june 26 2024 planning commission packet

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

CENTREVILLE PLANNING COMMISSION
June 26, 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. April 17, 2024 meeting minutes
b. May 1, 2024 work session minutes
c. May 15, 2024 meeting minutes
d. June 5, 2024 work session minutes
IV. Opening Statement
V. Citizen Comment (Citizens are requested to keep their comments to three minutes)
VI. Appearances
VII. New Business
a. Resolution 14-2024- Annexation of the Lands of Robert H. Karen, Manager, Providence at
Centreville – for review and recommendation to Council
b. Ordinance 05-2024 – Rezoning Map 44F – Parcel 60 – Providence at Centreville – for
review and recommendation to Council
c. Ordinance 06-2024 – Zoning Text Amendment – Traditional Neighborhood District (TND)
– for review and recommendation to Council
VIII. Old Business
a. Draft Annual Report – for consideration and approval
IX. Zoning Issues – Discussion
X. Miscellaneous Business / Correspondence
a. Approved Building Permits list issued May 2024
XI. Citizen Comment (Citizens are requested to keep their comments to three minutes)
XII. Council Member Report
XIII. Adjournment

TOWN COUNCIL OF CENTREVILLE
RESOLUTION 14-2024
A RESOLUTION TO ANNEX CERTAIN LANDS OF PROVIDENCE AT
CENTREVILLE LLC INTO THE TOWN OF CENTREVILLE CONSISTING OF
279.586 ACRES OF LAND, MORE OR LESS, AND TO PROVIDE FOR THE TERMS
AND CONDITIONS OF THE ANNEXATION
WHEREAS, the Town of Centreville (the “Town”) is authorized by the provisions of Md.
Code Ann. Local Government § 4-401 to expand its municipal boundaries by annexing lands
adjacent to the Town, and Providence at Centreville, LLC (hereinafter also referred to as the
“Providence,” or “Petitioner”), the owners of one hundred percent (100%) of the assessed valuation
of the real property to be annexed, has requested that the Town annex a certain parcel owned by
Petitioner, which is adjacent to the municipal boundaries of the Town, consisting of a total of
279.586 acres of land, more or less (hereinafter “Providence Property”). The Providence Property is
shown on a plat entitled “ANNEXATION PLAT” dated January 5, 2024, by Lane Engineering,
which is attached hereto as Exhibit A, and a METES AND BOUNDS description prepared by by
Lane Engineering dated January 5, 2024, attached hereto as Exhibit B.
Petitioner is the owner of one hundred percent (100%) of the assessed valuation of the real
property located in the area to be annexed. There are no people living within or residing upon the
area to be annexed.
The Providence Property is located adjacent to existing Town boundaries. If the Providence
Property is incorporated into the Town boundaries, no enclaves of non-Town land will be created.
Now, therefore, the Town Council of Centreville hereby resolves:
Section 1. Modification of Town Boundaries. The corporate boundaries of the Town
are hereby amended to include the addition of the Providence Property, which is described on the
Survey attached hereto, subject to technical review and correction by the Town, or it’s designee,
prior to the public hearing to be held on this Resolution.
Page | 1

Section 2. Application of Town Charter and Ordinances. Upon the effective date of
this Resolution, the provisions of the Centreville Town Charter, and any local public laws enacted or
to be enacted affecting the Town of Centreville, shall be effective within the Providence Property.
Section 3. Annexation Plan. Petitioner has prepared an Annexation Plan with regards to
the Providence Property (hereinafter “Annexation Plan”) which is attached hereto as Exhibit C. The
Annexation Plans will have been presented to the Town as a part of the Petition for Annexation at
the time of the hearing hereon. The Town Council reserves the right to amend the Annexation Plan
prior to the final enactment of this Resolution in the manner provided in Md. Code Ann. Local
Government § 4-415.
Section 4. Real and Personal Property Taxes.
The Town shall abate Town real estate taxes and Town personal property taxes for the
Providence Property until: (1) such time as Town water and sewer services are constructed and
available to service the anticipated development of the Providence Property; or (2) the passage of 25
years after the effective date of the annexation, whichever occurs first.
Furthermore, if prior to the passage of 25 years after the effect date of the annexation, a
portion of the Providence Property is served with Town water and sewer, the remaining unserved
portion of the Property shall retain the abatement provided for herein.
Section 5. District Creation and Zoning Classification: Right to Withdraw Request
for Annexation.
The Providence Property is currently in Queen Anne’s County and is zoned “Agricultural.”
The Providence Property is located within a Land Use area designated for “Planned Annexation” and
is further designated Growth “Tier II” in the Comprehensive Plan (Maps 1B), meaning its
development and growth is consistent with the Comprehensive Plan. The Annexation Property is
Page | 2

