2025-09-04-tc-website_packet.pdf

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

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617
410-758-1180 FAX 410-758-4741 WWW.TOWNOFCENTREVILLE.ORG
AGENDA
Town Council of Centreville Meeting
September 4, 2025
7:00 PM
Liberty Building
107 Liberty Street, 2nd Floor Meeting Room
I. Convene – Council President
II. Pledge of Allegiance
III. Moment of Silence – For Military & Public Safety Personnel (Past & Present)
IV. Agenda Review
V. Review of Minutes from Past Meetings
a. July 29, 2025 Show Cause Hearing Minutes
b. July 31, 2025 Work Session Minutes
c. August 7, 2025 Meeting Minutes
VI. Closed Session Statement
a. September 4, 2025
VII. Citizens Forum (Citizens are requested to keep their comments to three minutes)
VIII. Old Business
a. Ordinance 06-2025 – Text Amendment: Chapter 170-38 Electronic Messaging Centers –
Second Reading – Sponsored by: Ashley H. Kaiser, Council President and Jeffrey D. Kiel,
Council Vice President
b. Ordinance 12-2025 Amendment to Chapter 170 – TND/PUD Standards – Second Reading –
Council President
IX. New Business
a. QAC White Marsh Park Sewer Connection – Clifford Matthews, Director of Public Works
b. Allocation Request – Blue Crab Car Wash – Clifford Matthews, Director of Public Works
c. Demolition Bids for 2647 Centreville Road – Clifford Matthews – Director of Public Works
d. Centreville Business Park Public Works Agreement – Carolyn Brinkley, Town Manager
e. Resolution 08-2025 – Hazard Mitigation Plan – Council President
f. Resolution 09-2025 – Public Works Agreement – Mid Atlantic Real Estate Investments, Inc. –
Council President
g. Town Election – October 6, 2025 – Gaye Adams, Town Clerk
X. Reports of Boards and Commissions
a. Maryland Municipal League
b. Council of Governments
c. Economic Development
d. Park Advisory Board
e. Planning Commission
XI. Reports of Department Heads

a. Town Manager
b. Chief of Police
c. Town Attorney
d. Finance Officer
e. Director of Public Works
f. Human Resources Manager
g. Town Clerk
XII. Citizens Forum (Citizens are requested to keep their comments to three minutes.)
XIII. Council Roundtable
a. Kiel
b. Beauchamp
c. Worth
d. Huffer
e. Kaiser
XIV. Motion to Adjourn – Council President
Upcoming Events/Meetings:
• September 5, 2025 – First Friday – Court House Square – 6:00 p.m. – 8:00 p.m.
• September 9, 2025 – Cemetery Advisory Committee Meeting – 4:00 p.m. – Town Hall – 101
Lawyers Row
• September 13, 2025 – Annual Kids Fishing Derby – 4:00 p.m. – Centreville Wharf – Watson
Road
• September 17, 2025 – Planning Commission Meeting – 7:00 p.m. – 107 N. Liberty Street, 2nd
floor meeting room
• September 18, 2025 – Town Council Meeting – 7:00 p.m. – 107 N. Liberty Street, 2nd floor
meeting room
• September 18, 2025 – Town Council Public Hearing – Ordinance 12-2025 – 7:05 p.m. – 107
N. Liberty Street, 2nd floor meeting room
• September 18, 2025 – Town Council Public Hearing – Ordinance 06-2025 – 7:05 p.m. – 107
N. Liberty Street, 2nd floor meeting room
**Please note: One or more Centreville Town Council members may be attending these
events/meetings.

