Sudlersville Comprehensive Plan

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

COMPREHENSIVE PLAN
SUDLERSVILLE, MARYLAND
March 2014

Version 3-10-14
TABLE OF CONTENTS
INTRODUCTION ........................................................................................................................ 1
CONTEXT FOR PLANNING - MARYLAND PLANNING LAWS AND POLICIES ......... 3
The Land Use Article (Formerly Article 66B – Planning & Zoning Enabling Act) .................. 3
Neighborhood Conservation & Smart Growth Areas Act of 1997 ............................................. 5
Maryland State Finance and Procurement Article ...................................................................... 5
2006 Maryland House Bill 1141 ................................................................................................. 5
Smart and Sustainable Growth Act of 2009 ............................................................................... 7
Sustainable Growth and Agricultural Preservation Act of 2012 ................................................ 8
SECTION 1 - COMMUNITY PROFILE ................................................................................... 9
Population ................................................................................................................................... 9
Age ............................................................................................................................................ 10
Gender ....................................................................................................................................... 10
Race........................................................................................................................................... 10
Hispanic or Latino..................................................................................................................... 11
Households ................................................................................................................................ 11
Income and Poverty .................................................................................................................. 12
Employment .............................................................................................................................. 13
Occupation and Trades ............................................................................................................. 14
Industry Employment Growth in Jobs ...................................................................................... 15
Unemployment .......................................................................................................................... 16
SECTION 2 - VISION, GOALS AND OBJECTIVES ........................................................... 17
Vision ........................................................................................................................................ 17
Goals and Objectives ................................................................................................................ 17
Land Use ................................................................................................................................... 18
Municipal Growth and Community Facilities and Services ..................................................... 19
Water Resources ....................................................................................................................... 23
Transportation ........................................................................................................................... 24
Housing and Community Design .............................................................................................. 25
i

Version 3-10-14
Economic Development ............................................................................................................ 27
Resource Conservation ............................................................................................................. 28
Inter-jurisdictional Coordination ............................................................................................... 29
SECTION 3 - LAND USE ......................................................................................................... 30
Introduction ............................................................................................................................... 30
Existing Land Use ..................................................................................................................... 30
Current Zoning .......................................................................................................................... 33
Land Use Plan ........................................................................................................................... 37
Future Development Principles ................................................................................................ 41
SECTION 4 – COMMUNITY FACILITIES AND SERVICES ............................................ 43
Town Government .................................................................................................................... 43
Water Supply ............................................................................................................................ 43
Sewer......................................................................................................................................... 44
Solid Waste ................................................................................................................................ 45
Emergency Services .................................................................................................................. 45
Public Buildings ........................................................................................................................ 45
Public Schools ........................................................................................................................... 45
Parks and Open Space ............................................................................................................... 46
Other Facilities .......................................................................................................................... 46
SECTION 5 – MUNICIPAL GROWTH .................................................................................. 48
Introduction ............................................................................................................................... 48
Population Projections .............................................................................................................. 49
Development Capacity .............................................................................................................. 51
Development Impacts ............................................................................................................... 54
Annexation ................................................................................................................................ 59
Funding Strategies .................................................................................................................... 59
Rural Buffer .............................................................................................................................. 61
Interjurisdictional Coordination ................................................................................................ 62
SECTION 6 - NATURAL RESOURCES ................................................................................. 66
Background ............................................................................................................................... 66
ii

Version 3-10-14
Watershed ................................................................................................................................. 66
Topography ............................................................................................................................... 68
Soils........................................................................................................................................... 68
Sensitive Areas .......................................................................................................................... 68
Sensitive Areas Policies ............................................................................................................ 76
Mineral Resources .................................................................................................................... 76
SECTION 7 - WATER RESOURCES ...................................................................................... 78
Introduction ............................................................................................................................... 78
Hydrogeological Setting ........................................................................................................... 78
Regional Water Resources ........................................................................................................ 78
Sudlersville Water System ........................................................................................................ 81
Sudlersville Sewer System ........................................................................................................ 83
Watershed Characteristics ......................................................................................................... 84
Water Quality Issues ................................................................................................................. 84
Total Maximum Daily Loads – TMDLs ................................................................................... 85
Point and Nonpoint Source Loading ......................................................................................... 86
Upper Chester River TMDLs .................................................................................................... 87
Implications of TMDLs for Sudlersville ................................................................................... 91
Conclusions ............................................................................................................................... 93
SECTION 8 - TRANSPORTATION ........................................................................................ 95
Introduction ............................................................................................................................... 95
Existing Transportation Facilities ............................................................................................. 95
Transportation Plan ................................................................................................................. 102
SECTION 9 - HOUSING AND COMMUNITY DESIGN .................................................... 106
Introduction ............................................................................................................................. 106
Housing Conditions ................................................................................................................ 106
Housing Programs ................................................................................................................... 108
Community Design ................................................................................................................. 110
Design Guidelines - Place Making Principles ........................................................................ 111
SECTION 10 – IMPLEMENTATION ................................................................................... 113
iii

Version 3-10-14
Infill and Redevelopment ........................................................................................................ 113
Master Planned Development ................................................................................................. 113
Employment Floating Zone .................................................................................................... 114
Design ..................................................................................................................................... 114
Housing ................................................................................................................................... 117
Environmental Protection ....................................................................................................... 117
Landscape Standards ............................................................................................................... 118
Parks and Open Space ............................................................................................................. 118
Subdivision Regulations ......................................................................................................... 119
Affordable Housing ................................................................................................................ 119
Water Resources ..................................................................................................................... 120
Mineral Resource Extraction .................................................................................................. 121
Adequate Public Facilities .................................................................................................... 121
Fees ......................................................................................................................................... 122
iv

Version 3-10-14
List of Tables
Table 1-1: Historic Population Counts ........................................................................................... 9
Table 1-2: Growth Rates ................................................................................................................. 9
Table 1-3: Age Distribution 2010 ................................................................................................. 10
Table 1-4: Gender Distribution, 2010 ........................................................................................... 10
Table 1-5: Racial Makeup 2010 .................................................................................................... 11
Table 1-6: Hispanic or Latino, 2010 ............................................................................................. 11
Table 1-7: Households, 2000 and 2010 ........................................................................................ 12
Table 1-8: Households 2010 ......................................................................................................... 12
Table 1-9: Income and Benefits (In 2011 Inflation-Adjusted Dollars) ......................................... 13
Table 1-10: Percentage of Families and People Whose Income in the Past 12 Months was Below
the Poverty Level .......................................................................................................................... 13
Table 1-11: Labor Force and Employment Status ........................................................................ 14
Table 1-12: Journey to Work ........................................................................................................ 14
Table 1-13: Industry of Employment ............................................................................................ 14
Table 1-14: Occupation ................................................................................................................. 15
Table 1-15: Class of Worker ......................................................................................................... 15
Table 1-16: Employment by Establishment Types ....................................................................... 15
Table 1-17: Historic Unemployment Rates .................................................................................. 16
Table 3-1: Watershed Land Use ................................................................................................... 32
Table 3-2: Land Use 2010............................................................................................................. 32
Table 3-3: Land Use Plan Summary ............................................................................................. 37
Table 5-1: Prior Population Estimates and Projections (Scenario 1) ............................................ 49
Table 5-2: Population Projections, Queen Anne’s County ........................................................... 50
Table 5-3: Household Estimates and Projection by Census Tract 8102 – Scenario 1 .................. 50
Table 5-4: Average Household Size ............................................................................................. 50
Table 5-5: Population and Household Projections – Scenario 2................................................... 51
Table 5-6: Population and Household Projections – Growth Scenarios Summary ...................... 51
Table 5-7: Development Capacity ................................................................................................ 52
Table 5-8: Service Measures, Service Units and Output Units .................................................... 55
Table 5-9: School Impacts – Classrooms ...................................................................................... 56
Table 5-10: School Impacts - Teachers ........................................................................................ 56
Table 5-11: Town Administration Impacts ................................................................................... 57
Table 5-12: Public Works Space and Personnel Impacts ............................................................. 57
Table 5-13: Library Impacts ......................................................................................................... 57
Table 5-14: Commercial and Industrial Land Demand ................................................................ 59
Table 7-1: Projected Water Demand Impacts (in Millions of Gallons Per Day) .......................... 82
Table 7-2: Projected Sewer Demand Impacts (in Millions of Gallons Per Day) .......................... 84
Table 7-3: Average Annual Allocations Upper Chester River ..................................................... 87
v

Version 3-10-14
Table 7-4: TN Loading Estimates Upper Chester River Watershed Average Annual Versus
TMDLs .......................................................................................................................................... 88
Table 7-5: TP Loading Estimates Upper Chester River Watershed ............................................. 88
Table 8-1: Average Daily Traffic Volume (ADT) Estimates ....................................................... 96
Table 8-2: Road Inventory ............................................................................................................ 97
Table 9-1: Housing Occupancy 2010 ......................................................................................... 106
Table 9-2: Housing Tenure 2010 ................................................................................................ 107
Table 9-3: Number of Units in Structures 2010 .......................................................................... 107
Table 9-4: Year Structure Built .................................................................................................. 107
Table 9-5: Housing Condition .................................................................................................... 108
Table 10-1 Suggest Dwelling Mix Standards ............................................................................. 117
List of Maps
Map 3-1 Watershed Land Use - 2010 ........................................................................................... 31
Map 3-2 Town Land Use - 2010 ................................................................................................... 35
Map 3-3 Current Zoning ............................................................................................................... 36
Map 3-4 Land Use Plan ................................................................................................................ 38
Map 5-1 Vacant and Underutilized Land ...................................................................................... 53
Map 5-2 Rural Buffers .................................................................................................................. 63
Map 6-1 Upper Chester River Watershed ..................................................................................... 67
Map 6-2 Sensitive Areas - Watershed .......................................................................................... 72
Map 6-3 Conservation Areas ........................................................................................................ 75
Map 6-4 Sensitive Area - Town .................................................................................................... 77
Map 8-1 Street System ................................................................................................................ 100
Map 8-2 Pedestrian System ........................................................................................................ 101
Map 8-3 Transportation/Land Use Concept ............................................................................... 104
List of Figures
Figure 5-1 Soils ............................................................................................................................. 69
Figure 7-1: North Atlantic Coastal Plain Aquifer System ............................................................ 79
Figure 8-1 Queen Anne’s County Planned Bicycle Routes .......................................................... 99
vi

Version 3-10-14
INTRODUCTION
The general purpose of the Sudlersville Comprehensive Plan is to guide and achieve coordinated
and harmonious development in the Town and its planning area. Also, the plan promotes health,
safety, order, convenience, prosperity, and the general welfare, as well as efficiency and economy in
the development process. Plan goals include adequate provisions for traffic, adequate provisions
for light and air, conservation of natural resources, the prevention of environmental pollution, the
promotion of the healthful and convenient distribution of population, the promotion of good civic
design and arrangement, wise and efficient expenditure of public funds, and the adequate provision
of public utilities and other public requirements.
After adoption, the Plan will serve as:
 A unified statement of desirable development policies.
 A framework within which specific development issues can be evaluated and public policy
effectuated consistent with the long-range growth and development goals and objectives of
the Town.
 An information document for local elected officials, citizens, developers, and special
interest groups concerning critical development issues as well as Town development
policies.
 A decision-making tool when reviewing subdivision and site plan proposals.
 A tool to help establish capital needs and budgets.
The goals, objectives, and recommendations of this Plan are intended to manage and direct
growth and development and address related impacts on the delivery of public services and
facilities. Upon adoption it becomes the basis for the preparation of specific policies, programs
and legislation such as zoning and subdivision regulations and capital improvement programs to
implement the policies set forth in the Plan. As a policy document, it is general in nature,
providing “big picture” guidance.
The Plan encompasses the corporate limits of the Town as well as potential annexation areas. It
addresses all of the functional elements that bear upon the Town’s physical development such as
transportation, land use, and community facilities. While the Plan’s perspectives on growth
policies are those of the Town, it is recognized that there are aspects of growth that will need to
be coordinated within a regional context.
The Plan provides the basic framework and direction for all components of what may be
considered the Town’s planning program. The Plan is not a “stand-alone” document but is
supported and, in turn, supports related planning program documents such as the following:
 Sudlersville Zoning Ordinance;
1

Version 3-10-14
 Sudlersville Subdivision Regulations;
 Capital Improvement Plans and Budgets;
 Water and Sewer Facilities Plans; and
 Other important applicable ordinances such as Sediment and Erosion Control, Floodplain
Management, Stormwater Management, and Forest Conservation.
2

Version 3-10-14
CONTEXT FOR PLANNING - MARYLAND PLANNING LAWS AND POLICIES
For the most part, the Plan’s format is in response to planning laws and policies promulgated at
the State level. These laws and policies define not only the basic topics the Plan must address,
but also influence the policies framework for planning. The following provides a brief discussion
of the key State planning related laws and policies.
The Land Use Article (Formerly Article 66B – Planning & Zoning Enabling Act)
The Land Use Article of the Annotated Code of Maryland sets forth the minimum requirements
for a comprehensive plan, which include among other things:
 A statement of goals and objectives, principles, policies, and standards;
 A land use plan element;
 A transportation plan element;
 A community facilities plan element;
 A mineral resources plan element, if current geological information is available;
 An element that contains recommendations for land development regulations to implement
the plan.
 An element, which shall contain the planning commission's recommendations for land
development regulations to implement the plan; and
 Other elements, such as a community renewal section, housing, conservation, natural
resources, etc. at the discretion of the commission.
The context for planning in Sudlersville also addresses “Visions” contained in the Maryland
Growth Management, Resource Protection and Economic Development Act, namely:
1. A high quality of life is achieved through universal stewardship of the land, water, and air
resulting in sustainable communities and protection of the environment.
2. Citizens are active partners in the planning and implementation of community initiatives
and are sensitive to their responsibilities in achieving community goals.
3. Growth is concentrated in existing population and business centers, growth areas are
adjacent to these centers, or strategically selected new centers.
4. Compact, mixed-use, walkable design consistent with existing community character and
located near available or planned transit options is encouraged to ensure efficient use of
land and transportation resources and preservation and enhancement of natural systems,
open spaces, recreational areas, and historical, cultural, and archeological resources.
3

