res-05-2025-2025_comp_plan_amendment_attachments.pdf

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

Exhibit A
Attachment A
Amendments
Centreville Comprehensive Plan: 2040
Please note: All proposed amendments are for updates of items in the Centreville
Comprehensive Plan: 2040, adopted December 14, 2023
Proposed amendments include the following:
• Update to page 34: The Complete Neighborhoods Future Land Use description derived from
language already included on other pages in the plan is proposed.
• Update to Map 1A Future Growth and Infill Areas Greenbelt: adjustment of Municipal
Boundary and Growth Area 4 to reflect the incorporation of the Providence Farm Annexation
(September 5, 2024).
• Update to Map 1B Tier Designations: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Map 2 Growth Area Plan: adjustment Municipal Boundary and growth area to reflect
the incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Figure 6 Centreville Greenbelt: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Figure 3 Existing Land Use: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024) and update to change
the existing land use on the Taco Bell Restaurant parcel from vacant to Commercial.
• Updates to Figure 4 Future Land Use Plan:
o Adjustment Municipal Boundary to reflect the incorporation of the Providence Farm
Annexation (September 5, 2024);
o Addition/inclusion of Complete Neighborhood Future Land Use Designation in legend;
o Update to change the Office/Light Industrial category in the legend to Planned Business
District (consistent with page 37);
o Updated color in legend for high density residential for further clarity;
o Designation of Complete Neighborhood for the Providence Farm Annexation Parcel
(September 5, 2024); and
o Since the adoption of the Town of Centreville Comprehensive Plan: 2040 on December
14, 2023, staff and the Planning Commission identified the following Future Land Use
Map Amendments included on Map 4 regarding implementation of the Town of
Centreville Comprehensive Plan: 2040:

• Update to Map 5 Natural Resources: adjustment Municipal Boundary to reflect the
incorporation of the Providence Farm Annexation (September 5, 2024).
• Update to Map 6 Chesapeake Bay Critical Areas: adjustment to include the modified buffer
areas in the legend and identified on the map; adjustment of municipal boundary the
Providence Farm Annexation (September 5, 2024).
• Update to Map 7 Functional Class of Streets and Highways: adjustment Municipal Boundary to
reflect the incorporation of the Providence Farm Annexation (September 5, 2024).

To ensure that proposed land use changes meet this definition, this Plan recommends that all major
proposals proceed through a deliberative process during which the benefits that are delivered to the Town
are investigated and established. The Town is receptive to allowing flexibility where needed to achieve
quality and competent community design, but where individual proposals fail to meaningfully advance
the Town’s development (as defined above), they will not comply with this Plan and should not be
approved.
Through 2040, Map 4 and the supporting text of this chapter are to be used to guide the location, type,
intensity, and character of development and redevelopment. This means the Planning Commission will
evaluate new land development proposals in light of this Plan.
Objectives
The main goal of the land use plan is that Centreville develops as a healthy, prosperous, and beautiful
town with a continual improvement in the quality of life for its residents and the vitality of its businesses.
The supporting objectives are as follows:
 To create a network of open spaces and resource conservation lands which will secure important
environmental functions, form the basis of a town wide recreational asset, and promote
community health, vitality, and scenic beauty.
 To guide future neighborhoods into patterns that encourage an intergenerational community,
which features a variety of housing types instead of neighborhoods separated by age or income.
 To foster an economically vibrant downtown, preserve its historic elements, promote residential
uses in and near downtown and link downtown to other parts of the Town with an efficient system
of streets, walkways, community open space, and public utilities.
 To foster continual real estate investment, the redevelopment of vacant or underutilized
properties, and the redevelopment or improvement of properties that do not contribute to the
Town’s overall wellbeing.
Future Land Use Map
Map 4 shows the 2040 future land use plan. Each of the major use categories within the Town’s current
boundaries are described below. Map 4 also shows the more generalized land use plan for the Growth
Area, which is discussed in more detail in Chapter III, Municipal Growth.
Complete Neighborhoods
Areas planned for Complete Neighborhoods identified on the Future Land Use Map (Map 4) which are
tracts of 10 acres or more in size with a mix of housing types (single-family detached, duplexes tri-plexes,
attached house and apartment buildings and supporting non-residential uses like Institutions parks, open
spaces and limited commercial buildings. These areas are both infill tracts and growth areas and will be
developed as master planned communities consistent with Complete Neighborhood objectives in this plan
(e.g. pages 22, 35, and 38 etc.) and achieve an overall density of at least 3.5 units per acre.
34