TOWN COUNCIL OF CENTREVILLE
ORDINANCE NO 06-2025
AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING THE TOWN
OF CENTREVILLE ZONING ORDINANCE, WHICH IS CHAPTER 170 OF THE CODE OF
THE TOWN OF CENTREVILLE, TO ALLOW ELECTRONIC MESSAGE CENTERS AS A
PERMITTED USE FOR PUBLIC SCHOOLS IN RESIDENTIAL ZONES AND SUBJECT TO
ADDITIONAL STANDARDS FOR SUCH SIGNS
WHEREAS, the Town Council of Centreville has the authority under Section 5-213 of the Local
Government Article of the Annotated Code of Maryland, to adopt regulations;
WHEREAS, Section 4-102(6) of the Land Use Article of the Annotated Code of Maryland authorizes
the Town Council of Centreville to regulate the location and use of buildings, signs and structures on
the land;
WHEREAS, by Ordinance 01-2018, the Town Council previously prohibited all new EMCs and made
the four existing EMCs at the time non-conforming signs subject to operational standards for the
EMCs;
WHEREAS, by Ordinance 04-2023, the Town Council amended the prohibition on EMCs to allow an
exception for governmental and institutional uses in specified non-residential zones where the same or
more intense zoning exists across the street;
WHEREAS, the Town desires to amend Chapter 170 of the Code of the Town of Centreville to create
another exception on the prohibition to allow Electronic Message Centers (EMCs) for public schools in
residential zones where non-residential zoning exists across the street subject to compliance with the
additional standards contained herein;
WHEREAS, the Town of Centreville Development Design Standards which are included as
Attachment 6 to the Centreville Zoning Provisions contained in Chapter 170 of the Town of Centreville
Code are also amended accordingly;
WHEREAS, the Town Council received a _____________ recommendation on the zoning
amendment from the Centreville Planning and Zoning Commission; and
WHERAS, the Town Council held a public hearing on the zoning amendment on ___________.
NOW, THEREFORE, BE IT ORDAINED by the Town Council of Centreville:
Section 1. The recitals set forth above are incorporated herein by reference and made a part of this
Ordinance.
Section 2. Section 170-38.F of the Centreville Town Code, SUPPLEMENTAL ZONING
REGULATIONS, Signs, Prohibited signs is hereby amended so EMCs may be allowed for public
schools in residential zones subject to the provisions contained herein:
F. Prohibited signs. The following signs are prohibited:
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1. Pennants, streamers, and spinning or similar type signs, except feather signs.
2. Any sign that flashes or rotates.
3. Any sign fastened to, and supported by, or on the roof of a building, and no projecting sign
shall extend over or above the roof (including mansard roofs) of a parapet wall of a
building.
4. Off-premises signs. Any sign advertising or identifying a business or organization which is
not located on that premises, other than temporary signs. Existing off-premises signs for
which a valid permit has been issued will be permitted to remain for a period of one year
from the date of the adoption of this ordinance.
5. Signs in the public right-of-way, except easel/placard signs placed on the sidewalk in front
of a business, provided that the sign doesn't impede pedestrian traffic.
6. Signs that are obscene, illegal, hazardous to traffic, imitative of official government signs
(i.e., Stop, Danger, Caution, etc.) or obstructive to public visibility so as to create a hazard
to the public.
7. New electronic message centers (EMCs) and digital electronic signs of any kind, are
prohibited, except for governmental and institutional signs in non-residential zoning
districts (excluding the Central Business District) and for public school signs in residential
zoning districts and subject to the supplemental standards contained in § 170-38.E(3) and
Table 4 (Attachment 10 to the Zoning Ordinance).
(Language to be deleted from the existing Ordinance is indicated in strikethrough format and
language to added is indicated by bold italics text)
Section 3. Section 170-38.E of the Centreville Town Code, SUPPLEMENTAL ZONING
REGULATIONS, Signs, Supplemental standards for sign types is hereby amended so EMCs may be
allowed in certain residential and non-residential zones.
E. Supplemental standards for sign types. The following supplemental standards apply to specific
sign types:
1. Awning signs. All drop awnings attached to buildings shall not, when let down to the
full extent, be less than seven feet above the sidewalks of the Town at all points. The
lowest portion of all display signs fastened to, suspended from, or supported by a
building or structure so as to project therefrom at an angle shall be not less than seven
feet vertically above the surface of the sidewalks of the Town at all points.
2. Directional signs. Directional signs are permitted in all zoning districts. Directional
signs shall not exceed two square feet in area, shall not exceed three feet in height, and
shall not contain any advertising material.
3. Electronic Message Centers. New electronic message centers (EMCs) are permitted for
governmental and institutional uses as a freestanding sign in non-residential zones along
State roads, excluding the Central Business District (CBD), where the same or more
intense zoning (excluding the Central Business District) exists across the State road as
more particularly shown on Table 4 (Attachment 10 to the Zoning Ordinance). EMCs
are also permitted for public schools as a freestanding monument sign in residential
zones along State roads, where non-residential zoning exists across the State road as
more particularly shown on Table 4(Attachment 10 to the Zoning Ordinance). The
four existing EMCs are grandfathered and considered nonconforming signs for the
purpose of § 170-38. The following provisions shall apply to new and existing EMCs
including nonconforming EMCs:
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a. Duration of message change interval. Each message on an EMC can be changed
no more frequently than once every five minutes, and the actual change process
is accomplished in two seconds or less with no fade in or fade out.
b. Transitions/flashing/animation. The EMC shall display only static messages that
remain constant in illumination intensity and do not have movement or the
appearance or optical illusion of movement (no revolving, flashing, moving,
scrolling, or rotating). Also, the EMC shall consist only of alphabetic or numeric
characters on a plain black background and may not include graphic, pictorial,
or photographic images.
c. Dimming. The EMC shall be equipped with a fully operational light sensor that
automatically adjusts the intensity of the billboard according to the amount of
ambient light.
d. Brightness levels. EMCs shall not exceed a maximum illumination of 0.3
footcandle above the ambient light as seen at a distance of 150 feet for the time
period between sunset and sunrise. The applicant shall provide written
certification from the sign manufacturer that the light intensity has been preset
not to exceed the levels specified above, and the intensity level is protected from
end-user adjustment.
e. Colors. EMCs shall be a single color on any given message or display (i.e., they
shall be mono color signs) and shall always use only one color.
f. Time restrictions. EMCs located on a lot adjacent (includes across a street) to
any residentially zoned or residentially used parcel shall be turned off between
the hours of 10:00 p.m. and 6:00 a.m.
g. Audio speakers. Audio speakers are prohibited.
h. Malfunctions. EMCs shall be designed to either freeze the display in one static
position, display a full blank screen, or turn off in the event of a malfunction.
(Language to be deleted from the existing Ordinance is indicated in strikethrough format and
language to added is indicated by bold italics text)
Section 4. Table 4 (Governmental and Institutional Uses in All Zoning Districts Sign Types and
Dimensional Regulations – Attachment 10 to Chapter 170 Zoning) are hereby amended to read as
shown on the attached Exhibit A.
(New language is highlighted)
Section 5. Section 5.A.6 of the Town of Centreville Development Design Standards which are
Attachment 6 to the Centreville Zoning Provisions which are Chapter 170 of the Centreville Town
Code are hereby amended as follows:
6. Prohibited
 Including, but not limited to: portable signs, inflatable signs, kites or other unattended flying
device which are meant to advertise or identify a specific business, product, or event.
 Temporary or portable signs with changeable letters and numbers and portable trailer signs with
changeable text panels, unless otherwise permitted.
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 Digital electronic signs of any kind, except for governmental and institutional uses in non-
residential zoning districts and public school uses in residential zoning districts and subject to
operational and other supplemental standards as contained in the Zoning Ordinance.
 Revolving signs
 Pole mounted signs
 Roof signs
(Language to be deleted from the existing Ordinance is indicated in strikethrough format and language
to added is indicated by bold italics text)
Section 6. If any section, clause, paragraph, sentence or phrase of the Ordinance or the application
thereof to any person, or circumstances is held invalid or unconstitutional by a court of competent
jurisdiction, the invalidity or unconstitutionality shall in no way effect other provisions or any other
application of this Ordinance which can be given effect without the invalid or unconstitutional
provision or application, and for this purpose the provisions of this Ordinance are declared severable.
Section 7. This Ordinance shall become effective twenty days after its enactment.
ATTEST: THE TOWN COUNCIL OF CENTREVILLE
____________________________________
R. Gaye Adams Ashley Heffernan Kaiser, Esq., President
Town Clerk
_____________________________________
First Reading: Jeffrey D. Kiel, Vice President
Second Reading:
Enacted:
Effective: _____________________________________
Daniel B. Worth, Member
_____________________________________
Jim A. Beauchamp, Member
______________________________________
Sandra Lee Huffer, Member
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TOWN COUNCIL OF CENTREVILLE
ORDINANCE NO 12-2025
AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE AMENDING THE TOWN
OF CENTREVILLE ZONING ORDINANCE, WHICH IS CHAPTER 170 OF THE CODE OF
THE TOWN OF CENTREVILLE, TO UPDATE THE DEFINITIONS, PARKING
STANDARDS, TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) STANDARDS,
AND THE PLANNED UNIT DEVELOPMENT (PUD) STANDARDS
WHEREAS, the Town Council of Centreville has the authority under Section 5-213 of the Local
Government Article of the Annotated Code of Maryland, to adopt regulations;
WHEREAS, Section 4-102(6) of the Land Use Article of the Annotated Code of Maryland authorizes
the Town Council of Centreville to regulate the location and use of buildings, signs and structures on
the land;
WHEREAS, the Town desires to amend Chapter 170 of the Code of the Town of Centreville to amend
the definitions, update the parking standards, Traditional Neighborhood Development (TND)
standards, and the Planned Unit Development (PUD) standards;
WHEREAS, the Town Council received a _____________ recommendation on the zoning
amendment from the Centreville Planning and Zoning Commission; and
WHERAS, the Town Council held a public hearing on the zoning amendment on ___________.
NOW, THEREFORE, BE IT ORDAINED by the Town Council of Centreville:
Section 1. The recitals set forth above are incorporated herein by reference and made a part of this
Ordinance.
Section 2. Section 170-28 Planned Unit Development District (PUD) of the Centreville Town Code is
hereby amended as shown on the Exhibit A attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 3. Section 170-29.1 Traditional Neighborhood District – TND of the Centreville Town Code
is hereby amended as shown on the Exhibit B attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 4. Section 170-32 Off-street parking of the Centreville Town Code is hereby amended as
shown on the Exhibit C attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
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Section 5. Section 170-70 Definitions of the Centreville Town Code is hereby amended as shown on
the Exhibit D attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 6. Chapter 170 Attachment 2 Schedule of Zone Regulations is hereby amended as shown on
the Exhibit E attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 7. Chapter 2, Section C.8 Location of Garages of the Centreville Design Standards is hereby
amended as shown on the Exhibit F attached hereto.
(Language to be deleted from the existing Ordinance is indicated in bold strikethrough format and
language to added is indicated by bold italics text)
Section 8. If any section, clause, paragraph, sentence or phrase of the Ordinance or the application
thereof to any person, or circumstances is held invalid or unconstitutional by a court of competent
jurisdiction, the invalidity or unconstitutionality shall in no way effect other provisions or any other
application of this Ordinance which can be given effect without the invalid or unconstitutional
provision or application, and for this purpose the provisions of this Ordinance are declared severable.
Section 9. This Ordinance shall become effective twenty days after its enactment.
ATTEST: THE TOWN COUNCIL OF CENTREVILLE
____________________________________
R. Gaye Adams Ashley Heffernan Kaiser, Esq., President
Town Clerk
_____________________________________
First Reading: Jeffrey D. Kiel, Vice President
Second Reading:
Enacted:
Effective: _____________________________________
Daniel B. Worth, Member
_____________________________________
Jim A. Beauchamp, Member
______________________________________
Sandra Lee Huffer, Member
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EXHIBIT A PLANNED UNIT DEVELOPMENT DISTRICT (PUD) AMENDMENTS
§ 170-28 Planned Unit Development District (PUD)
A. Planned unit development in general.
1. It is the intent of the PUD Zone to control the placement, design, use, and density of well-
planned, residential developments which will offer a variety of building types and a more
efficient overall use of land, and within these limits, permit the optimum amount of
freedom and variety in the design and management of such varying types of residential
structures, including one- and two-family units, townhouses and garden apartments.
Within the intention of these regulations, the following objectives are sought to provide
for the planned unit development:
a. To provide a more attractive and varied living environment than would be possible
through the strict application of R-1, R-2, and R-3, and TND District
requirements.
b. To encourage a more intimate, efficient and aesthetic use of open space.
c. To encourage developers to use a more creative approach in the development of
land.
d. To encourage variety in the physical development pattern of residential areas.
e. To encourage significant innovations in the development of land to bring about
sustainable patterns of development in environmentally sensitive areas, including
within the Critical Area.
2. The Council shall follow the procedures set forth in this section for the approval of a
floating zone for PUDs proposed in the R-1 or R-2 Districts.
3. PUDs shall be permitted in the R-3 Zone, and TND Zone in accordance with the
conditions and requirements contained in this section.
B. PUD Requirements.
1. Permitted uses. PUDs are contemplated to be primarily residential. However, they may
incorporate non-residential development which is permitted in the underlying zoning
district and as provided for below:
a. All uses permitted in the underlying zoning district.
b. Single-family detached dwellings.
c. Multifamily dwellings attached or detached (including but not limited to one- and
two-family units, townhouses and garden-type apartments).
d. Apartments.
e. An office, temporary or permanent, belonging to the developer and clearly
incidental to management and sales operations of the planned unit development.
f. Temporary structures incidental to construction.
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g. Applicable only to PUDs in the R-1, R-2, or R-3 Districts: In planned unit
developments, commercial establishments of a convenience and service nature for
PUD residents may be permitted. This subsection is intended to not limit
commercial uses and development in PUDs located within the TND District.
Such commercial establishments shall be an integral part of the plan for the PUD.
The total aggregate area of all the commercial establishments and their parking
areas shall not occupy more than 5% of the gross area of the PUD. Commercial
areas may include one or more stores and may be of the following types:
(1) Small neighborhood convenience centers may include laundry
establishments, beauty and barber shops, and retail food establishments of
less than 3,500 square feet. No commercial establishments shall be
constructed until 25% of the total planned residential units are completed.
Centers may include one or more stores.
(2) Planned commercial centers shall be a group of commercial uses
compatible with the residential nature of the PUD. These may include, but
are not limited to, medical and professional offices, general retail stores
and food stores. Planned commercial centers shall be permitted only in a
PUD of 200 acres or more. No construction on the planned commercial
center shall begin until 50% of the total planned residential units are
completed. Planned Commercial Centers
h. The Town Council may approve and/or require land and places for public
assembly, recreational buildings, public buildings and accessory buildings, or may
require the reservation of lands for such uses if it is deemed, they are advantageous
or necessary for the purpose of serving the planned unit development and the local
community.
2. Where permitted, planned unit developments are permitted in the R-1, R-2, and R-3, and
TND Districts. In general, a planned unit development is contemplated in residential and
TND zones where tracts of suitable location, size, and character exist. The uses/structures
proposed are to be planned and developed according to the requirements and procedures
of this chapter. Planned unit development shall be approximately located with respect to
the general pattern of urban development, existing or proposed, and to existing public and
private facilities and services.
3. Computation of dwelling units permitted. The total density in the PUD will not be greater
than if developed under the terms of the underlying zoning district. The total permitted
dwelling units may be averaged over the entire PUD or clustered in various groupings.
4. Density. The Planning and Zoning Commission may set the required mix of one-bedroom,
two-bedroom, or three-or-more bedroom units that can be built within a planned unit
development or its stages.
5. Land coverage. The maximum amount of land that may be built over (covered) by parking
lots, roads, sidewalks, plazas, buildings or other structures shall be 35% of the gross land
of the PUD.
6. Area. Parcels developed as residential planned developments shall not be of less than
sufficient area [as determined in accordance with Subsection B(3) of this section] to
establish ten dwelling units in the R-1 Zoning District or five dwelling units in the R-2
and R-3 Zoning Districts. The minimum aggregate parcel size in the TND District
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shall be forty (40) acres. There is no minimum parcel size for other planned
developments.
7. Open space. Common open space shall comprise not less than 25% of the gross area.
except in the TND District, where the required open space and recreation provisions
applicable to the TND District shall be applied (i.e., Section 170-29.1J). Those lands
designated as an integral part of the PUD in an underlying TND District, even if
used for agriculture and not available for use by the public, shall be considered
“common open space” provided other open space areas are reasonably distributed
throughout the community. All open space in PUDs located in the R-1, R-2, or R-3
Districts shall be designated for the common use of all occupants of the PUD and at least
70% of such space shall be developed as recreational areas.
8. Sanitary facilities. No PUD plan shall be approved unless the proposed development will
be served by public water and sewer disposal systems which shall be existing at the time
the plan receives final approval. Satisfactory evidence must be furnished to the Town
Council that the existing Town sewer and water systems can handle the increased
demands placed upon them by the proposed PUD and meet current Health Department
requirements for standards of operation.
9. Height requirements. The requirements shall be those set in the Schedule of Zone
Regulations.
10. Parking. At least two usable off-street parking spaces meeting the standards in this chapter
shall be provided for each dwelling unit either on the lot it occupies or within 150 feet of
such dwelling unit. The Planning Commission may approve deviations from this
standard for a PUD in the TND District.
11. Administrative procedures.
a. Preliminary application shall be made to the Town Council and referred to the
Planning and Zoning Commission for stage one consideration of the PUD Zone
and shall include, but not be limited to:
(1) A general diagram showing the PUDs relation to the Town of Centreville
and major public access to the PUD (10 copies).
(2) A general plan setting forth preliminary information (10 copies). Such
information shall include, but not be limited to the following:
(A) Proposed housing types, the total number of units, percentage of
each type, general location of each type, elevations of each type.
(B) Proposed planned commercial centers and/or neighborhood
convenience centers, location, types of business(es), size of
area(s), and elevations of each building type.
(C) Proposed open spaces, their size, their location, their uses, and
their proposed ownership (Town and/or association).
(D) General statement concerning provision of utilities (public works
agreement).
(E) Statement of expected Town responsibilities.
(F) Cost/benefit ratio of the proposed PUD for the Town.
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(G) Tentative time table and staging of development (schedule of
construction).
(3) Applicant shall pay an application fee as previously established by the
Town.
(4) After the Planning and Zoning Commission makes its findings, the
application will be forwarded to the Town Council for consideration. If the
Council finds that the proposal has merit, it will be conditionally approved.
b. Preliminary site plan. The developer shall submit the following to the Planning
and Zoning Commission for its review after receiving conditional approval from
the Town Council:
(1) The 10 copies of a preliminary site plan shall be filed with the Town. The
preliminary site plan shall comply with the requirements of this section
and be accompanied by such other written or graphic material as may be
necessary or desirable in aiding the decisions of the Town Council and the
Planning and Zoning Commission.
(2) The Zoning Administrator shall review the site plan for compliance with
the requirements of this chapter. Before returning the preliminary site plan
to the Planning and Zoning Commission and Town Council, the Zoning
Administrator shall consult with such Town officials as may be
appropriate, and may offer such comments as may be appropriate.
(3) Preliminary site plan shall show:
(A) The proposed title of the project and name of the engineer,
architect, designer or landscape architect, planner and developer.
(B) The North point, scale, and date. The scale of the site plan shall be
as follows:
(a) For projects containing more than 10 acres but less than 50
acres: not more than 50 feet to one inch.
(b) For projects containing 10 acres or less: not more than 20
feet to one inch.
(c) For projects containing 50 acres to 200 acres: not more than
100 feet to one inch.
(d) For projects containing more than 200 acres: not more than
200 feet to one inch.
(4) The boundaries of the property involved, county and municipal
boundaries, the general location of all existing easements, property lines,
existing streets, buildings or waterways, and other existing physical
features in or adjoining the project.
(5) The approximate location and sizes of sanitary and storm sewers, water
mains, culverts, and other underground structures in or near the project.
(6) The general location and character of construction of proposed streets,
alleys, driveways, curb cuts, entrances and exits, parking and loading areas
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(including number of parking and loading spaces) and outdoor lighting
systems.
(7) The general location of proposed lots, setback lines and easements, and
proposed reservations for parks, parkways, walkways, cycleways,
playgrounds, school sites, and open spaces.
(8) The location of buildings with respect to each other, to lot lines, and to
major excavations, drawn to scale, but full dimensioning is not required
on the preliminary plan.
(9) The approximate height of proposed buildings and structures (accessory
and main).
(10) Preliminary plans and elevations of the several dwelling types and other
buildings, as may be necessary.
(11) General location, height, and material of all fences, walls, screen planting,
and landscaping and management thereof.
(12) Proposed location and character of nonresidential uses or commercial
uses, accessory or main.
(13) General location, character, size, height and orientation of proposed signs,
and management thereof.
(14) A tabulation of the total number of acres in the project (gross or net as
required in the zone regulations) and the percentage thereof proposed to
be devoted to the several dwelling types, commercial uses, other
nonresidential uses, off-street parking, streets, parks, schools, and other
reservations.
(15) A tabulation of the total number of dwelling units of various types in the
project and the overall project density in dwelling units per acre (gross or
net as required by zone regulations).
(16) Schedule of construction or timetable (acceptable to the Town Council and
Planning and Zoning Commission).
(17) The developer shall provide a statement detailing the means by which the
PUD and all its various aspects shall be managed. This shall include deed
restrictions and covenants designed to ensure perpetuity of agreements.
(18) The developer shall provide a complete topographic drawing of the
proposed plan acceptable to the Soil Conservation Service. (Specific
requirements will be obtained from the Soil Conservation Service Office).
The developer, after consultation with the Soil Conservation Services, will
develop a complete sediment and stormwater plan to be reviewed and
approved by the Soil Conservation District.
(19) The preliminary site plan shall also include a management statement
governing the construction, operation, and maintenance of:
(A) Sanitary and storm sewers, water mains, culverts, and other
underground structures.
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(B) Streets, alleys, driveways, curb cuts, entrances and exits, parking
and loading area, and outdoor lighting systems.
(C) Parks, parkways, cycleways, playgrounds, open spaces, fences,
walls, screen planting, and landscaping and signs.
(20) The Planning and Zoning Commission and/or Town Council may establish
additional requirements for preliminary site plans.
(21) After review and a public hearing on the proposed zoning, the Planning
and Zoning Commission shall return the site plan, together with comments
and recommendations to the Town Council for appropriate action.
12. Accessory uses and structures. The following accessory uses and structures shall be
located in the rear yard, unless otherwise provided herein or attached to or part of the
main building:
a. Small cell facility, provided it complies with the standards set forth in § 170-50.
b. Other accessory uses and structures clearly incidental and customary to and
associated with the permitted uses.
C. Final review and approval procedure.
1. The Town Council shall review the final preliminary site plan and other documents.
2. The Town Council shall hold a public hearing in the manner required in § 170-62 of this
chapter.
3. The Town Council may approve or disapprove the proposed PUD zoning. In granting
approval, the Council shall secure:
a. A surety bond or equivalent to be filed for or deposited in escrow with the Town
Council in an amount sufficient to ensure completion of all requirements
established by the Town Council. Such surety to be reviewed annually and
adjusted to reflect current costs.
b. A final site plan in the form of a final plat shall be prepared, filed, and recorded.
The final plat shall comply with the specifications of the Town Council, and the
requirements of this section and applicable laws, regulations, and ordinances
governing the subdivision of land.[2]
c. Permits for building shall be issued in accordance with the schedule for
construction approved by the Town Council as part of the final approval.
d. When a PUD is to be developed in stages, each stage shall be processed as a
separate development after first submitting and receiving approval of the PUD
Zone for the entire project.
e. As part of the final approval, the Town Council shall approve dates for initiation
and completion of the PUD and/or its phases. Any departure from these dates shall
constitute material breach of contract, and outstanding bonds can be called in. The
Town Council can waive for cause.
4. Conflict with other provisions.
a. Provisions of the PUD Zone when found to be in conflict with other provisions of
this chapter shall supersede those other provisions with which they conflict.
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b. Provisions of the PUD Zone when found to be in conflict with other provisions of
Chapter 138, Subdivision Regulations, shall supersede those other provisions
with which they conflict.
D. Amendments to Approved PUD Applications
1. A property owner of a site subject to a PUD District may request an amendment to the
terms and conditions of the District. Any request for an amendment shall be in writing
and shall include the information specified in §170-28(B)(11)(b). If the Zoning
Administrator determines that the proposed amendment (1) does not involve a material
change to the design approved by the Town Council and (2) otherwise complies with the
terms of this Chapter, the amendment request shall be approved by the Zoning
Administrator. Any other amendment shall be subject to review by the Planning and
Zoning Commission and Town Council according to the procedures set forth in Section
104170-28(C).
2. Material changes shall include the following:
a. Proposed increase in residential density;
b. Proposed increase of non-residential floor area (less than 5% increase
above existing total approved for the building in question, as specified in
the original PUD, may be considered non-material);
c. Changes of use that are determined to be more intense,
d. Elimination of an approved project amenity,
e. Any proposed change which alters a condition of the PUD approval,
f. Substitution of an amenity with a non-comparable amenity.
g. Other changes of a similar scope or magnitude.
3. Non-material changes may include the following:
a. Proposed substitution of species provided for landscaping (provided the
new species serves the same function the original species was intended to
serve).
b. Relocation of residential units provided there are no environmental,
traffic, etc., impacts as a result of such action.
c. Relocation of site infrastructure (e.g. utilities, stormwater management)
provided said relocation creates no adverse impact.
d. Proposed change in architectural style or type from that which was
indicated on approved PUD plans, subject to Planning Commission
approval of said change (unless the PUD approval specifies a condition(s)
concerning such architectural style or feature, in which case such a
revision would constitute a material change).
e. Addition of a park, open space or recreational amenity.
f. Substitution of one project amenity with a comparable amenity.
g. Substitution of a commercial use for another commercial use permitted in
the PUD district (by right or by special exception, provided the special
exception is approved by the Board of Appeals)
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h. Other changes of a similar scope or magnitude.
4. If the Zoning Administrator determines that a proposed amendment is a non-
material change, he/she shall retain the right to have said amendment reviewed
and approved/denied by the Planning and Zoning Commission.
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EXHIBIT B TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) DISTRICT
AMENDMENTS
§ 170-29.1 Traditional Neighborhood Development District - TND
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. A diversity
of housing types and lot sizes is required to promote and facilitate projected requirements of people
with different housing needs.
A. Minimum criteria.
1. TND developments shall only be permitted on parcels of 40 acres or greater. Parcels less
than the minimum acreage may be developed as TND if they are contiguous to an existing
TND zoned area and development on said parcels or tracts can be harmoniously
integrated into the existing TND consistent with the requirements and purposes of this
zone;
2. The TND development shall have access to an existing or planned arterial or collector
road, and be organized around a network of interconnected public streets in a grid
pattern that establishes and forms a street hierarchy limited to arterial, collector,
local/secondary streets, and alleys. The street network/hierarchy must be delineated by
a Regulating Plan;
3. TND developments have physical form (building styles and sizes, and lot sizes), as well
as required open spaces that vary in character and intensity so as to best integrate and
interconnect with the surrounding neighborhood and community character.
4. The TND development shall be served by adequate existing or planned infrastructure;
and
5. Governmental uses and developments shall be exempt from any minimum size criteria
(§170-29.1.A.1), the requirements for a Regulating Plan and palette/pattern book
(§170-29.1.B.2), the intensity limitations and limitations on nonresidential
development in comparison to residential development (§170-29.1.F.2), and the size
limits applicable to TND Districts (§170-29.1.F.3). Although not required to submit a
Regulating Plan or palette/pattern book, all government uses and developments shall
submit a cohesive architectural plan to guide all government buildings and
developments which shall be subject to Planning Commission review and approval and
which shall include standards for compatible facades, colors, and architectural
features and shall require the architecture to be “human scale”, of excellent design
and to use high quality building materials .
B. Review procedures and guidelines.
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1. TND developments shall be submitted in accordance with the Town Subdivision
Regulations and Zoning Ordinance.
2. A tTentative sSketch Plan, Regulating pPlan, and palette/pattern book for the entire
TND development shall be submitted and approved by to the Planning Commission and
become a template for Preliminary Site and Subdivision Plans in accordance with the
Town Subdivision Regulations and this Zoning Ordinance. In addition to the
information required of by the sSubdivision rRegulations, the tTentative sSketch pPlan
shall be accompanied by architectural renderings, a Preliminary Regulating Plan, a
preliminary palette/pattern book, a street hierarchy, conceptual street cross-sections
and other such information as may be required by the Planning Commission to determine
consistency with these Town of Centreville regulations and the Comprehensive Plan. A
final Regulating Plan and final palette/pattern book shall be submitted and approved
by the Planning Commission with the final site plan. Any amendments to the final
Regulating Plan and/or final palette/pattern book shall be approved by the Planning
Commission.
3. A preliminary plat for the entire TND development shall be submitted to the Planning
Commission in accordance with the Town Subdivision Regulations. In addition to the
information required of the subdivision regulations, the preliminary plat shall be
accompanied by preliminary architectural elevations, preliminary street cross-sections
and other such information as may be required by the Planning Commission to determine
consistency with these regulations and the Comprehensive Plan. The preliminary plat for
the TND shall include site specific topography and the surveyed location of adjacent
streets, sidewalks and water and sewer facilities.
4. If the preliminary plat is approved by the Planning Commission, a site plan shall be
submitted to the Planning Commission in accordance with the Town Zoning Ordinance.
The site plan shall include the final construction drawings and final architectural plans.
5. A TND may be developed in phases. If developed in phases, the Planning Commission
shall require such information and mechanisms as they deem necessary to assure that the
entire development is developed in accordance with the TND principles as indicated on
the preliminary plat and tentative sketch plan. Said information and mechanisms may
include, but are not limited to, deed restrictions, easements, and financial sureties. and a
"palette book" that provides a range of building choices consistent with the TND
principles approved by the Planning Commission.
6. The requirements of this section apply to all proposed development within the TND
zoning district. The Planning Commission may approve minor variations to the standards
in this section as deemed appropriate, provided that the Planning Commission finds that
the minor variations will still produce a development that complies with the intent of this
zoning district, the development design standards and the Comprehensive Plan.
7. When the provisions of these regulations conflict with other standards found in the Code
of the Town of Centreville and/or the Development Design Standards, the more restrictive
regulation shall apply. except when specifically modified through the PUD approval
process.
C. Permitted uses. Uses not specifically listed are prohibited. Permitted uses shall be as follows:
1. Residential Uses
a. Single-family detached dwellings.
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b. Cottage Dwellings
c. Single-family attached:
(1) Two-family dwellings.
(2) Semi-attached dwellings.
(3) Townhouses.
d. Multi-family dwellings.
e. Secondary dwelling units in conjunction with single-family detached
dwellings. Residential uses above commercial, retail, and service uses.
2. Non-Residential Uses
a. Places of Religious Assembly. Churches and parish halls, temples, convents
and monasteries.
b. Institutional/Civic spaces
c. Governmental uses (indoor and outdoor)
d. Small-scale Neighborhood Commercial, retail and service uses located on the
ground floor.
e. Residential above retail and service uses. Only within a TND greater than 200
acres, small Neighborhood Commercial centers, Planned Commercial Centers,
and commercial, retail, and service buildings.
f. Only within a PUD, value added light-agricultural processing, which shall be
limited by the terms of the approved PUD, if any. Adult Day-Care
g. Only within a PUD, Agricultural production of crops, plants, and flowers
oriented to human consumption and or retail sales, such as truck crops,
orchards, vineyards, flowers and cutting gardens, and apiaries. and
appropriately-scaled No livestock and poultry husbandry or any other
animals or fowl permitted. Agricultural production shall not be more than 15%
of the total TND acreage. , which shall be limited by the terms of the approved
PUD, if any. Hemp, cannabis, fox, mink, and hog production shall be
prohibited.
h. Only within a TND greater than 200 acres, Hotels.
i. Restaurant, not including fast food. Continuing Care Facility.
j. Businesses such as grocery, arts and crafts, artisan shops, bakeries,
boutiques, and specialty shops. Nursing home.
k. Personal service and wellness businesses dealing directly with customers such
as, spas, yoga studios, fitness studios, and similar service establishments.
Common Open Space.
l. Only within a TND greater than 200 acres, Offices.
l. Solar array, subject to the provisions of § 170-20C(11).
m. Assisted living facility.
m. Private schools with footprint smaller than 7,000 square feet.
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n. Bed-and-breakfasts as defined by § 170-70, except that such use may include
up to 15 guest rooms.
o. Private clubs with clubhouses having a building footprint smaller than 5,000
square feet and accessory swimming pools.
p. Day-Child-care centers with a building footprint smaller than 5,000 square feet.
D. Accessory uses shall be as permitted in the R-2 District.
E. Special exceptions shall be as follows:
1. Residential Uses
a. Accessory dwelling units in conjunction with single family detached dwellings.
b. Special needs housing, such as community living arrangements.
2. Non-Residential Uses
a. Colleges and schools, public or private, having a curriculum and conditions under
which teaching is conducted equivalent to a public school, and institutions of
higher learning, subject to plan review.
b. Hotels.
b. Public, and pPrivate active open space commercial, parks and recreation
areas, including clubs, parks outdoor spaces, and swimming pools where the
building footprint exceeds 5,000 square feet. the limitation of C(18).
c. Institutional buildings Restaurant, Carry-out Restaurant, or Drive-Through
Restaurant (only if located on Major Collector road)
d. Micro Distillery.
e. Nano Brewery.
f. Solar array, subject to the provisions of § 170-20C(11).
g. Child-care centers with a building footprint larger than 5,000 square feet.
h. Animal Services.
F. Density and dimensional standards.
1. Number of dwelling units permitted. The number of residential dwelling units and the
amount of nonresidential development (excluding open spaces) shall be determined as
follows:
a. The maximum residential density for a development tract shall not exceed five (5)
eight (8) dwelling units per acre.
b. Secondary dwelling units shall be permissible in addition to the number of
dwelling units authorized under this section. However, the total number of
secondary dwelling units shall not be more than 10% of the total number of
single-family attached and detached units.
cb. A maximum of one secondary accessory dwelling unit shall may be permitted
per on a single-family lot. However, the total number of accessory dwelling
P ag e | 14