Version 3-10-14
5. Growth Areas have the water resources and infrastructure to accommodate population
and business expansion in an orderly, efficient, and environmentally sustainable manner.
6. A well-maintained, multi-modal transportation system facilitates the safe, convenient,
affordable, and efficient movement of people, goods, and services within and between
population and business centers.
7. A range of housing densities, types, and sizes provides residential options for citizens of
all ages and incomes.
8. Economic development and natural resource-based businesses that promote employment
opportunities for all income levels within the capacity of the State’s natural resources,
public services, and public facilities are encouraged.
9. Land and water resources, including the Chesapeake and Coastal Bays, are carefully
managed to restore and maintain healthy air and water, natural systems, and living
resources.
10. Waterways, forests, agricultural areas, open space, natural systems, and scenic areas are
conserved.
11. Government, business entities, and residents are responsible for the creation of
sustainable communities by collaborating to balance efficient growth with resource
protection.
12. Strategies, policies, programs, and funding for growth and development, resource
conservation, infrastructure, and transportation are integrated across the local, regional,
state, and interstate levels to achieve these visions.
The Maryland Economic Growth, Resource Protection and Planning Act of 1992 added the
requirement that a comprehensive plan must contain a “Sensitive Areas Element,” which
describes how the jurisdiction will protect the following:
Streams and stream buffers;

100-year floodplains;

Endangered species habitats;

Nontidal wetland;

Steep slopes; and

Other sensitive areas a jurisdiction wants to protect from the adverse impacts of

development.
4

Version 3-10-14
Neighborhood Conservation & Smart Growth Areas Act of 1997
In 1997, the Maryland General Assembly enacted the Neighborhood Conservation and Smart
Growth Areas Act (Smart Growth). The intent of the legislation is to marshal the State’s financial
resources to support growth in Maryland’s communities and limit development in agricultural
and other resource conservation areas. At the heart of the Smart Growth concept are the “Priority
Funding Areas” (PFAs), which represent local growth areas where State funding will be targeted.
PFAs include municipalities, rural villages, communities, industrial areas, and planned growth
areas to be served by public water and sewerage.
Plans must show designated “Growth Areas” including areas planned for annexation by
municipalities. Land within local growth boundaries may be designated as a Priority Funding
Area (PFA) provided sewer service is planned in a 10-Year Water and Sewerage Plan and
provided such designation is a long-term and planned development policy that promotes efficient
land use and public infrastructure. Plans must include areas considered as PFAs, such as planned
water and sewerage service areas, residential development areas, industrial development areas,
economic development areas, and parks.
Maryland State Finance and Procurement Article
Maryland has procedures to ensure that public infrastructure improvements are consistent with
growth policies, as defined in the law. The Land Use Article stipulates that a local government
“may not approve a local construction project involving the use of State funds, grants, loans, loan
guaranties, or insurance, unless the project is consistent with the State’s “Visions.”
The Maryland State Finance and Procurement Article links the concept of Priority Funding
Areas to State financial assistance funding for infrastructure and other related projects. The
Finance and Procurement Article states that funding for growth-related projects will be provided
by the State “…if an existing community receives a public or community sewer system, an area
beyond the periphery of the developed portion of the existing community may be designated as a
priority funding area, if the development has a permitted average density of at least 3.5 units per
acre and is served by a public or community sewer system.”1
2006 Maryland House Bill 1141
In 2006, the Maryland State Legislature passed House Bill 1141 (HB 1141), which provides for
Amendments to the Land Use Article and Article 23A: “Municipal Annexation Act” of the
Annotated Code of Maryland. Amendments include the requirement for a “Water Resources
Element” and “Municipal Growth Element” in local comprehensive plans.
1 Maryland Code, State Finance and Procurement 5-7B-03
5

Version 3-10-14
HB 1141 establishes additional substantive and procedural requirements for municipalities
preparing comprehensive plans. This includes inter-governmental coordination for land use and
growth management planning.
Information developed under the provisions of HB 1141 is reviewed and evaluated by State
agencies including the Maryland Departments of the Environment, Natural Resources, and
Planning. Substantive procedural requirements include the following:
 The Town must include in its Comprehensive Plan a “Municipal Growth Element” that
specifies where Sudlersville intends to grow, if at all, outside its existing corporate limits. It
also must discuss how the Town intends to address services, infrastructure, and
environmental protection needs for any growth area.
 The Town must develop the “Municipal Growth Element” in coordination with the adjoining
county or counties. Prior to approving a Growth Element, the Town must provide a copy to
the adjoining county, accept comments from the county, meet and confer with the county,
and, on request from either entity, engage in mediation to facilitate the agreement concerning
the Growth Element.
 The Town and county must include in their respective comprehensive plans a “Water
Resource Plan Element” that identifies drinking water and other water resources to meet
current and future demands. It also must identify suitable water and land areas to receive
stormwater and wastewater generated by the Town.
 In order for land annexed after September 2006 to qualify for State assistance as a Priority
Funding Area, the Town must complete an analysis of land capacity available for
development. This includes infill and redevelopment. It also includes an analysis of land as
needed to satisfy demand for development.
 The Town must develop and share with other planning agencies an “Annexation Plan” that is
consistent with its Growth Element in the Comprehensive Plan.
HB 1141 requires the Maryland Department of the Environment (MDE) to provide technical
assistance to local governments regarding the development of a Water Resources Element. The
Maryland Department of Planning (MDP) also is required to provide technical assistance to a
municipality regarding the “Municipal Growth Element.”
HB 1141 changes the former “5-Year Rule.” In the past, the “5-Year Rule” would allow a county
to delay municipal zoning on a newly annexed area. The new standard under HB 1141 will be to
determine whether a substantial difference exists between the land uses and densities permitted
under proposed municipal zoning and the land uses and permitted densities under county zoning.
6

Version 3-10-14
Annexed property cannot be zoned for development with a density that is greater than 50 percent
more than the County zoning allows for a period of 10 years without the express approval of the
Board of County Commissioners.
Smart and Sustainable Growth Act of 2009
The Smart and Sustainable Growth Act of 2009 establishes annual reporting criteria for local
governments to the Maryland Department of Planning in coordination with the national Center
for Smart Growth. The objective is to collect data to measure growth trends and impacts
statewide over time. Measures and indicators for reporting include the following textual and
mapped information:
 The amount and share of growth being located inside and outside PFA’s;
 The net density of growth in these areas;
 The creation of new lots and the issuance of residential and commercial building permits in
these areas;
 The development capacity analysis (updated every 3 years or when significant change occurs
in land use/zoning);
 The number of acres preserved with local agricultural land preservation funding (if
applicable); and
 Other information on achieving statewide goals under revised state laws.
County and municipal corporations that issue less than 50 building permits per year for new
residential units are exempt from the stipulated measures and indicators. However all
jurisdictions are required to submit an annual report by July 1, 2010.
The Smart and Sustainable Growth Act of 2009 also sought to clarify the role of the
comprehensive plan and the adoption of ordinances and regulations in relation to comprehensive
planning. Declaring the intent of the Maryland General Assembly, the purpose is to create
consistency with comprehensive plans, which “…should be followed as closely as possible while
not being elevated to the status of an ordinance and that deviations from the plan should be rare.”
Legislative intent also seeks to encourage the development of ordinances and regulations that
apply to locally designated PFAs, promoting mixed uses, sustainable design and development,
and incentive based processes consistent with the new State “Visions”.
The Smart and Sustainable Growth Act of 2009 requires all local jurisdictions to enact a land use
plan and educate planning commission and board of zoning appeals members regarding the
planning process. An education course has been developed by MDP. The Act also highlights the
important role played by citizens that assist in the comprehensive planning process for their
respective communities. According to the amendment, “citizens invest countless hours in
determining the future direction of their jurisdiction through local comprehensive
7

Version 3-10-14
plans…and…the people of Maryland are best served if land use decisions are consistent with
locally adopted comprehensive plans.”
Sustainable Growth and Agricultural Preservation Act of 2012
The Maryland General Assembly approved the Sustainable Growth & Agricultural Preservation
Act of 2012 (Senate Bill 236), also known as the septic bill, during the 2012 General Assembly
session. “The goal of the law is to limit the disproportionate impacts of large subdivisions on
septic systems on…farm and forest land, streams, rivers and Chesapeake and Coastal Bays. The
Act provides a moderate and reasonable approach for planned development using on-site sewage
disposal systems.”2 Although not directly affecting the Town, the Sustainable Growth &
Agricultural Preservation Act of 2012 will constrain development outside of designated growth
areas thus creating additional incentive for development in area served by public water and
sewer.
2 Implementation Guidance for The Sustainable Growth and Agricultural Preservation Act of 2012 Senate Bill 236, Maryland
Department of Planning, August 1, 2012, pg. 1
8

Version 3-10-14
SECTION 1 - COMMUNITY PROFILE
Population
Trends in the County and Town's population over time show whether the jurisdictions are
growing, both in absolute terms and with respect to one another. From 2000 to 2010 Queen
Anne’s County’s population grew by 7,109 people, an 18 percent increase. Sudlersville’s
population grew by 106 during the same period, an increase of 27 percent. If recent estimates for
Queen Anne’s County are an indication, population growth between 2000 and 2011 was largely
the result of in-migration (80 percent) as opposed to natural increase (births versus deaths).3
Table 1-1 shows the absolute population numbers for Sudlersville and Queen Anne’s County and
the Town's population as a share of the County's population. These figures indicate that the
County’s population has been growing much faster than that of the Town over the last 40 years.
Table 1-1: Historic Population Counts
Population Town as a Percentage
Year Sudlersville Queen Anne's County of the County Population
1970 417 18,422 2.26%
1980 443 25,508 1.74%
1990 428 33,953 1.26%
2000 391 40,563 0.96%
2010 497 47,798 1.04%
Source: Source: U.S. Department of Commerce, Census Bureau
Relative to the State, Sudlersville and Queen Anne’s County have experienced substantially
different population growth (See Table 1-2) dynamics. Queen Anne’s County’s population
growth rate regularly exceeded that of the State and Town throughout over most of the last forty
years. While the State and County experienced positive growth rates, Sudlersville lost population
in the 1980s and 1990s. More recently, (2000-2010) Sudlersville’s annual growth rate exceeded
that of the State and County.
Table 1-2: Growth Rates
Year Sudlersville Queen Anne's County Maryland
1970-1980 0.61% 3.31% 0.72%
1980-1990 -0.34% 2.90% 1.26%
1990-2000 -0.90% 1.79% 1.03%
2000-2010 2.43% 1.65% 0.87%
Source: Maryland Department of Planning, Peter Johnston & Associates, LLC
3 Data Sources: U.S. Department of Commerce, 2012. Census Bureau, Population Division, Washington, D.C.
9

Version 3-10-14
Age
Age groups are useful for estimating the size of the primary workforce (25 to 64) and may be an
indicator of the need for education services for residents less than 25 years old and/or services
for older residents (65 and older). Table 1-3 compares age distribution of the Town’s population
as reported in the 2010 Census as compared to that of the County, State and Nation.
Sudlersville’s population included a higher percentage of the population 65 years of age and
older and less than 25 years in the comparison.
Table 1-3: Age Distribution 2010
Queen Anne's
Age Sudlersville County Maryland U.S.
Less than 25 37.00% 30.84% 26.30% 35.30%
25 to 64 41.20% 54.22% 61.50% 52.20%
65 and older 21.80% 14.94% 12.30% 12.40%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
In 2010 the median age of Town residents was 40.8 years, which was less than the County's
median age of 42.6 years and higher than that of the Maryland (38.0 years) and the U.S. (35.3
years).
Gender
Women outnumber men in the Town accounting for over half of the Town’s population in 2010.
This was a greater percentage of the population than that of the County, State and U.S (see Table
1-4).
Table 1-4: Gender Distribution, 2010
Jurisdiction Male Female
Sudlersville 46.68% 53.32%
Queen Anne's County 49.67% 50.33%
Maryland 48.35% 51.65%
U.S. 49.16% 50.84%
Source: : U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Race
In 2010 the majority of the Town’s population was classified as “one race. As shown in Table 1-
5, Whites make up the largest majority race in Sudlersville followed by Blacks.
10

Version 3-10-14
Table 1-5: Racial Makeup 2010
Queen
Anne's
Race Sudlersville County Maryland U.S.
97.1
One Race 95.0% 98.3% 97.1% %
72.4
White 82.9% 88.7% 58.2% %
12.6
Black or African American 6.8% 6.9% 29.4% %
American Indian and Alaska
Native 0.2% 0.3% 0.4% 0.9%
Asian 0.2% 1.0% 5.5% 4.8%
Native Hawaiian and Other
Pacific Islander 0.0% 0.0% 0.1% 0.2%
Some Other Race 4.8% 1.4% 3.6% 6.2%
Two or More Races 5.0% 1.7% 3.6% 6.2%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Hispanic or Latino
Slightly more than seven percent of the Town’s population was classified as Hispanic or Latino
in 2010 (see Table 1-6). This category is composed of people whose origins are from the
Dominican Republic, Spain, and Spanish-speaking Central or South American countries. It also
includes general origin responses such as "Latino" or "Hispanic."
Table 1-6: Hispanic or Latino, 2010
Number Percent
Hispanic or Latino (of any race) 37 100.0%
Mexican 8 21.6%
Puerto Rican 2 5.4%
Cuban 0 0.0%
Other Hispanic or Latino 27 73.0%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Households
From 2000 to 2010 new household formation slightly out-paced population growth in the Town.
Average household size in 2010 for Sudlersville remained at 2.31 persons per household (see
Table 1-7). This statistic is consistent with national trends. According to the Pew Research
Center, “the average size of U.S. households has been declining for decades, but may have
grown in recent years, at least in part because of an increase in multi-generational households.
Average household size in Maryland, which had declined in the 1970s, 1980s and 1990s, grew
by a tiny amount from 2000 to 2010, according to numbers analyzed by the Maryland State Data
11

