april 17 2024 planning commission packet

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

CENTREVILLE PLANNING COMMISSION
April 17, 2024
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
a. March 20, 2024 meeting minutes
b. April 3, 2024 work session minutes
IV. Opening Statement
V. Citizen Comment (Citizens are requested to keep their comments to three minutes)
VI. Appearances
a. Variance Request and Final Site Plan Submittal – 216 N. Commerce Street, Mixed-Use
Building; Tred Avon Partners, LLC, Owner; Steve Layden, P.E., LEED AP, Dumb Home,
LLC
VII. New Business
a. Proposed Providence Farm Annexation items for discussion
VIII. Old Business
a. Planning & Zoning Commission Bylaw changes
b. Draft Zoning Map Amendments
IX. Zoning Issues – Discussion
a. HB0538 – discussion
X. Miscellaneous Business / Correspondence
a. MD Dept. of Housing & Community Development Day Trips tour
b. Approved Building Permits list issued March 2024
XI. Citizen Comment (Citizens are requested to keep their comments to three minutes)
XII. Council Member Report
XIII. Adjournment

Dumb Home, LLC
309 Windsor Ave
Centreville, MD 21617
301-529-2368
dumbhome@gmail.com
compacthomeplans.com
April 3, 2024
Town of Centreville Planning Commission
Kara Voight, Chair
101 Lawyer’s Row
Centreville, MD 21617
RE: Site Plan Planning Commission Submittal #2 – Tred Avon Partners, LLC
216 N Commerce St Mixed-Use Building
Dear Ms. Voight:
Please accept this site plan resubmission for review and placement on the April 17th Planning
Commission (PC) agenda. As described in the enclosed Board of Zoning Appeals (BOA) cover letter, we
are submitting 17 copies of various items that double for the Board and yourselves.
Please note that we are requesting the PC perform two tasks on the 17th: vote to send a letter of
positive recommendation to the BOA for our requested variance, and to vote to grant conditional site
plan approval for the proposed project. We always expect conditions of site plan approval to obtain all
necessary plan signatures & approvals, approval of a public works agreement, etc. We are picturing
approval of the BOA variance would just involve an additional condition.
We appreciate the Commission's feedback at the February meeting, which essentially evolved into a
design Charrette with regard to parking and site amenities. We have made edits to the Site Plan
(Sheets 1 and 3) in order to incorporate the PC’s feedback and our team’s efforts to better comply with
the Design Standards. We have provided red revision clouds around the areas that have been changed
so it is easier to focus on those revisions. Please note that we will be updating the remaining plan
sheets accordingly prior to requesting final approvals and plan signature. For the purposes of our
presentation to the Planning Commission, the recent revisions do not affect the SEC, SWM or Utility
designs.
Please note that the first sheet of the enclosed Architectural Plans is largely unchanged, but that the
building height has been added on the bottom left of the sheet. The second sheet has been added to
show the proposed floor plan layouts as a courtesy to the PC members.
Regarding the Design Standards, we believe the enclosed letter is self-explanatory when you read the
letter side-by-side with the standards document. We look forward to continuing our discussion of the
site amenities and the project in general on the 17th.
For your information, the TAC did not provide any new comments relative to the site or architectural
plans, but they did provide guidance on the need for a BOA variance. The Soil Conservation District has
reviewed the Sediment & Erosion Control plans and are prepared to sign off on them once the plan set

Tred Avon Partners – 216 N. Commerce St
Planning Commission Resubmittal #1 Cover Letter
April 2, 2024
Page 2
is approved by you all and any other required plan revisions are completed. As of the date of this
letter, we have not received review comments from the Queen Anne’s County Department of Public
Works regarding the stormwater management plan and report. In the near future, we intend to
discuss the possibility of shrinking the proposed water meter because the nearby fire hydrant flow test
indicates that a 4” water meter will be adequate compared to the 6” meter currently shown. We trust
that a smaller meter would be preferred by the PC so as to be less intrusive visually.
Please do not hesitate to reach out if you have any additional questions or would like us to bring any
additional information or exhibits to the meeting.
Sincerely,
Steve Layden, P.E., LEED AP
pdf: Bo Feaga, Tred Avon Partners, LLC
Greg Torchio, Torchio Architects, Inc.

Dumb Home, LLC
309 Windsor Ave
Centreville, MD 21617
301-529-2368
dumbhome@gmail.com
compacthomeplans.com
April 3, 2024
Town of Centreville Board of Zoning Appeals
Frederick Beu, Chair
101 Lawyer’s Row
Centreville, MD 21617
RE: Variance Application – Tred Avon Partners, LLC
216 N Commerce St Mixed-Use Building
Dear Mr. Beu:
Please accept this site plan submission and variance application for consideration and to be scheduled
at your earliest convenience. We are providing 17 copies of the items listed below (one full size and
sixteen 11x17) as well as digital scans:
1. Fee check for $300
2. Variance Application form
3. “Site and Construction Plan” Sheets 1-3 (Sheets 4-9 are technical in nature and have no
substantive revisions as compared the 12/1/23 plan set.)
4. Schematic Design rendering, elevations and floor plans by Torchio Architects
5. Cover Letter for April 17th Planning Commission meeting
6. Letter describing the project's compliance with the Centreville Design Standards (CDS)
Please note that this submittal doubles as a re-submittal of the site plan for consideration by the
Planning Commission (PC) on April 17, 2024. The items listed above address comments and issues
discussed during our presentation to the PC on February 21, 2024, and we have made minor revisions
to the architectural plans and engineering site plans as a result. For the purposes of your evaluation of
the variance application, we expect you will focus on Items #2 and 3, and the remaining items may be
of interest in understanding the overall project goals and design feature.
As noted on the application form, the purpose for this application is that the Centreville Zoning Code
170-32 C.2.d. requires driveway entrances to be located at least 7 1/2 feet from side lot lines. We are
requesting a reduction so that the face of curb is 0.5’ from the right-side lot line. This is necessary to
provide width for the required 14’ wide entrance driveway and still leave room for a commercially
viable building, as well as the existing driveway encroachment on the left side of the lot.
In support of our request, we ask that you keep in mind that the property is zoned Central Business
District (CBD). Please review the Sheet 3 site plan and observe the entrance driveway configuration,
building size & layout, and the driveway encroachment on the left (north) side from the Echo 5 LLC
property. We believe it is obvious that it is not possible to develop the 59’ wide lot in a way that is
typical of existing lots within the CBD district while still complying with 7.5’ separation requirement.