identified as part of Growth Area 4 in the Comprehensive Plan Table 2, Map 1 A, has a Tier
designation of II in Map 1 B, and envisioned to be developed as a “Complete Neighborhood” in
“Growth Area Plan Map 2.”
The Petitioner has requested, and the Town has agreed to zone the Providence Property
Traditional Neighborhood Development District (TND) in accordance with Ordinance _______.
The Petitioner agrees that as a condition of the annexation, it will only develop the Annexation
Property in accordance with the TND District and/or Planned Unit Development District (PUD)
provisions of the Town Zoning Ordinance at a density not to exceed what is otherwise allowed in the
TND zone, and it may apply to the Town Council for a PUD floating zoning designation (or another
zoning district consistent with the Comprehensive Plan, and Town Zoning Ordinance as it may be
amended from time to time). It is intended that the Comprehensive Plan and the provisions of the
TND and/or PUD provisions, as implemented, and any amendments thereto, will control the
development and use of the Annexation Property.
To the extent that authorization by Queen Anne’s County is required by Md. Code Ann.
Local Government § 4-416, the Town will submit any zoning classifications, text provisions, and
zoning map amendments proposed to apply to the Providence Property within five years of effective
date of Resolution ____ to the Queen Anne’s County Commissioners, together with a request that
the County Commissioners expressly approve the Town zoning classification and authorize the land
uses and densities permitted by such Town zoning classification (“Zoning Approval Request”).
Town agrees to submit the Zoning Approval Request to the County Commissioners commensurate
with providing a copy of the Petition and Resolution as required by Md. Code Ann. Local
Government § 4-416. Furthermore, if, within the first five years after annexation, such County
authorization is required by law and the County Commissioners fail or refuse to authorize the land
Page | 3

uses permitted by the Town's proposed zoning of the Annexation Property, the Petitioner agrees
(unless it otherwise withdraws its Petition) that it will wait until the expiration of the five-year period
before requesting final subdivision or site plan approval for the development of the Providence
Property. In the event the County Commissioners do not approve the proposed zoning or authorize
the land uses and densities permitted in the Town zoning classification, the Petitioner may proceed
with any and all Town land use approvals to the extent permitted by law that are prerequisite to final
subdivision or site plan approval.
Section 7. Incorporation of Certain Exhibits. Exhibits “A,” “B,” and “C” are
incorporated into this Resolution and made a part hereof.
Section 8. Public Hearing and Public Notice. The Town Council shall conduct a
public hearing on this Resolution on ____________ at p.m. Prior to the hearing,
the Town Clerk shall arrange for the publication of a legally sufficient notice of the hearing in the
Queen Anne’s County Star Democrat four (4) times at not less than weekly intervals, the date of
publication of the last such notice to be at least fifteen (15) days prior to the date of the hearing. In
addition, on the date of the first publication of the notice of the hearing, the Town Clerk shall notify
the following persons or agencies of the hearing and shall provide them with a photocopy of this
Resolution, including Exhibits:
(a) The Queen Anne’s County Commissioners;
(b) The Queen Anne’s County Planning and Zoning Commission; and
(c) The Maryland Department of Planning.
Section 9. Annexation Agreement and Expenses. The Town Council may execute an
annexation agreement, an agreement for the extension of public services and facilities, or other
agreements of a similar nature with the Petitioner provided that the terms of this Resolution shall
Page | 4

prevail over any inconsistent term in any such agreements. The Petitioner shall reimburse the Town
for all reasonable expenses incurred by the Town in connection with the annexation.
Section 10. Registration of Boundaries. Within ten (10) days of the effective date of this
Resolution, in accordance with the provisions of Md. Code Ann. Local Government § 4-414, the
President of the Town Council, or its designee, shall promptly send a copy of this resolution with the
new municipal boundaries to:
(a) the Town Clerk;
(b) the Clerk of the Circuit Court for Queen Anne’s County, Maryland; and
(c) the Maryland Department of Legislative Services.
Each such official or agency shall hold this Resolution with the new boundaries on record
and available for public inspection during normal business hours.
Section 11. Effective Date. This Resolution shall become effective forty-five (45) days
after final enactment unless: (a) a petition for referendum has been filed prior thereto in accordance
with Local Government Article, Section 4-400 et seq. Annotated Code of Maryland, or (b)
Providence at Centreville, LLC withdraws its’ request for annexation pursuant to this Resolution.
This Resolution shall be deemed “finally enacted” on the date on which the Town Council indicates
approval of this Resolution by signing it.
I hereby certify that the above Resolution was passed by a yea and nay vote of the
Town Council this day of , 202__.
____________________________________
R. Gaye Adams, Town Clerk
Page | 5

APPROVED:
WITNESS:
TOWN COUNCIL OF CENTREVILLE
Ashley Heffernan Kaiser, Esq., President
Eric B. Johnson, Jr., Vice President
Jeffrey D. Kiel, Member
Daniel B. Worth, Member
Jim A. Beauchamp, Member
Page | 6

TOWN COUNCIL OF CENTREVILLE
ORDINANCE NO 05-2024
AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING THE
TOWN OF CENTREVILLE ZONING ORDINANCE, WHICH IS CHAPTER 170 OF
THE TOWN CODE, TO ZONE LAND ANNEXED INTO THE TOWN OF
CENTREVILLE
WHEREAS, the Town Council has the authority under §5-213 of the Local Government
Article of the Annotated Code of Maryland, to adopt zoning regulations which includes assigning
a zoning designation to all land within the Town boundary;
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, Section 170-62 of the Code of the Town of Centreville provides for
amendments to the regulations, restrictions and [zoning] boundaries set forth in Chapter 170 of the
Code;
WHEREAS, the Town desires to amend Chapter 170 by amending its Official Zoning
Map to assign the zoning classification of Traditional Neighborhood Development District TND
for lands annexed into the Town as per Resolution No. ________ (“Annexed Land”) and is more
fully described on the “Zoning Plat” which is attached hereto this Ordinance as Exhibit 1;
WHEREAS, Local Government Article § 4-416 (a) of the Annotated Code of Maryland,
provides that the municipality shall have exclusive jurisdiction over planning, subdivision control,
and zoning of the Annexed Land;
WHEREAS, the Town Council received a ____________________ recommendation on
the zoning map amendment from the Centreville Planning and Zoning Commission; and
WHEREAS, the Town Council held a public hearing on the zoning map 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. The Official Zoning Map is hereby amended to zone 279.586 acres of land
more or less, annexed into the Town as per Resolution No. _______, (“Providence Property”) as
Traditional Neighborhood Development District (TND) as more fully described on the “Zoning
Plat” which is attached hereto this Ordinance as Exhibit 1;
Section 3. If any section, clause, paragraph, sentence or phrase of the Ordinance or the
application thereof to any person, property, or circumstance is held invalid or unconstitutional by
Page | 1

