2025-09-04-tc-website_packet.pdf

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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:

P ag e | 1

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:

P ag e | 2 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.

P ag e | 3  Digital electronic signs of any kind, except for governmental and institutional uses in nonresidential 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 P ag e | 4

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, 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;

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) P ag e | 1

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. 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 P ag e | 2

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 wellplanned, 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.

P ag e | 3 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 P ag e | 4 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.

P ag e | 5 (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.

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 P ag e | 6 (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.

P ag e | 7 (B) Streets, alleys, driveways, curb cuts, entrances and exits, parking and loading area, and outdoor lighting systems.

(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.

P ag e | 8 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) P ag e | 9 h. Other changes of a similar scope or magnitude.

4. If the Zoning Administrator determines that a proposed amendment is a nonmaterial change, he/she shall retain the right to have said amendment reviewed

and approved/denied by the Planning and Zoning Commission.

P ag e | 10

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.

P ag e | 11

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.

P ag e | 12 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.

P ag e | 13 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.

P ag e | 15 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.

P ag e | 16

(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.

P ag e | 17

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.

P ag e | 18 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 P ag e | 19 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.

P ag e | 20 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.

P ag e | 21

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