april 15 2026 planning commission meeting packet

CENTREVILLE PLANNING COMMISSION

April 15, 2026 Liberty Building - 2nd Floor 107 North Liberty Street 7:00 p.m.

A G E N D A

I. CALL TO ORDER – Kara Willis – Chair II. Chair’s Announcements III. Review of Minutes from Previous Meetings

• February 18 – Regular Meeting

• March 18 – Regular Meeting

• March 4 – Work Session

• April 1 – Work Session

IV. Opening Statement V. Citizen Comment (Citizens are requested to keep their comments to three minutes) VI. Appearances

• Water Treatment Plant Update – presented by Carolyn Brinkley and Kip Matthews

• Recommendation to the Board of Appeals – Case #SE-03-26 (119 Watson Road)

An application has been submitted to the Board of Appeals requesting a Special Exception to allow the operation of a short-term rental within an existing single-family dwelling.

The subject property is located at 119 Watson Road, is zoned R-2, and is further identified as Parcel 1299 on Tax Map 035H. The property is owned by Rudolf and Nicole Leuschner.

VII. Old Business

• Fence Ordinance recommendation to Town Council

VIII. New Business IX. Zoning Issues – Discussion X. Miscellaneous Business / Correspondence

• Approved Building Permit list issued February 2026

• Approved Building Permit list issued March 2026

XI. Citizen Comment (Citizens are requested to keep their comments to three minutes) XII. Council Member Report XIII. Adjournment

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617

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

MEMORANDUM

To: Planning and Zoning Commission & Board of Zoning Appeals From: Peter Flint, Zoning Administrator Date: 04/08/2026 Subject: Special Exception Request – Short-Term Rental (SE-03-26) – 119 Watson Road I. Purpose and Project Description The applicants, Rudolf and Ashley Leuschner, request a Special Exception to operate a short-term rental within an existing single-family dwelling located at 119 Watson Road in

the R-2 Residential District. The Planning and Zoning Commission is requested to review the zoning considerations associated with this application and forward a recommendation to the Board of Zoning Appeals.

II. Applicable Zoning Standards Short-term rentals are permitted in the R-2 District by Special Exception pursuant to §170- 20.C(6).

Figure 1: General Location Figure 2: Zoning Map In addition to the general Special Exception criteria, the Use and Development Standards applicable to boardinghouses, bed-and-breakfasts, and short-term rentals require that the use:

Page 1 of 4

• Be inspected and approved by the Fire Marshal for the specified use.

• Comply with all applicable federal, state, and local laws.

• Operate under a valid short-term rental zoning certificate prior to operation.

• Provide off-street parking in accordance with §170-32.

• Not involve alterations of the structure that change the essential residential

character of the property or district.

• Comply with all applicable signage regulations.

For the Board of Zoning Appeals’ consideration: The Board must determine that the proposed use will not adversely affect public health, safety, or welfare; will not create dangerous traffic conditions; and will not jeopardize the lives or property of nearby residents.

Fire Marshal Review: Staff has previously discussed this requirement with the Fire Marshal, who advised that a short-term rental in an existing single-family dwelling does not constitute a change in use and that no fire marshal inspection is anticipated with this request.

III. Site Conditions and Operational Characteristics The subject property is a developed residential lot improved with a single-family dwelling and an existing stone driveway.

Operationally, the applicant has represented that:

• The dwelling will be rented to a single booking party at a time; and

• The maximum number overnight guests permitted is six (6) at one time.

IV. Parking and Traffic Evaluation The zoning ordinance requires short-term rentals to provide off-street parking in accordance with §170-32 but does not establish a specific numerical parking requirement.

The current off-street parking requirement for a single-family dwelling is two (2) parking spaces.

The existing driveway, located along the front right side of the subject property, is approximately 12 to 14 feet wide and 70 feet long. This configuration provides sufficient depth to accommodate vehicles in tandem without obstructing the public right-of-way and meets the minimum two (2) parking space requirement.

Figure 3: View from Watson Road looking toward the front of the house and driveway Figure 4: Approximate driveway dimensions (12 to 14 feet by 70 feet) The applicant also proposes a small on-site parking directional parking sign displaying the street number “119” and an arrow to guide guests to the appropriate parking area. The applicant has submitted a sign detail document, which is included in the meeting packet.

