september 18 2024 planning commission packet

CENTREVILLE PLANNING COMMISSION

September 18, 2024 Wharf Building - 2nd Floor 101 Water Way 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. May 15, 2024 meeting minutes b. June 26, 2024 meeting minutes c. August 21, 2024 meeting minutes IV. Opening Statement V. Citizen Comment (Citizens are requested to keep their comments to three minutes) VI. Appearances VII. New Business VIII. Old Business a. Future Land Use Map Amendments – Comprehensive Plan: 2040

b. Proposed Text Amendment Language -

170-47 Site Plan Review Findings

c. Master Tree List Recommendation from Centreville Tree Board IX. Zoning Issues – Discussion X. Miscellaneous Business / Correspondence a. Approved Building Permit list issued August 2024 b. 2024 APA MD & MPCA Conference XI. Citizen Comment (Citizens are requested to keep their comments to three minutes) XII. Council Member Report XIII. Adjournment

MEMORANDUM

TO: TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP

PLANNING COMMISSION SD

SENIOR PLANNER, EPR FOR

CENTREVILLE

ORGANIZATION: CENTREVILLE MD DATE: SEPTEMBER 12, 2024

RE: PROPOSED FUTURE LAND USE MAP AMENDMENTS TO FUTURE LAND USE

MAP IN THE TOWN OF CENTREVILLE COMPREHENSIVE PLAN: 2040 –PLANNING

COMMISSION REVIEW AND CONSIDERATION TO TRANSMIT TO STATE OF

MARYLAND DEPARTMENT OF PLANNING FOR REVIEW

FOR YOUR USE

Proposed Future Land Use Map Amendments Since the adoption of the Town of Centreville Comprehensive Plan: 2040 on December 14, 2023, staff and Planning Commission have identified a few Future Land Use Map Amendments that need to be proposed to provide for implementation of the Town of Centreville Comprehensive Plan: 2040. Several were briefly discussed at the September 4, Planning Commission Work session, as well as the

Providence Farm Annexation recently approved by Town Council.

1 Planning Issues Overall, the proposed amendments have a good clear basis for recommending consistency with Town of Centreville Comprehensive Plan: 2040. An explanation of each proposed amendment and information important to consider in your review and consideration for each of these proposed amendments is included in each item identified by parcel number below. Small snip copies of each Map amendment

page are included in each section below and full-page copies are attached at the back of the memo.

1. Tax Map 44 C – Parcels 504 and 505

Two Parcels on Kidwell Street, Green Street and Railroad Avenue (West of Lion’s Villa Restaurant) a. Tax Map 44 C Parcel 504, 409 Kidwell - approximately 0.33 acres b. Tax Map 44 C Parcel 505, 401 Kidwell - approximately 0.85 acres 2 Planning Commission Consideration: The Future Land Use Map is being amended to show the Residential Future Land Use designation on both parcels.

Supporting Data and Information You may recall we identified these parcels as we discussed proposed zoning to implement the Future Land Use Map updates, as these two parcels currently are identified as commercial on the Future Land Use Map (Town of Centreville Comprehensive Plan: 2040); whereas they both contain recently built single family homes and it is not the Town’s intent that they be rezoned or redeveloped, but instead

enable their current single family zoning and reclassify their Future Land Use as Residential.

2. CBD properties

Planning Commission Consideration: The Future Land Use Map is being amended to show the Central Business District Land Use designation on all of these parcels.

Supporting Data and Information 3 Tax Map 44 C; P 902 – 208 (&206) W. Water Street & access/alley right of way touching P.905, P.

903, P. 902, and P. 906 As discussed briefly as part of September 4, 2024, workshop, this 1901 duplex on an older Centreville Lot, currently R-2 Zoning and is proposed to be redesignated to include in the Central Business District (CBD) Land Use and then rezone to CBD zoning.