units shall not be more than 15% of the total number of single-family detached
units.
dc. Dwelling units constructed above retail and service uses shall may be permissible
in addition to and inclusive of the total number of dwelling units authorized
under this section. However, the total number of dwelling units constructed
above retail and service uses shall not be more than 10% of the total number
of single-family attached and detached units.
2. The total floor area of nonresidential buildings excluding: (i) buildings and
amenities permitted by Subsection C(18) and principally intended for the use of the
residents of the TND, and (ii) greenhouses, hoop houses, pack & wash, equipment
storage, and other structures associated with uses permitted by C(8) or C(9) above
(as limited by the terms of the approved PUD) shall not exceed 350 square feet per
acre of the development tract For example, if the area of the development tract is 40
acres, then a maximum of 14,000 square feet of retail, commercial, and service uses
shall be permitted. Intensity Limitation: The maximum percentage of the TND
property that can be nonresidential is up to ten percent (10%) of the gross TND area,
with the exact percentage allowed subject to the review and approval of the Planning
Commission. The Floor Area Ratio (FAR) for all nonresidential lots in each TND
District shall not exceed 0.40.
3. In addition to the Intensity Limitation above, Commercial, Rretail and service, and
office buildings uses shall be limited as follows: In TND developments less than 200
acres, the commercial, retail and service, and office uses shall be only Neighborhood
Commercial and shall be of similar scale and massing as residential structures and shall
not exceed 3,000 square feet ground floor area for each commercial, retail or and service
or office building business. The scale and massing of an institutional or office other
permitted use nonresidential buildings shall be reviewed and approved by the Planning
Commission on a case-by-case basis.
4. See Schedule of Zone Regulations for presumptive minimum lot size, lot widths, required
yards, etc. Specific setback, lot size, lot coverage, minimum frontage, yard
requirements and other bulk standards may be established for each individual
project by the Town Council in the ordinance granting the application or through
the PUD approval process.
5. Special regulations for two-family dwellings and townhouses shall be as regulated in the
R-3 District.
6. In TNDs less than 200 acres, nNo more than 16 dwelling units in one multi-family
building are permitted.
G. Design requirements.
1. General design requirements.
a. A mix of residential dwelling types is required within a TND; however, not less
than 50% of the total dwelling units must be single-family detached dwellings.
No more than 50% of the single-family detached dwellings provided shall be
cottage dwellings lots. unless included in PUD plan approval.
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b. A minimum of at least three of the following permitted housing types must be
provided: single-family dwellings; cottage dwellings; two-family dwellings;
townhouses and/or multi-family dwellings.
c. The Planning Commission may, through the development review process, shall
require thea reasonable provision of screening in order to shield adjacent
residential uses from nonresidential and/or commercial uses or structures.
d. Where more intense residential or nonresidential uses in the TND abut existing
residential zoning, a minimum bufferyard is required, or alternatively, a rear
alley providing access to existing lots may be used in place of a bufferyard as
approved by the Planning Commission.
2. Lot and block standards.
a. All lots shall have frontage on a street or square or public street. All buildings,
except accessory structures, shall have their main entrance onto a public street or
square.
b. Nonresidential structures should shall abut sidewalks, except agricultural
structures or agricultural accessory structures.
c. Lot and building widths should create a relatively symmetrical street cross section
that reinforces the public space of the street as a simple, unified public space.
d. In TNDs with rectilinear street layouts, the design shall provide for perimeter
blocks that are generally in the range of 200 to 400 feet deep by 400 to 800 feet
long.
e. A variety of lot sizes shall be provided to facilitate housing diversity and choice
and meet the projected requirements of people with different housing needs.
Minimum standards are set forth in Ch. 170 Attachment 2-Schedule of Zone
Regulations.
3. Circulation standards. The circulation system shall provide adequate traffic capacity,
provide connected pedestrian and bicycle routes, control but not prohibit through traffic,
limit lot access to streets of lower traffic volumes, provide secondary access to parking
and service areas with alleys except PUDs that incorporate woonerfs, and promote safe
and efficient mobility through the TNDTraditional Neighborhood Development.
a. Pedestrian circulation. Convenient pedestrian circulation systems that minimize
pedestrian-motor vehicle conflicts shall be provided continuously throughout the
TND Traditional Neighborhood Development. Where feasible, any existing
pedestrian routes through the site shall be preserved, extended and enhanced. All
streets, except for alleys, and woonerfs, shall be bordered by sidewalks on both
sides in accordance with the Subdivision Regulations and the Development
Design Standards., unless otherwise approved through the PUD approval
process.
b. Motor vehicle circulation.
(1) Motor vehicle circulation shall be designed to minimize conflicts with
pedestrians and bicycles. Traffic calming features such as "queuing
streets," curb extensions, traffic circles, and medians may be used to
encourage slow traffic speeds.
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(2) A street hierarchy shall be established for the TND development and shall
be indicated on the tentative sketch plan (138.11). Except as authorized
by [4] below, Eeach street shall be classified and designed according to
the Centreville street specifications as provided in § 138-39 of the Town
Subdivision Regulations. Only Collector (major and minor), Secondary,
and alley, and woonerf street types are permitted in the TND District, and
as approved recommended by the Town StaffEngineer.
(3) The use of alleys and woonerfs is permitted, provided they are privately
maintained in perpetuity and acceptable provisions are established to
ensure their future private maintenance. Alleys shall not be publicly
owned or maintained. encouraged. Alleys and woonerfs provide
secondary access to residential properties where street frontages are
narrow, where the street is designed with a narrower width to provide
encourage limited on-street, or single side street parking. or where
aAlley access development is desired to increase residential densities, and
allow dwelling units to be set closer to sidewalks.. Alleys or woonerfs
may also provide delivery access or alternate parking access to
nonresidential properties.
(4) Private streets in a TND shall be discouraged, except that private alleys
shall be permitted if they comply with (3) above. unless otherwise
approved by the Town Council through the PUD approval process.
(5) For any street in a TND, alternative right-of-way and pavement widths
from those required by the Subdivision Regulations may be approved by
the Planning Commission upon recommendation by Town Staff. with
prior approval by the Town Council or by the Town Council through
the PUD approval process.
(6) Alternative subdivision improvement standards may be approved by
the Town Council through the PUD approval process.
4. Street layout standards. The TND should extend the existing street grid, straighten,
where present, and/or restore any disrupted street grid where feasible. In addition:
a. Corner radii. The roadway edge at street intersections shall be rounded by a
tangential arc with a maximum radius of 15 feet for secondary streets and 20 feet
for intersections involving collector streets. The intersection of a local street and
an access lane or alley shall be rounded by a tangential arc with a maximum
radius of 10 feet.
b. Curb cuts for driveways to individual residential lots shall be discouraged along
collector streets. Curb cuts shall be limited to intersections with other streets or
access drives to parking lots for commercial, civic or multifamily residential uses.
c. The orientation of streets should enhance the visual impact of common open
spaces and prominent buildings, create lots that facilitate passive solar design, and
minimize street gradients. All streets shall terminate at other streets or at public
land, except secondary streets may terminate in stub streets when such streets act
as connections to future phases of the development. Secondary streets may
terminate other than at other streets or public land when there is a connection to
the pedestrian and bicycle path network at the terminus.
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5. Parking. Off-street parking lots in a TND shall comply with the subdivision regulations
and the Ddevelopment Ddesign Sstandards. and subsections (a) through (o) below,
except as such standards may be specifically modified by the Town Council through
the PUD approval process. In addition:
a. Adjacent on-street parking may apply toward the minimum parking requirements.
b. A parking lot or garage may not be adjacent to or opposite a street intersection.
c. One off-street parking space with unrestricted ingress and egress shall be provided
for each secondary accessory dwelling unit.
d. The maximum number of parking spaces provided shall not exceed 10% of the
required parking standard. Reduction of impervious surfaces through the use of
interlocking pavers is strongly encouraged for areas such as remote parking lots
and overflow parking areas for developments that have only periodic parking
demand.
e. Access for service vehicles should provide a direct route to service and loading
dock areas while avoiding movement through parking lots.
f. Parking shall be accessed by woonerf, alley or rear lane, when available.
f. Pedestrian entrances to all parking lots and parking structures shall be directly
from a frontage line.
g. The vehicular entrance of a parking lot or garage from a public street shall be no
wider than 30 feet.
h. Parking lots shall have direct pedestrian connection to the building entry points
especially if the parking is located along the side and/or behind the buildings.
Designated pedestrian access shall be provided from all parking lots to the
primary building entrances.
i. Parking lots shall be designed to avoid dead-end aisles.
j. Parking lots shall be separated from buildings by a landscaped strip, whenever
possible, or a raised concrete walkway or pedestrian plaza.
k. The maximum length of any row of parking shall be 10 parking spaces.
l. Shared parking is encouraged between different uses with staggered peak parking
demand in order to reduce the total number of spaces within the development.
m. Parking lot screening and landscaping standards shall be provided in accordance
with the Development Design Standards.
n. Fifty-five-plus multi-family units shall be provided with two spaces per unit.
o. Driveways shall be of a size sufficient to accommodate the required number of
parking spaces without blocking adjoining sidewalks.
6. Building location and orientation.
a. The front facade of the principal building on any lot in a Traditional Neighborhood
Development shall face a street, park, or square.
b. The front facade of any building shall not be oriented to face directly toward a
parking lot, unless specifically approved by the Planning Commission.
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c. Nonresidential development:
(1) Multiple buildings in a single project shall create a positive functional
relationship to one another. Where possible, multiple buildings shall be
clustered to achieve a "village" scale. This creates opportunities for plazas
and pedestrian areas while preventing long "barracks-like" rows of
buildings. When clustering is impractical, a visual link shall be established
between buildings with the use of an arcade system, trellis, colonnade,
covered walkways, landscaping, enhanced paving, building articulation
and detailing, or similar features.
(2) Orienting buildings closer to the street to screen parking in the interior of
the site and providing strong pedestrian connections to buildings is
encouraged where appropriate (e.g., where it does not negatively impact
any abutting residential areas).
H. Architectural standards. A variety of architectural features and building materials is encouraged
to give each building or group of buildings a distinct character. Site and building design standards
are set forth in the Town of Centreville Development Design Standards. In addition:
1. Entries, facades, scale and form.
a. The architectural features, materials, and the articulation of a facade of a building
shall be continued on all sides visible from a public street or square.
b. Porches, pentroofs pent roofs, roof overhangs, hooded front doors or other
similar architectural elements shall define the front entrance to all residences.
2. Residential garages.
a. Except as provided in b.(45) below, all garage access will be from the rear or
side lot line..
b. Permitted garage access locations on a single-family housing lot include:
(1) A detached rear garage accessed from a local street, or alley, or woonerf;
(2) An attached side garage accessed from the local street, or alley, or
woonerf;
(3) An attached rear garage accessed from the local street, or alley, or
woonerf;
(4) A detached rear garage, behind the house, accessed from the local street,
or alley, or woonerf.
(5) An attached front-loaded garage consistent with Centreville’s the
Required Standards and to the extent possible with the Encouraged
Guidelines for the Location of Garages in the Town of Centreville
Development Design Standards for Garages where the dwelling is not
located on an arterial, major or minor collector road may be permitted by
the Planning Commission. Front-loaded garages located on secondary
streets or minor collectors shall meet minimum street width standards.
3. Signage. A comprehensive sign program is required for the entire Traditional
Neighborhood Development, which establishes a uniform sign theme. Such sign program
shall include architectural design standards for all signs and provisions regarding the
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permissible number of signs, sign types, sizes, locations, and illumination. The
comprehensive sign program shall be submitted with the site plan and is subject to the
review and approval of the Planning and Zoning Commission.
4. Lighting.
a. Street lighting shall be provided on both sides of all streets at intervals of no
greater than 75 feet or as otherwise provided upon the Planning Commission’s
finding that the proposed design meets the general intent of the Town Code and
design standards. Lighting should be dark sky compliant. Lighting controls
regulated by timers and motion sensors may be utilized as approved by the Town.
b. Parking lot poles should be located in medians or perimeter buffer areas wherever
possible. Landscaping improvements should not conflict with the location of
poles.
c. Lighting should be provided to highlight entrances, art, terraces, and special
landscape features; however, fixtures should be concealed to prevent glare.
5. Storage, loading, and service areas.
a. Loading docks, storage and service areas shall be located away from any public
street in areas of low visibility such as the rear of buildings.
b. Loading docks and service areas shall be combined to the extent feasible between
multiple sites.
c. Service entrances shall be clearly marked with signs to discourage the use of main
entrances for deliveries.
I. Buffers, street trees, and landscaping standards.
1. All uses are subject to the Buffer and screening provisions of the Zoning Ordinance.
2. Street trees shall be planted in accordance with the Subdivision Regulations.
J. Common Open Sspace and recreation.
1. Purpose. To ensure that open space and recreation areas are provided as an integral design
element within TND developments and that such areas and facilities are of an adequate
scale in relation to the size of the TND development and which provide residents a variety
of active recreational pursuits and passive open space benefits.
2. Area required. At least 2025% of the gross acreage of the Traditional Neighborhood
Development must be common open space. At least 2535% of the minimum required
common open space shall be dedicated as active open space.
a. The following are illustrative of the types of civic/recreation areas and subsequent
facilities that shall be deemed to serve active recreational needs and therefore
count towards satisfaction of the active open space area requirements of the TND:
village greens, plazas, squares, community gardens, play fields, ball courts,
swings, pocket parks, playgrounds/tot lots, developed walking, jogging or biking
trails, and similar civic/recreational uses. In the TND Passive Open Space
requirements are not inclusive of clubhouses, private clubs and lodges, or
outdoor areas being required as part of an approved special exception.
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b. Permanent amenities in active open space areas include, but are not limited to,
benches, picnic tables, amphitheaters, kiosks, fountains, monuments, bike racks,
trash receptacles, and similar fixtures may be included.
c. The areas used for stormwater management ponds, drainage swales, rain gardens
or other BMPs for the retention, water quality improvement or release of
stormwater shall not be automatically considered active recreation areas;
however, the Planning Commission may approve the use of improved wet pond
stormwater facilities such as wet ponds and man-made ponds as active open
space, as long as such facilities also provide recreational and scenic amenities,
such as fountains, gazebos, bridges, seating areas, piers, perimeter trails, etc.,
and that the facilities be appropriately integrated into the landscape by location
and landscaping. Tthe Town encourages attractive integration of such all
stormwater facilities and BMPs into the TND design.
3. Design requirements.
a. The open space shall be consistent with the Town's plans for its park and open
space system as set forth in the Comprehensive Plan, including the establishment
of greenways.
b. All residential lots shall be within ¼ mile pedestrian travel distance (an
approximate five-minute walk) from common active open space.
c. Active open space areas shall be designed as a public gathering place and shall be
located in a manner which affords reasonable access to all residents within the
development. Active open space areas can shall be dispersed throughout the
development, provided that each location is accessible.
d. Common Active Oopen Sspace should be integrated with have an integration
of Active and Ppassive Oopen Sspace and inclusive of natural areas whenever
practical.
e. Open space and recreation areas shall be pedestrian oriented and designed with
linkages to existing and planned public walkways and with other planned
recreation areas. Other than Buffer Management Areas (Critical Area only),
areas of restricted use by the residents of the TND shall not satisfy the open
space requirements.
f. Features that may be used to create open space areas acceptable to the Planning
Commission may include, but are not limited to, fixed benches, fixed tables,
fountains, pathways, bikeways, bicycle racks, period lighting, shade trees,
perennial gardens, and/or picnic areas.
g. Recreation facilities shall be designed and installed using National Recreation and
Park Association (NRPA) standards, and in accordance with Accessible
Recreation Facilities Guidelines.
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EXHIBIT C OFF-STREET PARKING AMENDMENTS
170-32: Off -Street Parking.
A. Minimum parking requirements. In all zoning districts, off-street parking spaces shall be
provided in accordance with the following schedule. In this section, "square feet" refers to
gross square feet of floor area. For residential units, the minimum required parking spaces
refers to the number of spaces required per residential unit.
Land Use Minimum Required Parking (spaces)
Residences
Single-family, Cottage, Duplex or 2-family dwelling 2.0
Apartment Multi-Family and Townhouse:
Efficiencies and 1-bedroom 1.5
Section 170-20F(1)(q) A(6)(d) Accessory Apartment, per units 1.0
2-bedroom 2.25
3 or more bedrooms 2.5
Also in table further down:
………
Restaurants, standard, or carry-out, or other places serving food, beverages, or other refreshments 1 per 100 square feet
Restaurants, carry-out, drive-in or drive-through and fast-food 1 per 75 square feet
P ag e | 22