Tred Avon Partners – 216 N. Commerce St
Board of Zoning Appeals Variance Application
April 2, 2024
Page 2
We do not believe this provision in the code was intended to limit the footprint size or floor area of
proposed building improvements in the CBD zone. Compliance with the standard would have the
practical effect of forcing the propose building to be narrowed from 32’ wide to 25’, (a 22% reduction
in width and floor area).
Moreover, providing a 7.5’ separation makes perfect sense for projects in less dense zoning districts
that require more landscaping and side bufferyards, such as the commercial entrances along Roue 213
from the split at Citgo, south through the Food Lion shopping center. It is not compatible with existing
development in the CBD zone.
In addition, we would like to note that this requirement is not met by approximately 25 existing
properties/sites within the CBD zone as marked on the attached annotated zoning map. For this
reason, we do not believe that granting the variance will give the applicant a benefit that is more
advantageous than any existing property in the downtown area. We would also like to note that the
Town Planner has indicated unofficially that the 7.5’ separation requirement is not appropriate in the
CBD zone and recommends that the code be revised.
We look forward to presenting the project to you in the near future and discussing these issues in
more depth. We are also open to hearing if you have particular concerns or would like us to prepare
additional exhibits prior to the hearing in order for us to make the best possible information available
to you at the hearing.
Sincerely,
Steve Layden, P.E., LEED AP
pdf: Bo Feaga, Tred Avon Partners, LLC
Greg Torchio, Torchio Architects, Inc.