As discussed with the owner, he wants to subdivide the lot & building into two separate parcels (currently has separate address, and utilities) and individual ownership. Google Street view image included here, shows the nicely maintained duplex noted to be from around 1901. This duplex serves as a good example of the issues identified in the Town of Centreville Comprehensive Plan: 2040 (page 45) regarding how duplexes can be “compatible with within all residential neighborhoods and have no

adverse impact on neighborhood quality of life. As you are aware there are also issues with minimum lot size and other development standards in the Residential Land Use/R-2 zoning. A text amendment for “stand alone” residential uses within the CBD as recommended by our Centreville Comprehensive Plan:

2040 (pages 36 & 79) is also planned to be discussed at the next Planning Commission Workshop. This amendment and the text amendment (stand alone residential) will provide a consistent basis for the parcel to be considered under the CBD Zoning standards, recognize that the lot and building are something Centreville values and wishes to continue and owner to pursue the ability to subdivide the property.

Alley & Right of Way – immediately East of Duplex & r/w from Town Property to Chesterfield Ave (beside Parcel 897) 4 The area immediately to the East of the duplex that is shown in the photo and on the proposed Future Land Use Map as access/alley right of way touching P.905, P. 903, P. 902 and P. 906 is also proposed to be amended to CBD Land Use and eventually CBD zoning.

Background on r/w shown on Parcel 897 The Planning Commission may also wish to consider and discuss the potential to add the small r/w area located at the rear of Town Property (105 N Liberty Street), to CBD Future Land Use and Zoning. Not yet shown on the map above, if the Planning Commission takes action to include it as CBD, it can be included in the Future Land Use Map Amendments as part of this process.

Town Engineer, Town Manager and Town Attorney are aware of the historic creation and conveyance of the Right of Way (r/w) that appears to be adjacent to Parcel 897 extending from Chesterfield Avenue that is subject to the 35’ right of way r/w leading from what is now the Town property (105 N Liberty Street). The r/w preexisted 2002 and previous owners Sharp, Ross (2002 Deed) and was created in the

conveyance from Ashley to Michael Cate in 1983 of the Alice Jewell lot. This r/w was presumably to serve the third lot now in the Town’s assemblage called 105 Liberty given that the r/w/ specifically provides for future utilities. Town Staff believe it is still the Town’s right of way. By incorporating it into the CBD Future Land Use and CBD zoning, it provides the opportunity to serve as an exit from the

future parking lot to traffic headed west. Additionally, Planning Commission may wish to consider how best to accommodate the development in this r/w (from Parcel 906, adjacent to Parcel 897) to Chesterfield Avenue to provide proper exit road through the existing Residential Future Land Use and R-2 Zoning in the future.

Tax Map 44 C; Rear portion of P 906 (Rear Parking behind the 105 N Liberty - Town of Centreville) Tax Map 44C; P 939 and 938 (Rear parking behind the Liberty Building – 107 N Liberty) The designation of these areas currently used as parking for areas behind the 105 N Liberty Building and the Liberty Building to amend their designation from Residential to Central Business District Future Land Use provides more overall continuity for both sites and helps provide more continuity for the CBD

area, and consistent basis to rezone them to CBD, as you may recall we have discussed as part of the Comprehensive Rezonings earlier this Spring (2024).

5

3. Parcel 60 on Tax Map 44F -Providence Farm Annexation – approved by Town Council

September 5, 2024.

Planning Commission Consideration: The Future Land Use Map is being amended to show the Complete Neighborhood Municipal Growth designation over the entire parcel.

Supporting Data and Information The 279 acre parcel recently annexed into the Town of Centreville (September 5, 2024) is 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. In order to amend the Future Land Use map to incorporate the parcel into Town Boundaries and provide a basis for implementation of TND Zoning and development as a Complete Neighborhood, the following amendment is proposed.

The following information provided before provides guidance for the Town’s desired intent of general uses and environmental features to be considered as the annexation and zoning proceeds and 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 generally provides:

6 Natural Areas Natural areas to be protect through appropriate forest conservation designations, stream buffers, and either Resource Conservation Open Space zoning or protected natural areas defined as part of the Natural Area Transect – with compatible recreational trails as applicable.

The following provides more detail about the forest conservation areas and stream buffers currently identified, recorded (on record and binding), accurately shows the detailed limits of existing protectable resources.

7 8 Commercial and Civic Areas Commercial and civic areas which can be provided for in appropriate locations and defined (size, nature, lot placement, etc.) through the use of the General Urban Zone Transect - T4 or Urban Center Zone Transect -T5, to include the provision for Civic Buildings and Civic Spaces similar to the information in the Denton, MD Pattern Book.

