march 4 2026 pc work session packet

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, singlefamily 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.

(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.

This subtitle applies only to the development of accessory dwelling units on land with a singlefamily detached dwelling unit as the primary dwelling unit.

§ 4-503.

Policy establishment.

(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.

(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.

(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