EXHIBIT D DEFINITION AMENDMENTS
170-70 Definitions:
For the purposes of this chapter, certain terms or words herein shall be interpreted as follows:
…………
ACCESSORY SECONDARY DWELLING UNIT. A separate, complete housekeeping unit with a
separate entrance, kitchen, sleeping area, and full bathroom facilities, which is an attached or detached
extension to an existing single-family structure.
ADULT DAY-CARE CENTER. A licensed commercial or public establishment designed to provide
care. for children, elderly, or handicapped persons during the daytime hours without overnight
supervision.
ANIMAL SERVICES. A public or private agency responsible for enforcing ordinances related to
animal control and welfare, impoundment, and disposition, including tasks like shelter operations
and adoption programs, provided that any open pen or runway is at least 200 feet from any
residential district boundary.
COMMON OPEN SPACE. Open areas set aside for public use. Open space requirements are
determined by Ch. 170, Attachment 2: Schedule of Zone Regulations. or for private agricultural
use as part of an approved PUD as part of a coordinated site development process.
CONTINUING CARE FACILITY. Continuing Care Facility includes nursing home and assisted
living facility uses and multifamily dwellings, provided the dwellings are located on the same lot as
an approved and licensed assisted living facility or continuing care facility and are designed for and
rented to individuals over 55 years of age who are able to perform the activities of daily living or
instrumental activities of daily living, but who may require occasional assistance with meal
preparation, prescription management, housekeeping and adult day care. The number of
multifamily dwellings shall not exceed the number of persons for which the assisted living or
continuing care facility is licensed to provide care.
FLOOR AREA RATIO (FAR) – The gross floor area of the building or buildings on a lot divided by
the area of the lot. The floor area ratio requirements set forth in the bulk regulations or in the
zoning district regulations determines the maximum floor area allowable for the building or
buildings (total gross floor area of both principal and accessory buildings) in direct ratio to the gross
area of the lot on which the buildings are constructed.
P ag e | 23

Source: 2004 APA Dictionary
GOVERNMENTAL USE. Uses of land, buildings, or other structures by the federal, state, county,
or town government for governmental uses or services.
INSTITUTIONAL USE. The use of land, buildings or other structures for some public, or social
purpose, including but not limited to schools, places of religious assembly, community organizations
and non-profit agencies. Not to include commercial, retail use, or for other commercial purpose.
LANDSCAPE REQUIREMENT. Plantings inside a development envelope. Inclusive of bufferyards,
parking area plantings, screening, etc. Does not include tree canopy requirements or existing forest
cover.
LOT COVERAGE. The computed ground area occupied by all buildings within a lot. The
percentage of a total lot or parcel that is: occupied by a structure, accessory structure, parking area,
driveway, walkway, or roadway; or covered with a paver, walkway gravel, stone, shell, impermeable
decking, permeable pavement, or any other manmade material. Lot coverage includes the ground
area covered or occupied by a stairway or impermeable deck, but does not include: a fence or wall
that is less than one foot in width that has not been constructed with a footer; a walkway in the
Buffer or expanded Buffer, including a stairway, that provides direct access to a community or
private pier; a wood mulch pathway; or a deck with gaps to allow water to pass freely.
NEIGHBORHOOD COMMERCIAL. Small-scale commercial businesses and services that
primarily serve the surrounding neighborhood and cater to the daily needs of nearby residents.
PENT ROOF. A roof of a single sloping plane. Example: a shed or lean-to roof.
PLANNED COMMERCIAL CENTERS. A group of commercial uses compatible with the
residential nature of the applicable district. These may include, but are not limited to, medical and
professional offices, general retail stores, and food stores. Commercial centers shall be permitted
only in a zoning district (PUD/TND) of 200 acres or more. No construction on the Commercial
Center shall begin until 50% of the total planned residential units are completed.
P ag e | 24