a court of competent jurisdiction, the invalidity or unconstitutionality shall in no way affect 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 4. Local Government Article § 4-416 (b) and (c) of the Annotated Code of
Maryland, provides:
(b) Without the express approval of the county commissioners or county
council of the county in which the municipality is located, for 5 years after
an annexation by a municipality, the municipality may not allow
development of the annexed land for land uses substantially different than
the authorized use, or at a substantially higher density, not exceeding 50%,
than could be granted for the proposed development, in accordance with the
zoning classification of the county applicable at the time of the annexation.
(c) Notwithstanding § 4-204 of the Land Use Article and if the county
expressly approves, the municipality may place the annexed land in a
zoning classification that allows a land use or density different from the land
use or density specified in the zoning classification of the county or agency
with planning and zoning jurisdiction over the land prior to its annexation
applicable at the time of the annexation.
In accordance with Local Government Article § 4-416 (b) and (c) of the Annotated Code of
Maryland, this Ordinance shall become effective on the date the County Commissioner for Queen
Anne’s County expressly approve the zoning classification of Traditional Neighborhood
Development District (TND) for the Annexed Property, or 5 years after the effective date of the
Resolution _____, whichever occurs first; however in any event this Ordinance shall not become
effective until twenty days following its enactment, and following the change and applicable entry
being made to the Official Town Zoning Map.
Page | 2

ATTEST: THE TOWN COUNCIL OF CENTREVILLE
________________________________ ____________________________________
R. Gaye Adams Ashley Heffernan Kaiser, Esq., President
Town Clerk
_____________________________________
First Reading: Eric B. Johnson, Jr., Vice President
Second Reading:
Enacted:
Enacted: _____________________________________
Daniel B. Worth, Member
_____________________________________
Jim A. Beauchamp, Member
______________________________________
Jeffrey D. Kiel, Member
Page | 3

©
LLaannee EEnnggiinneeeerriinngg,, LLLLCC

TOWN COUNCIL OF CENTREVILLE
ORDINANCE NO 06-2024
AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING THE
TOWN OF CENTREVILLE ZONING ORDINANCE, WHICH IS CHAPTER 170 OF
THE TOWN CODE, AS TO THE TOWN NEIGHBORHOOD TRADITIONS (TND)
ZONING DISTRICT
WHEREAS, the Town Council has the authority under §5-213 of the Local Government
Article of the Annotated Code of Maryland, to adopt zoning 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, Section 170-62 of the Code of the Town of Centreville provides for
amendments to the regulations, restrictions and [zoning] boundaries set forth in Chapter 170 of the
Code;
WHEREAS, the Town desires to amend Chapter 170-29.1 and subsection A.1 to clarify
land area within the Town may be zoned TND in accordance with the Town Comprehensive Plan;
WHEREAS, the Town Council received a ____________________ recommendation on
this Ordinance NO. 0-___-2024 from the Centreville Planning and Zoning Commission; and
WHEREAS, the Town Council held a public hearing on this Ordinance 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. The Chapter 170-29.1 of the Town Code is hereby amended as follows. The
provisions shown as bold-underlined are added to the Code, and those shown as bold-strike
through are deleted:
The TND District is intended to allow development consistent with design principles of a
traditional neighborhood. A traditional neighborhood is compact; is designed for the
human and pedestrian scale; provides a mix of residential uses including civic, small scale
retail and open space uses in close proximity to one another in the neighborhood; is
architecturally integrated; provides a mix of housing styles, types and sizes to
accommodate a variety of households; is integrated into the surrounding communities;
incorporates interconnected streets with sidewalks and bikeways and transit that offer
multiple routes for motorists, pedestrians and bicyclists and provide for the connections of
those streets to existing and future developments and incorporates significant
environmental features into the design. TND District zoning is for areas designated in
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May 28, 2024

the Town Comprehensive Plan as Residential Future Land Use to be developed as
TND and/or Master Planned Complete Neighborhood Development.
Section 3. The Chapter 170-29.1 subsection A.4 of the Town Code is hereby amended
as follows. The provisions shown as bold-underlined are added to the Code, and those shown as
bold-strike through are deleted:
No land shall be classified as TND District unless it is so designated on the Town
Comprehensive Plan.
Section 4. The Chapter 170-29.1 subsection H. 2. of the Town Code is hereby amended
as follows. The provisions shown as bold-underlined are added to the Code, and those shown as
bold-strike through are deleted:
2. Residential garages.
a. Except as provided in b. (4) below front loading and garages attached
to the front of the main structure are prohibited.
b. Permitted garage access locations on a single-family housing lot
include: [Amended 11-4-2021 by No. 12-2021]
(1) A detached rear garage accessed from a local street, alley or
woonerf;
(2) An attached side garage accessed from the local street, alley or
woonerf;
(3) An attached rear garage accessed from the local street, alley or
woonerf;
(4) A detached rear garage, behind the house, accessed from the
local street, alley or woonerf.
(5) An attached front loaded garage may be permitted by the
Planning Commission provided: (i) the garage does not
project beyond the front of the façade; and (ii) the dwelling
is not located on a major or minor collector road.
Page | 2
May 28, 2024