Any signage must be approved administratively in accordance with §170-38 and is separate from the Special Exception decision.

Pursuant to 170-38.E(2), directional signs are permitted in all zoning districts. Such signs shall not exceed two (2) square feet in area, shall not exceed three (3) feet in height, and shall not contain any advertising material.

V. Staff Analysis Summary Based on review of the application, site conditions, and operational characteristics of the proposed use, staff provides the following analysis:

1. The proposed short-term rental is a use authorized by a Special Exception in the R-2

District.

2. The existing driveway configuration is adequate to accommodate the anticipated

parking demand associated with the proposed use.

3. The proposed use is not anticipated to create unsafe traffic conditions or adversely

affect public health, safety, or welfare.

4. No exterior alterations or site changes are proposed that would alter the residential

character of the structure or surrounding neighborhood.

VI. Staff Recommendation Staff recommends the Planning and Zoning Commission forward a favorable recommendation to the Board of Zoning Appeals for approval of Special Exception SE-03-26 to allow a short-term rental at 119 Watson Road, subject to the following conditions:

1. Single Booking Rule: The dwelling shall be advertised as a single unit and rented to

only one booking party at a time.

2. Non-Transferability: In the event of a change in property ownership, the Special

Exception shall automatically expire, and any continuation of the short-term rental use shall require new Special Exception approval.

3. Expiration: The Special Exception shall be initiated within one (1) year of the date of

approval, or it shall expire.

Rudolf and Nicole Leuschner - 119 Watson Road, Centerville MD 21617

PARKING SIGNAGE

The parking sign will be designed similar to the example shown, featuring a black background with white reflective lettering. The sign will display the house number “119” along with a left-pointing arrow to indicate designated parking for 119 Watson.

The sign will be mounted on the U-channel post shown below. The post will be spraypainted white to match and blend with the existing fence. It will be installed along the property line adjacent to the current fence, clearly marking the appropriate parking location for Airbnb guests.

Additionally, all parking instructions will be clearly outlined in the listing and included in the home manual for guest reference.

Sign dimensions: We will be purchasing the VERTICAL 4-Digits (6” x 33”)

TOWN COUNCIL OF CENTREVILLE

ORDINANCE NO __-2026

AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING THE TOWN

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

THE TOWN OF CENTREVILLE, TO UPDATE THE FENCE PROVISIONS

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

WHEREAS, Section 4-102(6) of the Land Use Article of the Annotated Code of Maryland authorizes the Town Council of Centreville to regulate the location and use of buildings, signs and structures on the land;

WHEREAS, the Town desires to amend Chapter 170 of the Code of the Town of Centreville to amend the definitions, design standards, sign charts, and code provisions regarding signs;

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

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

Section 1.

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

Section 2. Section

170-39 of the Centreville Town Code is renamed to Accessory Structures and is hereby amended as shown on the Exhibit A attached hereto.

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

Section 3. Section

170-70 Definitions

of the Centreville Town Code is hereby amended as shown on the Exhibit B attached hereto.

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

Section 4.

If any section, clause, paragraph, sentence or phrase of the Ordinance or the application thereof to any person, or circumstances is held invalid or unconstitutional by a court of competent jurisdiction, the invalidity or unconstitutionality shall in no way effect other provisions or any other application of this Ordinance which can be given effect without the invalid or unconstitutional provision or application, and for this purpose the provisions of this Ordinance are declared severable.

Section 5. This

Ordinance shall become effective twenty days after its enactment.

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ATTEST: THE TOWN COUNCIL OF CENTREVILLE

____________________________________

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

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

Enacted:

Effective: _____________________________________

Sandra Lee Huffer, Member _____________________________________

Frederick E. Beu, Member ______________________________________

Fred M. McNeil, Member P ag e | 2

EXHIBIT A FENCE AMENDMENTS

170-39 Accessory

Uses and Structures; Fences A. Except as otherwise provided in this chapter, all uses and structures shall be located outside the required front or side yards in any residential or commercial district. Accessory uses and structures that are a part of or attached to the main building require the same minimum yard setbacks as the main building. [Amended 1-2-2014 by Ord. No. 13-2013; 10-4-2019 by Ord.

No. 11-2019; 9-2-2021 by Ord. No. 09-2021] B. Front yard fences. Fences are prohibited between the front building line of any residential dwelling and any dedicated street, private street or parking area.