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SITEANDCONSTRUCTIONPLANS
216NCOMMERCESTMIXED-USEBUILDING
SITE,SEC,STORMWATERMANAGAGEMENT,ANDUTILITYPLANS
SITENOTES
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1. PROPERTYSHOWNHEREONISDESIGNATEDASTAXMAP44C,GRID8,PARCEL778. W
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2. DEEDREFERENCE:4249130 ANDPLATREFERENCE: E R
T
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3. THISSITEISZONEDCBD-CENTRALBUSINESSDISTRICT E
H
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3.1. FRONTSETBACK =0FEET T O 432024
3.2. SIDESETBACK =0FEET PLAN
3.3. REARSETBACK =5FEET
SITESTATISTICS
4. EXISTINGUSE:VACANT
5. PROPOSEDUSE:MIXEDCOMMERCIALANDRESIDENTIALAPARTMENT TOTALSITEAREA= (cid:27)(cid:15)(cid:25)(cid:25)(cid:25)(cid:3)(cid:54)(cid:41)(cid:147) (cid:19)(cid:17)(cid:20)(cid:28)(cid:28)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)
EXISTINGIMPERVIOUSAREA(6.5)= (cid:3)(cid:3)(cid:3)(cid:24)(cid:25)(cid:21)(cid:3)(cid:54)(cid:41)(cid:147) (cid:19)(cid:17)(cid:19)(cid:20)(cid:22)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)
6. PROPERTYLINESSHOWNHEREONAREBASEDONASURVEYTITLED,"SURVEYONTHE
IMPERVIOUSAREATOBEREMOVED= (cid:3)(cid:3)(cid:3)(cid:23)(cid:26)(cid:20)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:19)(cid:20)(cid:20)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)
LANDSOFTREDAVONPARTNERS,LLC"PREPAREDBYMICHAELA.SCOTT,INCDATED
IMPERVIOUSAREATOBEADDED= (cid:26)(cid:15)(cid:20)(cid:19)(cid:27)(cid:3)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:20)(cid:25)(cid:22)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)
OCTOBER,2023.
RD RESULTINGIMPERVIOUSAREA(83.0)= (cid:26)(cid:15)(cid:20)(cid:28)(cid:28)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:20)(cid:25)(cid:24)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)
7. TOPOGRAPHYWASOBTAINEDFROMTHEAFOREMENTIONEDSURVEYANDISONAN
MAXIMUMIMPERVIOUSAREA(85)= (cid:26)(cid:15)(cid:22)(cid:25)(cid:25)(cid:3)(cid:54)(cid:41)(cid:3)(cid:147) (cid:19)(cid:17)(cid:20)(cid:25)(cid:28)(cid:3)(cid:3)(cid:36)(cid:38)(cid:17)(cid:3)(cid:147)
ASSUMEDHORIZONTALANDVERTICALDATUM.
8. THEPROPERTYISSERVEDBYTHEPUBLICWATERANDSEWER.
9. SOILSWITHINTHELIMITOFDISTURBANCECONSISTENTIRELYOFINGLESIDESANDYLOAM PARKINGCALCULATIONS
(IgA),HYDROLOGICSOILGROUPA,KFACTOR0.15,ASPERTHEUSDA-NRCSWEBSOIL
SITE
SURVEYASOFOCTOBER2023. 900S.F.COMMERCIAL@1SPACEPER300SF= 3SPACES
10. THEPROPERTYISNOTLOCATEDWITHINTHEONEPERCENTCHANCEFLOODPLAIN ONE1-BRRESIDENTIALAPARTMENT@1.5SPACESEACH= 1.5SPACES
ACCORDINGTOTHEFEDERALEMERGENCYMANAGEMENTAGENCY'SF.I.R.M.MAPFOR FOUR2-BRRESIDENTIALAPARTMENTS@2.25SPACESEACH= 9SPACES
QUEENANNE'SCOUNTY,PANELNO.24035C0212D,DATED:11052014. TOTALPARKINGSPACESREQUIREDPERTOWNCODE= 14SPACES
11. THEPROPERTYISNOTLOCATEDWITHINTHECHESAPEAKEBAYCRITICALAREA.
REDUCEDPARKINGCREDITPER170-32B.2.BASEDONANNEARUNDELCOUNTY
12. THEREAPPEARTOBENONON-TIDALWETLANDSONTHEPROPERTY. PARKINGSTANDARDS(14REDUCTION) 2SPACEREDUCTION
13. THEREARENOSTEEPSLOPESONTHEPROPERTY. (ONE1-BRAPT.@1SPC.UNIT+FOUR2-BRAPTS.@2SPC.UNIT
1+8=9SPACESREQUIREDFORDWELLINGSINAACOUNTYPER18-3-104
14. NOFORESTISPROPOSEDTOBEDISTURBEDASPARTOFTHEPROPOSEDDEVELOPMENT.
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SCALE:1"=1000' UTILIZEON-STREETPARKINGSPACESATALLTIMES.
GENERALNOTES
1. THEEXISTINGUTILITIESSHOWNINTHESEDRAWINGSISBASEDONBESTAVAILABLEINFORMATION,AND NETREQUIREDPARKINGSPACESREQUIRED= 9SPACES
WEARENOTAWAREOFANYUNDERGROUNDUTILITIESONTHEPROPERTY.NOGUARANTEETOTHE
INDEXOFDRAWINGS
ACCURACYOFTHELOCATION(HORIZONTALORVERTICAL)ISMADEBYTHEENGINEER.CONTRACTORTO ONSITESPACESPROVIDED= 8SPACES
FIELDVERIFYANDTESTPITASNEEDEDTOVERIFYTHELOCATIONOFTHEEXISTINGUTILITIES.THIS
PARKINGCREDITPER170-32A.OFFSITEPARKINGCREDITED
SHALLBEDONEASPARTOFTHECONTRACTFORTHEWORKSHOWNINTHESEDRAWINGS.ANYDAMAGE SHEET DESCRIPTION
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INCURREDTOSUCHUTILITIESSHALLBEREPAIREDIMMEDIATELYATTHECONTRACTOR'SEXPENSE.
1 TITLESHEET REQUESTING3ON-STREETPARKINGSPACESONNCOMMERCE
2. THECONTRACTORSHALLNOTIFYTHEFOLLOWINGTWO(2)WEEKSPRIORTOTHESTARTOF 2 EXISTINGCONDITIONSPLAN STREETBECREDITEDTOWARDTHEPROPOSEDDEVELOPMENT
CONSTRUCTIONTOSCHEDULEAPRE-CONSTRUCTIONMEETING: 3 SITEPLAN FORTHECOMMERCIALAPARTMENT. 3SPACES
4 GRADING&SEDIMENT&EROSIONCONTROLPLAN
MDDEPARTMENTOFTHEENVIRONMENTINSPECTOR 410-901-4020
5 STORMWATERMANAGEMENTPLAN (NOTETHATADDITIONALON-STREETPARKINGSPACESAREAVAILABLEINTHE
TOWNOFCENTREVILLEDEPT.OFPUBLICWORKS 410-758-1180
6 UTILITYPLAN COURTHOUSESQUAREAREA,ASWELLASOFFSITESPACESBEINGAVAILABLEIN
QUEENANNE'SCOUNTYDEPT.OFPUBLICWORKS 410-758-0925
7 SEDIMENT&EROSIONCONTROLDETAILS THEADJACENTDEPARTMENTOFHEALTHPARKINGLOT.)
DELMARVAPOWER 410-758-0830
8 STORMWATERDETAILS
MISSUTILITY 800-441-8355
9 STORMTECHDETAILS TOTALPARKINGSPACESPROVIDED= 11SPACES
DUMBHOME,LLC 1-410-758-2237
INCLUDINGONEHANDICAPPARKINGSPACE
3. ALLCONSTRUCTIONWITHINPUBLICANDPRIVATEROADSSHALLBEMARKEDFORTRAFFICAND OWNERDEVELOPER PREMISEADDRESS
PEDESTRIANSAFETY.ALLSIGNSSHALLBEPLACEDINACCORDANCEWITHSECTIONVIOFTHEMANUAL
ONUNIFORMTRAFFICCONTROLDEVICES.
TREDAVONPARTNERS,LLC 216NCOMMERCEST
4. ALLMATERIALSANDMETHODSOFCONSTRUCTIONSHALLBEINCONFORMANCEWITHTHETOWNOF POBOX387 CENTREVILLE,MD21617
CENTREVILLEDEPARTMENTOFPUBLICWORKS.
11MARCIALN
5. THECONTRACTORASSUMESALLRESPONSIBILITIESFORANYDEVIATIONSFROMTHESEPLANS,UNLESS DORSET,VT05251
SAIDDEVIATIONISAPPROVEDBYTHEENGINEER.THECONTRACTORSHALLRECEIVEWRITTEN (443)480-2532
PERMISSIONFROMTHEENGINEERIFADEVIATIONOFTHEPLANISNECESSARY.
SURVEYOR ENGINEER
6. ALLDISTURBEDAREASSHALLBESMOOTHLYGRADEDTOPROVIDEPOSITIVEDRAINAGEINTHEDIRECTION
PLANNINGCOMMISSIONCERTIFICATE
OFFLOWARROWS,SPOTGRADES,ANDCONTOURSSHOWNHEREONANDSTABILIZEDWITHTOPSOIL,
SEED,ANDMULCH.IFSETTLEMENTOCCURS,TOPSOIL,SEEDINGANDMULCHINGSHALLBEREPEATED MICHAELA.SCOTT,INC. DUMBHOME,LLC
THISISTOCERTIFYTHATTHISSITEPLANWASAPPROVEDBY UNTILSETTLEMENTSUBSIDES(SEEEROSIONANDSEDIMENTCONTROLSPECIFICATIONS). 400SCROSSST,STE4 309WINDSORAVE
THECENTREVILLEPLANNINGCOMMISSIONONTHE DAY 7. ALLTRASH,TREES,DEMOLITIONDEBRIS,ANDUNDERBRUSHARETOBECLEAREDANDREMOVEDOFF CHESTERTOWN,MD21620 CENTREVILLE,MD21617
OF ,20 . SITETOANAPPROVEDDUMPSITEBYTHECONTRACTOR. PHONE:(410)778-2310 PHONE:(301)529-2368
8. ANYEXCESSEXCAVATEDMATERIALPLACEDOUTSIDEOFTHOSEAREASDESIGNATEDONTHISPLAN
SHALLMEETAPPROVALOFTHETOWNANDQUEENANNE'SCOUNTYINSPECTORSANDENGINEER.
.
9. ANYEXISTINGSURVEYMONUMENTATIONTHATISDISTURBEDDURINGCONSTRUCTIONSHALLBE
SIGNATUREDATE
REPLACEDBYAREGISTEREDSURVEYORATTHECONTRACTOR'SEXPENSE.
10. ALLFILLAREASWITHINLIMITSOFPAVEMENT,BUILDINGCONSTRUCTION,ANDOTHERAREASAS
DESIGNATEDONTHESEPLANSSHALLBECOMPACTEDTO95MODIFIEDPROCTORDENSITYANDLAID
DEPARTMENTOFEMERGENCY ANDCOMPACTEDIN8"MAXIMUMLIFTS.
SEDIMENT&EROSIONCONTROL
SERVICESOFFICEOFTHEFIRE 11. ALLFILLAREASWITHINLIMITSOFWALKS,PATIOS,ETC.SHALLBECOMPACTEDTO90MODIFIED
PROCTORDENSITYANDLAIDANDCOMPACTEDIN8"MAXIMUMLIFTS. SITEINFORMATION:
MARSHALCERTIFICATE
12. IFPOSSIBLE,EXCAVATIONSANDTRENCHESSHALLNOTREMAINOPENOVERNIGHT.IFITISNECESSARY
FORTRENCHESTOREMAINOPEN,STEELPLATES,CAPABLEOFBEARINGTRAFFIC,SHALLBEUSEDTO TOTALSITEAREA 8,666 SQ.FT.
THISISTOCERTIFYTHATTHISSITEPLANWASAPPROVEDBYTHEQUEEN
COMPLETELYCOVERTHETRENCHORSAFETYFENCINGSHALLBEINSTALLEDTOCOMPLETELYENCLOSE LIMITOFDISTURBANCE(ONSITE) 8,666 SQ.FT
ANNE'SCOUNTYDEPARTMENTOFEMERGENCYSERVICES-OFFICEOF
THEFIREMARSHALONTHE DAYOF ,20 . THEEXCAVATIONORTRENCH. PROPOSEDIMPERVIOUSAREA 7,199 SQ.FT
VEGETATIVELYSTABILIZEDAREA 1,467 SQ.FT
13. THECONTRACTORSHALLPROVIDETHEQUEENANNE'SCOUNTYSWMINSPECTORANDTHETOWNOF
LIMITOFDISTURBANCE(OFFSITE) 50 SQ.FT
CENTREVILLEWITHASETOFRED-LINEDAS-BUILTSOFTHEPROPOSEDSTORMWATERFACILITIES.RED
OFFSITEIMPERVIOUSAREA 50 SQ.FT
LINESSHALLSHOWTHEHORIZONTALANDVERTICALLOCATIONOFALLUNDERGROUNDPIPINGAND
JEFFREYMORGAN,FIREMARSHAL. TOTALLIMITOFDISTURBANCE 8,716 SQ.FT
STRUCTURESASSURVEYED,BEFOREBEINGBACKFILLED.
APPROVEDBY: APPROVEDBY: REVISIONS: DATE: DumbHome,LLC TITLESHEET SHEET:
ProfessionalCertification:
DECEMBER1,2023
Iherebycertifythatthese 309WindsorAve
1192024 ADDRESSTACCOMMENTS,SUBMITFORPLAN.COM.
TOWNOF SCALE: documentswere Centreville,MD21617 216NCOMMERCEST 1
TOWNOFCENTREVILLEENGINEER DATE QACo. DEPT.OFPUBLICWORKS DATE 432024 SITELAYOUTREVISIONSPERPLANNINGCOMMISSION 1"=60' preparedorapprovedby dumbhome@gmail.com
CENTREVILLE, me,andthatIamaduly MIXED-USEBUILDING
www.dumbhome.com
licensedProfessional
MARYLAND APPROVEDBY: JOBNUMBER: Engineerunderthelaws 301-529-2368
3RDELECTIONDISTRICT,QUEENANNE'SCOUNTY,MD
23-013
oftheStateofMaryland,
LicenseNo.31184, TAXMAP44C,GRID8,PARCEL778 of 9
DESIGNER:
ExpirationDate:1-16-25. DATE: PREPAREDFOR:TREDAVONPARTNERS,LLC
QACo. SOILCONSERVATIONSERVICE DATE SEL COPYRIGHT C 2024