Exhibit A
ATTACHMENT B
FUTURE LAND USE MAP AMENDMENTS – SUPPORTING DOCUMENTATION
In addition to the Future Land Use Map Amendments detailed further in the information provided below,
Future Land Use Map Overlay Designations on Map 4: Future Land Use are included for Future potential
Complete Neighborhoods on Infill Areas within the Municipal Boundaries, consistent with language
already included in the Town of Centreville Comprehensive Plan: 2040, that “these infill tracts be
developed as complete neighborhoods …”.
1

Tax Map & Address Size of Area Critical Future Land Use Consistency Adoption
Parcel Number Area Designations Planner and Recommendation
Planning
Commission
9/18/2024
1 Map 44C; P 504 409 Kidwell Avenue 0.33 acres No Commercial Residential Consistent - Include Consistent- Adopt
Map 44C; P 505 401 Kidwell Avenue 0.85 acres No Commercial Residential Consistent - Include Consistent- Adopt
2 Map 44C; P 902, 206 & 208 W Water; Adjacent Al0le.7y 9 acres No Residential Central Consistent - Include Consistent- Adopt
P 906, P 938 & P 939 also bordered by 103 N Liberty & Business
202 W Water; Rear parcels & District
portions of parking areas
behind 105 N. Liberty
& 107 N Liberty
3 Map 44; P 60 Little 279.660 acres No Growth Complete Consistent - Include Consistent- Adopt
Kidwell Avenue Area Neighborhood
Annexation
into to Town
4 Map 44B; rear 2641 Centreville 3.75 acres Yes- LDA Resource Commercial Consistent - Include Consistent- Adopt
portion of P 1056 Road may seek Conservation
growth Open Space
allocation to
become IDA
(eligible)
5 Map 44B; 425 S. Commerce 1.83 acres Yes - IDA Resource Commercial Consistent - Include Consistent- Adopt
P 1085 Street Conservation
Open Space
2

Future Land Use Map Planning Issues
Overall, the proposed amendments have a clear basis for recommending consistency with the Town of
Centreville Comprehensive Plan: 2040. An explanation of each proposed amendment and information
has been considered for each of these proposed amendments is included. Each item is identified by
parcel number. Small snip copies of each Map amendment page are included in each section below.
1. Tax Map 44 C – Parcels 504 and 505
Two Parcels on Kidwell Avenue, 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
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
3

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
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
4

Discussed during the September 4, 2024, Work Session, this 1901 duplex located on an older Centreville
Lot, currently R-2 Zoning, and is proposed to be redesignated to the Central Business District (CBD)
Future Land Use and then rezone to CBD zoning.
The owner has requested the subdivision of the lot & building into two separate parcels (units currently
have separate addresses, and utilities) and individual ownership. Google Street view image included
here, shows the nicely maintained duplex noted to be constructed circa 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.” Identified in the 2040 Comprehensive Plan, there are
hinderances for re-development opportunities with regards to minimum lot size and other standards set
within 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 by the Planning Commission. This amendment to the Future Land Use Map and
the text amendment (standalone residential) will provide a consistent basis for the parcel to be
considered under the CBD Zoning standards, recognizing 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
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.
5

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
a municipally owned building to amend their designation from Residential to Central Business District
provides overall continuity for the use of the sites and for the existing adjacent CBD zoning.
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
6