9 10 The rest of the site will be devoted to a variety of housing styles and types and can be provided for through the refinement of our TND zoning to provide more of a complete neighborhood concept that provides for residential, applicable accessible open space, grid street network, to support the limited amount of neighborhood level retail, office, commercial and civic service uses.

The residential uses can be provided for appropriate locations and defined (size, nature, lot placement, etc.) through areas in the General Urban Zone Transect - T4 (where senior healthcare and living facilities that have been discussed may be most appropriate) which transition to the Suburban Zone Transect (T-3)

4. Map 44B; rear portion of P 1056, parcel address: 2641 Centreville Road

11 Planning Commission Consideration: The Future Land Use Map is being amended to show the Commercial designation over the entirety of parcel 1056.

Supporting Data and Information This amendment is proposed to designate the rear portion of parcel 1056, the property adjacent to the Mill, as Commercial. This area is approximately 3.57 acres, and while is in Limited Development Area (LDA) Critical area, the site is not in environmentally pristine condition and is also in the Town’s Critical Area modified buffer area (formerly known as Buffer Exempt).

Amending the Future Land Use to Commercial is consistent with the Future Land Use designation on the front portion of the parcel as well as the parcel immediately to the North and East where the Mill is located.

Commercial Future Land Use may help support any requests for a growth allocation from LDA to IDA to allow for potential redevelopment opportunities that may further the Town’s desires for improved redeveloped Gateway as identified as part of the general commercial area in the Town of Centreville Comprehensive Plan: 2040 (page 36) “The C-2 district is a general commercial zone. It allows retail, service and office uses and is intended to provide convenient locations for local shopping. The district is

located along Centreville Road, the southern gateway from MD Route 18 to the Mill Stream Bridge, …."

5. Tax Map 44B, P 1085, 425 S Commerce Street

Planning Commission Consideration: The Future Land Use Map is being amended to show the Commercial designation over the entirety of parcel 1085.

12 Supporting Data and Information This parcel sometimes referred to as Corsica Creek Commons, contained c 1900 industrial building that was used for various commercial and industrial uses including a tomato packing plant, a feed and supply center, a southern states operation and a sleeve factory. This building was previously demolished prior to 2015. Additionally, based on older deed information Town Engineer Mike Whitehill has done, this

property was originally part of the Centreville Mill Property.

The parcel currently has C-2 Zoning and was rezoned from Residential zoning R-3 to Commercial C-2 zoning by Centreville Town Council in 2015 (Ordinance 05-2015), after the approved site plan for residential development expired and the associated Public Works Agreement was amended. Please note that some portions of that PWA, specifically related to future trail easement still exist and Town Staff has

requested it be retained and relocated to ensure access as a potential, should the current requested acquisition of the adjacent SHA/Ashley property not get finalized.

Original site plan residential (now expired) prior to Rezoning showing trail easement.

2009 original PWA 2011 amended PWA that includes trail removing EDUS as site easement plan had expired 13 Rezoning of Parcel from R-3 to C-2 – Findings of Fact note the Town Council believes that C-2 zoning is more consistent with the Town’s vision for the Property….

A commercial use…subject to the Town’s design standards…important to protect the visual gateway to the Town at this location This parcel is also Intensely Developed Area Critical Area designation and in the Modified Buffer Area (previously known as Buffer Exempt), which does require mitigation.

14 The following include photos of the factory building prior to its demolition, as well as Historical Aerials of the area which show its development.

Photos of the now demolished Factory building 1937 15 1957 1997 16 2010 Amending the Future Land Use to Commercial is consistent with the Town of Centreville Comprehensive Plan: 2040, given the intensive use and zoning of this site. It is consistent with the intent of the general commercial area as described on page 36: “The C-2 district is a general commercial zone. It allows retail, service and office uses and is intended to provide convenient locations for local shopping. The district is

located along Centreville Road, the southern gateway from MD Route 18 to the Mill Stream Bridge, …." Conclusion – Recommendation In conclusion, based on my review as noted above I recommend the Planning Commission:

1) Approve the proposed Future Land Use Map Amendments and discuss the r/w (CBD) and include

the approved proposed amendments along with this information and background and transmit it to the Maryland Department of Planning for 60-day review.