LEGEND
EXISTING
X
SS S
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SOILBORINGLOCATION
LIMITOFDISTURBANCE
SILTFENCE
SUPERSILTFENCE
FILTERLOG
STABILIZED
CONSTRUCTIONENTRANCE
TEMP.STOCKPILELOCATION
APPROVEDBY: APPROVEDBY: REVISIONS: DATE: DumbHome,LLC EXISTINGCONDITIONSPLAN SHEET:
ProfessionalCertification:
DECEMBER1,2023
Iherebycertifythatthese 309WindsorAve
1192024 ADDRESSTACCOMMENTS,SUBMITFORPLAN.COM.
TOWNOF SCALE: documentswere Centreville,MD21617 216NCOMMERCEST 2
TOWNOFCENTREVILLEENGINEER DATE QACo. DEPT.OFPUBLICWORKS DATE 432024 SITELAYOUTREVISIONSPERPLANNINGCOMMISSION 1"=20' preparedorapprovedby dumbhome@gmail.com
CENTREVILLE, me,andthatIamaduly MIXED-USEBUILDING
www.dumbhome.com
licensedProfessional
MARYLAND APPROVEDBY: JOBNUMBER: Engineerunderthelaws 301-529-2368
3RDELECTIONDISTRICT,QUEENANNE'SCOUNTY,MD
23-013
oftheStateofMaryland,
LicenseNo.31184, TAXMAP44C,GRID8,PARCEL778 of 9
DESIGNER:
ExpirationDate:1-16-25. DATE: PREPAREDFOR:TREDAVONPARTNERS,LLC
QACo. SOILCONSERVATIONSERVICE DATE SEL COPYRIGHT C 2024

S.H.A.MIXNo.2
LEGEND 5'-6" 1"RADIUS 6" CONCRETEOR
PRECAST 1
EXISTING PROPOSED FINISHEDGRADE 2MAX. SCORE 1"RADIUSNOSING 2
ORBUILDING PAVEMENT 6"
3
4"THICK
6" ASPHALT SUB-GRADE
4"CR-6 PAVEMENT
18"
VARIES
20
21
84"
1'
SUBGRADEANDCR-6
SUB-BASE
TOBECOMPACTEDTO
1.5
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TO95MODIFIED 3"BANKRUN
NOTES: CONCRETEMD. PROCTORCOMPACTION GRAVELORCR-6
1) PROVIDECONTROLJOINTSEVERY5'ANDEXPANSION 4" S.H.A.MIXNO.2
JOINTSEVERY15'. 6" 3000PSI28DAY 2) PROVIDEABROOMFINISH. COMPRESSIVE
STRAIGHT6"CURBDETAIL
3) ALLWALKSSHALLMEETAPPLICABLEADASTANDARDS. STRENGTH
4) THISSECTIONISNOTAPPROPRIATEFORTRAFFIC
NOTTOSCALE
BEARINGLOCATIONSORATDUMPSTERPADS.
MONOLITHICSIDEWALKANDCURBDETAIL
X
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4000PSICONCRETE
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PREFORMEDEXPANSION 12"
JOINTMATERIAL
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EXPANSIONJOINTDETAIL
GENERALNOTE:
1.CONSTRUCTIONJOINTSAT5'INTERVALS.
2.EXPANSIONJOINTSAT25'INTERVALS.
SIDEWALKDETAIL
NOTTOSCALE
APPROVEDBY: APPROVEDBY: REVISIONS: DATE: DumbHome,LLC SITEPLAN SHEET:
ProfessionalCertification:
DECEMBER1,2023
Iherebycertifythatthese 309WindsorAve
1192024 ADDRESSTACCOMMENTS,SUBMITFORPLAN.COM.
TOWNOF SCALE: documentswere Centreville,MD21617 216NCOMMERCEST 3
TOWNOFCENTREVILLEENGINEER DATE QACo. DEPT.OFPUBLICWORKS DATE 432024 SITELAYOUTREVISIONSPERPLANNINGCOMMISSION 1"=20' preparedorapprovedby dumbhome@gmail.com
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MARYLAND APPROVEDBY: JOBNUMBER: Engineerunderthelaws 301-529-2368
3RDELECTIONDISTRICT,QUEENANNE'SCOUNTY,MD
23-013
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LicenseNo.31184, TAXMAP44C,GRID8,PARCEL778 of 9
DESIGNER:
ExpirationDate:1-16-25. DATE: PREPAREDFOR:TREDAVONPARTNERS,LLC
QACo. SOILCONSERVATIONSERVICE DATE SEL COPYRIGHT C 2024
"5.7
SAWCUTEX.CURBTONEARESTJOINTANDPOURNEW3'RADIUSCURBANDNOSEDOWN
FLUSHWITHPROPOSEDSIDEWALK.
SAWCUTEX.ASPHALTANDPAVEPROPOSEDCONCRETEAPRONFLUSH.
SEEELECTRICALPLANSFORPROPOSEDWALL-MOUNTEDPARKINGLOTLIGHTING.
432024
4 HANDICAPPARKINGSIGNFASTENEDTOBUILDINGWALLPERDETAILTHISSHEET.
5 9'x9'FENCEDTRASHCORRAL.FENCINGSHALLBE5'HIGHWHITEVINYLWITHA4'WIDE
LATCHINGDOOR.CONCRETEPADSHALLBE4"CONCRETEON4"CR-6PERSIDEWALK
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6 5'x2'DETECTABLEWARNINGSURFACEPERMSHADETAIL655.40ONSHEET7. 432024
7 PROPOSEDTWO-PERSONBENCHFIXEDTO5'x7'-6"STAINED&PATTERNEDCONCRETE.
8 SEEARCHITECTURALSFORHANDRAILTHATLIMITSACCESSFROMSTREETSIDEONLY.
9 PROVIDESAFETYCONESANDWARNINGSIGNAGETODIRECTPEDESTRIANAWAYFROM
CONSTRUCTIONZONE 7'-0"LONG,370LBS.,TWO58"X18"ANCHORPINS.
SPECIFICATIONSFORQUALITY:SMOOTHSTEELFORM 10 PROPOSEDTWO-BIKEBLACKSTEELU-RACKFIXEDTOCONCRETEWALK
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11 PROPOSEDPICNICTABLEANDFIXEDCHARCOALGRILL 432024
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NOTES:
1. SIGNSHALLMEETTHEMUTCD
STANDARDSFORANR7-1SIGN.
2. PAINTSHALLBEREDONWHITE.
3. SIGNINSTALLEDIONBUILDINGWALL
WITHBOTTOMEDGE6'-0"ABOVE
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TREECANOPYCALCULATIONS
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PERCENTAGEOFTREECOVERREQUIRED(15)= (cid:20)(cid:15)(cid:22)(cid:19)(cid:19)(cid:3)(cid:54)(cid:41)(cid:147)
SEEPLANFOR
PROPOSEDTREES
ARROWDIRECTION
1MEDIUMTREE(900SFPERTABLEA) 900SF 432024
1SMALLTREE(400SF) 400SF
TOTALPROPOSEDTREECANOPY 1,300SF
PARTIALELEVATION
NOTTOSCALE
NOPARKINGSIGNDETAIL
NOTTOSCALE