Version 3-10-14
Center. In 1970, average household size was 3.25 in Maryland; in 1980, it was 2.82; in 1990,
2.67; in 2000, 2.61. In 2010, it was again 2.61 (the 2000 and 2010 numbers look the same, but
the data center analysis shows there actually was an increase of .01 before rounding).4
Table 1-7: Households, 2000 and 2010
Households 2000 2010 Annual growth
Sudlersville 167 211 2.37%
Queen Anne’s County 30,642 37,604 2.07%
Average Household Size
Sudlersville 2.31 2.31
Queen Anne’s County 2.62 2.63
Average Family Size
Sudlersville 2.89 2.97
Queen Anne’s County 2.99 3.04
Source: U.S. Department of Commerce, Census Bureau, 2000 and 2010 Census of Population
As shown below 119 households or about 56 percent of all households were family-households
composed of persons related to the householder by birth, marriage, or adoption in 2010.
Children were found to be a part of 52 households or about 46 percent of all households (see
Table 1-8). The remainder of households was considered to be "non-family households".
Table 1-8: Households 2010
Children in Household
Percent of Total
Households Yes No Total Households
Family Households 52 67 119 56%
Married Couple Families 33 49 82 39%
Male Householder, no wife 9 5 14 7%
Female Householder, no
husband 10 13 23 11%
Non-Family Households -- 77 92 44%
Total households 211 100%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Income and Poverty
Estimated income characteristics for Queen Anne’s County were the same as reported for
Sudlersville in the source cited in Table 1-9. The Census Bureau estimates that the County’s
median, mean and per capita incomes were substantially lower than that of the State and more
closely approximate the U.S. average over the period 2007 to 2011.
4 Pew Research Center, http://www.pewsocialtrends.org/2011/04/22/census-2010-household-size-trends/
12

Version 3-10-14
Table 1-9: Income and Benefits (In 2011 Inflation-Adjusted Dollars)
Queen Anne's County Maryland U.S.
Median household income (dollars) $48,750 $72,419 $52,762
Mean household income (dollars) $62,226 $94,020 $72,555
Per capita income (dollars) $27,857 $35,751 $27,915
Source: U.S. Department of Commerce, Economics and Statistics Administration, U.S. Census
Bureau, American Community Survey, Selected Economic Characteristics, 2007-
2011Estimates.
Also, according to estimates from the U.S. Census Bureau made for the period 2007 through
2011, the percentage of families and people whose income was below the poverty level in the
Town was higher than that of the County, but lower than that of the State or Nation (see Table1-
10). Among families people whose income was below the poverty level the incidents of poverty
among female householder, no husband present, were the highest of all categories in the Town
but well below the average for the other jurisdictions presented.
Table 1-10: Percentage of Families and People Whose Income in the Past 12 Months was
Below the Poverty Level
Queen
Anne’s
Sudlersville County Maryland U.S.
All families 5.10% 4.40% 6.10% 10.50%
Married couple families 0.00% 1.50% 2.30% 5.10%
Families with female householder, no
husband present 12.50% 17.20% 17.90% 29.40%
All people 5.10% 6.30% 9.00% 14.30%
Under 18 years 0.00% 8.90% 11.50% 20.00%
18 years and over 6.70% 5.40% 8.20% 12.50%
People in families 4.70% 5.10% 6.60% 11.80%
Unrelated individuals 15 years and over 6.80% 13.90% 19.70% 25.30%
Source: U.S. Department of Commerce, Economics and Statistics Administration, U.S. Census Bureau,
American Community Survey, Selected Economic Characteristics, 2007-2011Estimates.
Employment
Of the total population 16 years and over, 172 (74%) were in labor the force (see Table 1-11).
Most people of working age commuted by automobile (95%). Mean commuting time was 31
minutes (see Table 1-12).
13

Version 3-10-14
Table 1-11: Labor Force and Employment Status
Employment Status Number Percent
Population 16 Years and Over in 234 100%
Labor Force
In Labor Force 172 74%
Not in Labor Force 62 26%
Civilian Labor Force 172 74%
Armed Forces 0 0%
Employed 157 67%
Unemployed 15 6%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Table 1-12: Journey to Work
Commuting to Work Number Percent
Workers 16 Years and over 137 100%
Travel Mode
Automobile (Alone) 116 85%
Automobile (Carpool) 14 10%
Public Transportation 0 0%
Walked 3 2%
Worked at Home 4 3%
Other 0 0%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Occupation and Trades
In Sudlersville, manufacturing, construction, educational/health care/social services and public
administration were the leading industry employment sectors in 2010 accounting for 64 percent
of all employment (see Table 1-13). Occupations were fairly evenly distributed over all
categories with the possible exception of services (see Table 1-14). The vast majority of workers
(71 percent) were private wage or salary earners in 2010 (see Table 1-15).
Table 1-13: Industry of Employment
Number Percent
Civilian Employed Pop. 16 Years and Over 157 100%
Industry
Agriculture/Forestry/Fishing/Hunting/Mining 4 3%
Construction 29 18%
Manufacturing 34 22%
Wholesale Trade 3 2%
Retail Trade 13 8%
Transportation/Warehousing/Utilities 12 8%
Information 0 0%
14

Version 3-10-14
Finance/Insurance/Real Estate/Rental 1 1%
Professional/Scientific/Management/Admin. 2 1%
Educational/Health Care/Social Services 19 12%
Arts/Entertainment/Recreation/Food/Accommodation 11 7%
Public Administration 21 13%
Other Except Public Administration 8 5%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Table 1-14: Occupation
Number Percent
Civilian Employed Pop. 16 years and Over 157 100%
Occupation
Management/Business/Science/Arts 37 23%
Services 23 15%
Sales and Office 30 19%
Natural Resources/Construction/Maintenance 31 20%
Production/Transportation/Material Moving 36 23%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Table 1-15: Class of Worker
Number Percent
Civilian Employed Pop. 16 Years and Older 157 100%
Class of Worker
Private Wage/Salary 112 71%
Government 27 17%
Self-Employed 18 12%
Unpaid Family Workers 0 0%
Source: U.S. Department of Commerce, Census Bureau, 2010 Census of Population
Industry Employment Growth in Jobs
Employment data as reported by the U.S. Bureau of Economic Analysis is not available at the
municipal level. The closest approximation is data reported for the surrounding zip code (see
Map 1-1).
The U.S. Bureau of Economic Analysis’s data indicates that construction establishments were
the dominant component of the local economy in the 21668 zip code area in 2011 accounting for
nearly a third of all establishments (see Table 1-16). Construction, retail trade, whole trade, and
accommodation and food services were three quarters of all establishments in 2011.There were
an estimated 216 paid employees for the pay period including March 12, 2011 with a first quarter
payroll of $1,693 million.
Table 1-16: Employment by Establishment Types
Industry Sector Establishments Percent of Total
15

Version 3-10-14
Construction 9 32%
Manufacturing 1 4%
Wholesale trade 3 11%
Retail trade 5 18%
Finance and insurance 2 7%
Educational services 1 4%
Health care and social assistance 1 4%
Accommodation and food services 4 14%
Other services (except public administration) 2 7%
Total 28 100%
Source: U.S. Bureau of Economic Analysis, U.S. Census 2010 Zip Code Business Patterns Analysis
Unemployment
Unemployment rates in Queen Anne’s County have historically been lower than that of the State
or Nation (see Table 1-17)5. The March 2013 unemployment rate indicates that this trend
continues, with the County rate at 6.4 percent as compared to that of the State and Nation’s 7.6
percent.6 Since 2005 the unemployment rate in Sudlersville has ranged from 2.7 percent in
September 2007 to 9 percent in February 2010. The current unemployment rate for Sudlersville
is 6.4 percent in March 2013.7
Table 1-17: Historic Unemployment Rates
Year Queen Anne's County Maryland U.S.
1990 3.33% 4.54% 8.30%
2000 3.02% 3.55% 8.00%
2010 7.01% 7.41% 12.83%
Source: U.S. Department of Labor, Bureau of Labor Statistics
5 Source: U.S. Department of Labor, Bureau of Labor Statistics
6 http://www.bls.gov/ro3/mdlaus.htm, http://www.bls.gov/eag/eag.us.htm
7 http://www.homefacts.com/unemployment/Maryland/Queen-Annes-County/Sudlersville.html
16

Version 3-10-14
SECTION 2 - VISION, GOALS AND OBJECTIVES
Vision
Articulating any individual’s vision for Sudlersville may be influenced by many factors,
including age, education, employment, finances, experiences in other places, etc. Consequently
from a collective community perspective, it would be presumptuous to attempt to capture in
words the myriad future aspirations of the entire Town population. Instead, the following broad
statements are an attempt to capture the basic pragmatic and emotional consensus of townsfolk
concerning a vision for Sudlersville. Most all positive envisioning would see Sudlersville as a
vibrant community center that:
 provides safe and pleasant neighborhoods meeting the day-to-day needs of its residents;
 enables a strong local economy serving the needs of residents and the surrounding
market while also providing employment opportunities for residents;
 provides the basic services and facilities its residents require to protect their health, safety
and welfare;
 sensitively fits itself within the surrounding natural environment; and
 never losses site of its heritage.
The following goals and objectives provide broad statements of the Town’s policy framework
for achieving its vision of the future. Goals and vision express where the Town wants to be in
the future. Objectives are targeted actions to move the Town in the desired direction.
Goals and Objectives
The following are the goals and objectives of this Comprehensive Plan. Also included are suggested
policies designed to help achieve these goals and objectives. Succeeding sections of this Plan are
built upon these premises.
General Goals
1. Concentrate development in suitable areas. Further, we will coordinate our planning
activities with the County.
2. Protect sensitive areas from the adverse effects of development and the improper
management of resource lands. Development will avoid sensitive areas, or protect them as
public open space or with innovative and flexible development regulations.
17

Version 3-10-14
3. Work cooperatively with the County to encourage it to protect rural resources which affect
the environment, setting, character and economies of the Town.
4. Promote stewardship of the Chesapeake Bay and the land and encourage a universal
stewardship ethic that guides actions of both the public and private sectors. Stewardship
principles will also guide preparation of land use regulations and capital programs, and be
promoted through incentives and community volunteerism.
5. Conserve its land, water and other valuable resources through programs and policies that
will reduce resource consumption by both the public and private sectors. The Town will
promote efficient and pedestrian-oriented patterns of land use, energy saving measures for
residences and businesses, and recycling.
6. Encourage economic growth through the policies and recommendations of the Plan and
regulatory innovation, flexibility and streamlining.
7. Address funding mechanisms to achieve the preceding Visions. The Town budget, capital
improvement program, tax structure and fees will be reviewed and revised where needed to
ensure implementation for the Plan and to promote the community’s Vision for the future.
The Town will pursue appropriate State and Federal grants, forge grant partnerships with the
County in areas of mutual interest, review Town capital projects to ensure consistency with
the Plan, and encourage State and County capital projects that support the Plan.
Land Use
GOAL: Manage land use so as to maintain and improve the community character and quality of
life for all residents.
 Objective #1: Encourage compatible growth and reinvestment in properties by facilitating
infill and redevelopment within the Town to accommodate future population.
 Objective #2: Protect existing residential neighborhoods from incompatible uses.
Land Use Policies
 The Comprehensive Land Use Plan represents Sudlersville’s official policy for land use,
development, and growth; shall be the basis for the Town’s Comprehensive Zoning Map and
other implementation tools; and shall guide inter-jurisdictional coordination activities with
the County.
 Development shall avoid designated sensitive areas and employ best management practices
to minimize adverse impacts on water quality. Use of resource lands including agriculture,
18

Version 3-10-14
forestry and mining shall employ best management practices to minimize adverse impacts to
water quality and habitat.
 Approvals of subdivision of land, rezoning, special exceptions, variances and capital
expenditures shall be consistent with the Land Use Plan.
 Water and sewer service, transportation and other community facilities will support the land
use pattern indicated on the Land Use Plan.
 The timing and pace of new development will be managed to be compatible with the Town’s
ability to provide adequate public services and to ensure that the character of the Town is
protected.
 Sudlersville shall encourage and support County policies that channel appropriate types,
scales and mixtures of growth to the Town.
 The Town shall give priority to neighborhood, business and commercial projects that have a
reasonable expectation of being a catalyst for revitalization in designated areas of the Town.
 The Town shall establish agreements with the County regarding the phasing and funding of
growth and infrastructure investments in the vicinity of the Town.
 The Town shall discourage inefficient use of land planned for development and shall
encourage the County to prevent sprawl residential development and resource-consuming
patterns of growth immediately outside of Town.
 The Town shall coordinate with and encourage the County to locate schools, other
community facilities and community services within the Town.
Municipal Growth and Community Facilities and Services
GOAL: Ensure development is consistent with the overall growth goals, objectives and policies
of the Comprehensive Plan.
GOAL: Provide adequate public facilities and services to ensure the health, safety and welfare
of Town residents.
Objectives
 Objective #1: Grow the Town in accordance with the adopted Comprehensive Plan,
particularly with regards to plans for municipal annexation and implementation.
19

