November 12, 2021 PUD Preliminary Approval Request Submittal

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

MEMO
TO: Steve Walls, Town Manager, Town of Centreville, MD
FROM: Carter Farm Development - Ernie Sota / Rebecca Flora
408 Chesterfield Avenue, Centreville, MD
DATE: November 12, 2021
RE: Section 170-28 PUD: B(11) Administrative Procedures, (a) Preliminary Application
Revisions in Response to TAC Comments Dated 11/01/21
We have reviewed the Technical Advisory Committee comments provided to us on November 1, 2021
and prepared revisions to our September 30, 2021 submittal documents for your review and
consideration. The attached Table summarizes all TAC comments and the revisions we have made in
response to each of the revised submittal items that are also attached. The Open Space Plan and
calculations will be updated for the Planning Commission submission package once the Site Plan base is
confirmed. All sections have remained the same as our September 30, 2021 submission and will also be
part of our final package for Planning Commission.
• Site Plan
• 2.a. Housing Types
• 2.b. Commercial Plan
• Developer Statements Memo
We would welcome an opportunity to participate in a portion of the TAC meeting on Monday to discuss
any outstanding questions, or to receive any immediate verbal response in advance of formal minutes.
This would allow us to make any final revisions to the full PUD Preliminary Application package by
November 17, 2021, the TAC schedule deadline for submission to be considered by Planning
Commission at their December 15, 2021 meeting.
As is noted on the attached table, we are also proceeding with the actions item from the October 14,
CAC meeting and expect to have a field visit completed by early December.
Finally, we are seeking guidance from Town Council President Kline on the preferred approach to the
DRRA and Capacity items noted in the TAC comments.
Please let us know if you have any questions or would like to discuss the attached revisions. Thank you.
cc: TAC Members

GROWTH ALLOCATION
SITE
AREA, TYP.
PART OF WOONERF
9955 SSoouutthh TTeenntthh SSttrreeeett
RIGHT-OF-WAY, TYP. PPiittttssbbuurrgghh,, PPeennnnssyyllvvaanniiaa 1155220033
tteell 441122.. 448888.. 88882222
ffaaxx 441122.. 448888..88882255
16' WOONERF ROAD, TYP.
1B.14
NNaattuurree lleeaaddss,, aarrtt ffoolllloowwss..
II nn CC oo ll ll aa bb oo rr aa tt ii oo nn ww ii tt hh ::
1B.15
GOLF CART PARKING
12' WOONERF ROAD, TYP. PART OF WOONERF BUILDING, TYP.
1B.16
1B.13
RIGHT-OF-WAY, TYP.
1B.17 CORSICA TRAIL
CCoommmmoonn GGrroouunndd
1B.12 1B.20
1B.19
1B.18 EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
PART OF WOONERF
1B.21
RIGHT-OF-WAY, TYP.
1B.11
1B.22
1B.10 1B.23
2.5
1B.9 2.6
5 2.20
1B.24
2.7 YELLOW BANK
2.18 2.19
2.17 STREAM
1B.8 4 1B.25 2.8 2.16 2.21 OVERLOOK
2.9
2.15
2.10 2.11
PARCEL 1B 2.4 2.12 2.13 2.14
1B.7 25 SINGLE 4 2.22
PARCEL 2
FAMILY HOMES
42 SINGLE FAMILY & 2.23
2.3 TOWNHOUSES
2.24
2.32
1B.6
2.25
35 2.2
2.31 60
1B.5 2.33 2.34 2.35 2.36 2.37
GOLF CART PARKING 2.1
2.30 2.26
BUILDING, TYP.
1B.4
2.27
1B.3
2.28
2.29
1B.2
2.42 2.41 2.40 2.39 2.38
1
1B.1
CCaarrtteerr FFaarrmm aatt
3B.20
CChheesstteerrffiieelldd AAvveennuuee
3B.21
REINFORCED GRASS PARKING, TYP. 3B.22
TToowwnn ooff CCeennttrreevviillllee
3B.23
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
CHESTERFIELD TRAIL
3B.24
CORSICA TRAIL
3B.8 3B.9
1A.8
PUBLIC ROAD
3B.7 3B.10
16' WOONERF ROAD,TYP.
