may 6 2026 work session packet

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

CENTREVILLE PLANNING COMMISSION
May 6, 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 – Tim Zuella, Vice Chair
II. CITIZEN COMMENT
(Citizens are requested to keep their comments to three minutes.)
III. DISCUSSION
a. Draft ADU Language
b. Proposed Fence Code Edits
IV. CITIZEN COMMENT
(Citizens are requested to keep their comments to three minutes.)
V. COUNCIL MEMBER REPORT
VI. ADJOURNMENT

§170-39.1 Accessory Dwelling Units (ADUs)
A. Purpose and applicability.
1. This section establishes standards for Accessory Dwelling Units (ADUs) in order to
promote and encourage the creation of ADUs on lots with a single-family detached
dwelling, while maintaining neighborhood compatibility.
2. This section applies to internal/attached ADUs and detached ADUs as described herein.
B. Definitions and relationships to existing terms.
1. Accessory Dwelling Unit (ADU). “Accessory Dwelling Unit (ADU)” shall have the
meaning set forth in §170-70. Commented [PF1]: Update ADU definition to match
State’s Definition
2. Interpretation of “Accessory Apartment” (internal/attached). Wherever the term
“accessory apartment” is used in this chapter to describe a secondary dwelling unit
located within, or created as an addition attached to, a single-family detached dwelling,
such unit shall be classified and regulated as an internal/attached ADU under this
section.
3. Interpretation of “one accessory apartment in a detached building” (detached).
Wherever this chapter uses the phrase “one accessory apartment in a detached
building” to describe a secondary dwelling unit within a detached accessory structure,
such unit shall be classified and regulated as a detached ADU under this section.
4. Multiple accessory apartments are not ADUs. The creation of more than one accessory
apartment within a single-family dwelling (where authorized by special exception) is not
an ADU and remains regulated under the applicable special exception provisions of this
chapter.
C. Number permitted.
1. One ADU per lot. No more than one (1) ADU shall be permitted on any lot, parcel, or
tract.
D. Types and approval standards.
1. Internal/Attached ADU (By right).
a. Type. Located within, or attached to, the primary dwelling, including an addition to
the primary dwelling.
b. Approval. Permitted by right where authorized by the underlying zoning district,
subject to the standards of this section.
2. Detached ADU (By right).
a. Type. Located within a detached accessory structure.

b. Approval. Permitted by right where authorized by the underlying zoning district,
subject to the standards of this section and the following additional detached ADU
criteria:
(1) Minimum lot area. The lot shall contain at least 10,000 square feet.
E. Size and subordination.
1. Maximum size. An ADU shall be no greater than seventy-five percent (75%) of the gross
floor area of the primary dwelling and shall be subordinate in use to the primary Commented [PF2]: Other parts of code refer to gross
dwelling. floor area, ie parking, Floor Area Ratio. The state does not
define how to calculate area, gross floor vs building
footprint. Consider adding optional cap below or integrating
2. [OPTIONAL CAP – 800 SF] Maximum ADU gross floor area: 800 square feet. (800 sf
75% or xxx sf, whichever is less type language to prevent
(optional)) very large ADU’s
3. Internal conversion designation. Where an ADU is created by converting an existing
primary single-family detached dwelling into two dwelling units within the existing
building envelope, the dwelling unit with the smaller gross floor area shall be designated
as the ADU for purposes of applying subsection E(1).
F. Setbacks and lot coverage.
1. Internal/attached ADUs shall comply with the yard and bulk standards applicable to the
primary dwelling.
2. Detached ADUs shall not be required to meet side or rear setbacks that exceed those
required for other accessory structures and shall comply with the applicable accessory
structure building location and setback standards in §170-39(B), including the height-
based setbacks.
3. All ADUs shall comply with lot coverage requirements of the underlying zoning district. Commented [PF3]: Should we update the lot coverage
tables at this time, and the rule about accessory structures
G. Parking. not being about to take up a more than a combined 30% or
“required rear yard” even if they aren’t set into that yard?,
1. If off-street parking is required for an ADU, the applicant shall provide parking or exempt ADU’s from the lot coverage calculation? Other
ideas?
consistent with §170-32 and the district regulations, unless waived under subsection
G(2).
2. Parking waiver. The Zoning Administrator may approve a waiver, in whole or in part, of
any off-street parking requirement for an ADU upon written request and a finding that
one or more of the following applies:
a. Adequate on-street parking exists adjacent to the lot and the waiver will not create a
demonstrable public safety concern; or
b. The lot cannot reasonably accommodate additional compliant off-street parking due
to existing site constraints (including lot configuration, existing development, or
driveway geometry); or