17 Tax Map & Address Future Land Use Designations Parcel Number From Proposed Town Planner Planning Map 4 Recommendation Commission 9/18/24 (Future Land Use Plan)

1. Map 44 C; P 504 409 Kidwell Avenue Commercial Residential Consistent

Include Map 44C; P 505 401 Kidwell Avenue Commercial Residential Consistent Include

2. Map 44C; P 902, P 206 & 208 W Water; Residential Central Consistent

906, P 938 & P 939 Adjacent Alley also Business Include bordered District by 103 N Liberty & 202 W Water; Rear parcels & portions of parking areas behind 105 N. Liberty & 107 N Liberty Map 44 C; r/w r/w from P 906 (Town Discuss amend adjacent to P 897 Property) to Chesterfield to or CBD or update r-2 zoning for proper exit 3 Map 44; P 60 Little Growth Area Annexation Complete Consistent- Kidwell Avenue into to Town Neighborhood Include

4. Map 44B; rear 2641 Centreville Resource Conservation Commercial Consistent

portion of P 1056 Road Open Space Include

5. Map 44B; 425 S. Commerce Resource Conservation Commercial Consistent

P 1085 Street Open Space Approve 18 p.535 p.501

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DISCLAIMER: Property information contained on this map is for reference purposes only and is NOT to be construed as a "legal description". The map scale displayed is not 1:2257 accurate and serves as a general representation only.

DISCLAIMER: Property information contained on this map is for reference purposes only and is NOT to be construed as a "legal description". The map scale displayed is not 1:2257 accurate and serves as a general representation only.

DISCLAIMER: Property information contained on this map is for reference purposes only and is NOT to be construed as a "legal description". The map scale displayed is not 1:2257 accurate and serves as a general representation only.

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170-47 Site Plans

… E. …Procedure for processing.

1. Upon receipt of the site plan, the Zoning Administrator shall conduct a review

by the Technical Advisory Committee (TAC), or solicit comments which consists of from appropriate technical advisors and other departments, agencies, and officials as he/she may deem appropriate (CA only).

2. The site plan shall be approved if it meets the requirements of this section,

the other requirements of this chapter and, all other federal, state, and Town regulations and when all necessary permits and approvals have been obtained.

3. Where the submission of a site plan for a proposed use or development

activity is required under this section, the applicant needs to effectively demonstrate that the following requirements are met and the site plan shall not be approved unless:

a. The site plan is consistent with and meets the design principles and standards and required improvements set forth in this Ordinance, the Town of Centreville Comprehensive Plan, the Town of Centreville Subdivision Regulations, the Town of Centreville Design Standards, and other ordinances, regulations, and policies established by the Town of Centreville;

b. The site plan avoids or minimizes adverse impacts upon features (whether on-site or off-site) of historical, cultural or ecological significance;

c. The proposed use or development activity will further enhance pedestrian, bicycle, and transit/automobile accessibility and Americans with Disabilities Act (ADA) Accessibility and not substantially increase traffic impacts and hazards due to traffic generated by the proposed use, the location of curb cuts, the layout of internal traffic circulation and its overall access to the transportation network;

d. The site plan and the proposed use or uses do not cause any adverse impact upon the health or safety of persons residing or working in the area surrounding the site or upon the character of the neighborhood surrounding the site; and e. The site plan improves the water quality of the Chesapeake Bay or its tributaries.

The Town of Centreville 101 Lawyers Row Centreville, MD 21617 410-758-1180 fax 410-758-4741 www.townofcentreville.org September 9, 2024 RE: Letter of recommendation At the calling of a special meeting of the Centreville Tree Board precipitated by the forward movement of the Planning Commission’s revamping of the Street Trees -Manual of Specifications, The Parks Advisory Board, sitting as the constituted Tree Board offers the following by unanimous vote:

Add the following trees to the Master Tree List adopted August 9, 2011, and incorporate them in a separate new category of Approved Street Trees:

• Sourwood (Oxydendrum arboreum) (S)

• Hawthorn (Crataegus sp.) (S)