Version 3-10-14
 Objective #2: Promote controlled and compact development patterns that reflect good
design practices, make efficient use of available land, and locate development where
public facilities, services, and amenities can be provided in the most efficient manner.
 Objective #3: Analyze the impacts of new growth and development on Town services,
facilities, and infrastructure and insure a positive return on any public investment.
 Objective #4: Maintain good inter-jurisdictional coordination and cooperation with
Queen Anne’s County.
 Objective #5: Update the Town’s development regulations as required to implement
recommendations of this Plan.
 Objective #6: Adopt standards and guidelines that reflect the Town’s expectations
concerning for development.
 Objective #7: Ensure that all current and future residences and businesses have adequate
public services and facilities necessary to protect the public health, safety, and welfare to
promote an attractive environment in which to live and work.
 Objective #8: Plan for the appropriate expansion of the Town’s water and wastewater
systems.
Policies
 The Town will encourage and facilitate development in existing water and sewer service
areas and on vacant and underutilized parcels through regulatory innovation, flexibility and
streamlining.
 Redevelopment and re-use of vacant buildings will be encouraged and facilitated.
 New development and economic growth will be directed to lands served by or programmed
for water and sewer service and away from sensitive areas.
 New development shall be compatible with the character of the Town. New development
abutting existing neighborhoods shall provide continuity for vehicular and pedestrian
movement by maximizing connectivity to the extent consistent with good site planning.
20

Version 3-10-14
 Larger developments, if approved, will be phased in sections that make economic sense yet
do not strain the capacity of existing infrastructure. Sewer capacity must be maintained at
levels sufficient to meet the potential requirements of existing lots of record and to support
infill and redevelopment.
 Very large developments may require the upgrade and expansion of sewer capacity or the
creation of public water services. If required, these infrastructure improvements will be
bonded and constructed to the Town’s specifications at the developer’s expense.
 Development of appropriately scaled and compatible mixed uses shall be encouraged to
reduce dependence on automobile travel and the need for road expansion and new parking
lots.
 The Town will encourage the County to protect sensitive areas and rural resources. Of
primary importance for protection are farm and forestland along entrance corridors of the
Town, the stream floodplain and adjacent steep hillsides.
 The Town will encourage the County to protect rural character, support agriculture and
minimize forest loss.
 The Town shall establish a maximum lot size in certain zoning districts to prevent inefficient
use of land and public infrastructure investment, consistent with the Town’s physical
character.
 To the maximum extent practical, new community facilities such as schools, parks and
libraries will be located within or immediately adjacent to residential areas of the Town so
that citizens may easily walk to facilities.
 Through coordination and attendance at public workshops and proceedings, the Town shall
participate in land use and transportation planning and decision making of the County in
order to further the policies of the Comprehensive Plan. Participation shall include review of
proposed plans and ordinances; development projects which are adjacent to or near Town
borders.
Annexation Policies
 The Land Use Plan shall guide the location and general land uses for annexed properties.
 Land considered for annexation shall be adjacent to existing developed areas.
21

Version 3-10-14
 Land to be annexed by the Town shall be developed at a density, scale, and character
compatible with the existing Town and this Comprehensive Plan.
 Soil suitability for development will be considered when annexation is proposed.
Additional soil studies or other technical evaluations may be required by the Planning
Commission or the Town Commissioners to properly evaluate annexation proposals for
their development suitability and appropriate proposed zoning.
 The Town shall encourage the County’s Comprehensive Plan to designate areas
identified in the Town’s annexation plan as suitable for municipal land uses and densities
so as to avoid the need for County waivers under the State annexation statute.
Infrastructure Policies
 The location, timing and pace of new development shall be compatible with the Town’s
ability to secure and program capital funds to maintain and provide sewer, water,
transportation and community services.
 The Town will review its Comprehensive Plan map, relevant portions of the County’s
Water and Sewerage Plan and existing Town infrastructure to identify areas where
community facilities need upgrading, added capacity or extension. Priorities will be
established according to need and recommendations of the Plan and provided for as
feasible in the Town’s Capital Improvement Program.
 Subdivision applications and other development requests will be reviewed for adequacy
of sewer and water infrastructure. Approvals may be deferred, phased in, or conditioned
upon the availability if adequate infrastructure and treatment capacity.
 Development proposals for projects to be built within our identified growth area that
require a community water system, should plan and size such systems such that they can
ultimately be expanded to tie in with a Town-wide water system at minimal public
expense.
 Subdivision applications and other development approvals will be reviewed for adequacy
of streets and roadways. Approvals may be deferred, phased in, or conditioned upon the
availability of adequate capacity.
 Vehicular, biking, and hiking linkages to community facilities within the Town and to
major activity centers beyond the Town shall be encouraged in the review of
development proposals.
22

Version 3-10-14
 Developer-constructed infrastructure shall meet Town standards and be inspected and
approved by the Town prior to final acceptance.
 An adequate “buffer” capacity shall be maintained in the Town’s sewer system to
accommodate wet weather flows and the needs of existing Town residents, especially
those who have paid for but not yet utilized capacity.
 Developers of large scale projects that will exceed the “buffer capacity” established by
the Town Commissioners may be required to replace the capacity they consume. If the
required capacity expansion is relatively small and/or the cost for replacing capacity is
not economically feasible, then the Commissioners may require the developer to pay a
capacity fee proportional to the actual cost of replacing capacity based on technologies
and estimated costs suggested through the technical assistance of the State of Maryland
or other professional sources.
Water Resources
GOAL: Provide an adequate and safe potable water supply to serve current and future residents
of Sudlersville and to protect water quality in the watershed.
Objectives
 Objective #1: Protect an adequate and safe potable water supply to serve the residents of
Sudlersville.
 Objective #2: Take steps to restore and protect water quality and contribute toward
meeting water quality regulatory requirements in rivers and streams in the Chester River
Watershed. This will require addressing current water quality impacts as well as future
impacts from land development and population growth. This will also require
coordination among all jurisdictions in the watershed.
 Objective #3: Protect sensitive habitats in the watershed.
 Objective #4: Work with Queen Anne’s County and State agencies to develop watershed
planning and management guidelines that relate land use and development to their
impacts on water resources.
 Objective #5: Develop town-wide water conservation methods and policies and
encourage innovative technologies for stormwater management.
23

Version 3-10-14
Transportation
GOAL: Ensure the safe and efficient movement of people and goods.
Objective
 Objective #1: The safe and efficient movement of people and goods throughout Town shall
be maintained and enhanced, and particular emphasis shall be given to facilitating pedestrian
travel and other alternatives to the automobile.
 Objective #2: Integrate land use and the street and highway networks to provide for the
logical continuation and improvement of existing streets and highways.
 Objective #3: Minimize the adverse effects of vehicular traffic on local residential streets.
 Objective #5: Maximize the capacity, safety, and efficiency of the existing street and
highway system.
 Objective #6: Improve pedestrian safety by providing safe routes for pedestrians and non-
motorized transport.
Policies
 The transportation system plan shall address all applicable modes and shall consider the land
use and transportation plans for adjacent areas outside of Town.
 New streets and sidewalks shall be designed to fit in with existing neighborhoods and shall
facilitate circulation within the community.
 Street patterns, as described in the Transportation Element, will be used to define access to
land and are recognized as important public spaces whose layout and character are of major
importance in achieving the land use goals, objectives, and policies of this Plan.
 To the maximum extent possible, the transportation system should provide options to help
separate through traffic from local traffic and maintain the paramount importance of
pedestrian safety.
 Where lacking, existing streets shall be improved with walkways to better accommodate
pedestrian and bicycle movement.
24

Version 3-10-14
 Where feasible, new development shall include sidewalks or trails that provide linkages to
existing path systems in Town and conduits to nearby public buildings, commercial
neighborhoods and open space.
 Both public and private development shall incorporate accessibility and safety for
pedestrians and the disabled, and shall include, whenever possible, benches and other
pedestrian amenities at strategic locations.
 Where feasible, transit services shall be encouraged to minimize dependency on the
automobile and to serve those who cannot drive or do not own automobiles. The Town shall
participate in County and region-wide transit service programs.
Housing and Community Design
GOAL: Safe, decent, and affordable housing for Town residents.
GOAL: Community design based on sound place-making principles.
Housing Objectives
 Objective #1: The Town will encourage and provide opportunity for development of safe
and affordable housing for its residents.
 Objective #2: Encourage investment in existing housing where needed to improve
quality.
 Objective #3: Encourage and facilitate replacement of substandard dwelling units with
units meeting current building and housing code standards.
 Objective #4: Enforce building and housing code standards.
 Objective #5: Articulate community design aspirations through design guidelines.
 Objective #6: Find a balance in community design, environmental protection and
resource conservation which results in a superior outcome.
 Objective #7: Encourage a community wide rehabilitation effort to upgrade the structural
condition of all buildings and to remove derelict structures.
Community Design Objectives
25

Version 3-10-14
 Objective #1: Protect and enhance the Town’s physical, natural, and socio-economic
characteristics that contribute to the quality of life valued by residents.
Housing Policies
 At a minimum, the Town will strive to provide its “fair share” of affordable housing
opportunities in the region.
 Housing affordability will be promoted by flexible zoning, such as mixed use zoning and
planned unit development options; zoning incentives, such as density bonuses for providing
housing in a certain price range; and by facilitating the creating of accessory housing in
certain neighborhoods.
Community Design Policies
 The Town shall retain and shall encourage the County to retain a clear and well-defined edge
where growth and development in and around the Town ends and rural areas begin.
 Transportation projects shall be evaluated for impacts on local street traffic and on existing
and planned land uses. Transportation projects shall not physically divide or otherwise
adversely affect established residential and commercial neighborhoods.
 The Town will encourage high quality and context sensitive commercial development.
 Large residential and commercial lots shall be discouraged.
 Yard setbacks, bulk standards and height restrictions that retain or promote a desirable
community character shall be established.
 Site designs that retain or create a pedestrian-friendly community shall be encouraged and
facilitated.
 Where possible, all redevelopment and new development shall retain the pattern, scale and
character of the surrounding neighborhood.
 Cul-de-sacs will be avoided, except where they are the only feasible means to prevent
disturbance of sensitive areas.
 Street trees and trees in public open spaces shall be retained. Landowners shall be
encouraged to plant additional trees on their property.
26

Version 3-10-14
 The scale, character, number and location of signs shall not be detrimental to the Town’s
character.
 The review of development proposals will place priority on protection of historic and
culturally significant buildings, monuments and spaces, which contribute to the character of
the Town.
 The Town shall retain and acquire adequate public open space to enhance the Town’s
character and quality of life.
 Town boundaries and gateways, as identified on the Plan Map, will be enhanced.
 Connections to the rural landscape will be maintained by encouraging protection of farm and
forestland outside the County-Town boundary.
 New construction shall be architecturally compatible with existing structures so that the
character of Sudlersville can be maintained.
Economic Development
Objective
 Objective #1: The Town will encourage retention of existing businesses, promote location of
certain new businesses in Town, provide for traditional neighborhood businesses, and
encourage business and commercial revitalization.
Policies
 Regulations will be streamlined and flexible to encourage economic growth projects in
Town.
 Large scale regional “big box” or highway oriented retail commercial developments are not
in keeping with the goals and objectives of this Plan and are discouraged.
 Convenience franchise stores may be permitted, but their design shall be so modified as to
blend in with the Town’s existing character. Parking will be in the rear of buildings and well
landscaped, including shade trees.
 Businesses that support the Town’s resource-dependent economies, such as the sale of
agricultural goods, nursery products, and lumber, shall be encouraged to remain or move to
the Town through regulatory flexibility, incentives, and promotional efforts.
27

Version 3-10-14
 Traditional business activities that support residential areas shall be encouraged as part of the
Town’s redevelopment efforts. Low impact businesses, such as catalog sales,
telecommuting, and other forms of home-based businesses shall be encouraged through
revisions to the Town’s Zoning Ordinance.
Resource Conservation
GOAL: Preserve and protect the natural resources and features of Sudlersville and its
surrounding environs to ensure a balance between development and the need to protect
indigenous resources and/or features.
Objective
 Objective #1: To protect and enhance the Town’s air and water quality, important habitats
and other natural features that contributes to the Town’s quality of life.
 Objective #2: Require development design be done in a manner that minimizes adverse
impacts on significant natural features and other resources.
 Objective #3: Encourage energy conservation, “green building” design, and low-impact
development.
 Objective #4: Work with Queen Anne’s County and the State of Maryland to develop
appropriate strategies for the enhancement and protection of green infrastructure.
 Objective #5: Minimize adverse impacts on water quality.
 Objective #6: Conserve fish, wildlife, and plant habitats.
Policies
 The Comprehensive Plan designates land with any of the following features as sensitive
areas:
o Steep slopes (land having more than 15 percent grade).
o Perennial streams including banks and a 100-foot buffer.
o Intermittent streams and their banks and a 50-foot buffer.
o The Town’s wells and a 100-foot buffer around each well.
o Areas within the 100-year floodplain extending beyond stream buffers.
o Habitat of threatened and endangered species listed by the State’s Natural Heritage
Program.
o Non-tidal wetlands.
28

Version 3-10-14
 Development will avoid sensitive areas. Development regulations including yard setbacks,
lot coverage and height will be revised to provide flexibility for avoiding development in
sensitive areas.
 Flexibility in lot size standards will be used so that developers can protect sensitive areas.
 Review of site plans for proposed development will ensure that all reasonable measures are
taken to protect sensitive areas both during and after development.
 The Town will maintain maps of streams and buffers, well fields, floodplains, habitat areas
and wetlands for reference by landowners and developers.
 When it is not possible for development to avoid sensitive areas, such as roads crossing over
floodplains or stream corridors, developers will use development techniques that minimize
impacts and shall otherwise mitigate adverse impacts.
 In redevelopment areas, buffers will be re-established in natural vegetation to the extent
practical.
Inter-jurisdictional Coordination
Objective
 Objective #1: To ensure that the County and State governments are aware and
supportive of the Town’s Comprehensive Plan, particularly with regard to County and
State plans, capital projects, funds, permits and technical assistance.
Policies
 When the Town’s Comprehensive Plan is revised in the future, the process shall include
meetings with relevant County and State officials.
 The Town shall continue to work with the County to accomplish strategic planning with
regard to annexation potential.
 The Town shall provide notices to the County of proposed actions within the Town which
may be of interest to the County. The Town shall work with the County to arrange
reciprocal notification of nearby proposals that may be of interest to the Town.
 The Town will cooperate with the County and State in the implementation of the Phase II
Watershed Implementation Plan.
29