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. The following amendment is proposed 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 information 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 approved by Town Council for annexation, Centreville’s
Future Land Use Designation of Complete Neighborhood generally includes Natural Areas, Commercial
and Civic Areas as well as a mix of variety and residential types and styles that provide intergenerational
neighborhoods to meet the needs of area residents though many stages of life.
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

The parcel contains Deed Restricted Open Space recorded when the Rolling Bridge Subdivision was
originally created as shown on the 6/3/21 Exhibit above and included in the County GIS system and
Maryland Department of Planning’s FINDER online mapping tool
https://apps.planning.maryland.gov/finderonline/. On June 26, 2024, the Centreville Planning
Commission discussed the Open Space Deed Restriction, including a recommendation as part of their
Annexation and Rezoning Letter of Recommendation to the Centreville Town Council. The Planning
Commission favorably recommended that the recorded open space deed restriction be “released” upon
site plan/development approval and that the area protected by the existing forest conservation easement
remain. That recommendation is included in the Letter of Recommendation (pdf page 31 and 32 of
Maps and Additional Support Documents) attached to this document.
9

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.
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)
11

4. Map 44B; rear portion of P 1056, parcel address: 2641 Centreville Road
Planning Commission Consideration: The Future Land Use Map is being amended to show the
Commercial designation over the entirety of parcel 1056. Please note as noted below and mentioned in
the Critical Area Commission review comments, a growth allocation will be required should the owner
desire to redevelop the parcel to change its Critical Area designation from LDA to IDA.
Supporting Data and Information
This amendment is proposed to designate the rear portion of parcel 1056, the property adjacent to the
parcel containing the existing mill structure, as Commercial. This area is approximately 3.57 acres, and
while it 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 ‘Commercial’ Future Land Use
designation already existing on the South-East portion of the same parcel that connects the entirety of
the property to Centreville Road frontage. This change is also consistent with the Future Land Use
designation of parcel 1054, immediately to the North and East where the mill structure 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
12

located along Centreville Road, the southern gateway from MD Route 18 to the Mill Stream Bridge,
…."
13

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.
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 plant 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 a site plan approved in 2007 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 the Town and
applicant are currently working with SHA to see if the easement location on the southern portion of the
property can be retained.
14

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
15

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.
16

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
17

1957
1997
18

2010
Amending the Future Land Use to Commercial is consistent with the Town of Centreville
Comprehensive Plan: 2040, given the historic precedent of 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, …."
19

Exhibit A
MEMORANDUM
TOWN OF CENTREVILLE FROM: STACEY DAHLSTROM, AICP
COMPREHENSIVE PLAN: 2040 SD
AMENDMENTS Senior Planner, EPR for Centreville
TOWN OF CENTREVILLE
PLANNING COMMISSION- FOR
FEBRUARY 19, 2025, PUBLIC HEARING
ORGANIZATION: CENTREVILLE MD DATE: MARCH 10, 2025
RE: PROPOSED FUTURE LAND USE MAP AMENDMENTS TO FUTURE LAND USE MAP
(MAP 4) IN THE CENTREVILLE COMPREHENSIVE PLAN: 2040
Proposed Amendments
Since the adoption of the Town of Centreville Comprehensive Plan: 2040 on December 14, 2023, staff
and the Planning Commission have identified Future Land Use Map Amendments to provide for
implementation of the Town of Centreville Comprehensive Plan: 2040. The proposed amendments have
been reviewed by Queen Anne’s County Planning and the State of Maryland Department of Planning
state planning review process, those reviews have been reviewed and evaluated by Town Staff and
Planning commission as part of the December 18, 2024 Planning Commission/Work Session Meeting
and the amendments updated as applicable. The amendments include including the official listing of the
Complete Neighborhoods Future Land Use as described elsewhere in the Town of Centreville
Comprehensive Plan: 2040; updates to the Future Land Use Map (approved by Planning Commission to
submit for review September 18, 2024), and updates to Municipal Boundaries associated with the
Providence Farm Annexation.
Conclusion
Based on review and discussion and consideration of public comments, the Planning Commission
should consider recommending that the proposed amendments are consistent with the Town of
Centreville Comprehensive Plan 2040 and recommend to the Town Council that they be adopted.
1