PRIVATE CLUBHOUSE. A community operated building, room, or facility used for social or
recreational activities and operated for the initial exclusive use of a residential subdivision or
development.
REGULATING PLAN. A detailed document which establishes density, use, patterns, open space
and parks, street hierarchies, block schematics and their general locations within the property,
conceptual street cross-sections, connection to existing or adjacent development, and any other
elements the Planning Commission deems necessary to determine consistency with Town code,
regulations, and comprehensive plan.
PRELIMINARY REGULATING PLAN. A draft of the Regulating Plan used for the purpose of
tentative sketch plan review during the Subdivision Review and Site Plan Review processes.
RELIGIOUS ASSEMBLY, PLACES OF. A development where worship and related religious,
philanthropic and social activities occur. Religious Assembly buildings include churches, temples,
synagogues, mosques, parish halls, convents and monasteries. Accessory buildings include rectories,
manses, classrooms and dormitories.
USE. The activity or function that actually takes place or is intended to take place on or in a
building, structure or lot, including everything that is done to, on, or in a building structure or lot.
VALUE ADDED LIGHT-AGRICULTURAL PROCESSING. Activities for the after-harvest
packaging or processing of agricultural products, primarily grown on site, to prepare them for
marketing, sales, or further packaging or processing, including cleaning, milling, pulping,
shelling, drying, roasting, hulling, storing, canning, packing; and similar activities such as
dairying, processing and packaging of milk, cheese, yogurt, preserving; honey production; and
production of crop by-products such as cider, soy milk, and spices in a manner such that the
impacts of site operations will not be detectable off site and the transport of commodities and
finished products will not adversely impact adjoining properties.
P ag e | 25

EXHIBIT E SCHEDULE OF ZONE REGUATIONS
SEE ATTACHED
P ag e | 26

EXHIBIT F – DESIGN STANDARDS CHAPTER 2.C.8 LOCATION OF GARAGES
• Building front façade shall extend at least 5 feet closer to the front lot line than
the face of the garage doors.
• A front loaded garage may extend up to 5 feet closer to the front lot line than the
building front façade provided it has a porch or other architectural feature to
soften the visual impact of the garage.
• Where improved alley exist, access to garages shall be from the alley.
Encouraged Guidelines
• Garages should be located to the rear or side of the residence, where possible.
• Garage doors should be appropriate materials and enhance the character of the
structure and the residence.
• When garage doors are facing the street, they should be set back at least 2520 feet
from the required sidewalk.
P ag e | 27

ZONING
170 Attachment 2
Town of Centreville
SCHEDULE OF ZONE REGULATIONS
[Amended 7-11-2002 by Ord. No. 03-02; 7-11-2002 by Ord. No. 06-02; 1-2-2014 by Ord. No. 13-2013 by Ord No. 12-2025]
Minimum Lot Area and Dimensions1 Minimum Yard Requirements9, 13 Maximum Height
Lot Coverage Density/Intensity Maximum Minimum Minimum Tract Limit
Districts Area Width5 Depth Front4 Side Aggregate Rear Feet Stories (maximum) (dwelling unit/acre) OSR LSR (minimum)
R-1 Residential 15,0002 80 100 35 10 25 35 35 2.5 30% 3.0 -- -- --
Active adult single family 4,000 40 100 15 3 10 15 35 2.5 75% 3.5 0.40% -- 50 acres
R-2 Residential 8,000 70 100 25 10 22 30 35 2.5 30% 5.0 -- -- --
R-3 Residential 7,000 65 100 25 10 20 25 35 2.5 30% 6.0 -- -- --
Duplex14 5,000 50 100 25 0 20 30 35 2.5 30% 6.0 -- -- --
Townhouse11 1,800 20 80 20 1015 2515 25 35 2.5 30% 8.0 0.20% 0.10% 3 acres
Apartment12 150 150 30 25 50 35 35 3.0 40% 8.0 0.30 0.15% 2 acres
CBD Central Business -- -- -- -- -- -- 516 35 3.0 85% -- -- -- --
C-2 General Commercial -- 100 200 30 20 -- 20 35 3.0 0.70% -- -- 0.15% --
C-3 Intense Commercial -- 100 200 30 20 -- 20 35 3.0 0.70% -- -- 0.15% --
I-1 Light Industrial -- 100 200 40 20 -- 20 35 3.0 0.70% -- -- 0.15% --
PUD3 Varies by housing type.8 35 3.0 35% --7 0.25% 0.15% 5 acres
PBD -- -- -- 40 10 22 10 40 3.0 0.70% -- -- 0.15% 10 acres
PRA Standards will depend on conditions of approval. See § 170-26.
CAOZ See § 170-30 for standards.
TND --
Residential 5 8 du/ac 25% --
Single-Family 3,500 30 80 5 min; 5 min; 15 min; 20 max 30 35 2.5 65% -- -- -- --
15 20 max 10 max
Cottage 2,000 30 60 5 min; 5 min; -- 30 35 2.5 65% -- -- -- --
15 max 10 max
Two-Family 3,500 30 100 5 min; 5 min; -- 30 35 2.5 65% -- -- -- --
15 max 10 max
Townhouse 1,600 20 80 5 min; -- -- 30 45 3.5 85% -- -- 0.10% --
15 max
Multi-Family [17, 18] [17, 18] 20 30 45 3.5 100% -- -- 0.15% --
Non-Residential 2,500 [17, 18] 100 [17, 18] [19] [19] [20] 45 3.5 85% -- -- 0.15% --
NOTES:
1 Lot areas must conform to State and County Health Department requirements.
2 Lot sizes may be reduced to 10,000 square feet if clustered. (See § 170-45.)
3 Subject to the allowances for industrial structures in § 170-29E(8).
4 On a through lot, front yard setbacks must be maintained both in front and in back of the structure.
5 Lot widths may be reduced by 25% on approved culs-de-sac, curved area only.
6 The minimum tract size for the inclusion of planned commercial centers is 200 acres [§ 170-28B(1)(f)].
7 For the purpose of computing densities in planned unit developments, the following shall be used:
For R-1 District: 3 dwelling units per acre.
For R-2 District: 5 dwelling units per acre.
For R-3 District: 7 dwelling units per acre.
8 Minimum lot dimensions and minimum yard requirements will be the same as those required for R-3.
9 In a semidetached dwelling one side yard may be reduced to zero to facilitate the use of a common wall. Each dwelling unit shall be located on a separate lot with each lot meeting all other setbacks, yards and minimum lot area requirements. Each dwelling shall be served by independent public facilities.
10 (Reserved)
11 See § 170-21C, Special regulations for two-family dwellings and townhouses.
12 For conversion of large homes into apartments, see § 170-41.
13 For corner lots, see definition of “yard, front.”
14 Each unit of a duplex shall have at least 5,000 square feet with minimum lot dimension of 50 feet and 100 feet.
15 Side yard refers to townhouse building.
16 The minimum rear yard requirement is 20 feet for any parcel in the CBD Central Business Zone which abuts a parcel in any of the residential zones. [Added 8-6-1992 by Ord. No. 615]
17 Lot and building widths should create a relatively symmetrical street cross section that reinforces the public space of the street as a simple, unified public space. The maximum building length shall be 150’. Minimum Distance Between Buildings on Same Lot is 20’
18 Frontage lines shall be relatively constant for a street, and should abut sidewalks.
19 When the TND zoned property abuts a Residential use, the minimum side setback shall be the same as required for the abutting residential use.
20 When the TND zoned property abuts Residential use, the minimum rear setback shall be 30 feet.
ABBREVIATIONS
CAOZ Critical Area Overlay Zone OSR Open space ratio
D.U. Dwelling unit PBD Planned Business Development
FAR Floor area ratio PRA Planned Redevelopment Area
LSR Landscape surface ratio PUD Planned Unit Development
170 Attachment 2:1 09 - 01 - 2016

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617
410-758-1180 FAX 410-758-4741 WWW.TOWNOFCENTREVILLE.ORG
MEMO
August 28, 2025
TO: Carolyn Brinkley, Town Manager
FR: Clifford Matthews Jr, Public Works Director
RE: Queen Anne’s County Request for Sewer Service Extension to White Marsh Park
Queen Anne’s County has requested a Sewer Service only connection for White Marsh Park, which is
outside of Centreville’s town limits. This connection will require two (2) allocations which will serve a
Men/Women bathroom facility with three (3) stalls and a sink for each, along with one proposed
bathroom in their existing shop.
The standard fees for allocation and services outside Town limits are billed at one and a half (1½) times
the in-town rates.
Once the County has submitted their design plan for review, the Town will draft a Public Works
Agreement for this project to designate this service as a “Denied Access Service”. This would prevent the
County or any other entity from adding any more connections, other than those proposed for the
originally submitted plan.
Fees:
Out of Town Allocation $13,015.50 X 2 allocations = $26,031.00
Connection Fee $100.00 per connection X 1 = $100.00
Total Hook Up Fee $26,131.00
Flat Rate Out of Town Quarterly Sewer
Rate $339.05 X 2 = $678.10
I recommend the Town Council grant Queen Anne’s County the requested two (2) sewer allocations as
outlined above.
MOTION:
I MAKE A MOTION TO GRANT QUEEN ANNE’S COUNTY TWO (2) SEWER ONLY ALLOCATIONS FOR
TWENTY-SIX THOUSAND ONE HUNDRED THIRTY-ONE DOLLARS ($26,131.00) TO CONNECT WHITE
MARSH PARK TO CENTREVILLE’S SEWER COLLECTION SYSTEM.

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617
410-758-1180 FAX 410-758-4741 WWW.TOWNOFCENTREVILLE.ORG
MEMO
DATE: August 13, 2025
TO: Carolyn Brinkley, Town Manager
From: Clifford Matthews Jr, Public Works Director
Re: Blue Crab Car Wash, Laser Dr. Centreville Business Park Allocation
Following my review of the plans for this project and reviewing historical water usage data from very
similar businesses, I estimate this project will require 28 Water & Sewer Allocations. As per our Water &
Sewer policy, after one full year of quarterly water usage we will re-evaluate the allocation actually
being used and make any necessary adjustment at that time.
Staff recommend granting GRCC Properties / Blue Crab Car Wash the required 28 allocations.
PROPOSED MOTION:
I MAKE A MOTION TO APPROVE GRANTING THE 28 WATER & SEWER ALLOCATION TO GRCC
PROPERTIES, LLC C/O MATT RIDLEBERGER, ALSO KNOWN AS THE BLUE CRAB CAR WASH.

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617
410-758-1180 FAX 410-758-4741 WWW.TOWNOFCENTREVILLE.ORG
MEMO
August 28, 2025
TO: Carolyn Brinkley, Town Manager
FR: Clifford Matthews Jr, Public Works Director
RE: Demolition Bids for 2647 Centreville Road
Following the Show Cause Hearing held by the Town Council on July 29, 2025 and the Demolition Order
issued on August 28, 2025, the Department of Public Works contacted several companies to obtain quotes
for the demolition of the Mill located at 2647 Centreville Road. Currently, the owner of 2647 Centreville
Road has been working with contractors for quotes. However, at the time of this memo, the owner has
not finalized a contractor to move forward with the work.
Staff received three (3) quotes for the Council’s consideration in order to be proactive in case the
contractors for the property owner fall through or work is not completed in a timely manner. If the
property owner can complete the work to the Town’s satisfaction, use of the approved contractor for the
Town will not be needed.
Bid #1 Martin’s Excavation & Hauling Phase I $134,500
Phase II $ 91,025
Total $225,525
Bid #2 Zeb’s Lawn & Land Service LLC Phase I $195,500
Phase II $187,800
Total $383,300
Bid #3 S&M Unlimited INC. Phase I $ 65,000
Phase II $ 55,000
Total $120,000
Phase I includes:
Demo and removal of the old Mill and the block building attached to it. Grading and seeding all disturbed
areas from this removal.
Phase II includes:
Demo and removal of the metal building that is behind the mill and the attached block building. Also
includes removal of all outside debris on the property. Grading and seed of all disturbed areas from this
removal.
Staff recommend the approval of Bid #1 from Martin’s Excavation & Hauling. While not the lowest
bidder, staff are concerned with change orders if the lowest bid is selected.
MOTION
I MAKE A MOTION TO AWARD MARTIN’S EXCAVATION & HAULING IN THE AMOUNT OF
$225,525 FOR THE DEMOLITION OF 2647 CENTREVILLE ROAD, IF NEEDED.

TOWN COUNCIL OF CENTREVILLE
RESOLUTION NO. 08-2025
A RESOLUTION OF THE TOWN COUNCIL OF CENTREVILLE, MARYLAND
APPROVING THE PARTICIPATION OF THE TOWN OF CENTREVILLE IN THE
2025-2030 QUEEN ANNE’S COUNTY MULTIJURISDICTIONAL HAZARD
MITIGATION PLAN
WHEREAS, the Town Council Centreville, Maryland (the “Town”) is a municipal
corporation of the State of Maryland; and
WHEREAS, the Town is located in Queen Anne’s County, Maryland; and
WHEREAS, the Federal Disaster Act of 2000 requires that as a condition of receipt of an
increased Federal share for hazard mitigation measures that a State, local or tribal government develop
and submit for approval a mitigation plan that outlines processes for identifying the natural hazards,
risks and vulnerabilities of the area under the jurisdiction of the government; and
WHEREAS, the Town, along with other municipalities in Queen Anne’s County and Queen
Anne’s County, participated in the preparation of the 2025-2030 Queen Anne’s County
Multijurisdictional Hazard Mitigation Plan, attached hereto as Exhibit A; and
WHEREAS, the Town has reviewed the 2025-2030 Queen Anne’s County Multijurisdictional
Hazard Mitigation Plan and approves of its adoption as an official plan within Queen Anne’s County,
Maryland as required by the Federal Disaster Act of 2000; and
NOW, THEREFORE, BE IT RESOLVED by the Town Council of Centreville, Maryland
that the 2025-2030 Queen Anne’s County Multijurisdictional Hazard Mitigation Plan is hereby
approved as an official plan within the Town and Queen Anne’s County, Maryland as required by
the Federal Disaster Act of 2000.
INTRODUCED AND PASSED at a regular Town Meeting held on September 4, 2025.
ATTEST: THE TOWN COUNCIL OF CENTREVILLE
R. Gaye Adams Ashley Heffernan Kaiser, Esq., President
Town Clerk
Jeffrey D. Kiel, Vice President
Daniel B. Worth, Member
Jim A. Beauchamp, Member
Sandra Lee Huffer, Member

EXHIBIT A
Q U E E N A N N E C O U N T Y ,
M A R Y L A N D
2025
Multi-Jurisdictional
Hazard
Mitigation Plan
410-758-4500
100 Communications Dr. Centreville, MD 21617
Presented by
Department of Emergency
Services
Prepared by:

TOWN COUNCIL OF CENTREVILLE
RESOLUTION 09-2025
A RESOLUTION OF THE TOWN COUNCIL OF CENTREVILLE TO AUTHORIZE THE
EXECUTION OF A PUBLIC WORKS AGREEMENT WITH COURSEVALL, LLC AND
MID-ATLANTIC REAL ESTATE INVESTMENTS, INC.
WHEREAS, Coursevall, LLC owns an unimproved parcel of real property located on Laser
Drive in Centreville, Maryland, being a portion of the land more particularly described in a deed dated
June 20, 2008 from Coursevall, LLP to Owner and recorded among the Land Records of Queen Anne’s
County at Liber S.M. 1797, folio 98;
WHEREAS, Mid-Atlantic Real Estate Investment, Inc. is the contract purchaser of 5.004 acres
of the Property, which Developer is subdividing into three lots (N, O and P) (collectively, the
“Property”) and intends to develop as a mixed-use shopping center consisting of inline and pad retail
and restaurant spaces (“Project”);
WHEREAS, on April 16, 2025, the Project received final subdivision plat approval and on May
21, 2025, the Project received final conditional site plan approval.
WHEREAS Coursevall, LLC, Mid-Atlantic Real Estate Investment, Inc. and the Town wish to
enter into a Public Works Agreement to govern the terms and conditions of the construction of the
Project, a copy of which is attached hereto as Exhibit A.
NOW THEREFORE, the Town Council of Centreville hereby resolves as follows:
Section 1. The recitals set forth above are incorporated herein by reference and made a part of this
Resolution;
Section 2. The Public Works Agreement attached to this Resolution as Exhibit “A” is hereby
approved;
Section 3. The Town Manager may make any non-substantive changes to the attached Public Works
Agreement necessary to effectuate the purpose of this Resolution;
Section 4. The Town Manager is hereby authorized to take whatever additional actions are reasonably
necessary to effectuate the terms of this Resolution;
Section 5. This Resolution shall be effective immediately.
READ AND PASSED THIS day of _____________, 2025.
BY ORDER: We hereby certify that Resolution Number 09-2025 is true and correct and duly adopted
by the Town Council of Centreville, Maryland.