Version 3-10-14
SECTION 3 - LAND USE
Introduction
Under the provisions of the Maryland’s Economic Growth, Resource Protection, and Planning
Act of 1992 (Planning Act of 1992), all regulations (e.g., zoning) that are used to implement
comprehensive plans must be consistent with the recommendations and policies of the plan. In
addition, State and local funding decisions must be consistent with the local plan and the twelve
State visions.
As stated in the old Article 66B, the plan should contain, among other minimum elements, a land
use plan which “proposes the most appropriate and desirable patterns for the general location,
character, extent, and interrelationship of the uses of public and private land, on a schedule that
extends as far into the future as is reasonable.”8 Beyond these minimum requirements, the plan
must be responsive to Maryland’s growth management requirements as established Maryland’s
“Smart Growth” initiatives, including in the Planning Act of 1992, the Neighborhood
Conservation and Smart Growth Areas Act of 1997, 2006 Maryland House Bill 1141, and the
Smart and Sustainable Growth Act of 2009.
The Land Use Plan also must reflect careful consideration of factors that influence how land is
used to insure minimal conflict. Public policy concerning municipal growth, community
facilities and services, transportation infrastructure, resource conservation, housing and
community design, and fiscal management must be balanced against such things as existing land
use, expectations created by existing zoning, existing and future private investment and market
forces. The Land Use Plan element defines “most appropriate and desirable” land use pattern for
the Town and what the Town considers as “smart growth” within the guidance provided by the
State and tempered by the other factors that influence land use.
Existing Land Use
Recent land use viewed from a watershed perspective establishes a basis for examining the
potential implications of Sudlersville’s existing and planned development on water quality and
natural resources in the drainage area. Sudlersville is a little over one percent of the Maryland
portion of the Upper Chester River Watershed (the Watershed). Its corporate area, approximately
964 acres, is about 0.85 percent of the Watershed (approximately 113,760 acres) which includes
land in Kent and Queen Anne’s Counties in Maryland and Kent County, in Delaware.
8 Article 66B §3.05.(a)(4)(ii)
30

Maryland
Delware
Border
TFARD 1-3
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
0102
esU
dnaL
dehsretaW
laitnediseR
laruR
laitnediseR
ytisneD
woL
ytisneD
muideM
laitnediseR
ytisneD
hgiH
laicremmoC
lairtsudnI
lanoitutitsnI
NOTGNILLIM
erutlucirgA
tseroF
nabrU
nepO retaW
sdnalteW evitcartxE
noitatropsnarT
ELLIVSRELDUS
YALCRAB
®
seliM
5
5.2
52.1
0
CLL
,setaicossA
&
notsnhoJ
reteP
dnalyraM
,notsaE

Version 3-10-14
In 2010 the dominant land use/land cover in the Maryland portion of the Watershed was
agriculture and forest (see Map 3-1). Together these two land use/land cover categories
encompassed over 91 percent of the land area in the Watershed. Delaware land use/land cover
data for 2007 showed a similar dominance of agriculture and forest (over 90 percent).
Development including residential, commercial, industrial and institutional land uses was
slightly over six percent of the Watershed (see Table 3-1).
Table 3-1: Watershed Land Use
Land Use/Land Cover Acres Percent of Total
Development 5,457 6.2%
Agriculture 54,335 61.8%
Forest 26,349 30.0%
Wetlands 414 0.5%
Water 1,386 1.6%
Total 87,940 100.0%
Source: 2010 LU/LC for Maryland, http://planning.maryland.gov/OurWork/landuse.shtml
Source: 2007 LU/LC for Delaware,
http://stateplanning.delaware.gov/info/lulcdata/2002_lulc.shtml
Focusing on the most recent existing land use in the corporate area provides a perspective on
how the Town has developed over time and reveals opportunities for infill and redevelopment.
Not surprisingly, agriculture was the dominant land use within the corporate area as well,
followed by public and semi-public uses, i.e., State, County, municipal, religious institution, fire
department and other non-profit organizations properties (see Map 3-2 and Table 3-2). The
“agriculture” land use title is slightly misleading when considering land use within the corporate
limits. Although the land may have been in agriculture in 2010 and may be continuing in
agriculture use, in reality these properties are more appropriately considered infill development
sites and represent a significant portion of the Town’s potential growth capacity.
Table 3-2: Land Use 2010
Land Use Acres Percent
Low Density Residential 57.8 6.0%
Medium Density Residential 2.3 0.2%
Commercial 63.6 6.6%
Agriculture 558.9 58.0%
Public/Semi-public 253.4 26.3%
Vacant 10.9 1.1%
Right of Way 17.1 1.8%
Total 964.1 100.0%
Sources: Maryland Property View©, Queen Anne’s County Department of Planning and
32

Version 3-10-14
Zoning, Peter Johnston & Associates, LLC
Current Zoning
Consistency between the recommendations of the Comprehensive Plan and its implementation
provisions is a requirement of the Land Use Article. For this reason consideration of existing
zoning is a factor in planning for future land use. Zoning creates expectation for property
owners, expectations that must be taken into account when setting the Comprehensive Plan’s
land use policies and recommendations.
Sudlersville is currently divided into four base zoning districts, supplemented by a commercial
floating zone district (see Map 3-3). Each of these districts has a stated purpose in the current
land use scheme for the Town summarized as follows:
TCC: Town Center Commercial - The TCC District is intended to preserve, protect, and
enhance the area considered to be the historical core of Sudlersville. Land uses are a
mixture of residential and commercial including a variety of intensities in site utilization.
The intent of this district is also to legitimize existing structures and uses and to minimize
instances in which existing development is classified as “nonconforming.”
MU: Mixed Use - The MU District is intended to provide for higher intensity non-
residential uses in the existing light industrial and heavier commercial areas of Town and
in some adjacent potential annexation areas. A limited amount of higher density
residential uses are also appropriate. Mixed-uses are encouraged. It is the further intent of
this district to legitimize existing structures and uses and to minimize instances in which
existing development is classified as “nonconforming.” Commercial uses existing as of
the date of adoption of this Ordinance are expressly deemed consistent and compatible
with the purpose of this Ordinance.
TR: Town Residential - The TR District is intended to preserve and protect the Town’s
traditional primarily residential neighborhoods and allow certain non-residential uses that
are compatible with residential character; and to encourage and facilitate redevelopment
and infill that is compatible in use, scale, and impact with residential uses and the
existing pattern of buildings, streets and blocks.
SF: Single-Family Residential - The SF District is to promote harmonious living in single
family residential dwellings with allowable low impact home occupation uses.
CFZ: Commercial Floating Zone - The CFZ district is to preserve, protect and enhance
the commercial land uses existing in Sudlersville on the date of adoption of the Zoning
Ordinance. The CFZ district is intended to provide for small scale low intensity
commercial development in scattered locations in the traditional predominantly single-
family residential areas in town. The small scale of the commercial development makes it
33

Version 3-10-14
compatible with the surrounding residential uses and legitimizes existing structures and
uses.
The TCC, TR and CFZ zoning districts permit a broad range of residential unit types, including
detached single family, two-family, attached and multi-family units. Minimum lot area
requirement in these districts (5,000 square feet) although permitting densities well within the
3.5 dwelling units per acre minimum recommended in Priority Funding Areas (PFA) is well
below the average for improved residential lots in the Town. Less than two percent of improved
residential lots are 5,000 square feet or less. Over half of the improved residential lots are
between 8,200 and 14,000 square feet. An average a density of 3.5 dwelling units per acre can be
achieved with minimum lot sizes in the 7,000 to 8,000 square foot range and may be more
consistent with the existing character of residential areas in the Town.
One potential area of conflict is with the SF district. This zoning classification limits
development by-right to detached single family residential. Multi-family, townhouse and senior
housing are permitted by special exception. Considering the large undeveloped tracts in this
zoning classification planned for future growth along with the land use, municipal growth and
community design objectives of the Comprehensive Plan, the Town should consider adopting
zoning provisions that allow for master planned communities in these areas.
34

DEER
TRACK RD
D
NL
ACSURB
LEAGER RD
R KC
AR
TECAR
D
R
DUHAMEL
CORNER
RD E LLIV
S
R
E LD
U
S
SCHMIDT LN
N
L
T
D
IM
C E D
A R
T
R E E L N
S C H
MI D
T
FA R M L N H C S R E TLAW SUDLERSVILLE CEMETERY RD CHARLES ST
TC ROBRAH
AVONDALE
LN
DR ROTAVELE
TS
YLA N IA TS NEDNIL S
N L
A LLIV E S O R MILLINGTON RD
K A M
M N E CHURCH ST
M E
O
X X T O W N D R
S CHURCH ST
DR OROBSDLOG
F
D
R
N
A
E M TS
C
OL N
IA
M W
NORWOOD
DR
D
R
E
O
R
ROSEBUD LN
COSDEN RD
TFARD 2-3
paM
nalP
esU
dnaL
dnalyraM
,ellivsrelduS
0102
-
esU
dnaL
nwoT
laitnediseR
ytisneD
woL
laitnediseR
ytisneD
muideM
laicremmoC
cilbup-imeS/cilbuP
ecapS
nepO
dna
kraP
tnacaV
erutlucirgA
®
teeF
000,4
000,2
000,1
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-3-6
noisreV
dnalyraM
,notsaE

DUHAMEL
CORNER
RD
LEAGER RD
D
R
E
LLIV
S
R
E
LD
U
S
SCHMIDT LN
N
L
T
D
IM
H
N C S
T
FA
R M L R E TLAW SUDLERSVILLE CEMETERY RD CHARLES ST
D
MI
H
C
S
TC ROBRAH
AVONDALE LN DR ROTAVELE
TS
N L A LLIV
E
YLA
K A M M E
N
CHURC
T S
R E H LLIM ST
N IA M
E
E VA
E LP A M
TS N
S
E D
C
N
H
I
U
L
R
S
CH ST DR OROBSDLOG
S O R MILLINGTON RD RIC HCR
F
U
O
H
X
C XTOWN DR
TS
N
IA
M
W
NORWOOD DR
D
R
E
O
R
TFARD 3-3
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
gninoZ
gnitsixE
laitnediseR
ylimaF
elgniS
-
FS
esU
dexiM
-
UM
laitnediseR
nwoT
-
RT
laicremmoC
retneC
nwoT
-
CCT
enoZ
gnitaolF
laicremmoC
-
ZFC
yradnuoB
etaroproC
®
teeF
000,1
005
052
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-02-9
noisreV
dnalyraM
,notsaE

Version 3-10-14
Land Use Plan
The “Land Use Plan” is a primary component of the Sudlersville Comprehensive Plan. It
describes the preferred land use characteristics for various areas of the Town that are deemed to
be consistent with the Town’s vision and support land use and municipal growth goals,
objectives and policies. These land use planning areas provide the basis for decisions concerning
such things as land use regulations and public facilities. Where already developed the land use is
one factor that helps define the existing character of the Town.
The Town’s Land Use Plan (Map 3-4) includes seven land use categories. Table 3-3 summarizes
the acreage in each land use category. With the exception of the Planned Growth category the
land use designations reflect the current developed character of each area. Strategies to
encourage maintenance of existing properties and facilitate appropriate infill and redevelopment
will apply in these areas. Strategies for the Planned Growth areas emphasize integrating the new
with the existing.
Table 3-3: Land Use Plan Summary
Land Use Category Acres Percent
Commercial 11 1%
Industrial 59 6%
Town Center 23 2%
Residential 60 6%
Institutional 203 21%
Park and Open Space 129 13%
Planned Growth 450 47%
Transportation 28 3%
Total 964 100%
Source: Peter Johnston & Associates
Neighborhood Conservation
The Neighborhood Conservation land use planning area encompasses established residential
neighborhoods in the Town. These are areas primarily characterized by detached single family
dwellings at low densities. Average lot size is 16,250 square feet or about 0.37 acres and the net
residential density is slightly more than two dwelling units per acre.
There are 184 parcels in this planning area, including 34 of which are vacant. The planning area
has capacity for approximately 42 additional units.
37

DUHAMEL
CORNER RD LEAGER RD
D
R
E
LLIV
S
R
E
LD
U
S
NL TDIMHCS
N
L
T
D
IM
H
N C S
T
FA
R M L R E TLAW SUDLERSVILLE CEMETERY RD CHARLES ST
D
MI
H
C
S
TC ROBRAH
AVONDALE LN DR ROTAVELE
TS
N L A LLIV
E
YLA K A M M E
N
CHURC T S R E H LLIM ST N IA M E E VA E LP A M TS N S E D C N H I U L R S CH ST DR OROBSDLOG
S O R MILLINGTON RD RIC HCR
F
U
O
H
X
C XTOWN DR
TS
N
IA
M
W
NORWOOD DR
D
R
E
O
R
TFARD 4-3
paM
nalP
esU
dnaL
dnalyraM
,ellivsrelduS
saerA
gninnalP
noitavresnoC
doohrobhgieN
esU
dexiM
retneC
nwoT
tnemyolpmE/esU
dexiM
cilbup-imeS/cilbuP
ecapS
nepO/kraP
htworG
dennalP
yradnuoB
etaroproC
®
teeF
000,1
005
052
0
CLL
,setaicossA
&
notsnhoJ
reteP
41-22-1
noisreV
dnalyraM
,notsaE