Amendments
Complete Neighborhood Future Land Use Description
The Complete Neighborhoods Future Land Use description derived from language already included on other pages
in the plan is proposed to be included at the bottom of page 34 (Attachment A)
Complete Neighborhoods
Areas planned for Complete Neighborhoods identified on the Future Land Use Map (Map 4) which are tracts of 10 acres
or more in size with a mix of housing types (single-family detached, duplexes tri-plexes, attached house and apartment
buildings and supporting non-residential uses like Institutions parks, open spaces and limited commercial buildings.
These areas are both infill tracts and growth areas and will be developed as master planned communities consistent
with Complete Neighborhood objectives in this plan (e.g., pages 22, 35, and 38 etc.) and achieve an overall density of
at least 3.5 units per acre.
Municipal Boundary Adjustments - Maps
Municipal Boundaries have been adjusted on the following Maps and Figure included in Attachment A
to reflect the incorporation of the Providence Farm Annexation (September 5, 2024): Map 1 A: Future
Growth Areas, Infill Areas and Greenbelt, Map 1B: Tier Designations; Map 2: Growth Area Plan; Figure
6: Centreville Greenbelt; Map 3: Existing Land Use; Map 4: Future Land Use Plan; Map 5: Natural
Resources; Map 6: Critical Areas; and Map 7: Functional Class of Streets and Highways.
Existing Land Use Map update
During review and discussion of the update to the Existing Land Use Map to reflect newly updated
municipal boundaries regarding the Providence Farm annexation, an update was identified and included
on this proposed amendment. This is a minor update the existing land use, reflecting existing conditions
to update the existing land use from vacant to commercial on the parcel where Taco Bell is located (104
Stella Lane, Centreville MD- access from Laser Drive, south east of Dunkin Donuts).
Future Land Use Map Amendments
1. In addition to the Future Land Use Map Amendments detailed further in the information provided
below, the Future Land Use Map category of Office/Light Industrial was updated to be Planned
Business District to correspond with the Planned Business District Future Land use description on
page 37.
2. The following provides more detailed information, previously provided details the amendments
proposed to be included which are reflected on the Map 4: Future Land Use Map. Each individual
Map Amendment background information is also included in Attachment B.
2

Overview of Map Amendments the Future Land Use Map (approved by Planning Commission to submit for review September 18, 2024)
Tax Map & Address Size of Area Critical Future Land Use Consistency Adoption
Parcel Number Area Designations Planner and Recommendation
Planning
Commission
9/18/2024
1 Map 44C; P 504 409 Kidwell Avenue 0.33 acres No Commercial Residential Consistent - Consistent- Adopt
Include
Map 44C; P 505 401 Kidwell Avenue 0.85 acres No Commercial Residential Consistent - Consistent- Adopt
Include
2 Map 44C; P 902, 206 & 208 W Water; Adjacent 0.79 acres No Residential Central Consistent - Consistent- Adopt
P 906, P 938 & P Alley also bordered by 103 N Liberty & Business Include
939 202 W Water; Rear parcels & portions of District
parking areas
behind 105 N. Liberty
& 107 N Liberty
3 Map 44; P 60 Little 279.660 acres No Growth Complete Consistent - Consistent- Adopt
Kidwell Avenue Area Neighborhood Include
Annexation
into to
Town
4 Map 44B; rear 2641 Centreville 3.75 acres Yes- LDA Resource Commercial Consistent - Consistent- Adopt
portion of P 1056 Road may seek Conservation Include
growth Open Space
allocation to
become IDA
(eligible)
5 Map 44B; 425 S. Commerce 1.83 acres Yes - IDA Resource Commercial Consistent - Consistent- Adopt
P 1085 Street Conservation Include
Open Space
3