[Paragraph B. above was unintentionally deleted from the Code by Ordinance _________] B. Accessory buildings which are not a part of or attached to the main building, although they may be connected by an open breezeway, may only be located between the rear lot line and the closest point of the rear wall of the main building, provided that the sum of the building footprints of all existing and proposed accessory building does not exceed 30% of the area of

the required rear yard and provided the following standards are adhered to: [Amended 9-2- 2021 by Ord. No. 09-2021]

1. Every accessory building shall be set back from side and rear lot lines at least three feet

except as provided herein:

a. The minimum required setback from the side and rear lot lines shall be five feet up to a maximum height of 15 feet and 10 feet for every height above 15 feet as shown in the table presented here:

Minimum Setback from Lot Line Height of Accessory Building (feet) (feet) Side Rear Vegetative Buffer Under 12 3 3 Not required 12 - under 15 5 5 Required 15 and over 10 10 Required

2. The building height shall be no higher than the height of the principal structure on the

lot.

3. The permit application for any building 12 feet or more in height shall include a native

species evergreen buffer planting plan designed to allow only filtered views of the building from adjoining lots and the street.

P ag e | 3 C. Side yard fences. Fences are prohibited between the side street yard building restriction line of any residential building and any publicly dedicated street, private street or private parking area; however, in the R-1 Zone, the Zoning Administrator may permit a fence in a side yard on a corner lot outside of the building restriction line, providing that the fence does not affect visibility at nearby intersections. If the fence crosses any Town-owned easements, the

property owner shall record a statement among the land records of Queen Anne’s County that it is their responsibility and that they shall bear the cost of removal if the fence must be moved or removed in order to access the easement, and that if the fence is damaged for any reason, there is no liability on behalf of the Town. This section shall not affect any easements that are not Town owned, which shall be governed by the easement document in

terms of whether fences are permitted int eh easement area. [Amended 5-2-2019 by Ord.

No. 04-2019] D. Rule of construction. In applying the fence restrictions contained in this section, the term “front yard’ shall mean the “apparent front yard,” and the side, side street and rear yards of any lot shall be determined by their relationship to the apparent front yard of the lot. For through corner lots, one yard abutting a publicly dedicated right-of-way, private right-of-way or parking area shall be determined to be the apparent front yard as defined herein, and the

other two yards abutting publicly dedicated rights-of-way or parking areas shall be side street yards.

C. Fences

1. Classification

Fences and walls shall be considered structures for purposes of this chapter and shall comply with the location requirements set forth herein. Applications for fences and walls that comply with subsections 1 through 4 shall be processed administratively;

applications that do not comply may be considered only under C.5.

2. Definitions

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

Interior Side Yard. The required setback area along a lot line between two parcels where neither parcel boundary abuts a public street, private street, private right-of-way, alley, or parking area.

Through Lot. A lot, other than a corner lot, having frontage on two (2) generally parallel streets. The frontage to which the street address is assigned shall be the apparent front yard, and the opposite frontage shall be the secondary front yard.

Secondary Front Yard. On a lot with more than one front yard, any front yard other than the apparent front yard.

P ag e | 4 Wall. A freestanding wall intended to function as a fence for enclosure or screening.

3. Allowable Locations

Except as otherwise provided in this subsection, fences may be located within the required yard setbacks in the following areas:

a. **Front yard (Apparent Front Yard) – Placeholder for front yard allowance if PC wishes to add** b. Secondary Front Yard

(1) Through Lots. On a through lot, fences and walls may be located within

the required secondary front yard.

(2) Corner Lots. Fences and walls may be located within the required

secondary front yard, provided that any portion of a fence or wall located between the secondary frontage and the principal structure shall not exceed forty-eight (48) inches in height, measured from finished grade.

The area “between the secondary frontage and the principal structure" shall mean the area in front of a line projected from the foremost point of the principal structure to the secondary frontage.

c. Lots with nonconforming principal structure (front setback). Where the principal structure is a lawfully existing nonconforming structure with respect to a required front yard setback, a fence or wall may be located within the required front yard setback between the required front yard setback line and the front wall of the principal structure, provided that no portion of the fence or wall is located closer

to the front lot line than the front wall of the principal structure and the fence or wall otherwise complies with this subsection.

d. Interior side yards. Fences or walls shall be located no closer to the front lot line than the front wall of the principal structure.

e. Rear yards. Fences or walls may be located within the required rear yard.