3B.6 3B.11
CORSICA RIVER 6
PARCEL 3B
OVERLOOK 7 ROAD/SIDEWALK/TRAIL LIGHTING,TYP. 3B.5 3B.12
24 TOWNHOUSES
3B.4 3B.13 4
1A.5
1A.6 12' WOONERF ROAD, TYP.
1A.7 3B.14
CARTER FARM
10
PARCEL 1A PUBLIC ROAD
3B.3
8 SINGLE FAMILY 2
HOMES
3B.2 3B.15
PP rr oo jj ee cc tt NN uu mm bb ee rr ::
2
3B.1 3B.16 2200001111::11
PARCEL 3C
DD rr aa ww nn bb yy ::
3B.17
3 16 MULTIFAMILY DDMM
3C.1
UNITS
1A.2 2 CC hh ee cc kk ee dd bb yy ::
1A.4 1A.3 3B.18
FFBB || DDMM
2 3A.4 16' WOONERF ROAD, TYP.
3B.19
DD aa tt ee ::
FARMSTAND NNoovveemmbbeerr 1122,, 22002211
3A.5
3A.3 HOUSING TYPES: RReevviissiioonnss::
53 3A.6
1A.1 3A.7
7
3A.2 3A.8
2
3A.9
10 5 3A.1
CARTER 3A.10
FARM SS cc aa ll ee ::
PARCEL 3A
0' 50' 100'
HOUSE
10 SINGLE FAMILY
SCALE: 1" = 50'-0"
HOMES
NOTES:
1. CORSICA TRAIL TO BE 5' WIDE - USE USFS STANDARDS FOR ADA COMPLIANCE - PAVING SS hh ee ee tt NN aa mm ee ::
3
TO BE STABILIZED LIMESTONE, SEE SECTION 5 - CORSICA TRAIL.
Preliminary Site
2. CRITICAL AREA GROWTH ALLOCATION FROM LIMITED DEVELOPMENT AREA (LDA) TO
INTENSELY DEVELOPED AREA (IDA) IS REQUESTED FOR 40.372 AREAS AS SHOWN. Plan
SS uu bb mm ii ss ss ii oo nn ::
PUBLIC STREET
PPUUDD AApppplliiccaattiioonn
PARCEL 4-1 PARCEL 4-2
STAGE 1: PROVIDES SERVICES TO PARCELS 1A, 1B, & 2 WITH ADEQUATE PUBLIC STREET
NEIGHBORHOOD NEIGHBORHOOD TURNAROUND TO MEET EMERGENCY AND SAFETY NEEDS. A ROW FOR THE FUTURE
COMMERCIAL COMMERCIAL CONNECTION TO ANY ADJACENT DEVELOPMENT IN THE SCHOOL BOARD PROPERTY THAT SS hh ee ee tt NN uu mm bb ee rr ::
MAY OCCUR WILL ALSO BE CREATED AS REQUIRED. ALSO BUILD PUBLIC STREET FROM
L200
CHESTERFIELD TO SERVICE PARCEL 3A LOTS AND WOONERFS AS INDICATED.
STAGE 2: EXTENDS FROM THE STAGE 1 OF PUBLIC STREET TO END POINT AT THE SCHOOL
BOARD PROPERTY LINE TO SERVICE PART OF PARCEL 3 DEVELOPMENT AREA. ELIMINATE
TURN AROUND INSTALLED AT THE END OF STAGE 1 OF PUBLIC STREEET AND EXTEND PUBLIC
STREET TO CONNECT TO STAGE 1 PUBLIC STREET INSTALLED TO SERVICE PARCELS 3A.