Section 4. If any section, clause, paragraph, sentence or phrase of the Ordinance or the
application thereof to any person, property, or circumstance is held invalid or unconstitutional by
a court of competent jurisdiction, the invalidity or unconstitutionality shall in no way affect 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.
ATTEST: THE TOWN COUNCIL OF CENTREVILLE
________________________________ ____________________________________
R. Gaye Adams Ashley Heffernan Kaiser, Esq., President
Town Clerk
_____________________________________
First Reading: Eric B. Johnson, Jr., Vice President
Second Reading:
Enacted:
Enacted: _____________________________________
Daniel B. Worth, Member
_____________________________________
Jim A. Beauchamp, Member
______________________________________
Jeffrey D. Kiel, Member
Page | 3
May 28, 2024

MEMORANDUM
TO: TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP
PLANNING COMMISSION SD
SENIOR PLANNER, EPR FOR
CENTREVILLE
ORGANIZATION: CENTREVILLE MD DATE: JUNE 20, 2024
Re: Annexation Documents Review
Providence Farm – June 26, 2024
Planning Commission Review and Comment to
Town Council
 URGENT X FOR YOUR USE  PLEASE COMMENT PLEASE REPLY PLEASE
RECYCLE
Proposed Providence Farm Annexation
As we have discussed at the April 3 Planning Commission Work session, as well as at our
discussion with the applicants on April 17, 2024, and Town Staff discussed the Proposed
Providence Farm Annexation documents have been updated and reintroduced by Town Council and
referred to Planning Commission for your review and comments.
Planning Issues
Overall, most of the proposed Annexation documents provide a good clear basis for recommending
consistency with Town of Centreville Comprehensive Plan: 2040.
The documents accurately reflect the designation of the 279 acre parcel as identified as a portion of
Growth Area 4, identified 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. TND Zoning currently permits up
to 5 dwelling units per acre and will be eligible for Priority Funding Area status.
Open Space and Text Amendment Considerations
The Planning Commission should consider the following issues in the review and comment to
Town Council on the proposed annexation.
1

Open Space: Planning Commission should consider including a statement to Town Council that
you support the Town Council recommending that the County Commission allow for the official
release of open space with official subdivision approval, upon satisfactory finding that the
subdivision and development of this Property will provide sufficient open space for the needs of
Centreville and consistent with its zoning (TND Complete Neighborhood PUD).
Proposed Text Amendment Re TND and Garages:
TND: Planning Commission should consider recommending support the proposed text amendment
language to clarify that TND zoning is for areas with Residential Future Land Use designation and
intended to be developed as TND and or Master Planned Complete Neighborhood Development,
rather than only those designated as TND in the Comprehensive Plan.
Garages: The Planning Commission should consider our discussions regarding thoughts about
those instances in which allowing front facing (loaded) garages may be acceptable, if you feel the
proposed text amendment is not helpful at this time, you can recommend that it be stricken and not
included in the proposed text amendment. Alternatively, you may also consider suggested updates
a few of which are provided in this memo.
Review of Issues
As we have discussed previously the zoning and zoning plat have been revised to be proposed as
TND, which currently provides up to 5 du per acre and will be priority funding area eligible.
“The Official Zoning Map is hereby amended to zone 279.586 acres of land more or less, annexed into
the Town as per Resolution No. _______, (“Providence Property”) as Traditional Neighborhood
Development District (TND) as more fully described on the “Zoning Plat” which is attached hereto
this Ordinance as Exhibit 1;”
2

Comprehensive Plan
The Annexation Plan 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.
Annexation Plan: “…The Municipal Growth Chapter of the Town Plan identifies the Providence
Property as “Planned Annexation” and is further designated Growth “Tier II” meaning its
development is anticipated under and consistent with the Comprehensive Plan. The Providence
Property is further identified as part of Growth Area 4 in the Comprehensive Plan Table 2, Map 1 A,
has a Tier designation of II in Map 1 B, and envisioned to be developed as a “Complete
Neighborhood” in “Growth Area Plan Map 2.” Annexation of the Providence Property is consistent
with the Town Comprehensive Plan.”
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
3

priority funding area (PFA) requirements. TND zoning providing a 5 units per acre is consistent
and PFA eligible.
4

5

“Map 1B identifies the tier designations required under the Sustainable Growth & Agricultural
Preservation Act of 2012. The designations include Tier I designations: areas currently served with
public sewer; Tier II areas: future growth areas planned for sewer service, and Tier IVA areas
(Greenbelt) planned for conservation and no major subdivisions on septic. “
Future Land Use
The following information provided before provides guidance for the Town’s desired intent of
general uses and environmental features to be considered should the annexation and zoning be
approved as the applicants work with the Town to develop a Complete Neighborhood.
Of the Total approximately 279.6690 Acres proposed for annexation, Centreville’s Future Land Use
Plan provides approximately:
Resource Conservation/Open Space: 101 acres
Commercial: 23 acres
Residential: 156 acres
6

Resource Conservation Open Space
As you will recall from our Comprehensive plan finalization workshop discussions as well as
discussions with the applicant regarding this proposed annexation, this parcel is one noted to have
deed restricted open space (depicted on Map 1 A, page 24 and in the annex).
7