4. Restrictions.

Notwithstanding the allowable locations set forth in Subsection 3, fences and walls shall be subject to the following restrictions:

a. Sidewalks and pedestrian access. No fence or wall may be constructed in a manner that obstructs or encloses a required or public sidewalk or access easement serving the lot.

b. Front yard fences (Apparent Front Yard). Fences and walls are prohibited forward of the front wall (front building line) of the principal structure facing the apparent front yard.

c. Visibility at intersections. All fences and walls shall comply with §170-35, Visibility at Intersections.

P ag e | 5 d. Height. No fence or wall shall exceed eight (8) feet in height, measured from finished grade, except as approved pursuant to subsection C.5.

e. Materials & Composition

(1) Finished side out. The finished side of any fence shall face outward toward

adjoining properties and public ways.

(2) Prohibited materials. The following are prohibited.

(a) Barbed wire or razor wire, except as approved pursuant to subsection C.5.

(b) Electrified Fences.

(c) Chain link fences, except as approved pursuant to subsection C.5.

(d) Fencing constructed of light duty or temporary materials, including but

not limited to metal T-posts, plastic mesh, construction fencing, snow fencing, or similar materials shall not be used as a perimeter fence or installed along any lot line or street frontage, except for temporary use during active construction or similar short-term activities.

Exception: Wire backing (welded wire, woven wire, or similar open wire mesh) is permitted when attached to and supported by a structural fence, (including split-rail or other wood fence) provided that the wire backing does not extend above the top rail and is not used as the primary structural support.

5. Planning Commission Approval – Nonresidential/security fencing

The Planning and Zoning Commission may approve fences and walls for properties used for nonresidential purposes in all zoning districts that do not comply with the standard height and materials limitations of this subsection, including chain link fencing, and barbed wire/razor wire, subject to the following:

a. Application and site plan

(1) An application submitted under this subsection shall include the standard

fence permit submittal items required by the Town, including a site plan showing the location of a proposed fence.

(2) Planning and Zoning Commission approval required. When an applicant

proposes a fence or wall for a nonresidential use that does not comply with the provisions of this subsection, including but not limited to height or materials, the application shall be referred to the Planning and Zoning Commission for approval.

b. Findings.

The Planning and Zoning Commission may approve a request under this subsection upon finding that the proposed fence or wall:

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(1) Is reasonably necessary for site security, protection of equipment/inventory,

operational safety, or compliance with state or federal regulatory requirements;

(2) Is compatible with adjacent properties and surrounding development

considering location, height, materials, and appearance;

(3) Meets applicable buffer yard/screening requirements or provides additional

screening measures as a condition of approval; and

(4) Complies with §170-35, Visibility at Intersections.

c. Conditions.

The Planning and Zoning Commission may impose reasonable conditions on height, materials, placement, screening, lighting, and maintenance to ensure compliance with this subsection and the findings above.

d. Residential uses in nonresidential districts.

This subsection shall not apply to fences and walls serving a residential use, which shall comply with the residential fence location, height, and materials standards of this subsection regardless of underlying zoning district.

6. Easements

Town owned easements. Where a fence or wall crosses or is located within a Town owned easement, the property owner shall record a statement among the land records of Queen Anne’s County acknowledging that:

a. The fence or wall is installed at the owner's risk;

b. The owner shall bear the cost of removal or relocation if access to the easement is required; and c. The Town shall bear no liability for damage to the fence or wall.

7. Rule of Construction

a. Apparent front yard. The term “front yard” shall mean the apparent front yard of the lot, as defined in §170-70, unless the context clearly requires otherwise.

b. Secondary front yard. On lots with more than one front yard, the term “secondary front yard” shall have the meaning set forth in this subsection.

c. Yard classification. The side yard, secondary front yard, and rear yard of any lot shall be determined by their relationship to the apparent front yard and, where applicable, the secondary front yard of the lot.

d. Lots with more than one frontage. For lots with more than one frontage, yards abutting a publicly dedicated street, private street, private right-of-way, or P ag e | 7 parking area shall be classified consistent with the apparent front yard and secondary front yard designations.

e. Administrative determination. If uncertainty exists as to the designation of the apparent front yard or the classification of yards on a lot for the purposes of this subsection, the Zoning Administrator shall make the determination consistent with the intent of this subsection and the definitions in §170-70.