ATTEST: THE TOWN COUNCIL OF CENTREVILLE
____________________________________
R. Gaye Adams Ashley Heffernan Kaiser, Esq., President
Town Clerk
_____________________________________
Jeffrey D. Kiel, Vice President
_____________________________________
Daniel B. Worth, Member
_____________________________________
Jim A. Beauchamp, Member
______________________________________
Sandra Lee Huffer, Member

PUBLIC WORKS AGREEMENT
THIS PUBLIC WORKS AGREEMENT (“Agreement”) is made as of the _____ day of
___________, 2025 (“Effective Date”) by and between the TOWN COUNCIL OF CENTREVILLE,
a municipal corporation of the State of Maryland (“Town”), COURSEVALL, LLC, a Maryland
limited liability company (“Owner”), and MID-ATLANTIC REAL ESTATE INVESTMNETS,
INC., a Virginia corporation (“Developer”). The Town, Owner, and Developer are each herein a
“Party” and collectively, the “Parties”. For the purposes of this Agreement, the term “Owner” shall
include the Developer to the extent Developer is responsible pursuant to its contract to purchase the
property and later when it becomes the Owner of the property.
Recitals
WHEREAS, the Owner owns an unimproved parcel of real property located on Laser Drive
in Centreville, Maryland, being a portion of the land more particularly described in a deed dated June
20, 2008 from Coursevall, LLP to Owner and recorded among the Land Records of Queen Anne’s
County (“Land Records”) at Liber S.M. 1797, folio 98 (“Parcel”);
WHEREAS, the Parcel is subject to a Public Works Agreement dated April 5, 2007, a First
Amendment to Public Works Agreement dated November 20, 2008, a Second Amendment to Public
Works Agreement dated July 21, 2010, and a Third Amendment to Public Works Agreement dated
October 1, 2020 and recorded among the Land Records in Liber KBH 3494, folio 130 (collectively,
the “Existing PWA”);
WHEREAS, Developer is the contract purchaser of 5.004 acres of the Property, which
Developer is subdividing into three lots (N, O and P) (collectively, the “Property”) and intends to
develop as a mixed-use shopping center consisting of inline and pad retail and restaurant spaces
(“Project”);
WHEREAS, in furtherance of the Project and the proposed development of the Property, the
Town and Owner wish to adopt this Agreement to govern the development of the Project, without
modifying or terminating the Existing PWA;
WHEREAS, on April 16, 2025, the Town Planning and Zoning Commission (“Planning
Commission”) granted final subdivision plat approval as shown on “The Lands of Coursevall, LLC
(Lot N, Lot O & Lot P), on Parcel 98 in Centreville Business Park, in the Town of Centreville, Third
Election District, Queen Anne’s County, Maryland”, originally dated December 2024 and last revised
May 20, 2025, and prepared by Davis, Moore, Shearon & Associates, LLC (“Subdivision Plat”);
WHEREAS, on May 21, 2025, the Town Planning and Zoning Commission (“Planning
Commission”) granted final conditional site plan approval as shown on “Site Plan, Lots N, O & P, in
the Centreville Business Park, 3rd Election District, Queen Anne’s County, Maryland” (“Site Plan”),
originally dated December 2024 and revised March 5, 2025, and prepared by Davis, Moore, Shearon
& Associates, LLC, which such final site plan approval was conditioned upon (i) the Town and the
Page 1 of 16

Developer entering into a Public Works Agreement, (ii) Planning Commission review of final signage
and architectural standards, and (iii) incorporation of a future access easement to an adjacent property,
which was subsequently added to the Subdivision Plat. The Site Plan includes plans and
specifications for infrastructure improvements required for the Project (“Approved Engineering
Plans”). The Site Plan and Approved Engineering Plans are incorporated herein;
WHEREAS, the Owner has submitted to the Town an estimate of the cost of construction of
the public and private improvements necessary to service the Project, which cost estimate has been
approved by the Town (“Approved Cost Estimate”) attached hereto as Exhibit A; and
WHEREAS, the Town, Developer and Owner desire to establish by this Agreement the terms
for the construction of the Project including, among other matters, the provision of public sewer and
water to the Project and the installation of the required public and private improvements.
NOW, THEREFORE, in consideration of the foregoing recitals, which are hereby
incorporated into and made a part of this Agreement, and the mutual covenants and agreements set
forth below, the Town, Developer and Owner hereby agree as follows:
Section 1. Development Standards, Approval of Plans, and Water and Sewer Allocation
Fees
1.1 Development Standards. The Project, except for minor alterations approved by the
Town due to field conditions, shall be developed pursuant to and in strict accordance with the
following:
1. this Agreement;
2. the Site Plan and Approved Engineering Plans;
3. the approved construction drawings and specifications and any approved future
construction drawings, site plans and specifications (if any);
4. all other applicable provisions of the Town Zoning Ordinance and Subdivision
Regulations;
5. the Centreville Town Code
6. all other applicable federal, state, county, and Town laws, statutes, ordinances, codes,
resolutions, rules, and regulations.
In the event of a conflict between or among any of the above plans or documents, the
plan or document that provides the greatest control and protection for the Town, as determined by the
Town Manager shall control. All of the above plans and documents shall be interpreted so that the
duties and requirements imposed by any one of them are cumulative among all of them.
Page 2 of 16

1.2 Approval of Plans. The execution of this Agreement by the Town does not constitute
approval by the Town of a specific plat, plan, or proposal.
1.3 Water and Wastewater Allocation Fees. Based on information related to usage
provided by the Developer, the Town and Developer agree that sixteen (16) allocations are required
for the current proposed Project. The Developer shall pay to the Town, a Water Allocation Fee, and
a Wastewater Allocation Fee (collectively, the “Allocation Fees”) for the Property as follows:
Water and Wastewater Allocation Fee $13,774 per allocation
Total cost for Sixteen (16) allocations $220,384.00
In the event that the actual usage is over or underestimated, the Town reserves the right to make the
respective adjustment to the water and sewer allocation fee in accordance with the Town’s Water and
Sewer Allocation Policy. The usage shall be evaluated one (1) year two (2) years after an occupancy
permit is issued and again annually thereafter until five (5) years after the occupancy permit is issued,
except thator if the Developer expands the Project resulting in the need for additional capacity, then
the allocation fees shall be adjusted at the time of expansion.
The Developer shall also pay all applicable meter and connection fees, the size and price of which
has not yet been determined.
1.3.1 Simultaneously with the execution of this Agreement, the Developer has paid a 25%
nonrefundable deposit of $55,096.00 for sixteen (16) allocations for the Project. The remaining
balance for the Allocation fees is $165,288.00 and shall be due and payable, on a lot-by-lot basis, at
the time of the building permit application. The reserved water and sewer allocation shall expire if
the related application for the building permit is not received within three years from the Effective
Date. All other terms and conditions of the Town Water and Sewer Application Worksheet as
attached hereto as Exhibit B and the Town Water and Sewer Allocation Policy shall apply.
Section 2. Improvements.
2.1. Improvements Required. The Developer shall construct and install the roads, parking
areas, stormwater detention and retention facilities, water mains, storm sewers, sanitary sewers,
streets, lighting, sidewalks, rough and final grading, trees, sod, seeding and other landscaping, fire
protection devices, utilities and all ancillary devices and equipment, and all other improvements to
serve the Project (“Improvements”). The Developer shall be responsible for all costs to construct
the Improvements.
2.2. Design and Construction of Improvements.
2.2.1. General Standards. The Improvements shall be designed and constructed pursuant
to and in accordance with standards set forth in this Agreement and to the sole satisfaction of the
Town. The Developer shall cause all work on the Improvements to be completed in a good and
workmanlike manner and with due dispatch.
Page 3 of 16

2.2.2. Contract Term. Prosecution of the Work. The Town shall have the right to request
that the Developer file with the Town an executed copy of each contract for work on the
Improvements. If any such work is abandoned, or performed in violation of this Agreement or of the
contract therefore, then the Developer shall promptly and diligently act to cause the work to be
completed properly and within the times for completion established in Subsection 2.3.
2.2.3. Engineering Services. The Developer shall provide, at its expense, all engineering
services for the construction of the Improvements. If required by the Town, the Developer shall
provide a supervising engineer or other qualified person responsible for overseeing the construction
of the Improvements. The Developer shall promptly provide the Town with the name of such person
and a telephone number or numbers at which such person can be reached.
2.2.4. Town Inspections and Approvals. The Developer shall notify the agencies providing
inspections of Improvements at the appropriate intervals of time. If any such work is performed in
violation of this Agreement, then the Developer shall promptly and aggressively act to cause the work
to be completed properly. All work on the Improvements shall be subject to inspection and approval
by Town representatives at all times. The Town has the right to charge reasonable inspection fees for
all inspections and Developer shall pay such charges.
2.2.5. Other Approvals. Where the construction and installation of any Improvements
requires the consent, permission or approval of any public agency or private party, the Developer
shall promptly file all applications, enter into all agreements, post all security, pay all fees and costs,
and otherwise take all steps that may be required to obtain such consent, permission or approval.
2.2.6. Attorney’s Fees. Developer shall be responsible for all reasonable attorney’s fees
incurred by the Town with respect to preparing, revising, reviewing or negotiating this Agreement, at
a rate of $300 per hour.
2.2.7. Traffic. Developer shall be responsible for managing traffic during construction.
2.3. Schedule for Completion of the Improvements. The Improvements shall be
completed by the Developer and made ready for acceptance by the Town (if applicable) pursuant to
Subsection 2.4.1. and 2.4.2. in accordance with the schedule or schedules for the completion of the
Improvements which shall be subject to approval of the Town. The Town may allow extensions of
time beyond the completion dates set forth in the schedule or for unusual weather or for unavoidable
delay caused by strikes, lockouts, acts of God, or other factors beyond the control and ability to
remedy of the Developer or any agent or contractor hired by, or on behalf of, the Developer.
2.4. Dedication and Maintenance of the Improvements.
2.4.1. Final Inspection and Approval of Improvements. The Developer shall notify the
Town when it believes that any of the Improvements have been fully and properly completed and
shall request final inspection, approval and, where appropriate, acceptance of the Improvement or
Improvements by the Town. Such notice and request shall be accompanied by the “as built” drawings
required by Subsection 2.4.4. and by proposed drafts of the documents of title transfer. Such notice
and request shall be given far enough in advance of the applicable completion date to allow the Town
Page 4 of 16

time to inspect the Improvements and to prepare a punch list of items requiring repair or correction
and to allow the Developer time to make all required repairs and corrections prior to the completion
date. The Developer shall promptly make all necessary repairs and corrections as specified on the
punch list. The Town shall not be required to approve or accept any portion of the Improvements
until all of the Improvements, including all punch list items, have been fully and properly completed.
2.4.2. Dedication and Acceptance of Specified Improvements. The Developer shall
dedicate to the Town the water, sanitary sewer, storm sewer, streets, and street lighting located in the
Project subject to jurisdictional approvals as required. Neither the execution of this Agreement nor
the approval or recordation of the Final Plat or any Future Plat shall constitute an acceptance by the
Town of any of the Improvements, including without limitation any facilities that are depicted as
“dedicated” on the Final Plat of Subdivision. No Improvement shall be accepted by the Town except
by a written document, signed by the Town or other duly authorized officer of the Town, specifying
with particularity the Improvement or Improvements having been built in compliance with this
Agreement.
2.4.3. Developer’s Maintenance of Specified Improvements. The Developer shall, at its
sole cost and expense, maintain, in a first-rate condition at all times all Improvements not dedicated
to and accepted by the Town, including, all roads, curb and gutter, sidewalks, and storm sewer, and
landscaping.
2.4.3.1. In the event the Town determines, in its sole and absolute discretion,
that the Developer is not adequately maintaining or has not adequately maintained any Improvement
not accepted by the Town for any reason, the Town may, after fifteen (15) days prior written notice
to the Developer, but shall not be obligated to, enter upon any or all of the Project for the purpose of
performing maintenance work on and to any such Improvement.
2.4.3.2. In the event that the Town shall cause to be performed any work
pursuant to this Subsection, the Town shall have the right to charge the Developer, based either on
costs actually incurred or on the Town’s reasonable estimates of costs to be incurred, an amount
sufficient to defray the entire cost of such work, including administrative costs. The Developer shall,
upon demand by the Town, pay such amount to the Town.
2.4.4. Town’s Maintenance of Street Lamps. The Town shall be responsible for the
maintenance of and the cost of the utilities attendant to any street lamps located on Laser Drive. The
street lamps and design of the light fixtures shall be consistent with prior approved streets lights within
the Town and approved by the Town, with said street lamps being located between sidewalks and the
public roadway.
2.4.5. “As-Built” Drawings and Specifications of the Improvements. The Developer
shall, not later than the time it gives the notice of completion and request for acceptance required
pursuant to Subsection 2.4.1., provide to the Town one paper copy of “as-built” drawings and
specifications for all of the Improvements, one set on the reproducible mylar, and an electronic
version of the “as- built” drawings. Such “as-built” drawings and specifications shall depict every
Improvement as built and shall include all dimensions, elevations, and calculations necessary to fully
Page 5 of 16