Version 3-10-14
A primary objective in Neighborhood Conservation areas is to maintain the existing stable
residential neighborhoods and property values. Development regulations for these residential
areas should reflect the existing development pattern in the neighborhoods, e. g., lot sizes, yards,
parking arrangements, and architectural styles, and ensure that infill and redevelopment is
consistent with the existing character. At the same time, development standards should be
established to minimize non-conforming situations. Context sensitive infill and redevelopment
on vacant and underutilized properties should be encouraged.
Approximately 146 units or about 60 percent of the units in this planning area are within a
comfortable (five minute) walking distance of the Town Center (1/4 mile). Of course, whether or
not residents actually walk to the Town center is a function of pedestrian qualities (sidewalks,
safety, etc.), the land uses or activities that attract, and the quality of the walking experience
(e.g., shade, interesting textures, opportunities for social interaction).
Another objective should be to encourage alternative modes of travel within the Town. Strategies
for improving pedestrian and bike access to the Town Center, schools, municipal and recreation
facilities and other places where residents may travel may include sidewalk improvements and
street tree planting to enhance the pedestrian experience.
Town Center Mixed Use
The Town Center Mixed Use planning area encompasses 52 parcels and includes a mix of
residential, commercial, public, and semi-public uses. Commercial uses as classified by the
Department of Assessment and Taxation include five store, four warehouse, three office, two
bank, and two restaurant establishments and one industrial establishment. There are 22
residential units and eight vacant parcels in the planning area. Average lot size is about 11,850
square feet or slightly more than a quarter acre.
This current mix of uses and the traditional scale and type of architecture reflects the essential
existing character of the Town and is important to retain. In addition to maintaining the existing
commercial uses that serve the surrounding neighborhoods, the Town Center Mixed Use is an
area where the Town intends to permit additional, compatible town-scale, neighborhood
commercial uses provided these uses are located, designed, and operated in a manner sensitive to
nearby residential uses. Development regulations and ordinances should recognize the Town
businesses are essential to the economic well-being of Sudlersville and should allow them every
opportunity to grow and prosper.
Mixed Use/Employment
The Mixed Use/Employment land use planning area category includes a mixture of commercial
and light industrial establishments. This planning area provides for higher intensity non-
residential uses such as light industry and heavy commercial, some of which provide
39

Version 3-10-14
employment opportunities for local residents. A primary objective for these areas is to insure
regulations to protect health and safety of adjacent properties are applied, but are flexible enough
to accommodate existing uses and encourage new uses, including establishments using emerging
technologies.
Public/Semi Public
This planning area includes land owned by Sudlersville, Queen Anne’s County or non-profit
organizations. With one exception, these properties area expected to continue in the current use
within the planning period.
Queen Anne’s County owns a 94 acre parcel on the eastern edge of the Town with no planned
future use. A portion of this property is noted as a “Municipal Comment” area under the Priority
Funding Area classification scheme. This means the area is a locally designated Priority Funding
Area (PFA) but does not meet State criteria because the area does not have existing public or
community sewer systems and the average residential density of is less than 2.0 dwelling units
per acre.
Park and Open Space
The planning area category includes a 36 acre park owned and operated by Queen Anne’s
County. The park includes over a mile of trail, tennis and basketball courts, 2 ball fields, a field
sports area, horseshoe pits, a tot lot, rest rooms and a pavilion.
Included in open space is a 92 acre parcel that was required under the terms of the Queen Anne’s
County Zoning Ordinance at the time the Norwood Estate subdivision was approved. This parcel
is deed restricted and can only be used for the following purposes:
 Passive recreational uses which involve the maintenance of only negligible impervious
surface, such uses including arboretums, hiking, nature areas, wildlife sanctuaries, public
and private parks, garden plots and beaches.
 Farming, dairying, pasturing, agriculture, horticulture, floriculture, viticulture, animal and
poultry husbandry, but not any packing, treating or storing of produce or the business of
garbage feeding of hogs or other animals, the raising of such animals as rats, mice,
monkeys and the like for use in medical or other test or experiments.
 Forestry, including commercial logging operations, clearing or destruction of forested or
woodland areas, selective cutting or clearing for commercial purposes, clearing for
agricultural or other prospective land uses, clearing of vegetation.
40

Version 3-10-14
 Nurseries which involve the sale of plants grown on the open space area, as well as
accessory items (but not power equipment such as gas or electric lawnmowers and farm
implements) directly related to the care and maintenance of such plants (including clay
pots, potting soil, fertilizers, insecticides, hanging baskets, rakes and shovels).
None of the uses outlined above are currently permitted under the terms of the Sudlersville
Zoning Ordinance. If the Town wants to see agriculture uses on this property, the Zoning
Ordinance should be amended to include an agriculture district that allows some or all of the
permitted uses enumerated in the deed.
Planned Growth
The Planned Growth area includes four parcels ranging in size from nine to 240 acres and is
nearly half the corporate area. These properties are currently zoned SF, Single Family
Residential. This zoning classification only permits detached single family dwellings by right
and townhouse units and senior housing by special exception. Minimum lot size is 10,000 square
feet. Of the total area (+/-542 acres) only about 188 acres are included in the Town’s Municipal
PFA. The balance, 354 acres are classified as a “PFA Comment” area. This means that the area is
not served by the Town’s sewer system and does not have an average density of a least 2.0 units
per acre.
Future Development Principles
The following are the Sudlersville’s guiding principles for future growth:
 Preserve and maintain our high quality of life.
 Protect the overall rural character
 Limit residential growth to no more than 15 percent of the existing population per year.
 Locate new growth within the Priority Funding Area (PFA).
 Encourage infill and redevelopment.
 Require high standards for all new development.
 Coordinate transportation infrastructure with new development.
 Integrate new development into the Town through a series of roadways, sidewalks, bike
lanes, and other connections, create a sense of continuity from one area to the next.
 Protect the environment.
41

Version 3-10-14
 Provide a mix of housing types that meets the needs of the people who work in the area
while maintaining the appropriate architectural size, style, density and consistency with the
historic style of the town.
 Improve the local and regional economy.
42

Version 3-10-14
SECTION 4 – COMMUNITY FACILITIES AND SERVICES
This element of the Comprehensive Plan examines existing community facilities and services.
Community facilities and services provided by the Town of Sudlersville and other government
agencies help ensure the health, safety and welfare of existing and future populations. In the
planning context, the objective is to anticipate demand in order to insure that adequate
community facilities and services are available when needed.
Preparation of a Community Facilities element in the Comprehensive Plan is a preliminary step
in addressing supply and demand for community facilities and services including education and
recreation facilities, police and emergency services, and water and sewer services. Facilities
related to transportation are discussed in Section * Transportation. Section 5, Municipal Growth
addresses demand for facilities and services associated with potential growth scenarios in an
attempt to identify when and how much addition facility and service capacity will be required to
meet the Comprehensive Plan’s growth objectives.
Town Government
Sudlersville is governed by a Commission consisting of five Town Commissioners, one of which
acts as president. Commissioners elected for terms of three years or until the succeeding
Commissioner is sworn in and assumed the duties. The Commission passes ordinances as
allowed under the Constitution and laws of the State of Maryland or their charter necessary for
the good government of the town; for the protection and preservation property, rights, and
privileges; for the preservation of peace and good order; for securing persons and property from
violence, danger, or destruction; and for the protection and promotion of the health, safety,
comfort, convenience, welfare, and happiness of the residents of the town and visitors.9 The
Town Commissioners regularly meet on the 1st Wednesday of the month.
Water Supply
Starting in 2006 Sudlersville installed a community water system, aided in large part by the
county’s need for water for the two existing schools and for the Foxxtown Senior Housing
project, which opened in the fall of 2008. Under a joint agreement providing for partial
reimbursement from developers, two high capacity wells capable of pumping 300 gallons per
minute (GPM) each and a water treatment facility plus a 12 inch water main under Church Street
from the Town Hall to the Middle School were constructed. The water system which included
treatment to reduce arsenic was placed on-line in 2007 with a 12-inch water main extending from
the water treatment plant (located next to Town Hall), north along Church Street (Route 313) to
9 Charter of The Town of Sudlersville, Queen Anne’s County, Maryland, Section 24–10.
43

Version 3-10-14
approximately Miller Street. The Town’s two wells are about 200 feet deep and draw water from
the Aquia aquifer.
A subsequent project that extended water service to all town residents was completed in 2011
This project looped the system of 8 to 12 inch mains and included two inch service connections,
fire hydrants and radio read meters. It also included construction of a 500,000 gallon elevated
storage tank with sufficient capacity to provide both domestic and fire supply for the entire town.
According to the Sudlersville’s Ground Water Appropriations, permit number: Qa2005g025(03),
the water withdrawal granted by the permit is limited to a daily average of 17,500 gallons on a
yearly basis and a daily average of 26,000 gallons for the month of maximum use.
Sewer
According to the Queen Anne’s County Comprehensive Water and Sewerage Plan, the Sudlersville
sewage treatment system serves 168 building connections serving 425 people. The system is
authorized an average flow of 90,000 GPD and peak flow of 160,000 GPD. Sewerage treatment
consists of two stabilization lagoons followed by chlorination. Dechlorination is provided by
gravity feeding a sodium metabisulfite solution into a walled-off section of the existing chlorine
contact tank. Improvements noted include the installation of two baffles in each lagoon to
alleviate short-circuiting of the treatment flow. Thirteen aerators have been installed in the two
lagoons (7 in the north, 6 in the south) to add air into the process to increase dissolved oxygen
levels and reduce biological oxygen demand.
According the Maryland Department of the Environment (MDE) NPDES Discharge Permit
MD0020559 as modified in 2011, an average flow of 0.075MDG from May 1 through
September 30 and 0.090 MDG from October 1 through April 30 were used in waste allocation
calculations. The Town system discharges its treated waste water into Tier 2 water, an un-named
tributary of the Red Lion Branch, and thence into the Chester River and so is subject to all the
evolving Chesapeake Bay TMDL standards.
A state-of-the-art waste water treatment plant to replace the existing lagoon based system which
will not meet the new Total Maximum Daily Limits established for the Chester River is currently
being designed. The system features 0.20 MGD modules, one of which will be installed in Phase
I. A second module of 0.20 MGD can be added as required.
Funding and design has been completed for Phase I and construction will start as soon as permits
are issued by MDE. The Town of Barclay has entered into a Memorandum of Understanding
with the Town of Sudlersville to provide sewer service. Engineering and grant applications with
USDA for this project have been approved. Construction is expected to commence in early 2015.
44

Version 3-10-14
The system will be a vacuum collection system with a “denied access” main connecting it to the
Sudlersville plant.
Solid Waste
Sudlersville contracts with a private hauler to collect and recycle trash for the Town. Recycling is
encouraged for all residents and businesses. Currently recycling collection facilities are available to
the general public behind Southern States.
Emergency Services
Law Enforcement
Police matters in the Town are currently handled by the County Sheriff’s Department and the
Maryland State Police.
Fire Protection
Sudlersville Volunteer Fire Company consists of approximately 60 men and women volunteers
that respond to more than 400 emergency calls each year. In addition to firefighting the company
provides medical aid to Town residents and the surrounding area. The Company is housed in the
firehouse located at 203 North Church Street. Equipment includes engines, trucks, tankers,
ambulances and utility vehicles.
Public Buildings
Sudlersville’s Town Hall, located at 200 South Church Street, is a 3,296 square feet facility that
includes offices for the Clerk, Town Manager, records storage, and an additional office. The
Town Hall also provides two meeting rooms, one large and one small, for conferences and
meetings of the Town Commissioners and other Town Boards and Commissions. Based on the
2010 Census population estimate of 497, the current ratio of floor area to population in the Town
Hall is slightly more than 6.6 square feet per person.
Public Schools
Sudlersville is home to two schools. Sudlersville Elementary School is located at 300 South Church
Street and the recently constructed Sudlersville Middle School located at 600 Charles Street. Both facilities are
the Town’s Priority Funding Area (PFA).
Sudlersville Elementary School is a 55,110 square foot structure providing classroom and support
facilities for students in pre-kindergarten through the 5th grade. The school has a full day
kindergarten beginning with the 2000-2001 school year. The facility has a State Rated Capacity of
45

Version 3-10-14
454 students. Its physical condition is rated as “good”10. Student enrollment in 2011 was 379. In
2013 the school employed 28 full time, certified teachers and had a student-to-teacher-ratio of 14
to one.11
Sudlersville Middle School is a new 110,000 square foot facility with capacity for 800 students
in grades 5 through 8. The facility includes a state-of-the-art media center, special education,
music, art, and science rooms, new administrative offices, two recreational gymnasiums, and
athletic fields. Sustainable features include solar panels and geothermal heating and cooling
systems to make the school energy efficient while off-setting energy costs. In addition, the
building features 80% day-lighted spaces and has projected a 40% reduction in water use.
Enrollment in 2013 was 338. There are 25 full time, certified teachers and student-to-teacher
ratio of 14 to one.12
Parks and Open Space
Sudlersville Park is a 36.5-acre County-owned park located off Maple Avenue and South Linden
Avenue. Queen Anne’s County classifies this facility as a Community Park. The park, acquired by
the County in 1986, contains football and soccer fields, a volleyball court, horseshoe pits, picnic
areas (including tables, grills, and a pavilion, trails, and a tot lot). Automobile parking via the main
entrance off of East Main Street is provided, and there is a pedestrian access off of Maple Avenue.
Recreational opportunities are also provided at the Elementary School which has ball fields,
playground equipment, and a basketball court.
Other Facilities
The post office is located at 117 South Church Street. This is a convenient location for residents of
our Town and supports the role of the Town Center at the focal point for community interaction.
Sudlersville has a small Town library located at 105 West Main Street. This is an independent
facility (i.e. it is not affiliated with either Queen Anne’s County or the State of Maryland). It
currently houses approximately 10,000 volumes and is computerized.
There are two churches in Sudlersville that provide for the spiritual needs of their respective
congregations. These are Calvary-Asbury United Methodist Church, located at 103 North Church
Street, and St. Andrew’s Chapel Episcopal Church, located at 104 Maple Street.
10 Educational Facilities Master Plan, Board of Education, Queen Anne’s County, Maryland, June 2012
11 http://www.teachersalaryinfo.com/maryland/teacher-salary-in-queen-anne-s-county-public-schools/
12 Ibid
46