8. Nonconforming Fences

A fence or wall lawfully established prior to the effective date of applicable fence regulations that does not conform to the provisions of this subsection shall be considered a nonconforming structure as defined in §170-13 and may remain in place, subject to §170-14. Nothing herein shall be construed to authorize the enlargement, extension, reconstruction, or replacement of a nonconforming fence or

wall except as permitted by §170-14.

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EXHIBIT B DEFINITIONS

The following definitions shall be added or amended. All other definitions shall remain unchanged.

170-70 Definitions:

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

YARD, FRONT. A yard extending between side lot lines across the front of a lot.

A. In any required front yard, no fence or wall shall be permitted which materially impedes vision across such yard above the height of 36 inches, and no hedge or other vegetation shall be permitted which materially impedes vision across such yard between the heights of 36 inches and 10 feet.

A.B. In the case of corner lots, a front yard of the required depth shall be provided in accordance with the prevailing yard pattern, and a second front yard of half the depth required generally for front yards in the zone shall be provided on the other frontage.

B.C. In the case of corner lots with more than two frontages, the Zoning Administrator shall determine the front yard requirements, subject to the following limitations:

1. At least one front yard shall be provided having the full depth required generally in the

zone.

2. No other front yard on such lot shall have less than half the full depth required

generally.

C.D. Depth of required front yards shall be measured at right angles to a straight line joining the foremost points of the side lot lines. The foremost point of the side lot line, in the case of rounded property corners at street intersections, shall be assumed to be the point at which the side and front lines would have met without such rounding. Front and rear yard lines shall be parallel.

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ISSUED BUILDING PERMITS

February 1 - 28, 2026 Permit # Applicant Owner Address Type Issue Date* Niel Ellick/Economy BP-7-26 Restoration Lacey Walter 230 Northfield Way Replace Roof 2/5/2026 BP-8-26 Kenda Leager/TL Fence, LLC Will Osterling 225 Autumn Lane Fence 2/18/2026 Convert garage to a Andrew Harper/Andrew bedroom, storage and BP-9-26 Harper Builder Steve Smith 106 Turpin Lane hall 2/5/2026 Vanesa Gonzalez/Energy roof mounted solar

BP-10-26 Harbor Dollar General 545 Railroad Ave. panels 2/6/2026 BP-11-26 David Burtis/Monarch Roofing Helen Benchoff 106 Happy Lady Lane Roof replacement 2/26/2026 Niel Ellick/Economy BP-13-26 Restoration Tori Neales 143 Long Creek Way Roof Replacement 2/26/2026

* based on the approval date by Zoning Administrator

ISSUED BUILDING PERMITS

March 1 - 31, 2026 Permit # Applicant Owner Address Type Issue Date* BP-12-26 Harvest Alliance Church Island Coursevall Drive 123 Coursevall Drive Add interior walls 3/17/2026 Steven Shipley/Chesapeake BP-14-26 Fence Nathan McNeill 117 Heritage Way Install white vinyl privacy fence 3/5/2026 BP-15-26 Maryland Elite Exteriors William Seth 99 Glensdale Avenue Roof Replacement 3/3/2026 BP-16-26 Tina Crouse/Solar Energy World Mitchell Scharf 155 Edenderry Avenue Roof mounted solar panels 3/19/2026

Roof mounted solar panels and micro BP-17-26 Tina Crouse/Solar Energy Works Michael Turner 117 Kings Court inverters 3/19/2026 BP-18-26 Brian Horney/Horneys Masonry Chris Murphy 925 Harmony Way Patio 3/19/2026 BP-19-26 Lauren Jones/Tesla Victoria Pini 218 Concerto Avenue Solar panels 3/24/2026 Willow Construction/Shaquille BP-20-26 Turner Comet Drive, LLC. 152 Comet Dr. Commercial renovation/walk-in closet 3/26/2026

Steven Shipley/Chesapeake BP-21-26 Fence LLC Michael Wade 209 Green Street Replace existing fence with new fence 3/24/2026 BP-21-26 Tyrone Sankar Tyrone Sankar 225 Providence Court Shed 3/26/2026

* based on the approval date by Zoning Administrator