describe the Improvements and to establish their compliance with all applicable standards and
requirements.
2.4.6. Transfer of Ownership of the Improvements and Easements to the Town. Upon
the approval of, and prior to acceptance of, the Improvements to be accepted by the Town, the
Developer shall execute, or cause to be executed, such documents as the Town shall request to transfer
ownership of such Improvements to, and to evidence ownership of such Improvements by, the Town,
free and clear of all liens, claims, encumbrances and restrictions unless otherwise approved by the
Town in writing, The Developer shall, at the same time, grant to the Town all such easements, access,
or other property rights as the Town may require to install, operate, maintain, service, repair and
replace the Improvements which have not previously been granted to the Town, free and clear of all
liens, claims, encumbrances and restrictions unless otherwise approved by the Town in writing.
2.4.7. Two-Year Guaranty of the Improvements Accepted by the Town. For a period of
two (2) years from the date of acceptance of the Improvements by the Town, the Developer hereby
guaranties the prompt and satisfactory correction of all defects and deficiencies in the Improvements
accepted by the Town, including without limitation landscaping installed by the Developer, that occur
or become evident within two years after acceptance of any of the Improvements by the Town. If
any such defect or deficiency occurs or becomes evident during such period, then the Developer shall,
within ten (10) days after written demand from the Town to do so, correct it or cause it to be corrected.
The Guaranty provided by this Subsection 2.4.7. shall be extended with respect to any repair or
replacement pursuant to such a demand for a full year from the date of such repair or replacement.
The Town shall have the right to make corrections as defined in Section 2.4.3. of this Agreement.
2.4.8. Issuance of Permits and Certificates. The Town shall issue no certificates of use or
occupancy for any building until all Improvements are completed by the Developer or until other
arrangements have been made to the Town’s satisfaction. The issuance of any building permit or
certificate of occupancy by the Town at any time prior to completion of all the Improvements and
acceptance thereof (as applicable) by the Town shall not confer on the Developer any right or
entitlement to any other building permit or certificate of occupancy. The Town shall have the absolute
right to withhold any building permit or certificate of occupancy at any time the Developer is in
violation of, or is not in full compliance with, the terms of this Agreement.
2.4.9. Duty to Restore Property. If the Developer fails to pursue all construction and
installation of the Improvements within the time periods prescribed hereinabove, then the Town, in
its sole discretion, may demand removal of any or all of any partially completed building, structure,
or Improvement from the Project and restoration of the affected property to its original condition.
The Developer shall, within sixty (60) days after receipt of such a demand from the Town, remove
any such partially completed building, structure, or Improvement from the Project and restore the
affected property in accordance with the Town’s demand.
2.4.10. Town’s Right to Complete Work. If the Developer fails to diligently pursue all
construction and installation of the Improvements to completion within the time periods prescribed
in this Agreement; or fails to correct any defect or deficiency as required pursuant to Subsection 2.4.7;
or fails to remove any partially completed building, structure, or Improvement from the Project as
required pursuant to Subsection 2.4.9., then the Town shall have, and the Developer hereby grants to
Page 6 of 16

the Town, in addition to all other rights afforded to the Town in this Agreement or by law, the right
at the Town’s option, to complete such construction and installation, to correct such defect or
deficiency, or to demolish and remove any or all such partially completed buildings, structures, or
Improvements from the Project, using either its own employees or contractors hired for that purpose.
The Town shall have the right to draw from the performance securities deposited pursuant to Section
4 of this Agreement, as well as the right to demand payment directly from the Developer based on
costs actually incurred or on the Town’s reasonable estimates of costs to be incurred, an amount of
money sufficient to defray the entire cost of such work, including legal fees and administrative
expenses.
Section 3. Easements.
3.1. Utilities. Owner and Developer hereby grant and convey to the Town and to all public
utilities providing services to the Project permanent and irrevocable easements over, on, and across
the “Proposed Varying Width Utility Easement Area = 6,358 sq.ft.± (0.146 acres)” and “Proposed
Varying Width Drainage Easement Area = 688 sq.ft.± (0.016 acres)” as depicted by the Subdivision
Plat, a copy of which is attached hereto as Exhibit C.
3.2. Public and Emergency Services. The Owner and Developer grant to the Town and
to Queen Anne’s County, a political subdivision of the State of Maryland, a permanent and
irrevocable easement over, on, and across the Project, for the purposes of enforcing applicable laws,
and providing public and emergency services to the Project and to adjacent properties.
Section 4. Performance Security and Liens.
4.1. Performance Bond and Performance and Payment Letter of Credit. As security
to the Town for the performance of the Developer’s obligations, Developer agrees: (1) to construct
and complete the Improvements pursuant to and in accordance with this Agreement, (2) to pay all
Town costs, fees and charges due from Developer pursuant to this Agreement, (3) to maintain and
repair streets, sidewalks and other Improvements pursuant to Section 6 of this Agreement, and (4)
otherwise faithfully to perform its undertakings pursuant to this Agreement, the Developer shall, prior
to the recordation of the Final Plat and any Future Final Plat, deposit with the Town a bond or letter
of credit (“Performance and Payment Bond/Letter of Credit”), in a total amount equal to either
120% of the Approved Cost Estimate for all Improvements to be constructed in connection with that
phase of the Project related to the Final Plat, or in cases where executed contracts for construction
and installation of an Improvement have been filed with the Town pursuant to Subsection 2.2.2. of
this Agreement, 120% of the amount of such contracts. The Performance and Payment Bond/Letter
of Credit shall be maintained and renewed by the Developer, and shall be held by the Town, until the
approval of the Improvements by the Town pursuant to Subsection 2.4.1. or the acceptance of the
Improvements by the Town pursuant to Subsection 2.4.2. and the posting of the Guaranty Bond/Letter
of Credit as required by Subsection 4.2 below. After such acceptance and posting, the Town shall
release the Performance and Payment Bond/Letter of Credit. If the Town is required to draw on the
Performance and Payment Bond/Letter of Credit by reason of the Developer’s failure to fulfill its
obligations under Section 2 of this Agreement, then the Developer shall within ten (10) days thereafter
cause the letter or bond of credit to be increased to its full original amount. Developer recognizes
Page 7 of 16

that the reduction of the Performance and Payment Bond/Letter of Credit may be subject to such
policies the Town has in place at the time of reduction.
4.2. Guaranty Bond/Letter of Credit. Immediately after the Town’s approval or
acceptance of the Improvements pursuant to Subsection 2.4.1. or 2.4.2. of this Agreement, the
Developer shall post a bond or letter of credit in the amount of 120% of the actual total cost of the
Improvements as security for the performance of the Developer’s obligations under Subsections 2.4.3.
and 2.4.6 and 2.4.7. of this Agreement (“Guaranty Letter of Credit”). The Guaranty Letter of Credit
shall be held by the Town until the end of the one-year guaranty period set forth in Subsection 2.4.7.
of this Agreement or until one year after the proper correction of any defect or deficiency in the
Improvements pursuant to Subsection 2.4.7. and payment therefore, whichever occurs later. If the
Town is required to draw on the Guaranty Letter of Credit by reason of the Developer’s failure to
fulfill its obligations under Subsection 2.4.7. of this Agreement, then the Developer shall within ten
(10) days thereafter cause the letter of credit to be increased to its full original amount.
4.3. Interest and Costs. The Developer shall bear the full cost of securing and maintaining
the Performance and Payment Letter of Credit and the Guaranty Letter of Credit.
4.4. Bonds and Forms of Letters of Credit. Performance Bonds and Guaranty Bonds
shall be in a form satisfactory to the Town Attorney and each shall be from a bonding company
acceptable to the Town. The Performance and Payment Letter of Credit and the Guaranty Letter of
Credit each shall be in a form satisfactory to the Town Attorney and each shall be from a bank
acceptable to the Town. Each letter of credit or bond shall, at a minimum, provide that: (1) it shall
not be canceled without prior written consent of the Town; (2) it shall not require the consent of the
Developer prior to any draw on it by the Town; and (3) if at any time it will expire within thirty (30)
or any lesser number of days, and if it has not been renewed, and if any applicable obligation of the
Developer for which it is security remains uncompleted or unsatisfactory, then the Town may, without
notice and without being required to take any further action of any nature whatsoever, call and draw
down the letter of credit and thereafter either hold all proceeds to complete all such obligations and
reimburse the Town for any and all costs and expenses, including legal fees and administrative costs,
incurred by the Town, as the Town shall determine. The amount of the letter of credit may be reduced,
but only upon joint written direction by the Developer and the Town to allow for Improvement work
satisfactorily completed. No such reduction shall be allowed except upon presentation by the
Developer of proper documentation demonstrating final payment to contractors, subcontractors and
suppliers and, partial or final waivers of lien, as may be appropriate, and all such additional
documentation as the Town may reasonably request to demonstrate satisfactory completion of the
Improvement in question.
4.5. Replenishment of Letters of Credit. If at any time the Town determines that the
funds remaining in the Performance and Payment Letter of Credit are not, or may not be, sufficient
to pay in full the remaining unpaid cost of all Improvements and all unpaid Town fees, or that the
funds remaining in the Guaranty Letter of Credit are not, or may not be, sufficient to pay all unpaid
costs of correcting any and all defects and deficiencies in the Improvements, then, within ten (10)
days following a demand by the Town, the Developer shall increase the amount of the appropriate
letter of credit to an amount determined by the Town to be sufficient to pay such unpaid costs and
fees. Failure to so increase the amount of the security shall be grounds for the Town to retain any
Page 8 of 16

remaining balance of the funds previously drawn and to draw down the entire remaining balance of
the letters of credit for application in accordance with Subsection 4.7.
4.6. Replacement of Bonds and Letters of Credit. If at any time the Town determines
that the company issuing a Performance Bond or Guaranty Bond or the bank issuing either a
Performance and Payment Letter of Credit or a Guaranty Letter of Credit is unable to meet any federal
or state requirement for reserves, is insolvent, is in danger of becoming any of the foregoing, or is
otherwise in danger of being unable to honor such bond or letter of credit at any time during its term,
or if the Town otherwise reasonably deems itself to be insecure, then the Town shall have the right to
demand that Developer provide a replacement bond or letter of credit from a bonding company or a
bank satisfactory to the Town. Such replacement bond or letter of credit shall be deposited with the
Town not later than ten (10) days following such demand. Upon such deposit, the Town shall
surrender the original bond or letter of credit to the Developer.
4.7. Use of Funds in the Event of Breach of Agreement. If the Developer in any other
manner fails or refuses to meet fully any of its obligations under this Agreement, then the Town may
exercise its rights under any bond and/or draw on and retain all or any of the funds remaining in either
the Performance and Payment Letter of Credit or the Guaranty Letter of Credit. The Town shall also
have the right (1) to exercise any of its rights under this Agreement; (2) to take any other action it
deems reasonable and appropriate to mitigate the effects of its costs and expenses, including legal
fees and administrative expenses, resulting from or incurred as a result of the Developer’s failure or
refusal to fully meet its obligations under this Agreement; and (3) to reimburse itself for all of its
costs and expenses, including reasonable legal fees and administrative expenses, resulting from or
incurred as a result of the Developer’s failure or refusal to fully meet its obligations under this
Agreement.
4.8. Town Lien Rights.
4.8.1. If any money, property or other consideration due from the Developer to the Town
pursuant to Section 2 or 3 of this Agreement is not either recovered from any bond, letter of credit or
other performance security deposit tendered under this Section 4 or paid or conveyed to the Town by
the Developer within ten (10) days after a demand for such payment or conveyance, the Town may
assert a lien against any lot, parcel or condominium unit owned by the Developer in the Project for
such money, or the Town’s reasonable estimate of the value of such property or other consideration,
together with interest and costs of collection, including legal fees and administrative expenses.
4.8.2. The Town shall assert a lien described in the preceding Subsection 4.8.1. by filing in
the Land Records of Queen Anne’s County a notice of lien which shall describe the property against
which the lien is asserted, the amount of the lien and a statement as to the reasons why the lien is
asserted. The Town shall have the right to enforce such a lien in the same manner as if the lien were
for unpaid and overdue real property taxes payable to the Town.
Section 5. Declaration of Protective Covenants. The Developer may execute and record
among the Land Records of Queen Anne’s County a declaration of protective covenants for the
Project (the “Declaration”). If there is a conflict between the terms of the Declaration and any term
of this Agreement, the term of this Agreement shall control.
Page 9 of 16

Section 6. Damage to Improvements. The Developer shall maintain the Project and all
streets, sidewalks, and other public property in and adjacent to the Project in a good and clean
condition at all times during construction of the Project and the Improvements; shall promptly clean
all mud, dirt, or debris deposited on any street, sidewalk, ditch or other Improvements (whether
publicly or privately owned) in or adjacent to the Project by the Developer or any agent of or
contractor hired by, or on behalf of, the Developer; and shall repair any damage to any street,
sidewalk, ditch or other Improvements (whether publicly or privately owned) that may be used by the
activities of the Developer or any agent of or contractor hired by, or on behalf of, the Developer.
Section 7. Liability and Indemnity of Town.
7.1 No Liability for Town Review. The Developer acknowledges and agrees (1) that the
Town is not, and shall not be, in any way liable for any damages or injuries that may be sustained as
the result of the Town’s review and approval of any plans for the Project or the Improvements, or as
a result of the issuance of any approvals, permits, certificates, or acceptances for the Project or use of
any portion of the Project or the Improvements, and (2) that the Town’s review and approval of any
such plans and issuance of any such approvals, permits, certificates, or acceptances does not, and
shall not, in any way be deemed to insure the Developer, or any of its heirs, successors, assigns,
tenants, or licensees, or any third party, against damage or injury of any kind at any time.
7.2 Indemnification. The Developer agrees to, and does hereby, hold harmless and
indemnify the Town, and all of its elected and appointed officials, officers, employees, agents,
representatives, engineers, and attorneys, from any and all claims that may be asserted at any time
against any of such parties in connection with (1) the Town’s review and approval of any plans for
the Project or the Improvements, (2) the issuance of any approval, permit, certificate, or acceptance
for the Project or the Improvements, (3) the development, construction, maintenance, or use of any
portion of the Project or the Improvements until dedicated to and accepted by the Town, and (4) the
performance by the Developer of its obligations under this Agreement and all related agreements.
7.3 Defense Expenses. The Developer shall agree to, pay all expenses, including
reasonable legal fees and administrative expenses, incurred by the Town in defending itself with
regard to any and all claims mentioned in Subsection 7.2 above.
Section 8. Nature. Survival, and Transfer of Obligation. The Developer agrees that the
terms of this Agreement shall be binding upon it personally, and upon any and all of its heirs,
successors, and assigns. The Developer further agrees that all payment obligations under this
Agreement, together with interest and costs of collection, including reasonable legal fees and
administrative expenses, shall, until paid, constitute a lien upon any portion of the Project owned by
the Developer which lien shall be enforceable in the same manner as in mortgage foreclosure
proceedings in the manner described in Subsection 4.8 of this Agreement.
8.1. The Town agrees that upon a successor’s becoming bound to the personal obligation
created herein in the manner provided herein and providing the financial assurances required herein,
the personal liability of the Developer shall be released to the extent of the transferee’s assumption
of such liability. The Developer agrees to notify the Town in writing at least thirty (30) days prior to
Page 10 of 16