• Sassafras (Sassafras albidum) (L)

• Carolina Silverbell (Halesia tetraptera) (M)

• Stewartia (Stewartia ovata) (S)

• Zelkova (Zelkova serrata) (L)

• Tree form Lilac (Syringa reticulata) (S)

• Snowbell (Styrax japonicus) (S)

This tree list was presented to the Board as recommended by Garrett Dickel, (Arborist Representative for Bartlett Tree Experts) who has extensive knowledge of Centreville tree habits. The have been selected based on their tree size, tidiness, and ability to handle challenges including limited root zone, limited soil moisture, possible vandalism and extreme temperatures.

In addition, the Board recommends the removal of the following trees from the official list due to recurring disease and inadaptability to the current climate:

Red Mulberry Hemlock And add:

Bald Cypress (Taxodium distichum) (to be added due to high tolerance for wet conditions) The Board further recommends amending the existing list with the following:

American Elm (disease resistant variety only) We acknowledge the tree list is a living document and appreciate the Planning Commissions attention to this update.

Michael Whitehill Michael Whitehill, Chair Park Advisory Board Recommended list of trees Submitted by The Centreville Tree Board Amended: February 4, 2014 Adopted: August 9, 2011 Large Trees (50’ and above) Birch, River, Betula nigra Cherry, Black, Prunus serontina Cryptomeria, Japanese, Cryptomeria japonica Elm, American, Ulmus Americana (disease resistant variety only) Gum, Black, Nyssa Sylvatica

Hemlock, Eastern, Tsuga canadensis (remove) Magnolia, Southern, Magnolia grandiflora Maple, Red, Acer rubrum Oak, Pin, Quercus palustris Oak, Southern Red, Quercus falcata Oak, White, Quercus alba Oak, Willow, Quercus phellos Sycamore, American, Platanus occidentalis Tulip Tree, Lirodendron tulipifera Bald Cypress (add) Medium, Trees (up to 50’) Chestnut, Chinese, Castanea mollissima Crape myrtle, Lagerstroemia indica

Hackberry, Celtis occidentalis Holly, American, Ilex opaca Hop hornbeam, Ostrya virginiana Mulberry, Red, Morus rubra (remove) Pawpaw, Asimina triloba Persimmon, Common, Diospyros virginiana Red Cedar, Eastern, Juniperus viriginiana Small Trees (up to 35’) Cherry, Kwanzan, Prunus 'Kwanzan' Cherry, Yoshino, Prunus x yedoensis Crabapple, Prairie fire, Malus 'Prairie Fire' Dogwood, Flowering, Cornus florida

Dogwood, Kousa, Cornus kousa Holly, Foster, Ilex x attenuata 'Fosteri' Hornbeam, Carpinus caroliniana Magnolia, Star, Magnolia stellata Magnolia, Sweet bay, Magnolia virginiana Maple, Japanese, Acer palmatum Plum, American, Prunus americana Red Bud, Eastern, Cercis canadensis Serviceberry, Downy, Amelancheir arborea Fringe, White, Chionanthus virginicus

ISSUED BUILDING PERMITS

August 1 - 31, 2024 Permit # Applicant Owner Address Type Issue Date* BP-81-24 Economy Restoration LLC Kara Luthardt 152 Cyrpress Street Roof replacement 8/2/2024 BP-82-24 Bryan Hessian Patricia Hessian 825 Harmony Way Roof replacement 8/8/2024 BP-83-24 TL Fence Mark & Sarah Terrance 218 Green Street Replacing fence 8/8/2024 BP-84-24 Andrew Supply Company John Harper 109 Lawyers Row repair damaged floor structure 8/8/2024

BP-85-24 El Ranchero Corey Zimmer 306 Windsor Ave Privacy Fence 8/12/2024 BP-86-24 Landscape Artistry LLC David and Kristina Josa 182 East Meadow Drive Deck 8/12/2024 BP-87-24 Chris Jordan Exteriors LLC Hank Starkey 216 Encore Court Roof replacement 8/27/2024 BP-88-24 John Beskid John Beskid 101 Chestnut Street Privacy Fence 8/29/2024

* based on the approval date by Zoning Administrator