevelopment Area
LSR Landscape surface ratio PUD Planned Unit Development
170 Attachment 2 9/18/2025
https://centrevillemd.sharepoint.com/sites/WorkingFiles/Shared
Documents/General/0-DEPARTMENTS/Zoning/Code/Current Code
Documents/Schedule of Zone Regulations.docx