c. Providing the additional parking would require new curb cuts, unsafe access, or would
create a documented safety or functional conflict (e.g., driveway geometry, sight
distance, sidewalk conflicts); or
d. Providing the additional parking would require a significant increase in impervious
surface or stormwater impacts that cannot be reasonably mitigated on site.
In evaluating a waiver request, the Zoning Administrator may consider any adopted
Town parking analysis or study applicable to the neighborhood or street segment.
3. Procedure. A waiver request shall be submitted with the zoning certificate application
and shall include a simple sketch showing existing and proposed parking. The Zoning
Administrator shall approve, approve with conditions, or deny the waiver in writing.
Decisions under this subsection may be appealed in the same manner as other
administrative zoning determinations.
H. Density and similar growth measures.
An ADU approved under this section shall be excluded from residential density calculations and
from any like measure intended to limit residential growth applicable to the lot, parcel, or tract.
I. Separate conveyance prohibited.
An ADU shall not be subdivided or otherwise conveyed so as to create separate ownership from
the primary dwelling, except as may be expressly permitted by State law.
J. Permitting.
An ADU established under this section remains subject to required zoning approval (zoning
certificate), required building permits, and any other applicable permits, reviews, and
inspections.
K. Owner occupancy.
1. The owner of the lot, parcel, or tract shall reside permanently within either the primary
dwelling or the ADU.
2. The Zoning Administrator may require reasonable documentation to verify compliance
with this subsection.
L. Short-term rental prohibited.
1. Prohibition. When an ADU established on a lot, neither the ADU nor the primary
dwelling shall be used as a short-term rental, as defined in §170-70 Commented [PF4]: Update STR Definition
2. Nothing in this subsection prohibits rental or occupancy of an ADU other than as a
short-term rental, provided that the property remains in compliance with subsection K
(Owner Occupancy).

M. Critical Area.
Where an ADU is located within the Critical Area Overlay District, the ADU shall comply with the
applicable requirements of §170-31.4 and §170-31.5 in addition to this section. In the event of
inconsistency, the more restrictive or stringent provision shall apply.
N. Prior lawful approvals.
1. Any accessory apartment or accessory dwelling unit lawfully established prior to the
effective date of Ordinance ____-2026 pursuant to a valid zoning certificate, building
permit, or special exception approval may continue in accordance with the terms and
conditions of that approval, notwithstanding the size limitation in §170-39.1(E).
2. Any enlargement or modification that increases the gross floor area of the accessory
unit beyond what was approved shall require compliance with §170-39.1 and all other
applicable requirements of Chapter 170.

170-70 – Definitions Updates
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. A secondary dwelling unit that is on the same lot, parcel,
or tact as a primary single-family detached dwelling unit and not greater than 75% of the gross
floor area of and subordinate in use to the primary single-family detached dwelling unit. Commented [PF5]: State definition only says 75% of size
“Accessory Dwelling Unit (ADU)” includes a structure that is separate from the primary single- and does not include ADU’s wholly within an existing DU
family detached dwelling unit, a dwelling unit attached as an addition to the primary single-
family detached dwelling unit, or a dwelling unit that is fully enclosed within the existing
single-family detached dwelling unit. [Added 9-18-2025 by Ord. No. 12-2025]
Dwelling unit. A single unit providing complete living facilities for at least one individual,
including, at a minimum, provisions for sanitation, cooking, eating, and sleeping.
Short-Term Rental. Any lease or other transfer of the right to occupy a primary dwelling unit on
the parcel other than a hotel, motel, inn, or bed-and-breakfast for not less than one night and
not exceeding four months. [Added 4-3-2014 by Ord. No. 02-2014] Commented [PF6]: Delete primary to close potential
loophole with STR prohibition.

Other Updates Required That are in progress
1. Update and replace all Accessory Apartment references with ADU as allowable use
R1, R2 – R3 inherits from R-2
2. Replace Special Exceptions for ADU’s – If we have a more robust process for establishment of
ADU’s the process becomes less necessary as an SE. Reserve applicable sections
3. CBD – create process for ADU that follows 170-22.A.13 carve out for SFD’s. If SFD is allowed in
any district it is eligible for an ADU
4. TND – Move ADU out of special exception and remove the 15% cap. ADU’s by right in all SFD
districts and compliance with new ADU ordinance
6. Off street parking – update ADU row

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
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EXHIBIT A FENCE AMENDMENTS
170-39 Accessory Uses and Structures; Fences
A. Except as otherwise provided in this chapter, all uses and accessory 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.
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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.
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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). Fences and walls may be located within the
apparent front yard, provided that any portion of a fence or wall located forward
of the front wall of the principal structure facing the apparent front yard shall:
1. Not exceed fourth-eight (48) inches in height, measured from finished
grade.
2. Be an open design providing a minimum transparency of fifty percent
(50%) when viewed perpendicular to the fence line.
b. Secondary Front Yard
(1) Through Lots. On a through lot, fences and walls may be located within
the required secondary front yard where the lots immediately adjoining
on both sides along the same frontage have the same apparent front yard
as the subject lot.
(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. Any portion of the of a
fence or wall located forward of the front wall of the principal structure
facing the secondary frontage shall:
a) Not exceed fourth-eight (48) inches in height, measured from finished
grade.
b) Be an open design providing a minimum transparency of fifty percent
(50%) when viewed perpendicular to the fence line.
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.
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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.
Driveways providing primary access. No fence or wall shall be constructed across
obstruct, or block any driveway or other vehicular access to the lot from a street.
If more than one such access exists, the primary access shall be the access serving
the addressed frontage or, if unclear, as determined by the Zoning Administrator.
c. Visibility at intersections. All fences and walls shall comply with §170-35, Visibility
at Intersections.
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
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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:
(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:
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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.
d. Add the
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
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.
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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.
Fence can’t go across a driveway
48” max height
Find the see through percentage
Potential materials
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