COMMERCE STREET VIEW
WEST ELEVATION SOUTH ELEVATION EAST ELEVATION NORTH ELEVATION
SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0" SCALE: 1/8"=1'-0"
01
:: 216 NORTH COMMERCE STREET MIXED USE BUILDING :: SCHEMATIC DESIGN :: March 11, 2024
205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2024
"4/3
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MATERIALS
ALUMINUM STOREFRONT
ALUMINUM CLAD WOOD WINDOWS
PVC TRIM
VINYL OR CEMENT BOARD SIDING
ALUMINUM RAILINGS
CONCRETE FOUNDATION
SINGLE-PLY MEMBRANE ROOFING (NOT VISIBLE)

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W/D
HW
SHELVES
REF REF
02
:: 216 NORTH COMMERCE STREET MIXED USE BUILDING :: SCHEMATIC DESIGN :: March 11, 2024
205 E. Water Street, Suite A, Centreville, Maryland 21617 - 410.758.1000 COPYRIGHT TORCHIO ARCHITECTS, INC. 2024
W H
LC
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W/D
SHELVES
REF
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CLOSET
BEDROOM
BEDROOM
9'-9"x 11'-6" BATH
9'-10 1/2" x 11'-10"
8' CLOSET
DINING
KITCHEN
LIVING STAIR
BALCONY
5' x 8'
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9'-10 1/2" x 11'-10"
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LAVATORY
LAUNDRY
COMMERCIAL TENANT SPACE
DINING
KITCHEN
LIVING
ACCESSIBLE UNIT
LEVEL 1 PLAN
SCALE: 1/4"=1'-0"

DATE: April 3, 2024
PROJECT: Tred Avon Partners, LLC - 216 N. Commerce Street Mixed Use Building
RE: CENTREVILLE DESIGN STANDARDS COMPLIANCE CHECKLIST
We believe the descriptions below are self-explanatory when you read the letter side-by-side with
the Centreville Design Standards document.
4. COMMERCIAL
A. PARKING
1. Parking
Parking is located behind the building as required by the Centreville Design Standards
(CDS).
2. Drive-thru Business: Not applicable.
3. Parking Lot Circulation
The parking lot is clear and logical due to its simple layout.
Planting islands and curbing are provided to delineate the majority of the parking spaces,
and are supplemented with parking blocks at the head of each parking space.
No parking spaces are proposed on primary vehicular travel lanes.
No spaces are proposed in the vicinity of the driveway entrance/exit.
No cross access easements are proposed.
No future development is anticipated on adjacent parcels that warrant future connections
No loading space is required or proposed for the proposed commercial unit.
4. Parking Lot Landscaping
One tree is required for a lot with 8 parking space, and two are proposed.
No internal planting areas are required because there are no long rows of parking spaces.
5. Parking Lot Screening
No parking lot screening is required for parking lots located behind the building, according
to the CDS. Moreover, we prefer that visibility from the street be maximized so incoming
tra>ic can see if there is any outgoing tra>ic along the one-lane driveway. This way,
incoming tra>ic can stop in the street to provide a safe opportunity for outgoing vehicles to
turn right onto N Commerce Street.
6. Pedestrian Walkways through Parking Lots
The ADA parking space and refuge area are as close as possible to the accessible entrance
door on the side of the building.
The pedestrian walkway is 5’ wide and connects the ADA parking refuge area with the
turnaround area/trash corral.

Tred Avon Partners – 216 N. Commerce St
Design Standards Compliance Checklist
April 2, 2024
Page 2
The walkways and sidewalks provide a convenient linkage from the parking lot to the main
entrance on the side of the building, as well as to the front entrance for the commercial unit.
The front commercial entrance is accessed directly o> the N Commerce Street sidewalk,
and the entrance to the residential units is on the building side in a straightforward manner.
There are no transit stops or pedestrian drop o> site associated with the proposed project.
Night lighting along the south side of the building will be shown on the construction-level
MEP plans as part of the architectural set. See section D below for more information.
7. Mass Transit Bus Drop O> / Pick Up Area: Not applicable.
B. SIDEWALK AND PEDESTRIAN
1. Connections
An attached public sidewalk is proposed, mimicking the existing sidewalk. This sidewalk
will be constructed to SHA standards, according to the details included on the plans.
In addition, we have shown a pedestrian connection between the rear parking lot and the
adjacent County parking lot. Because County sta> have indicated that they will not allow a
driveway connection between the proposed rear parking area and the County’s parking lot,
we are proposing a simple pedestrian woodchip path in lieu of a formal concrete walk. This
recognizes the likelihood that building users may choose to park in the adjacent lot, but it
does not encourage them to do so.
C. STRUCTURES
1. Prominent Entrance
The main entrance is prominent in that it accessed via wide stairs to a recessed porch, with
a ceiling mounted decorative light fixture and has a glass door with a large glass sidelight
and transom. The porch floor will be covered with stone tiles. The side entrance is
accentuated by a canopy roof with a ceiling mounted decorative light fixture and has a glass
door with a large glass sidelight and transom. The light fixtures will be chosen during design
development.
2. Massing
The base of the building is clearly accentuated with columns, storefront windows, cornice,
larger windows and enlarged base trim. The middle floors have smaller windows and
balconies. The top of the building has a large cornice atop a parapet wall on the front and
sides of the building.
3. Ground Level Details
The street front ground floor is accentuated with columns with plinths, large storefront
windows with kickplates, projecting sills, signs will be painted on windows, a front porch
and cornice line separating the ground floor from the second floor. The sides not facing the