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):
8

These excerpts from 8/22/2001 Deed of Open Space Easement (date stamped clerk of circuit Court-
October 16, 2001:
The applicant has indicated that they will be seeking a release from that Open Space Deed
Restriction to be effective upon subdivision approval.
In coordination with Joe Stevens, who shared and provided the historic documents with the Town
and County staff regarding this Open Space Deed Restriction and read through the information I
summarized above, he provides the following:
“The Open Space Easement and conditions of Rolling Bridge subdivision approval make clear the
intent to annex the Providence Property (including the Open Space) for Town scale development
consistent with the Town’s Comprehensive Plan(s). Due to the extensive design process and costs
involved in obtaining development approvals, the applicant intends to seek County approval of release
of the Open Space Easement concurrent with County expressed approval of the TND zoning
(commonly referred to as the “zoning waiver”). The applicant has also offered to dedicate
approximately 10 acres in the northwest portion of the Providence Property to the County for
9

government and civic uses (near the YMCA and Board of Education building), to be transferred upon
final release of the Open Space Easement and final development approvals.
Although I didn’t add a request, it would be helpful if the Planning Commission supported the release of the
Open Space Easement and recommend the Town Council join the applicant in its request to the County.”
Additionally, as helpfully shared by Town Engineer Whitehill, Per Queen Annes County Code §18:1-
205 E. 7(a-c), provide the following which provide the opportunity for this, especially item (c) which
I understand the applicants intend to create.
“Any open space restrictions established by the instrument shall be null and void and of no force and
effect following:
(a) Annexation of the open space by a municipal corporation within Queen Anne’s
County; and
(b) Final approval by the municipal corporation of a subdivision or site plan that
would permit uses other than those uses authorized in the instrument; and
(c) The execution of a release in recordable form by the County
Commissioners releasing the land from the force and effect of the instrument. The
execution of such release shall be in the sole and exclusive discretion of
the County Commissioners.”
As I understand it the official request that the County consider the release of the Open Space
Easement to be effective upon Subdivision approval, will be part of the items presented to the
County for the TND Zoning Approval Request to the County Commissioners commensurate with
providing a copy of the Petition and Resolution as required by Md. Code Ann. Local Government §
4-416 as noted in the Annexation Plan.
Recommendation: Planning Commission should consider including a statement in its review to
Town Council that you support the Town Council recommending that the County Commission
allow for the official release of open space with official subdivision approval, upon the satisfactory
finding that the subdivision and development of this Property will provide sufficient open space for
the needs of Centreville and consistent with its zoning (TND Complete Neighborhood PUD).
Assimilative Capacity Issues we will be working with re potential review and permitting after
Annexation approval
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

As you are aware Queen Annes County assists the Town with Stormwater review and permitting.
This issue is addressed at both the Comprehensive Water and Sewer amendment approval process
as well as through the stormwater review and approval process. In one similar instance for a
nearby local government in the County in addition to Environmental Site Design (ESD) Stormwater
features, the County worked with the applicant and local government to direct/divert the drainage
flow to the adjacent drainage basin which does not have assimilative capacity issues. As discussed
previously we can help our applicants be aware of the situation and encourage them to work with us
to include lots of environmental site design features and environmental enhancements and
improvements as an integral part of the project (permeable trails etc.).
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 full of non-pervious surfaces).
Zoning and proposed TND Text Amendment
Excerpt from the proposed Annexation Plan:
“The Providence Property is currently in Queen Anne’s County and is zoned “Agricultural.” The
Providence Property is located within a Land Use area designated for “Planned Annexation” and is
11

further designated Growth “Tier II” in the Comprehensive Plan (Maps 1B), meaning its development
and growth is consistent with the Comprehensive Plan. The Annexation Property is identified as part
of Growth Area 4 in the Comprehensive Plan Table 2, Map 1 A, has a Tier designation of II in Map 1
B, and envisioned to be developed as a “Complete Neighborhood” in “Growth Area Plan Map 2.” The
Owner has requested, and the Town has agreed to zone the Providence Property Traditional
Neighborhood Development District TND in accordance with Ordinance _______. The Owner
agrees that as a condition of the annexation, it will only develop the Annexation Property in accordance
with the TND and/or Planned Unit Development District (PUD) provisions of the Town Zoning
Ordinance at a density not to exceed what is otherwise allowed in the TND zone as applicable, and it
may apply to the Town Council for a PUD floating zoning designation (or another zoning district
consistent with the Comprehensive Plan, and Town Zoning Ordinance as it may be amended from
time to time). It is intended that the Comprehensive Plan and the provisions of the TND and PUD
zone/provisions, as implemented, and any amendments thereto, will control the development and use
of the Annexation Property.”
TND Text amendments for Consideration
As we briefly discussed informally at the June 5 Planning Commission Workshop. In furtherance
of our effort to amend and update the TND zoning to allow it to be utilized for Complete
Neighborhood Development such as the proposed Providence Farm Annexation,
1. Staff collaboratively worked with the applicant to propose these updates:
The Chapter 170-29.1 of the Town Code is hereby amended as follows.
The provisions shown as bold-underlined are added to the Code, and those shown as bold-strike
through are deleted:
The TND District is intended to allow development consistent with design principles of a
traditional neighborhood. A traditional neighborhood is compact; is designed for the human
and pedestrian scale; provides a mix of residential uses including civic, small scale retail and
open space uses in close proximity to one another in the neighborhood; is architecturally
integrated; provides a mix of housing styles, types and sizes to accommodate a variety of
households; is integrated into the surrounding communities; incorporates interconnected
streets with sidewalks and bikeways and transit that offer multiple routes for motorists,
pedestrians and bicyclists and provide for the connections of those streets to existing and
future developments and incorporates significant environmental features into the
design. TND District zoning is for areas designated in the Town Comprehensive Plan as
Residential Future Land Use to be developed as TND and/or Master Planned Complete
Neighborhood Development.
Section 3. The Chapter 170-29.1 subsection A.4 of the Town Code is hereby amended as
follows. The provisions shown as bold-underlined are added to the Code, and those shown as bold-
strike through are deleted:
No land shall be classified as TND District unless it is so designated on the Town
Comprehensive Plan.
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Recommendation: Planning Commission should consider supporting the collaboratively developed
language to clarify that TND zoning is for areas with Residential Future Land Use designation and
intended to be developed as TND and or Master Planned Complete Neighborhood Development,
rather than only those designated as TND in the Comprehensive Plan. This is intended to allow it to
be utilized for zoning for both growth areas as well as applicable large parcels which are currently
identified as applicable for Master Planned Complete Neighborhoods (Infill and Growth Areas).
2. The applicant proposes the following update for further consideration:
Section 4. The Chapter 170-29.1 subsection H. 2. of the Town Code is hereby amended
as follows. The provisions shown as bold-underlined are added to the Code, and those shown as
bold-strike through are deleted:
2. Residential garages.
a. Except as provided in b. (4) below front loading and garages attached to
the front of the main structure are prohibited.
b. Permitted garage access locations on a single-family housing lot include:
[Amended 11-4-2021 by No. 12-2021]
(1) A detached rear garage accessed from a local street, alley or
woonerf;
(2) An attached side garage accessed from the local street, alley or
woonerf;
(3) An attached rear garage accessed from the local street, alley or
woonerf;
(4) A detached rear garage, behind the house, accessed from the local
street, alley or woonerf.
(5) An attached front loaded garage may be permitted by the
Planning Commission provided: (i) the garage does not
project beyond the front of the façade; and (ii) the dwelling is
not located on a major or minor collector road.
Centreville Design Standards – Garages
The following are important items the Planning Commission and Town Council should consider
regarding garages as included in Centreville’s Design Standards (page 19)
https://www.townofcentreville.org/sites/default/files/fileattachments/planning/page/2321/2010-10-
07-design-standards-adopted-print.pdf
13