CCooppyyrriigghhtt 22002211 bbyy LLaaQQuuaattrraa BBoonnccii AAssssoocciiaatteess.. AAllll rriigghhttss rreesseerrvveedd.. NNoo ppaarrtt
ooff tthheessee ddrraawwiinnggss mmaayy bbee ccooppiieedd oorr rreepprroodduucceedd iinn wwhhoollee oorr ppaarrtt wwiitthhoouutt tthhee
eexxpprreessss wwrriitttteenn ccoonnsseenntt ooff oowwnneerr..

9955 SSoouutthh TTeenntthh SSttrreeeett
PPiittttssbbuurrgghh,, PPeennnnssyyllvvaanniiaa 1155220033
tteell 441122.. 448888.. 88882222
ffaaxx 441122.. 448888..88882255
NNaattuurree lleeaaddss,, aarrtt ffoolllloowwss..
II nn CC oo ll ll aa bb oo rr aa tt ii oo nn ww ii tt hh ::
CCoommmmoonn GGrroouunndd
EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
1 Town Home Schematic Elevations 2 Woonerf Perspective Image
L201 Scale: 3/16"=1'-0" L201 Scale: NTS
CCaarrtteerr FFaarrmm aatt
CChheesstteerrffiieelldd AAvveennuuee
TToowwnn ooff CCeennttrreevviillllee
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
3 One-Story Home Schematic Elevations
L201 Scale: 3/16"=1'-0"
PP rr oo jj ee cc tt NN uu mm bb ee rr ::
2200001111::11
DD rr aa ww nn bb yy ::
RDDDMM
CC hh ee cc kk ee dd bb yy ::
FFBB || DDMM
DD aa tt ee ::
NNoovveemmbbeerr 1122,, 22002211
RReevviissiioonnss::
SS cc aa ll ee ::
as noted
SS hh ee ee tt NN aa mm ee ::
Housing Types -
Elevations
SS uu bb mm ii ss ss ii oo nn ::
PPUUDD AApppplliiccaattiioonn
4 Two-Story Home Schematic Elevations
L201 Scale: 3/16"=1'-0"
SS hh ee ee tt NN uu mm bb ee rr ::
L201
NOTES:
1. PRELIMINARY SCHEMATIC DESIGN TO BE FURTHER DETAILED FOLLOWING PUD
CONDITIONAL APPROVAL AS PART OF THE PUD PRELIMINARY PLAN SUBMISSION.
CCooppyyrriigghhtt 22002211 bbyy LLaaQQuuaattrraa BBoonnccii AAssssoocciiaatteess.. AAllll rriigghhttss rreesseerrvveedd.. NNoo ppaarrtt
ooff tthheessee ddrraawwiinnggss mmaayy bbee ccooppiieedd oorr rreepprroodduucceedd iinn wwhhoollee oorr ppaarrtt wwiitthhoouutt tthhee
eexxpprreessss wwrriitttteenn ccoonnsseenntt ooff oowwnneerr..

9955 SSoouutthh TTeenntthh SSttrreeeett
PPiittttssbbuurrgghh,, PPeennnnssyyllvvaanniiaa 1155220033
tteell 441122.. 448888.. 88882222
ffaaxx 441122.. 448888..88882255
NNaattuurree lleeaaddss,, aarrtt ffoolllloowwss..
II nn CC oo ll ll aa bb oo rr aa tt ii oo nn ww ii tt hh ::
CCoommmmoonn GGrroouunndd
EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
1 Apartment Elevation West - Front
L202 Scale: 3/16"=1'-0"
CCaarrtteerr FFaarrmm aatt
CChheesstteerrffiieelldd AAvveennuuee
TToowwnn ooff CCeennttrreevviillllee
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
2 Apartment Elevation South (Same as North)
L202 Scale: 3/16"=1'-0"
PP rr oo jj ee cc tt NN uu mm bb ee rr ::
2200001111::11
DD rr aa ww nn bb yy ::
RDDDMM
CC hh ee cc kk ee dd bb yy ::
FFBB || DDMM
DD aa tt ee ::
NNoovveemmbbeerr 1122,, 22002211
RReevviissiioonnss::
SS cc aa ll ee ::
as noted
SS hh ee ee tt NN aa mm ee ::
Housing Types -
Elevations
SS uu bb mm ii ss ss ii oo nn ::
PPUUDD AApppplliiccaattiioonn
3 Apartment Elevation East
L202 Scale: 3/16"=1'-0"
SS hh ee ee tt NN uu mm bb ee rr ::
L202
NOTES:
1. PRELIMINARY SCHEMATIC DESIGN TO BE FURTHER DETAILED FOLLOWING PUD
CONDITIONAL APPROVAL AS PART OF THE PUD PRELIMINARY PLAN SUBMISSION.