Tred Avon Partners – 216 N. Commerce St
Design Standards Compliance Checklist
April 2, 2024
Page 3
street have taller windows than the upper floors, enlarged base trim band and a entrance
canopy over the side entrance.
4. Screening Blank Walls: There are no blank walls.
5. Plazas, Courtyards, and Seating Areas
The publicly-oriented common area is located to the left of the front entrance and includes
two of the seven required elements: patterned stained concrete, and a public bench. A
third requirement is addressed with the bicycle rack at the rear of the building, which is
intended for use by the apartment residents and their guests.
6. Site Furnishings
In addition to those listed in the previous paragraph, the site plan includes a grill and picnic
table in the rear corner of the property.
7. Orientation to Streets
The front façade of the building includes a commercial storefront and a recessed covered
entrance, which are immediately identifiable as a business storefront, as suggested by the
CDS.
8. Setbacks
The building is set as close to the front property line as possible while still meeting the
required separation between the existing powerlines and the building. (This is a safety
concern for people working on the building during construction as well as maintenance over
the lifetime of the building.)
The CDS waives the requirement for open space for buildings such as this one that are
located next to the front sidewalk. Nevertheless, we have proposed common amenities as
indicated in paragraphs 5 and 6 above.
9. Weather Protection
The eight foot deep recessed porch provided weather protection for the main entrance and
a four foot canopy provides protection over the side entrance.
10. Roofline Expression
The large cornice over the storefront windows establishes a pedestrian scale the street facade.
The same large cornice likewise caps the top of the building. A sloping roof is not practice for
this more urban building design.
11. Concealing Rooftop Equipment: No rooftop equipment is planned.
12. Expression of Entrances to Large Commercial Developments: Not applicable.

Tred Avon Partners – 216 N. Commerce St
Design Standards Compliance Checklist
April 2, 2024
Page 4
D. LIGHTING
1. Height
There is no pole lighting proposed. The lighting will be designed by an electrical engineer
during the design development phase. The parking lot will be lit by shielded, night-sky
compliant, building mounted fixtures on the rear of the building. These fixtures will be
approximately 20’ above grade. The lighting will be designed not to exceed the minimum
light levels established by the IESNA Recommended Practices and Design Guidelines
Latest Edition and/or the American National Standards Institute (ANSI) and as necessary for
safety. The site lighting will be controlled by motion sensor and photocell.
2. Illumination
Illumination will comply with the requirements of the Required Standards.
3. Design Compatibility
In addition to the parking lot lighting described above, there will be decorative ceiling
mounted fixtures above each entrance that will be on from dusk to dawn and step lights
along the southside sidewalk that will be controlled by motion sensor and photocell.
4. Discouraged Lighting: None proposed.
5. Prohibited Lighting: None proposed.
6. Exempt Lighting: So noted.
E. SERVICE AREAS
1. Screening of Trash and Service Areas
The trash coral will be screened by a five foot high solid vinyl fence with a 4’ wide gate. The
trash and recycling containers will be the plastic tote type.

MEMORANDUM
TO: TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP
PLANNING COMMISSION SD
SENIOR PLANNER, EPR FOR
CENTREVILLE
ORGANIZATION: CENTREVILLE MD DATE: APRIL 10, 2024
Re: Final Site Plan Review and Variance
Request 216 N Commerce Street - Mixed Use
Building
 URGENT X FOR YOUR USE  PLEASE COMMENT PLEASE REPLY PLEASE
RECYCLE
Introduction
The Applicant seeks Final Site Plan Review (§170-22 A. (10) in accordance with the provisions of
§170-47, especially §170-47 E.3 to “…approve, conditionally approve, or reject a site plan.”
Additionally as part of this review, the Planning Commission is also asked to consider a variance
request for a reduction of the §170-32 C.2.d requirement that driveway entrances from “... at least 7
½ feet from side lot lines” to allow that the face of curb is 0.5 feet from the right-side lot line. In
accordance with §170-59 C.1.b Planning Commission’s review is to evaluate the proposal as to
consistency with the Comprehensive Plan and provide comment to the Board of Appeals.
As reviewed with Planning Commission at the February 21, 2024 meeting, the Applicant has provided
an updated site plan for review by Planning Commission for final site Plan Consideration and
recommendation to the Board of Appeals for the variance request noted above.
The development is proposed to consist of a new 33 feet, 11 ¾ inches high, three floor, 5,260 square
feet mixed-use building on a currently vacant lot. The building will consist of 900 square feet of
ground floor front commercial use, one, one bedroom and four two-bedroom residential apartments.
The site (Map 44C, Parcel 778) is approximately 8,236 square feet (Property Land Area: SDAT) to
8,666 SF (Total Site Area noted on Site and Construction Plans) in size.
1

Final Site Plan Review Updated Information
Site Plan and Schematic Design Plan
The applicant has nicely identified (red revision clouds) the items on the Site Plan Sheets that have
been updated in response to the discussion with staff and Planning Commission. These updates
include:
Sheet 1: Updated Parking Calculation space information to show the 7 parking spaces provided along
with one handicap parking space onsite and the request for credit for 3 on street parking spaces for
the commercial tenant space (noting that the lease document for the Commercial Space is proposed
to include language that employees and customers are requested to utilize on-street parking spaces at
all times).
Sheet 3: Key notes and item updates include:
Items 5 and 12: 9 x 9 Fenced trash corral, with fencing and concrete slab and base details as well as
paint striping for handicap refuge and turn around at trash corral.
Item 7: Proposed two-person bench noted fixed to 5X7-6” stained & patterned concrete to the left of
the covered entry just south of the meter vault access.
Water Meter
Please note the applicant has indicated that “In the near future, they intend to discuss the possibility
of shrinking the proposed water meter because the nearby fire hydrant flow test indicates that a 4-
inch water meter will be adequate compared to the 6-inch meter currently shown. Noting they trust
that a smaller meter would be preferred by the PC as to be less intrusive visually.
Asking for additional clarification regarding potential reduction of the size of the “meter vault”
regarding the any potential to further relocate the building forward and unfortunately, was told that
any further movement of the building forward is not possible “because of the minimum setback to
the overhead power lines to protect construction workers and building maintenance workers. The
applicant team noted We're hoping a smaller meter box would be less obtrusive and perhaps not even
visible above the sidewalk, except for the access hatch.
Items 10 & 11: Proposed two-bike black steel u rack fixed to the concrete walk in the rear of the
building adjacent to the 1-inch tree near the handicapped parking space and the proposed picnic table
and fixed charcoal grill to be located at the rear north east “bumped” out portion of the property
utilizing the area with the 1” medium tree.
2