Major and Minor Collectors are defined in §138-39 Streets
“…
2. Streets and roads are classified on the map, "Proposed Street and Highway System"
attached to and made part of these Regulations.1 The classification for streets and roads not
indicated on the above-referenced map shall be based on the following definitions:
ARTERIAL HIGHWAYS. Serve an important role in the region by carrying large volumes of
fast-moving traffic to and from the freeway system, major shopping areas, and employment
centers.
COLLECTOR (MAJOR). Designed to carry relatively high traffic volumes to the arterial
system; also provide access to major land uses, industry, commerce, and important public
facilities.
COLLECTOR (MINOR). Provide direct access to abutting properties and also receive traffic
from the secondary street system and distribute it to the major collector and arterial system.
To accommodate higher traffic volumes than secondary streets, these streets are wider and
traffic movement is less restricted by stop signs; also serve as the internal circulation
system for land in more intensive development, such as apartments, commercial centers,
and industrial subdivisions.
14

SECONDARY. Secondary streets provide immediate access to abutting low-density property.
Traffic is carried in a stop-start manner and flows from secondary streets to the collector
system.
WOONERF. Private secondary and tertiary streets designed to be shared by pedestrians,
bicyclists, and automobiles. Woonerfs should be located adjacent to and serve residential
subdivisions within PUDs and may be differentiated from other streets through signage and
landscaping or intermittent changes in paving, materials or textures. …”
Recommendation: The Planning Commission should consider our discussions regarding thoughts
about those instances in which allowing front facing (loaded) garages may be acceptable, if you feel the
proposed text amendment is not helpful at this time, you can recommend that it be stricken and not
included in the proposed text amendment.
Alternatively, if you wish to consider a hybrid alternative, you could consider recommending that it be
modified updated to establish the framework for your consideration of any front loaded garages in
TND zoning (to become TND Complete Neighborhood PUD)
(5) An attached front loaded garage consistent with Centreville’s
Required and Encouraged Design Standards for Garages may
be permitted by the Planning Commission.
or
(5) An attached front loaded garage consistent with Centreville’s
Required and Encouraged Design Standards for Garages and
the dwelling is not located on a major or minor collector
(others?) road may be permitted by the Planning
Commission.
Commercial and Institutional Uses
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 (page 72 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 discussed the potential to offer approximately 10
15

acres of the property in proximity of parcels currently owned by the County near the extension of
Vincint Street.
Additionally, this item included in the proposed Annexation Agreement and Public Facilities
Agreement as you may recall we have discussed previously will be helpful as we work
collaboratively to update our TND/Complete Neighborhood PUD zoning in the coming months.
Especially in consideration of areas which may become more civic in nature and how they might
best be guided by updated TND development requirements for Civic areas.
“D. The Petitioner desires to carefully develop the Annexation Property with a mix of
primarily residential uses, but also may include commercial and institutional uses as may be identified in
the Comprehensive Plan or Town Zoning Ordinance. It is also anticipated development of the
Annexation Property may include senior housing and apartments, as well as assisted living facilities. All
future uses must be approved for development by the Town. All development will be consistent with
the Comprehensive Plan, as may be amended from time to time.”
Next Steps - Waiver Request
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.”
As part of this process, the following information addresses this and is provided in the Annexation
Plan:
“To the extent that authorization by Queen Anne’s County is required by Md. Code Ann. Local
Government § 4-416, the Town will submit any zoning classifications, text provisions, and zoning map
amendments proposed to apply to the Providence Property within five years of effective date of
Resolution ____ to the Queen Anne’s County Commissioners, together with a request that the County
Commissioners expressly approve the Town zoning classification and authorize the land uses and
densities permitted by such Town zoning classification (“Zoning Approval Request”). Town agrees to
submit the Zoning Approval Request to the County Commissioners commensurate with providing a
copy of the Petition and Resolution as required by Md. Code Ann. Local Government § 4-416.
Furthermore, if, within the first five years after annexation, such County authorization is required by
law and the County Commissioners fail or refuse to authorize the land uses permitted by the Town's
16