any date upon which the Developer transfers a legal or beneficial interest in any portion of the Project
(other than an individual lot or group of lots for which all Improvements have been completed and
accepted or approved pursuant to this Agreement). The Developer shall, before completing any such
transfer, provide the Town with a fully executed copy of the above required agreement by the
transferee to be bound by the provisions of this Agreement and, if requested by the Town, with the
transferee’s proposed assurances of financial capability.
Section 9. No Waiver of Town Rights. The Town shall be under no obligation to exercise
any right granted to it in this Agreement except as it shall determine to be in its best interest. No
failure to exercise at any time any right granted herein to the Town shall be construed as a waiver of
that or any other right.
Section 10. Changes in Law. Any reference to laws, ordinances, rules, or regulations shall
include such laws, ordinances, rules, or regulations as they have been, or as they may hereafter be,
amended.
Section 11. Time of Essence. Time is of the essence in the performance of all terms and
provisions of this Agreement.
Section 12. Term. Except as otherwise provided herein, this Agreement shall run with and
bind the Project in perpetuity, and shall inure to the benefit of and be enforceable by the Developer
and the Town, and any of their respective legal representatives, heirs, successors and assigns.
Section 13. Notices. All notices and other communications in connection with this
Agreement shall be in writing and shall be deemed delivered to the addressee thereof (1) when
delivered in person on a business day at the address set forth below or (2) on the third business day
after being deposited in any main or branch United States post office, for delivery by properly
addressed, postage paid, certified or registered mail, return receipt requested, at the address set forth
below. Notices and communications to the parties shall be addressed to, and delivered at, the
following addresses:
IF TO OWNER: IF TO THE TOWN:
Coursevall, LLC Town of Centreville
c/o Davis Emory c/o Carolyn Brinkley
8601 LaSalle Road, Suite 205 101 Lawyer’s Row
Towson, Maryland 21286 Centreville, Maryland 21617
WITH COPY TO: WITH COPY TO:
Robert E. Scher, Esq. Sharon VanEmburgh, Esq.
Baker, Donelson, Bearman, Caldwell 16 S. Washington Street
& Berkowitz, PC Easton, Maryland 21601
100 Light Street, 19th Floor
Baltimore, Maryland 21202
Page 11 of 16

oIF TO DEVELOPER:
Mid-Atlantic Real Estate Investments, Inc.
9161 Liberia Ave., Suite 201
Manassas, Virginia 20110
Attn: Kevin M. Sills
WITH A COPY TO:
McAllister, DeTar, Showalter & Walker LLC
c/o Ryan D. Showalter, Esq.
100 N. West Street
Easton, Maryland 21601
By notice complying with the requirements of this Section, each party shall have the right to change
the address or addressee or both for all future notices and communications to such party, but no notice
of a change of address shall be effective until actually received.
Section 14. Enforcement.
14.1 By the Town. The Town may, in law or in equity, by suit, action, mandamus, or any
other proceeding, including without limitation specific performance, enforce or compel the
performance of this Agreement. In addition to ever other remedy permitted by law for the
enforcement of the terms of this Agreement, the Town shall be entitled to withhold the issuance of
building permits or certificates of occupancy for any and all buildings and structures within the Project
at any time when the Developer has failed or refused to meet fully any of its obligations under this
Agreement, until such obligation is satisfied. In the event of a judicial proceeding brought by the
Town against the Developer, or his successors or assigns, for enforcement or for breach of any
provision of this Agreement, the Town shall be entitled to reimbursement from the Developer of all
costs and expenses, including reasonable attorneys’ fees incurred in connection with such judicial
proceeding.
14.2 By the Developer. The Developer may, in law or in equity, by suit, action, mandamus,
or any other proceeding, including without limitation specific performance, enforce or compel the
performance of this Agreement. In the event of a judicial proceeding brought by the Developer, or
his successors or assigns against the Town, for enforcement or for breach of any provision of this
Agreement, the Developer shall be entitled to reimbursement from the Town of all costs and expenses,
including reasonable attorneys’ fees incurred in connection with such judicial proceeding.
14.3 Waiver of Right to Seek Monetary Damages by Developer. Any provisions of law to
the contrary notwithstanding, the Developer agrees that it will not seek, and shall not have the right
to seek, or recover a judgement for monetary damages against the Town or any of its elected or
appointed officials, officers, employees, agents, representatives, engineers or attorneys in any action
on account of or arising out of the negotiation, execution, interpretation, breach or enforcement of
any term of this Agreement. The Developer acknowledges that the inclusion of this Subsection in
this Agreement constitutes a material factor in the decision of the Town to enter into this Agreement.
Page 12 of 16

Section 15. Amendments. All amendments to this Agreement shall be in writing and shall
be approved by the Developer and the Town and, until Owner conveys the Property to Developer, the
Owner.
Section 16. Incorporation of Exhibits. All exhibits referred to herein are hereby
incorporated in this Agreement by this reference.
SIGNATURES CONTINUE ON FOLLOWING PAGE
Page 13 of 16

WITNESS: TOWN COUNCIL OF CENTREVILLE
______________________________ ______________________________
Ashley H. Kaiser, President
______________________________ ______________________________
Jeff D. Kiel, Vice President
______________________________ ______________________________
Daniel B. Worth, Member
______________________________ ______________________________
Sandy L. Huffer, Member
______________________________ ______________________________
Jim A. Beauchamp, Member
STATE OF MARYLAND, COUNTY OF ____________________, TO WIT:
I HEREBY CERTIFY, that on this _____ day of ________________, 2025, before me, the
subscriber, a Notary Public of the State of Maryland, in and for the County aforesaid, personally
appeared Ashley H. Kaiser, Jeff D. Kiel, Daniel B. Worth, Sandy L. Huffer, and Jim A. Beauchamp,
who acknowledged themselves to be the TOWN COUNCIL OF CENTREVILLE, and in such capacity
executed the foregoing instrument for the purposes therein contained.
WITNESS my hand and Notarial Seal.
______________________________
Notary Public
My Commission Expires: ______________
SIGNATURES CONTINUE ON FOLLOWING PAGE
Page 14 of 16

WITNESS: COURSEVALL, LLC
a Maryland limited liability company
______________________________ ______________________________
By: Davis. C. Emory, Manager
STATE OF MARYLAND, COUNTY OF ____________________, TO WIT:
I HEREBY CERTIFY, that on this _____ day of ________________, 2025, before me, the
subscriber, a Notary Public of the State of Maryland, in and for the County aforesaid, personally
appeared Davis C. Emory, who acknowledged himself to be the Manager of Coursevall, LLC, and in
such capacity executed the foregoing instrument for the purposes therein contained.
WITNESS my hand and Notarial Seal.
______________________________
Notary Public
My Commission Expires: ______________
SIGNATURES CONTINUE ON FOLLOWING PAGE
Page 15 of 16

WITNESS: MID-ATLANTIC REAL ESTATE
INVESTMENTS, INC.
a Virginia corporation
______________________________ ______________________________
By: Kevin M. Sills, President
STATE OF MARYLAND, COUNTY OF ____________________, TO WIT:
I HEREBY CERTIFY, that on this _____ day of ________________, 2025, before me, the
subscriber, a Notary Public of the State of Maryland, in and for the County aforesaid, personally
appeared Kevin M. Sills, who acknowledged himself to be the President of MID-ATLANTIC REAL
ESTATE INVESTMENTS, INC., and in such capacity executed the foregoing instrument for the purposes
therein contained.
WITNESS my hand and Notarial Seal.
______________________________
Notary Public
My Commission Expires: ______________
Approved as to form and legal sufficiency:
_____________________________
Sharon VanEmburgh, Esquire
Attorney for the Town of Centreville
I HEREBY CERTIFY under the penalties of perjury that the within instrument was prepared
by or under the direction of an attorney admitted to practice before the Supreme Court of Maryland.
_____________________________
Sharon VanEmburgh, Esquire
Page 16 of 16

THE TOWN OF CENTREVILLE 101 LAWYERS ROW CENTREVILLE, MD 21617
410-758-1180 FAX 410-758-4741 WWW.TOWNOFCENTREVILLE.ORG
September 4, 2025
To: Honorable Town Council of Centreville
From: Board of Supervisors of Election
Re: 2025 Election
Due to the adoption of a charter amendment, Resolution 12-2014, § 419 effective on
October 14, 2014 in which, the Town of Centreville Board of Supervisors of Elections
may cancel an election if it is uncontested.
At the August 26, 2025 meeting, the Board of Supervisors of Elections unanimously
voted to approve Mr. Frederick Beu and Mr. Fred McNeil’s Certificate of Nomination
based on verification from the Centreville Ethics Commission, which found no errors or
omissions on their Financial Disclosure Form. The Board of Supervisors of Elections
also certified that Mr. Beu and Mr. McNeil met all requirements for the office of Town
Council Member.
At the same meeting, the Board of Supervisors of Elections cancelled the October 6,
2025 Town Election because, following the withdrawal of Mr. Jim Beauchamp’s
nomination, only Mr. Frederick Beu and Mr. Fred McNeil remained duly certified.

FOR DISCUSSION UNDER COUNCIL ROUNDTABLE – COUNCIL VICE PRESIDENT KIEL
TOWN COUNCIL OF CENTREVILLE
ORDINANCE NUMBER XX-2025
AN ORDINANCE OF THE TOWN COUNCIL OF CENTREVILLE TO
AMEND THE TOWN’S ZONING ORDIANCE CODIFIED AS CHAPTER
170 OF THE TOWN CODE TO ALLOW BY SPECIAL EXCEPTION
SOLAR ARRAYS IN THE RESIDENTIAL (R-1) DISTRICT AS AN
ACCESSORY USE SUBJECT TO CERTAIN SUPPLEMENTAL
STANDARDS
WHEREAS, the Town Council of Centreville has the authority under section 5-
213 of the Local Government Article of the Annotated Code of Maryland to
establish reasonable zoning regulations.
WHEREAS, Section 4-102(6) of the Land Use Article of the Annotated Code of
Maryland authorizes the Town Council to regulate the location and use of
buildings, signs, structures on the land.
WHEREAS, the Town Council finds that the health, safety and general welfare of
the residents of the Town will be furthered and enhanced by allowing by special
exception Solar Arrays in the R-1 Zone within the Town’s Zoning Ordinance,
which is codified as Chapter 170 of the Centreville Zoning Code.
NOW, THEREFORE, be it ordained by the Town Council of Centreville that:
Section 1. The recitals set forth above are incorporated herein by reference
and made part of this ordinance.
Section 2. Section 170-19 Residential District R-1, C. of the Code be, and is
hereby amended as follows:
170-19 Residential District R-1.
C. Special exceptions shall be as follows:
9. Solar Arrays as an accessory use, providing that:
a. In addition to other special exception requirements set forth in this
chapter, applications for solar arrays shall be subject to the following
supplemental standards:

FOR DISCUSSION UNDER COUNCIL ROUNDTABLE – COUNCIL VICE PRESIDENT KIEL
1. A property proposing to have a solar array shall be at least two acres
in size.
2. The solar array shall be set back a minimum of 50 feet from
properties with residential uses.
3. Solar arrays shall not exceed 12 feet in height as measured from the
ground.
4. Site plans shall demonstrate the following:
A. Show all equipment and/or storage buildings, shelters,
landscaping, access and environmental features on the site.
B. Demonstrate that stormwater is managed in accordance with
all county and state requirements and that there is no
discharge that causes degradation of Town, county or state
waters.
C. Show that all wiring not on the solar arrays shall be
underground except where necessary to connect to the public
utility.
D. Show that the gross usable area will exclude any wetland
areas that are regulated by the Maryland Department of the
Environment or the U.S. Department of the Interior
(administered by the U.S. Army Corps of Engineers). All
forested areas removed during construction or operation shall
be mitigated in accordance with the Forest Conservation Act.
E. Demonstrate that any required utility right-of-way is
allocated.
F. Provide a detailed landscape plan demonstrating that
noninvasive native plant species are used to surround the
solar arrays site, providing a vegetated buffer around the
perimeter of the site area of the solar arrays. Additional buffer
area may be required by the Board of Appeals to provide
screening from adjacent residential uses and/or public or
private roads and/or rights-of-way. It shall be demonstrated in
the landscape plan as part of the site plan that plantings will
be of a type that will adequately screen the solar arrays from
view of adjoining properties and private and public roadways,
and a landscape berm appropriate to accept plantings, up to
four feet high, may be used to assist in screening solar arrays.
G. Provide documentation that noise generated by the facility
shall be limited to 60 dBA as measured at the property line
except when a backup generator is needed for maintenance.
Construction on the site is exempt from this standard.

FOR DISCUSSION UNDER COUNCIL ROUNDTABLE – COUNCIL VICE PRESIDENT KIEL
H. Provide that lighting shall be in accordance with design
standards and this chapter.
I. Demonstrate that the solar arrays, including the electrical and
mechanical components, shall conform to relevant and
applicable local, state and national codes.
b. Maintenance of solar arrays shall be demonstrated according to following
guidelines:
1. If solvents are required for cleaning of solar modules, they must be
biodegradable.
2. All broken or waste solar modules shall be removed from the site
within 60 days of being taken out of service.
3. A maintenance agreement for the landscape plan is provided with
assurance of replacement for plantings and viability of the
landscaped buffer.
c. Removal of abandoned solar generating equipment.
1. A bond, or other acceptable security, whose amount shall be
determined by the Board of Appeals, may be required to assure
removal of any unused or unmaintained solar arrays.
2. Any solar energy power generating system that has not operated for
a continuous period of 12 months shall be considered unused and
abandoned unless the Board of Appeals grants an extension. The
owner of an unused system shall remove the entire system within six
months of receipt of notice from Town of Centreville notifying the
owner of the equipment removal requirement. Removal includes
removing any underground structures or supports and electrical
transmission wire. All materials must be legally removed from the
site. The site shall be restored to its original condition after removal
is complete.
d. Building permit fees shall be determined by resolution of the Town
Council.
Section 3. All text to be added is indicated by bold italics, underlined.
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

FOR DISCUSSION UNDER COUNCIL ROUNDTABLE – COUNCIL VICE PRESIDENT KIEL
unconstitutional provision or application, and for this purpose the provisions of this
Ordinance are declared severable.
Section 5. This Ordinance shall become effective twenty (20) days after its
enactment.
ATTEST: THE TOWN COUNCIL OF CENTREVILLE
________________________ ____________________________________
R. Gaye Adams Ashley Heffernan Kaiser. Esq., President
Town Clerk
____________________________________
First Reading:____________ Jeffrey D. Kiel, Vice President
Second Reading:__________
Enacted: ________________ ____________________________________
Effective: _______________ Daniel B. Worth, Member
____________________________________
Jim A. Beauchamp, Member
____________________________________
Sandra Lee Huffer, Member