The architectural plans have been updated to note the building height of 33 feet -11 3/4 inches on
West Elevation lower left (Schematic Design – sheet 01) as well as proposed floor plan layouts
(Schematic Design – Sheet 02).
Design Standards Compliance Checklist
The applicant kindly provided a four-page Design Standards Compliance Checklist for our review
that does follow along nicely with Section 4 Commercial, Town of Centreville Commercial Design
Standards.
Lighting Plan – The applicant has not yet included a lighting plan for your consideration but has
asked for expedited completion of one they hope to present to the Planning Commission at the April
17, 2024, meeting.
Variance Request
As we discussed with the applicant at the February 21, 2024 meeting it does seem a reduction of the
§170-32 C.2.d requirement that driveway entrances from “... at least 7 ½ feet from side lot lines,
would be consistent with the Comprehensive Plan, especially given all of the similar circumstances
and characteristics in the CBD zoned area.
As noted previously, the Planning Commission may wish to consider a text amendment eliminating
applicability of the entrance distance criteria from the CBD zone.
Consistency items: Town of Centreville: Comprehensive Plan: 2040
This designation encompasses properties downtown where mixed-use development is encouraged,
and a broad array of commercial and institutional land uses would continue to be allowed. The Plan
also encourages residential apartments above commercial storefronts and new residential buildings
with densities that can meaningfully increase the resident population in the CBD, such as one
housing unit per 1,200 square feet of lot area.
Additionally granting this variance to allow the development as proposed is consistent with several
of the twelve State Planning visions (Page 11, Town of Centreville Comprehensive Plan: 2040),
including but not limited to:
Vision - 4. Compact, mixed use, walkable design consistent with existing community
character and located near available or planned transit options is encouraged to
ensure efficient use of land and transportation resources and preservation and
enhancement of natural systems, open spaces, recreational areas, and historical,
cultural, and archeological resources.
3

Conclusion – Recommendation
If review of the lighting plan anticipated to be presented during the April 17, 2004, meeting and final
site plan review is satisfactory, Town Planning recommends the Planning Commission
1) Conditionally approve the final site plan and
2) recommend that the Board of Appeals approve the variance request to allow “the face of curb
of the driveway entrance be 0.5 feet from the right-side lot line”, finding it consistent with the
Town of Centreville Comprehensive Plan: 2040.
Any recommended conditions of approval that the Commission may wish to consider, which may
arise during your final site plan review should include:
1. That the Applicant shall obtain all required local, County, State, and federal approvals and
permits and satisfy any final public works specifications and details that may be required by
the Town engineering and public works staff.
4

Proposed Providence Farm Annexation Items for Consideration for Zoning Discussion
As I briefly noted for you at the April 3 Planning Commission Work session, Town Staff (Planning,
Engineering, Town Manager) and the Applicant’s representative had a positive discussion about the proposed
zoning for the Proposed Providence Farm Annexation. After further discussion with our Town Attorney and
the applicant, the Applicant’s team would like the opportunity to discuss that R-1 is not a zoning consistent
with PFA designation or the 2040 Comp Plan along the MD Rt 304 frontage identified for nonresidential uses,
as well as to discuss the zoning options. The applicant’s team hopes to get some direction from the Planning
Commission before we revise the zoning request. The applicant also hopes to seek your perspective and
advice regarding the zoning that might best fit what they hope to develop consistent with the Planning
Commission and Town’s desired growth planning.
In the Town Staff discussion, we talked about the applicant’s team considering either TND Zoning (which our
Town of Centreville Comprehensive Plan: 2040 notes will be updated, page 36) or at least R-2/C-2 with the
Complete Communities Place based PUD (also noted to be developed through updates to the Town’s zoning
and subdivision regulations (page 38).
Since both zoning and potential subdivision updates/modifications are on the Planning Commission’s
Comprehensive Plan Implementation workplan, I thought this discussion might also be helpful and illustrative
in that regard.
During the Applicants consideration of the potential to use TND zoning (current requirements) a few example
concerns have been identified which are provided as the basis for our discussion including but not limited to
that the Current TND Zoning may affect the ability to do a variety of housing types, and characteristics (e.g.
front loading attached garages), as well as limitations on square footage of nonresidential uses.
Overview of issues Land Use/Zoning and Priority Funding Issues
The following is a series of supporting items noted from the Town of Centerville Comprehensive Plan: 2040
as well as Maryland Legislation that provides more information about discussions Town Staff has had with
the applicant regarding the recommendation that they seek alternative zoning than R-1 for the proposed
Annexation.
Future Land Use
Of the Total approximately 279.6690 Acres proposed for annexation, Centreville’s Future Land Use Plan
provides:
Resource Conservation/Open Space: 101 acres
Commercial: 23 acres
Residential: 156 acres
1

2

Zoning
Original Zoning proposed by the Applicant is noted in the proposed Annexation Plan (Resolution Exhibit C)
as R-1 and that the Complete Neighborhood PUD “floating zone” (or another district consistent with the
Comprehensive Plan and the provisions of the PUD zone will “control the development and the use of the
property.
Clip from the proposed Annexation agreement:
The Annexation agreement correctly identifies that the parcel is designated as Complete Neighborhood on
Map 2 Growth Area Plan in the Municipal Growth Element (page 27 as well as in the Annex) and as
identified as a Tier II Growth Area (Map 1 B, page 26 and the Annex) in the Town of Centreville
Comprehensive Plan: 2040. Tier II designations are future growth areas planned for sewer service.
In Town Staff Manager, Engineer and Planner’s discussion we’ve talked about how the proposed R-1 Zoning
isn’t consistent with Future Land Uses noted on the Future Land Use map (clip provided above), especially
the Resource Conservation/Open Space (approximately 100 acres and Commercial (approximately 23 acres).
Consistency considerations for the Residential, Resource Conservation/Open Space and Commercial Future
Land Uses:
Residential – Complete Neighborhoods Density and MD Public Facilities Financing Statute
As noted on page 35 in the Residential section of the Future Land Use Element (Town of Centreville
Comprehensive Plan: 2040) that infill tracts be developed as “..complete neighborhoods based on designs
consistent with the Complete Neighborhoods Objectives and the Town’s complete neighborhood priorities-
with an overall density approximating 3.5 housing units per acre”.
3

Additionally, as provided in Table 2 (page 18 as well as in the Annex), Growth Area 4 in which the proposed
annexation parcel is located is identified as Residential Zoning, for the larger area (including the parcel
proposed for annexation) based on a density of 3.5 units per acre noted as the minimum density to be achieved
in support of financial feasibility for the provision of sewer and priority funding area (PFA) requirements.
State of Maryland statues related to Priority Funding Area (PFA designation requirements) State Finance and
Procurement Article 5 “ §5–7B–03.
(d) (3) (i) If an existing community receives a public or community sewer system, an area beyond the periphery
of the developed portion of the existing community may be designated as a priority funding area if the
development of the area beyond the periphery: 1. has a permitted average density of at least 3.5 units per acre;
and 2. the area is served by a public or community sewer system.”
(e) An area, other than an existing community under subsection (d) of this section, may be designated as a
priority funding area if:
(1) the area:
(i) is within a locally designated growth area of the local government; and
4