proposed zoning of the Providence Property, the Owner agrees (unless it otherwise withdraws its
Petition) that it will wait until the expiration of the five year period before requesting final subdivision
or site plan approval for the development of the Providence Property. In the event the County
Commissioners do not approve the proposed zoning or authorize the land uses and densities permitted
in the Town zoning classification, the Owner may proceed with any and all Town land use approvals to
the extent permitted by law that are prerequisite to final subdivision or site plan approval.”
Conclusion – Recommendation
In conclusion, based on my review as noted above I recommend the Planning Commission:
1) Recommend the TND Text Amendment proposed clarify that TND zoning is for areas with
Residential Future Land Use designation and intended to be developed as TND and or
Master Planned Complete Neighborhood Development, rather than only those designated as
TND in the Comprehensive Plan.
2) Recommend that the TND Text Amendment proposed for Garages be updated/modified based
on Planning Commission’s discussion and recommendation (not considered at this time, or a
hybrid approach as provided or discussed by Planning Commission).
3) Recommend that the Planning Commission support the Town Council recommending that the
County Commission allow for the official release of open space with official subdivision
approval, upon the satisfactory finding that the subdivision and development of this Property
will provide sufficient open space for the needs of Centreville and consistent with its zoning
(TND Complete Neighborhood PUD).
4) Recommend the Zoning and overall Annexation proposed as provided in the Annexation
documents and discussed with Town Staff for TND Zoning is consistent with the Town of
Centreville Comprehensive Plan conditioned upon the applicable TND Text amendment
updates as recommended by Planning Commission and inclusion of proper Open Space
release support/request with the County Zoning consideration.
17

THE TOWN OF CENTREVILLE 101LAWYERS ROW CENTREVILLE, MD 21617
410-758-1180 FAX 410-758-4741 WWW.TOWNOFCENTREVILLE.ORG
June 26, 2024
Office of the Secretary, Maryland Department of
Planning Attn: David Dahlstrom, AICP
301 W. Preston St.
Baltimore, Maryland 21201-2305
Dear Mr. Dahlstrom:
The Town of Centreville Planning and Zoning Commission approved the following Annual Report
for the Reporting Calendar Year 2023 as required under §1-207(b) of the Land Use Article on June
26, 2024. This report has been filed with the Town Council.
1. Number of new Residential Permits Issued inside and outside of the Priority Funding
Area (PFA), §1-208(c)(l)(i) and (c)(3)(ii):
Table 1: New Residential Permits Issued Inside and Outside the
Priority Funding Area (PFA)
Residential - Calendar Year 2023 PFA Non - PFA Total
# New Residential Permits Issued 4 0 4
2. Is your jurisdiction scheduled to complete and submit to Planning a 5-Year Mid-
Cycle comprehensive plan implementation review report this year, as required
under §1-207(c)(6) of the Land Use Article? If yes, please submit the 5-Year
Report as an attachment. Y [ ] N [X]
3. Were there any growth-related changes, including Land Use Changes, Annexations,
Zoning Ordinance Changes, Rezonings, New Schools, Changes in Water or Sewer
Service Area, etc., pursuant to §1-207(c)(l) of the Land Use Article? If yes, please list
or map. Y [ X ] N [ ]
As part of Town of Centreville Comprehensive Plan: 2040, Tier Map 1B was adopted
identifying Sewer Service Tier designation as required under the Sustainable Growth and
Agricultural Preservation Act of 2012. Centreville’s Comprehensive Plan: 2040 growth
area was modified from the 2009 Comprehensive Plan. The updated growth area consists
of approximately 2293 acres. It reflects the net effect of the removal of approximately
136 acre reduction (MD Route 213 and Hibernia Road (previously identified as Growth
Area 9), the expansion of growth areas on the east side (3, 4, 5 and 7), and growth area 6
on the west side. Additionally, area designated as greenbelt was expanded on the west
side of Town on both the Growth Area Map and designated as Tier IVA - Greenbelt

planned for conservation and no major subdivisions on septic on Tier Map 1B.
4. Did your municipality identify and/or implement recommendations, related to the
following general planning topics, to improve the local planning and/or development
process? Y [X] [ ] N Please select all that apply.
Town of Centreville Comprehensive Plan: 2040, adopted December 14, 2023, includes a
number of recommendations the Town is currently implementing that include but aren’t
limited to the following topics:
 Green Infrastructure [X] Revitalization and Infill
[X] Zoning Reform [X] Bike/Ped Planning
 Climate Change  Commercial Redevelopment
[X] Affordable/Workforce  Sustainable Growth
Housing [X] Placemaking
 Equity [ ] Aging Population
 Resilience [X] Sensitive Area Preservation
 Water/Air Quality  Expedited Review for Preferred
[X] Water/Sewer Capacity Projects
 Brownfield Remediation
5. Are there any issues that Planning can assist you with in 2024?
The Planning Commission appreciates MDP’s recent (2024) and continued assistance in the
development and support of our TND Complete Neighborhood Zoning Concept Visioning
and development as well as the technical assistance on the completion of this Annual
Report.
6. Have all members of the Planning Commission/Board and Board of Appeals
completed an educational training course as required under §1-206(a)(2) of the
Land Use Article?
Newly appointed (April 18, 2024) Planning Commission member Kyle Farabaugh
completed his training in May 2024. Centreville Planning Commission may also
attend the MPCA/APA Conference in October 2024.
2023 Centreville Planning Commission Activities
Centreville Planning Commission dedicated a lot of time to their reviews as well as finalization of the
Town of Centreville Comprehensive Plan: 2040 (adopted December 14, 2024), as noted in the
following overview of Planning Commission Activities.
Centreville Planning Commission (PC) Activity 2023
Project Date Review – Activity Planning Commission
Action
Draft 2040 Comp Plan January 18, 2023 Public Hearing Considered Public
Comment
Draft 2040 Comp Plan Work Session Draft Comprehensive
February 1, 2023
Plan Discussion
Taco Bell (Rt 213 & Laser PC Meeting - Final Site Plan Final Site Plan & Minor
Drive February 15, 2023 & Minor Subdivision Subdivision Approved
Review with Conditions
2