CCooppyyrriigghhtt 22002211 bbyy LLaaQQuuaattrraa BBoonnccii AAssssoocciiaatteess.. AAllll rriigghhttss rreesseerrvveedd.. NNoo ppaarrtt
ooff tthheessee ddrraawwiinnggss mmaayy bbee ccooppiieedd oorr rreepprroodduucceedd iinn wwhhoollee oorr ppaarrtt wwiitthhoouutt tthhee
eexxpprreessss wwrriitttteenn ccoonnsseenntt ooff oowwnneerr..

9955 SSoouutthh TTeenntthh SSttrreeeett
PPiittttssbbuurrgghh,, PPeennnnssyyllvvaanniiaa 1155220033
tteell 441122.. 448888.. 88882222
ffaaxx 441122.. 448888..88882255
NNaattuurree lleeaaddss,, aarrtt ffoolllloowwss..
II nn CC oo ll ll aa bb oo rr aa tt ii oo nn ww ii tt hh ::
CCoommmmoonn GGrroouunndd
EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
7
1 Neighborhood Commercial Center - Birdseye Image
L204
2
PARKING LOT, TYP.
CCaarrtteerr FFaarrmm aatt
CChheesstteerrffiieelldd AAvveennuuee
2
TToowwnn ooff CCeennttrreevviillllee
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
FARMSTAND
PARKING LOT, TYP. 53
PP rr oo jj ee cc tt NN uu mm bb ee rr ::
CARTER FARM 2200001111::11
HOUSE
DD rr aa ww nn bb yy ::
2
DDMM
CC hh ee cc kk ee dd bb yy ::
FFBB || DDMM
DD aa tt ee ::
5
NNoovveemmbbeerr 1122,, 22002211
10
RReevviissiioonnss::
PUBLIC SQUARE
COMMERCIAL PARKING COUNT:
SS cc aa ll ee ::
0' 20' 40'
SCALE: 1" = 20'-0"
SS hh ee ee tt NN aa mm ee ::
Neighborhood
Commercial Center Plan
SS uu bb mm ii ss ss ii oo nn ::
PPUUDD AApppplliiccaattiioonn
SS hh ee ee tt NN uu mm bb ee rr ::
L204
NEIGHBORHOOD NEIGHBORHOOD NEIGHBORHOOD
COMMERCIAL BUILDING COMMERCIAL BUILDING COMMERCIAL BUILDING
CCooppyyrriigghhtt 22002211 bbyy LLaaQQuuaattrraa BBoonnccii AAssssoocciiaatteess.. AAllll rriigghhttss rreesseerrvveedd.. NNoo ppaarrtt
ooff tthheessee ddrraawwiinnggss mmaayy bbee ccooppiieedd oorr rreepprroodduucceedd iinn wwhhoollee oorr ppaarrtt wwiitthhoouutt tthhee
eexxpprreessss wwrriitttteenn ccoonnsseenntt ooff oowwnneerr..

9955 SSoouutthh TTeenntthh SSttrreeeett
PPiittttssbbuurrgghh,, PPeennnnssyyllvvaanniiaa 1155220033
tteell 441122.. 448888.. 88882222
ffaaxx 441122.. 448888..88882255
NNaattuurree lleeaaddss,, aarrtt ffoolllloowwss..