(ii) is planned to be served under the approved 10-year water and sewer plan;
(2) the designation represents a long-term development policy for promoting an orderly expansion of
growth and an efficient use of land and public services; and
(3) in that part of the area designated by the local government for residential use or development, there
is permitted an average density of not less than 3.5 units per acre.
Even in 2001, when the Rolling Bridge Subdivision was proposed for development in Queen Annes
County, and the Town of Centreville raised objections regarding the lost opportunity for growth, that
calculation was based on 4 dwelling unites per acre (consistent with PFA requirements of 3.5 du per
acre for State may not provide funding for a growth-related project if the project is not located within a
priority funding area.
5

Waiver Request – Ordinance 02-2024
The following explanation about waiver provision provided in State statues is an excerpt from the Maryland Municipal League’s Annexation
Handbook:
“Subsection 4-416(b) of the Local Governments Article of the Annotated Code provides that no city or town may for five years following an
annexation allow development of property within an annexed area if the development would be substantially different than the use authorized under
county zoning at the time of the annexation. Also, for five years following an annexation, development density of newly annexed property may not be
greater than 50% higher than would have been permitted under county zoning at the time of annexation. A county governing body may waive this
requirement if its members desire.”
The applicant has indicated they would like the Town to apply for a waiver from Queen Anne’s County for consideration of the ability to provide R-1
Zoning for the Parcel from the County’s current Zoning of A to be considered. Ordinance,-02-2024-Rezoning-Map-44F-Parcel-60-Providence at
Centreville introduced by Centreville Town Council March 22, 2024 and referred to the Planning Commission for comment.
R-1 Density and Consistency
For you reference re R-1 Zoning Please see the following clip from the Schedule of Zone Regulations:
As you are likely aware and may recall, Centreville’s R-1 Zoning only allows a maximum of 3.0 dwelling units per acres, except for Active Adult
single Family. While Active Adult Single family could be an important component of a complete neighborhood, one that is 100% Active Adult single
family isn’t consistent with the development of complete neighborhoods (page 38).
6

Commercial Land Use
As noted above, the Future Land Use map depicts approximately 23 acres of Commercial Land
Use for this parcel which is also depicted on Map 8 street Plan (page72 and the Annex) to
include new primary local streets as well as a minor collector extending Vincit street southward
to the East Side Major Collector at Taylor Mill Road Extended to serve the north-south travel
needs of the southeast portion of the growth area. The applicant has indicated in a meeting with
the County that they will propose to offer approximately 10 acres of the property (assumed to be
adjacent to parcels currently owned by Queen Annes County) which appear to be located in the
area currently depicted as Commercial on the Future Land Use map. The County may consider
this as an opportunity for further consolidation of County Offices and would then need to work
with the Town for the appropriate Zoning as Government offices are not a permitted use in R-1.
Additionally, this would result in approximately 13 acres that would also need to be rezoned to
be able to implement and develop “supporting non – residential uses” of a commercial land use
nature.
Additionally, this item included in the proposed Annexation Agreement and Public Facilities
Agreement is also confusing regarding the Commercial use reference, especially given the
request for R-1 zoning:
Town Staff has discussed the issues we find with R-1 zoning included in the Annexation Plan,
Annexation Agreement as well as Ordinance 02-2024 not being consistent with the Town of
Centreville Comprehensive Plan: 2040 as well as jeopardizing the areas eligibility for Priority
Funding Area (PFA) Certification (state assisted financing for public facilities).
Town staff recommends that the applicant reconsider zoning to something that provides non
residential uses to be established in the areas identified as Commercial Land Use that support the
residential ( mix of housing types and overall residential density of 3.5 units an acre for the
residential portions of the property as noted above).
8

Resource Conservation Open Space
This parcel is one noted to have deed restricted open space (depicted on Map 1 A, page 24 and in
the annex).
The applicant has indicated that approximately 155.96 acres was required to be Deed Restricted
Open Space as a part of the Rolling Bridge Subdivision and is currently restricted to only being
further developed in the event that Annexation by Centreville occurs, or is attempted and
rejected, then the applicant has the right to address with further consideration from Queen Annes
County.
These excerpts/snips from QAC Planning Department memo to Queen Annes County Planning
staff memo to Commission July 12, 2001, QAC File #03-01-04-0004, Peter G. Sheaffer
(Providence Farm):
9

These excerpts from 8/22/2001 Deed of Open Space Easement (date stamped clerk of circuit
Court- October 16 2001:
Just as an illustration of some of the Watershed issues that we need to be aware of re the
proposed Annexation, please see this snip from the Tier II Watershed map (MDE), the yellow
shading you see on the eastern side of the property represents areas with no assimilative capacity.
10

Approximately 113 acres (of the approximately 156 acres of residential depicted on the Future
Land Use map) remain if this No Assimilative Capacity area is removed (assuming it needs to be
water quality enhanced rather than available for development). The applicant has indicated that
they will be seeking a release from that Open Space Deed Restriction to be effective upon
subdivision approval.
11

M. 44C HERITAGE
CBD P. 844 TOWN OF CENTREVILL R- E 1
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M. 44C 5 4 M. 44C M. 44C Proposed Zoning Map Changes
P. 895 M. 44C M. 44C T P. 833 P. 750
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ISSUED BUILDING PERMITS
March 1 - 31, 2024
Permit # Applicant Owner Address Type Issue Date*
BP-17-24 James Wurster James Wurster 112 Walnut St. Fence 3/4/2024
BP-20-24 Bradley Hull Mark Selby 109 Chestnut addition, close in porch 3/7/2024
BP-21-24 Richard Keith/Processor 5253 LLC 2977 4H Park Rd. tenant fit-out 3/7/2024
BP-22-24 Wells Home Improvements Roberta King 118 Encore Court replace roof 3/7/2024
BP-23-24 Economy Restoration Leslie Follum 105 Northfield Way replace roof 3/11/2024
BP-24-24 Island Remodeling LLC Samuel Diphilippo 202 Tilghman Ave Kitchen and bath remodel 3/21/2024
BP-25-24 Economy Restoration Brian Russell 426 Brookfield Dr. replace roof 3/21/2024
BP-26-24 Christopher Evans Christopher Evans 206 S. Liberty St. garage on concrete pad 3/21/2024
BP-27-24 Darrell Barricklow QAC Commissioners 110 Vincit St temporary site trailer/Commercial 3/21/2024
BP-28-24 Bozek, Inc. Penn Station Joint Venture 210 Pennsylvania Ave. modification/commercial 3/21/2024
* based on the approval date by Zoning Administrator