Version 3-10-14
Finally, there is a small museum housed in the old Train Station and located at 101 Linden Street. This
facility, purchased in 1987 by the Sudlersville Community Betterment Club, houses Jimmy Foxx
memorabilia and exhibits highlighting Sudlersville’s history.
47

Version 3-10-14
SECTION 5 – MUNICIPAL GROWTH
Introduction
The Land Use Article of the Annotated Code of Maryland requires all municipalities to:
 Include a Municipal Growth Element (MGE) in their Comprehensive Plans that specifies
where the municipality intends to grow, including areas outside its existing corporate limits;
 Complete an analysis of land capacity available for development including infill and
redevelopment and an analysis of the land area needed to satisfy demand for development at
densities consistent with its land use plan; and
 Share with other planning agencies an annexation plan that is consistent with any proposed
growth element in the comprehensive plan.
Sudlersville’s Municipal Growth Element (MGE) examines the interrelationships among land
use, population and housing growth and the related impacts on public facilities and services. The
intent of preparing this element of the Comprehensive Plan is to give Sudlersville officials a
sound basis for setting land use and growth management policies through a better understanding
of the multi-dimensional implications of anticipated growth.
The MGE is based on projections and assumptions concerning population and housing growth
which may or may not occur at the rate and in the exact year predicted. The Town recognizes
this possibility. When new or significant trends or events are counter to basic assumptions
underlying the conclusions of the MGE, e.g., accelerated population growth, the Town will
revise the Comprehensive Plan as necessary and appropriate. With this caveat in mind, the
overall objectives of the MGE are to:
 Evaluate potential growth in Sudlersville;
 Assess the impacts of this growth on Town services, facilities, and infrastructure;
 Identify strategies to address projected facility and/or service needs;
 Improve inter-jurisdictional coordination with Queen Anne’s County; and
 Recommend policies, processes, and regulations to encourage appropriate infill and
redevelopment.
48

Version 3-10-14
Population Projections
Sudlersville’s population and dwelling unit projections are the basis for assessing the Town’s
land development capacity as well as evaluating the potential impacts of growth on community
facilities and services. While developable land capacity may not be an issue in the Town
considering the extent of recent annexations, estimating future population levels will be more of
challenge in light of the recent and dramatic slowdown in the nation’s economy and its impact on
development.
For purposes of this municipal growth element, two population and households scenarios were
analyzed. Scenario 1 is influenced by annexation and development activity and represents
extraordinary growth of the Town. Scenario 2 is more conservative, influenced in large part by
the slowing of growth on the Eastern Shore in general and in Queen Anne’s County specifically.
At the same time Scenario 2 is somewhat influenced by the potential for spill over as a result of
continued and substantial growth occurring in neighboring Kent County, Delaware.
Scenario 1 maintains the population and household projects from the 2010 amendments to the
Sudlersville Comprehensive Plan that added municipal growth and water resource elements to
the document (see Table 5-1). The authors of the 2010 amendments projected a population of
1,760 by 2030, an average annual population growth of 60 persons. These estimates and
projections were made at a time when substantial development seemed imminent in Queen
Anne’s County and in the Town. They assumed developable properties located within the
corporate boundary would develop in the 22 year period between 2008 and 2030. In order to
achieve this level of growth, the Town would be issuing an average of 26 building permits per
year through 2030. 26 building permits is equal to over 15 percent of the average number of
permits Queen Anne’s County issued in the period 2008 to 2012 (average 168 building permits
per year).13 Scenario 1 represents an annualized growth rate in excess of six percent and in all
likelihood exceeds the upper limits of growth the Town can expect by 2030.
Table 5-1: Prior Population Estimates and Projections (Scenario 1)
Estimated 2008 2010 2020 2030
Sudlersville 432 460* 1,110 1,760
Queen Anne's County 47,700 49,200** 55,810 61,900
*Actual Census 2010 count was 497
**Actual Census 2010 county was 47,798
Source: 2010 Amendments, Sudlersville Comprehensive Plan, Municipal Growth and Water Resources, September
2010.
13 U. S. Department of Commerce, Bureau of the Census, MD Department of Planning, Planning
Data Services.
49

Version 3-10-14
More recent population projections for Queen Anne’s County reflect less growth than formerly
projected, no doubt in part a due to current economic conditions (see Table 5-2). As it turns out,
Queen Anne’s County’s population in 2010 was 1,402 less than projected in the 2010 Municipal
Growth Element or about three percent less than expected. On the other hand, Sudlersville’s
population in 2010 was 497, exceeding the prior projections by about eight percent (see Table 1-
1). Most of this increase is attributable to the FoxxTown Senior Apartments a 40 unit senior
housing project completed and fully occupied by 2010.
Table 5-2: Population Projections, Queen Anne’s County
2010 (Census) 2015 2020 2025 2030
Queen Anne's County 47,798 50,250 53,600 57,350 60,350
Source: Maryland Department of Planning
Scenario 2 is a more conservative projection of population and households for Sudlersville than
Scenario 1. It is based on a 2006 housing study prepared for the Queen Anne’s County
Department of Housing and Community Services and summarized in Table 5-3. Sudlersville’s
population in 2010 was slightly less than 20 percent of Census Tract 8102. Scenario 2 assumes
that Census Tract 8102’s households will reach the numbers projected and that Sudlersville will
capture an average of about 20 percent of the household growth projected in the County housing
study. For purposes of estimating population, Scenario 2 assumes a smaller average household
size than that projected for the County but one that follows the anticipated downward trend (see
Table 5-4).
Table 5-3: Household Estimates and Projection by Census Tract 8102 – Scenario
1
2010 2015 2020 2025 2030
Census Tract 8102, Households 958 967 1,080 1,351 1,586
Source: Final Report Queen Anne’s County Housing Study, The Louis Berger Group, Inc.,
March 2006, pg. 5-4.
Table 5-4: Average Household Size
2010 2012 2015 2020 2025 2030
Queen Anne's County 2.63 2.626 2.61 2.57 2.56 2.55
Sudlersville 2.31 2.31 2.29 2.26 2.25 2.24
Source: Maryland Department of Planning, Peter Johnston & Associates
Projections underlying scenario 2 are summarized in Table 5-5. Even this projected growth
seems a reach when considering that the projected annualized growth rate for Queen Anne’s
County between 2010 and 2030 is only slightly more than one percent. However conclusions
about the efficacy of these projections should be tempered by considering the following:
50

Version 3-10-14
 Since 2000, the Town has annexed 550 acres of land intended as development properties;
 Municipal sewer system capacity has been upgraded to 0.250 MGD;
 Municipal water system storage capacity has been upgraded to 0.5 MGD;
 This level of growth only represents an average of about eight new dwellings per year;
and
 Recent State legislation (e.g., Sustainable Growth and Agricultural Preservation Act of
2012) should slow residential growth in rural areas and make municipalities with
infrastructure capacity more appealing growth areas.
Table 5-5: Population and Household Projections – Scenario 2
2010 2012 2015 2020 2025 2030 Change Annualized Rate
Population 497 509 510 561 698 817 308 2.44%
Households 215 221 222 248 311 365 150 2.67%
Source: Peter Johnston & Associates
The following development capacity analysis is based on the population and household
projections for the two scenarios summarized in Table 5-6.
Table 5-6: Population and Household Projections – Growth Scenarios Summary
2010 2015 2020 2025 2030 Change Annualized Rate
Scenario 1
Population 497 804 1,110 1,435 1,760 1,263 6.5%
Households 211 351 492 638 786 575 6.8%
Scenario 2
Population 497 510 561 698 817 320 2.5%
Households 211 222 248 311 365 154 2.8%
Source: Peter Johnston & Associates
Development Capacity
Infill development capacity measures the Town’s ability to accommodate future growth without
the need for annexing additional land. This exercise allows Town officials to quantify land
development capacity within the existing corporate limits to determine if there is adequate land,
appropriately zoned, to accommodate projected growth.
Residential development capacity analyzes vacant and underutilized land, applying assumptions
about how this land could be developed in the future in order to derive an estimate of infill
development capacity. Infill includes undeveloped and underdeveloped parcels and lots with
suitable acreage for development. Development capacity also considers the demand for
nonresidential land uses as these facilities create demand for some public facilities and services.
51

Version 3-10-14
According to the 2010 amendments to the Sudlersville Comprehensive Plan the residential
development capacity of land currently within the corporate limits well exceeds the population
and household projections in either growth scenario (see Table 5-7). The development capacity
estimates from the 2010 amendments were modified as follows:
 The average household size was reduced from 2.5 to 2.31 persons per household,
reflecting past trends in the Town; and
 Scattered potential infill and redevelopment sites were added.
As can be seen the capacity of land that the Town has zoned for residential use exceeds demand
in the most ambitious growth scenario by over 1,700 persons and 763 dwelling units.
Table 5-7: Development Capacity
Net
Gross Developable Dwelling Units Estimated Residents @ 2.31
Property Acres Acres @ 3.5/acre persons per household
Gray (p 29) 96 72 252 582
Friel (p122) 96 72 252 693
BDC Partners 7 5 18 58
BDC (p 26) 115 86 302 462
Elevator Rd.
LLC (P. 2) 241 181 633 1,617
Scattered
Sites 14 11 37 111
Development
Capacity 569 427 1,494 3,523
Source: 2010 Amendments, Sudlersville Comprehensive Plan, Municipal Growth and Water
Resources, September 2010
The BDC Partners and Elevator Road, LLC sites listed in Table 5-7 are located outside
Sudlersville’s Priority Funding area. Without these sites the Town’s development capacity drops
considerably (348 households and 804 persons) and is not adequate for any of the projected
growth scenarios (see Map 5-1).
52

DDEER
TRACK RD
NL ACSURB
LEAGER RD
R
KC
AR
TECAR
DUHAMEL
CORNER
RD
D
R
E
LLIV
S
R
E
LD
NL TDIMHCS U S
N
L
T
D
IM
C E D
A R
T
R E E L N
S C H
MI D
T
FA R M L
NH
C S R E TLAW SUDLERSVILLE CEMETERY RD CHARLES ST
TC ROBRAH
AVONDALE
LN
DR ROTAVELE
TS
N L
A LLIV E S O R MILLINGTON RD
YLA
K
A M
M N E CHURCH ST
N IA
M
E
O
X X T O W N D R
T
S
S
C
N
H
E
U
D
R
N
C
I
H
L S
ST
DR OROBSDLOG
F
D
R
N
A
C
OL E M TS N
IA R
OE R D
M
W
NORWOOD
DR
TFARD 1-5
paM
dnalyraM
,ellivsrelduS
nalP
evisneherpmoC
dnaL
deziliturednU
dna
tnacaV
laitnediseR
lairtsudnI/laicremmoC
aerA
gnidnuF
ytiroirP
lapicinuM
®
teeF
000,4
000,2
000,1
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-71-7
noisreV
dnalyraM
,notsaE

Version 3-10-14
In addition to residential land use, the development capacity analysis examines potential demand
for nonresidential uses, specifically commercial and industrial uses. The Town has land capacity
for approximately 360,000 square feet of additional commercial and/or industrial development
on vacant and underutilized properties. Successfully attracting and locating commercial uses
requires more than just acres of land, consequently location considerations for commercial uses
may eliminate some of this capacity.
Development Impacts
Growth of the Town will impact public services and facilities provided by Sudlersville and
Queen Anne’s County. Impacts include increased demand for municipal water and sewer service
and other public facilities and services such as schools, libraries, police, and parks as well
emergency services provided by the volunteer fire department. Impact estimates are derived
using multipliers (service measures) that represent assumptions about the level of service that
will be provided in the future. New households or new population are the “service units” used to
determine demand. Households and occupied dwelling units are used interchangeably in the
analysis. Service measures representing an anticipated level of service are summarized in Table
5-8.
In calculating impacts associated with Sudlersville’s growth during the planning period the Town
utilized the following sources and assumptions:
 Future population and dwelling unit projections to 2030 in the two growth scenarios as
described in this section of the Plan;
 A build out population and housing estimate based on the development capacity previously
described;
 Queen Anne’s County multipliers for water and wastewater demand used in the
Comprehensive Water and Sewer Plan (75 gallons per capita per day);
 Generic multipliers for school enrollment estimates as described in the Smart Growth,
Community Planning and Public School Construction Models and Guidelines (multipliers for
St. Mary’s County, Maryland).
 Maryland Department of Planning multipliers for recreation land demand (30 acres per 1,000
persons);
 Multipliers for Municipal Administrative Space demand based on current space provided;
 Multipliers for Library facilities demand based on the current space provided;
 Multipliers for Police personnel needs based published level of service measures;
 International City Council Management Association multiplier for demand for fire personnel;
and
 National Planning Standard square footage multiplier for need for firehouse facilities.
54

Version 3-10-14
Nonresidential floor area and land demand (commercial and industrial) were calculated based on
the following assumptions:
 The current ratio of floor area to population, 296 square feet per capita, was used to
determine demand for water and sewer based on 200 gallons per 1,000 square feet of
gross floor area (GFA); and
 A floor area ratio of 0.2 was used to estimate the demand for commercial and industrial
land needed to accommodate additional commercial and industrial land uses in order to
maintain the current land to population ratio.
Table 5-8: Service Measures, Service Units and Output Units
Facility/Service Multiplier Service Unit Output Units
ELEMENTARY SCHOOL
- Students 0.22 Per Household New Students
- Teacher 1:14 Student Teacher Ratio Additional Teachers
MIDDLE SCHOOL
- Students 0.11 Per Household New Students
- Teacher 1:14 Student Teacher Ratio Additional Teachers
HIGH SCHOOL
- Students 0.15 Per Household New Students
- Teacher 1:15 Student Teacher Ratio Additional Teachers
TOWN ADMIN./MEETING
- Personnel 1.00 Per 1000 population Personnel
- Facilities (GFA) 5.00 Per Capita Building Space
PUBLIC WORKS
- Personnel 1.00 Per 1000 population Personnel
- Facilities (GFA) 14.81 Per Capita Building Space
LIBRARY (GFA)
- Personnel 1.50 Per 1000 population Personnel
- Facilities (GFA) 4.70 Per Capita Building Space
POLICE 2.30 Per 1000 population Sworn Officers
RECREATION LAND (acres) 30.00 Acres per 1000 pop. Acres
FIRE & RESCUE
- Firemen 1.59 Per 1000 population Personnel
- Facilities (GFA) 16 Per 1000 population Building Space
RESIDENTIAL
- Sewer 250 GPD per day per dwelling unit GPD
- Water 250 GPD per day per dwelling unit GPD
COMMERCIAL/INDUSTRIAL
- Sewer 0.05 GPD per sq. ft. GPD
- Water 0.05 GPD per sq. ft. GPD
55