II nn CC oo ll ll aa bb oo rr aa tt ii oo nn ww ii tt hh ::
CCoommmmoonn GGrroouunndd
EEmmeerrggeenntt RReeggeenneerraattiivvee DDeessiiggnn
1 Commercial / Retail Elevation Southwest - Chrsterfield Avenue
L205 Scale: 1/8"=1'-0"
CCaarrtteerr FFaarrmm aatt
CChheesstteerrffiieelldd AAvveennuuee
TToowwnn ooff CCeennttrreevviillllee
QQuueeeennss AAnnnnee''ss CCoouunnttyy,, MMDD
2 Commerical / Retail Elevation Northwest (Same as Southeast)
L205 Scale: 1/8"=1'-0"
PP rr oo jj ee cc tt NN uu mm bb ee rr ::
2200001111::11
DD rr aa ww nn bb yy ::
RDDDMM
CC hh ee cc kk ee dd bb yy ::
FFBB || DDMM
DD aa tt ee ::
NNoovveemmbbeerr 1122,, 22002211
RReevviissiioonnss::
SS cc aa ll ee ::
as noted
3 Commercial / Retail Elevation Northeast - Parking Lot Side
L205 Scale: 1/8"=1'-0"
SS hh ee ee tt NN aa mm ee ::
Neighborhood
Commercial Elevations
SS uu bb mm ii ss ss ii oo nn ::
PPUUDD AApppplliiccaattiioonn
SS hh ee ee tt NN uu mm bb ee rr ::
L205
NOTES:
1. PRELIMINARY SCHEMATIC DESIGN TO BE FURTHER DETAILED FOLLOWING PUD
CONDITIONAL APPROVAL AS PART OF THE PUD PRELIMINARY PLAN SUBMISSION.
CCooppyyrriigghhtt 22002211 bbyy LLaaQQuuaattrraa BBoonnccii AAssssoocciiaatteess.. AAllll rriigghhttss rreesseerrvveedd.. NNoo ppaarrtt
ooff tthheessee ddrraawwiinnggss mmaayy bbee ccooppiieedd oorr rreepprroodduucceedd iinn wwhhoollee oorr ppaarrtt wwiitthhoouutt tthhee
eexxpprreessss wwrriitttteenn ccoonnsseenntt ooff oowwnneerr..

MEMO
TO: Town of Centreville, MD
FROM: Carter Farm Development - Ernie Sota / Rebecca Flora
408 Chesterfield Avenue, Centreville, MD
DATE: November 10, 2021 (update to September 30, 2021 PUD submission)
RE: Section 170-28 PUD: B(11) Administrative Procedures, (a) Preliminary Application
The following statements are being provided as part of the Carter Farm development’s PUD Preliminary
Application in accordance with each submittal requirement as numbered.
[d]: General statement concerning provision of utilities (public works agreement)
Water Lines. Developer will provide engineering and installation of water lines to service the
proposed lots as shown on the PUD Site Plan (submittal [2][a]). Water lines include a water loop
generally within the ROW of the proposed public street and water loops at each of the private
Woonerfs. Water lines will be built in accordance with Town regulations and remain privately
owned when within a Woonerf ROW. Maintenance of private water lines located on the project
site and outside of individual lots will be a Homeowner’s Association (HOA) responsibility.
Metering, issuance, and collection of water usage fees will be a Town responsibility since it is
envisioned that there will be several HOAs and administration of collection of these fees are the
responsibility of a public utility.
Sewerage. Developer will provide engineering and installation of a forced main with pumping
stations and a gravity feed system anticipated to run across the adjacent school board property
and connecting to the Town sewer plant. The lines will run in ROWs established within the
parcels to service the homes. Sewerage lines and pumping stations will be built in accordance
with Town regulations and be privately owned. Maintenance of sewerage lines on the project
site and outside of individual lots and pumping stations will be a HOA responsibility. It is not
currently anticipated that sewer mains will be located in the public street.
Electric, CATV, Telephone. Developer will provide engineering and installation of conduits. The
main electric service is anticipated to run within the public road ROW with loop feeds within the
Woonerf ROWs to transformers within the various parcels. Wire and hookup to the homes will
be a responsibility of the various utility companies.