Centreville Planning Commission (PC) Activity 2023
Draft 2040 Comp Plan Public Hearing Considered Public
Comment
Draft 2040 Comp Plan March 1, 2023 Work Session
QAC Board of Education Informal Architecture No action – discussion by
March 15, 2023
(BOE) Building Discussion applicant
Draft 2040 Comp Plan Work Session Draft Comprehensive
April 5, 2023
Plan Discussion
Draft 2040 Comp Plan Work Session Draft Comprehensive
May 3, 2023
Plan Discussion
QAC BOE – Lot 19, Vincit PC Meeting Final Site Plan Approved with
May 17, 2023
Street Review conditions.
Drapers Liquor Store PC Meeting Informal Discussion about
Review Permitted Use and
Planning Commission
referral to Town Attorney
for guidance
Proposed Mixed Use PC Meeting Informal General Concept
June 21, 2023
Development – Spring Review discussion and PC
Street/Farmingdale consensus in support of
the project.
CY 2022 Annual Report Reviewed CY 2022 Annual Approved with correction
Report Short Form. of year to 2022.
Draft 2040 Comp Plan Draft Plan Discussion Draft Comprehensive
Plan Discussion
Draft 2040 Comp Plan July 5, 2023 Work Session Draft Plan Discussion
Drapers Liquor Store Zoning Discussion: Primary Follow up discussion
Use local (liquor and sub clarification re Town
sandwich sales) Attorney from 6/21/24
July 19, 2023
meeting.
Draft Comprehensive Plan Discussion Draft Comprehensive
Discussion Plan Discussion
Special Meeting – Final consideration of public• Closed Public Hearing
Comprehensive Plan: 2040 comment and updates by Record
Planning Commission for • Forwarded Draft
August 2, 2023
Town Council’s Comprehensive Plan:
Consideration 2040 to Town Council
for Review
Ordinance 05-2023 – Chapter Review and Unfavorable
170 – Indoor Agriculture – September 20, 2023 recommendation to Council Recommendation to
Town Council
104 Watson Road Special Exception Review- Favorable
Short Term Rental Airbnb Recommendation to
BOA limited to current
property owner; listing to
October 18, 2023
include increased bicycle
and pedestrian safety
awareness re Watson
Road.
Maryland Planning MSPCA Conference The Majority of
Commissioners Association October 24-26, 2023 Centreville’s 2023
(MSPCA) Conference Planning Commission
3

Centreville Planning Commission (PC) Activity 2023
attended the 2023
MSPCA Conference held
@ the Kent Island Resort,
Queen Anne’s County
MD.
Comprehensive Plan: 2040 Review and update Review and update
Updates per Town Council Comprehensive Plan: 2040 Comprehensive Plan:
November 1, 2023
per Town Council direction 2040 per Town Council
direction
Final workshop discussion Final updates to Final formatting re
Town of Centreville: Comprehensive Plan: 2040 Comprehensive Plan:
Comprehensive Plan: 2040 December 6, 2023 2040 for Town Council
consideration 12/14/2023
for adoption.
Sincerely,
Stacey Dahlstrom, AICP
Town Planner/Planning Assistance
Centreville
EPR-PC
4

ISSUED BUILDING PERMITS
May 1 - 31, 2024
Permit # Applicant Owner Address Type Issue Date*
BP-37-24 Ernie Bradley William Dumbaugh 501 North Brook Dr. finish basement 5/1/2024
BP-38-24 Garland/DBS Inc. QAC High School 125 Ruthsburg Rd replace flat roof 5/1/2024
BP-39-24 Elizabeth Baer Elizabeth Baer 103 Tilghman Ave. shed 5/7/2024
BP-40-24 Economy Restoration Virginia Guy 130 Opera Crt. replace roof 5/9/2024
BP-41-24 Shannon May Shannon May 712 Church Hill Rd. fence 5/9/2024
BP-42-24 Chesapeake Construction Gary & Joan Templeton 110 Sonata Way screened porch over existing pad 5/21/2024
BP-43-24 Donald Dawkins Donald Dawkins 206 Windsor Ave. 10x16 shed 5/21/2024
BP-44-24 Shore Living Holdings Shore Living Holdings 101 Newnam Ave. replace roof 5/21/2024
BP-45-24 Economy Restoration Margaret Hungerford 129 Encore Ct. replace roof 5/28/2024
BP-46-24 J. Dale Foxwell Kathryn Bender 844 Harmony Way add sunroom 5/28/2024
BP-47-24 David Weinle David Weinle 103/105 Chesterfield Ave. replace roof 5/28/2024
* based on the approval date by Zoning Administrator