Carter Farm Development: PUD Preliminary Application – 11/12/21 1

[e]: Statement of expected Town responsibilities.
The Carter Farm concept plan dated July 30, 2021, includes public and private infrastructure and
open space elements that will be constructed by the developer. Those elements that would be
maintained by the Town include areas within the right-of-way (ROW) of the public street
through the site. These ROW elements generally include: public street cartway and parking pull
offs, water and any sewerage lines within the public street, and the 8-foot multi-modal
Chesterfield Trail. The developer is open to discussion of the maintenance of the swales that
serve storm/rain absorption along the public ROW. The Town would also be responsible for all
waste management services of trash and recycling along the public street. The HOA will be
responsible for resident trash and recycling on the private streets. Additionally, the Town would
provide the standard public fire and safety services to all occupants on the site, along with the
ensuring public safety and appropriate use of Corsica Trail (perimeter trail and overlooks).
[f] Cost/benefit ratio of the proposed PUD for the Town
The developer prepared a preliminary economic assessment of direct benefit to the Town based
on full build-out of the Concept Plan. This assessment estimates annual property tax revenue of
$311,000 and Town water and sewer capacity fees of $1.9 million. This does not include the
value associated with increased local spending of new residents and development construction,
or the multiplier impacts of a catalytic project such as Carter Farm within in core area of the
Town. Once the Town costs for responsible areas are known a ratio will be created.
[g] Tentative timetable and staging of development (schedule of construction).
Task Name Start Finish
Construction / Public Road / Site Utilities to Serve
Parcels 1a,1b,2 and 3a (assumes approvals and
permitting is completed in advance of start date) Mon 5/16/22 Wed 11/30/22
5' Wide Perimeter Trail Mon 7/11/22 Wed 11/9/22
Marketing Parcel 2 Thu 12/1/22 Wed 5/3/23
Horizontal Site Work Parcel 2 Thu 5/4/23 Wed 11/1/23
Sales / Marketing Parcel 3b,3c Thu 11/2/23 Wed 4/3/24
Horizontal Site Work Parcel 3b,3c Wed 4/3/24 Wed 10/2/24
Carter Farm Development: PUD Preliminary Application – 11/12/21 2

Supplemental response to TAC comments dated 11/1/21.
Woonerf ROW: The Woonerf ROW is shown as a 20' required minimum throughout the site. All
lot lines coincide with the Woonerf ROW lines. The lots are maintained at consistent front yard
sizes to create uniformity for the private front lawns.
Portions of the lots will be maintained under an HOA easement – the site plan will indicate this
in a future submission. The intent is that a space between the front yards of the lots and the
Woonerf ROW will be maintained under an HOA maintenance easement agreement so that
uniformity in landscaping is maintained.
The HOA will maintain both the pavement and the landscaped areas within the Woonerf ROW
and those areas indicated above.
HOA Green Space: The various parcel areas include green spaces that will be owned and
maintained by the respective HOA(s). These areas include: stormwater management, Woonerf
edges outside of the 12’ and 16’ paved areas, common open spaces for active use by
homeowners, and a buffer maintenance pathway between private lots and the buffer line as
well as those areas between the buffer zone and the rear lot lines as indicated.
Grading: The site will not require massive grading. Basements may be included in some, but not
all, units and excavation will occur following all standards and best practices.
Design Guidelines: The developer intends to prepare Design Guidelines for the site that will
meet and exceed the existing Town Design Guidelines. The Guidelines or an alternative method
will include specific rules for setbacks, stepback for solar access, and other requirements for the
development area of each lot.
HOA: The applicant intends to establish enforceable, HOA covenants and restrictions to govern
the operation of the community. These instruments will ensure the collection of adequate fees
to cover all costs associated with the community, including operation and maintenance of
private infrastructure. The amendment provisions will include protections for the Town. Drafts
will be provided to the Town in conjunction with the final subdivision plat review.
Carter Farm Development: PUD Preliminary Application – 11/12/21 3