Version 3-10-14
NON RESIDENTIAL LAND USE
- Commercial and Industrial Acres 0.2 Per Acre Acres
- Commercial and Industrial Floor Area 296 Per Capita Floor Area
Source: Peter Johnston & Associates
Estimated impacts on community facilities and services for Scenarios 1 and 2 through 2030 and
the build out of the current corporate limits are summarized in a table located in Appendix A.
The following discusses the potential impacts for each facility or service examined.
Schools
Consideration of school capacity must be caveated by noting that the student and teacher impacts
assessed are only for Sudlersville and do not take into account other growth in the school
districts that may result in additional students and teacher demand. As concerns potential impacts
related to growth in Sudlersville, the elementary and high school will be most impacted by the
growth scenarios and build out of the Town (see Table 5-9) while the newly constructed middle
school has adequate capacity for all growth scenarios and build out. All scenarios will generate
demand for additional teaching staff if current student to teacher ratios are to be maintained with
Scenario 1 and the build out scenario having the greatest impact (see Table 5-10).
Table 5-9: School Impacts – Classrooms
Estimated Excess Percent of Excess Capacity
School Capacity Enrollment Capacity Sc. 1 Sc. 2 Build Out
Sudlersville Elementary 454 370 84 147% 39% 326%
Sudlersville Middle 800 338 462 13% 4% 29%
Queen Anne’s County High 1263 1200 63 141% 38% 311%
Source: Peter Johnston & Associates
Table 5-10: School Impacts - Teachers
Scenario 1 Scenario 2 Build Out
Elementary School 9 2 20
Middle School 4 1 10
High School 6 1 12
Source: Peter Johnston & Associates
Town Administration
Either growth scenario will have minimal effect on Town administrative staffing. Under scenario
2 no additional staff is required to meet current service levels. Staffing impacts range from 1 to
three under Scenario 1 and the build out of the Town.
56

Version 3-10-14
Because the Town administration is housed in a relatively new facility, utilizing the current ratio
of Town office space to population as a service level measure probably overstates expectations.
However, if this level of service is to be maintained, all growth scenarios will generate demand
for additional building space, ranging from about 1,600 square feet for Scenario 2 to as much as
14,700 square feet at build out (see Table 5-11).
Table 5-11: Town Administration Impacts
Town Administration Scenario 1 Scenario 2 Build Out
- Personnel 1 0 3
- Facilities (GFA) 6,315 1,599 14,702
Source: Peter Johnston & Associates
Public Works
Like Town Administration, utilizing the current service measures may overstate future need for
building space. Nevertheless, if the current personnel and building space levels of service are to
be maintained all scenarios will have a substantial impact of space requirements (see Table 5-
12).
Table 5-12: Public Works Space and Personnel Impacts
Public Works Scenario 1 Scenario 2 Build Out
- Personnel 1 0 3
- Facilities (GFA) 18,710 4,737 43,560
Source: Peter Johnston & Associates
Library
Sudlersville’s library is an independent facility not affiliated with either Queen Anne’s County or
the State of Maryland. It is difficult to imagine that this facility could maintain the current level
of service needed to keep pace with the projected growth in scenario 1 and the build out scenario
(see Table 5-13). A more likely outcome is that the County library system would have to take on
the responsibility of providing library services to Town residents, possibly locating a branch
library in the Town or working with the Sudlersville Memorial Library to expand service.
Table 5-13: Library Impacts
Library Scenario 1 Scenario 2 Build Out
- Personnel 2 0 4
- Facilities (GFA) 5,936 1,503 13,820
Source: Peter Johnston & Associates
57

Version 3-10-14
Police
Police matters in the Town are currently handled by the County Sheriff’s Department and the
Maryland State Police. This arrangement could be continued under Scenario 2 which generates
demand for one additional sworn officer. Scenario 1 and the build scenario which generates
demand for three and seven additional officers respectively may provide the tipping point for
consideration of a Town police force.
Park and Recreation Facilities
Using the accepted ratio of 30 acres per 1,000 population, the Town is currently well served by
the 36 acre community park provided by Queen Anne’s County. Under scenario 2 an additional
eight acres would be needed to maintain this level of service. Scenario 1 and the build out
scenario would require the addition of 38 and 88 acres respectively in order to meet State
standards. Some of this requirement may be addressed through land and facilities offered at the
elementary and middle schools. In addition, in the future these land requirements may be
addressed through dedications required by the Town at the time of development of large tracts
currently located in the Town.
Emergency Services
All scenarios appear to have minimal effect on the local volunteer fire department’s personnel
and facility status. However if the number of emergency service calls in the service district reach
a critical level under the build out scenario, coupled with other growth in the district, some full
time paid employees may be required.
Water Supply and Sewer Treatment
For purposes of assessing water supply and wastewater treatment capacity it is assumed that
currently planned or under construction improvement to both systems will be operational and the
Town will have a daily water and sewer capacity of 0.2 million gallons per day (MGD). It also
assumes that current demand for water averages 26,000 gallons per day and waste water
treatment averages 75,000 gallons per day. Finally, it assumes that commercial and industrial
development will remain proportionate as is currently the case to residential development in the
Town and will require water and sewer services as well.
Given these assumptions and not including the wastewater treatment demand from Barclay,
Scenario 1 will exceed the capacity of the wastewater treatment plant (WWTP). Scenario 2 can
be accommodated with the planned systems upgrades to the WWTP. All scenarios exceed the
limits of the current groundwater appropriations.
58

Version 3-10-14
Commercial and Industrial Development
Consideration should be given to the demand for nonresidential land uses associated with the
growth scenarios if the Town wants to maintain the current ratio of commercial and industrial
land and uses to residential population. This consideration has implications not only for the
amount of land set aside for these uses, but especially in the case of commercial uses the
location. These considerations need to be reflected in the Land Use Plan as well as the official
zoning maps. The Town currently has approximately 48 acres of underutilized land zoned for
mixed use, including commercial and industrial uses with capacity for about 360,000 square feet
of floor area. As can be seen from Table 5-14 the Town appears to have adequate land area for
commercial and/or industrial development under scenarios 1 and 2 but not nearly enough to
support the build out scenario.
Some of the demand for future small scale commercial, business and office uses can be
addressed though infill in the town center and in planned developments on larger tracts that
include a neighborhood center area. The challenge is to have land zoned for these uses in a
location acceptable to commercial and business uses serving markets that include the entire
community and surrounding areas. Consideration should be given to setting aside portions of
larger parcels with good highway access for commercial development.
Table 5-14: Commercial and Industrial Land Demand
Nonresidential Land Use Scenario 1 Scenario 2 Build Out
- Commercial and Industrial Acres 43 11 100
- Commercial and Industrial Floor Area 373,848 94,644 870,368
Source: Peter Johnston & Associates
Annexation
The Town has adequate land capacity within its corporate limits to accommodate expected
growth over the next few decades. Providing water supply and wastewater treatment for the
growth that could occur within the existing corporate limits, even under modest growth
projections, will present challenges. For this reason, the Town does not anticipate annexing any
additional land into the Town in the foreseeable future.
Funding Strategies
Growth will require the Town and County fund the public facilities and services necessary to
serve new residents and businesses. Current sources of revenue alone, e.g., property tax, user
fees, will not likely be sufficient to meet expenditures. In some instances, State and/or Federal
grants and loans may be available to assist local governments. Other forms of revenue to address
growth impacts also may need to be considered (see Table 5-15 for examples). Funding
mechanisms the Town may want to consider include:
59

Version 3-10-14
Adequate Public Facilities Ordinance (APFO) – The Town could adopt an APFO. An
APFO ties development approvals to the existing and planned capacity of infrastructure
based on quantifiable levels of service for public facilities and services. APFO level of
service standards also can be used when negotiating a developer responsibilities in an
annexation agreement or a Developers Rights and Responsibility Agreement (DRRA) as
well.
Fiscal Impacts/Impact Fees - Major development projects should be required to identify
and address fiscal impacts to the Town. These impacts could be addressed in a DRRA
executed prior to development approval. As an alternative the Town can adopt an impact
fee ordinance. Impact fees, also known as exactions, extractions, contributions, and
proffers, are the financial responsibilities which a municipality places upon a developer
to provide some or all of the physical improvements (from sewers and streets to parks
and schools) necessitated by the development. Impact fees are levied as a condition for
the approval of plat or building plans and subsequent permission to proceed with
development. They are direct contributions by developers and may include dedication of
land, construction of facilities, or payment of fees in lieu of these facilities. They can be
levied through written provisions in ordinances or through negotiations.14 For example, a
fee could be levied to offset the cost of additional Town administration and meeting
space, land can be dedicated for parks or schools and trails can be constructed to satisfy
recreation land requirements.
Municipal Priority Funding Area - The Town should ensure that annexation areas are
included within its municipal Priority Funding Area (PFA) so that these areas are eligible
for State assistance for funding of infrastructure. In order to satisfy the requirements for
“certification” annexed areas (for residential development) must be zoned to permit an
average density of at least 3.5 dwelling units per acre and the area must be served or
planned for service by public or community sewer. In addition, the Queen Anne’s County
Master Water and Sewer Plan must be amended to reflect any proposed new service
areas.
The County is the appropriate level of government to adopt some of these funding mechanisms,
e.g., school impact fees or excise tax.
14 Miles, Mike E., Emil E. Malizia, Marc A. Weiss, Gayle L. Berens, and Ginger Travis. 1991. Real Estate
Development: Principles and Process. Washington, D.C.: Urban Land Institute.
60

Version 3-10-14
Table 5-15: Potential Funding Source to Address Municipal Growth Impacts
Facility/Service Potential Funding Sources
Property tax, Excise Tax, Impact Fee, Federal/State School Construction
School Facilities Funds
Administration
- Facilities Property Tax, DRRA, Impact fee, grants and loans
Property tax, Service fees (e.g., zoning certificate fee, inspection fees),
- Personnel grants
Public Works
DRRA, Impact fee, Connection fees, User fees, Public works agreement,
- Facilities grants, loans
- Personnel Property tax, service fees (e.g., water and sewer charges)
Library Facilities Property tax, excise tax, impact fee, Grants and loans
Police
- Facilities Property tax, DRRA, Impact fee
- Personnel Property tax, fines and fees
Recreation Land DRRA, Land dedication, State Program Open Space (POS)
Fire and Rescue - Nonprofit
- Facilities DRRA, grant, public and private contributions
County-Provided Fire
and Rescue
Property tax, excise tax, impact fee, special tax (e.g., fire districts tax),
- Facilities grants
- Personnel Property tax, special tax (e.g., fire district tax)
Water and Sewer Facilities DRRA, Public Works Agreements, connection fees, user charges
Rural Buffer
The Town believes that the Queen Anne’s County Comprehensive Plan and zoning system
adequately provides for rural buffer area around Sudlersville. The rural buffer in made up of
approximately 18,700 acres of land currently zoned by Queen Anne’s County for agriculture or
only low density residential development permitted and requiring 85 percent of the site be held
as open space in the case of a single family cluster subdivision or minimum 20 acres in the case
of a large lot subdivision. About 3,000 acres or 16 percent of the rural buffer are currently in a
conservation easement or are deed restricted open space. Another 10,000 acres or about half of
the area are regulated sensitive areas.
61

Version 3-10-14
In addition to limits on development density and significant open space requirements, Queen
Anne’s County zoning establishes resource protection standards for the floodplain, streams,
wetlands, steep slopes, erosion hazard areas, and woodlands. Significantly, the County requires
100-foot buffer from all perennial streams and a 50-foot from all intermittent streams.
Disturbance to woodlands is limited to 40 percent under the County Zoning Code. Under the
Forest Conservation Ordinance the conservation threshold is 50 percent of existing forest. Sites
with less than 20 percent forest must be afforested up to this level. In addition the Queen Anne’s
County Zoning Ordinance provides that no disturbance of the habitat of threatened and
endangered species is allowed except as permitted by U.S. Fish and Wildlife Services or
Maryland Department of the Environment or Maryland Department of Natural Resources (see
Map 5-2).
Queen Anne’s County’s zoning performance standards help to insure that land use in the rural
buffer is consistent with the objective of maintaining a distinct rural transect around the Town
and sensitive features that help define the character of this area are regulated to require best
management practices.
Interjurisdictional Coordination
The Economic Development, Planning and Resource Protection Act of 1992, as well as recent
updates, directs local governments and the State to coordinate their planning and development
efforts to achieve the State’s “Visions.” Under the Act, local governments must adopt
comprehensive plans which include the twelve “Visions”. Zoning and other planning
implementation mechanisms must be consistent with these plans. Local comprehensive plans
must include recommendations for improving planning and development processes to encourage
economic expansion and to direct future growth to appropriate areas. Such development and
economic growth often have inter-jurisdictional impacts, including impacts on transportation,
infrastructure, environment, and other areas of concern. For this reason, it is necessary for
planning, growth strategies, and policies to promote and encourage cooperation among adjacent
jurisdictions.
62

TFARD 2-5
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
reffuB
laruR
smaertS
enoZ
erutlucirgA
ecapS
nepO/noitavresnoC
saerA
evitisneS
detalugeR
ELLIVSRELDUS
YALCRAB
®
seliM
2
1
5.0
0

Version 3-10-14
House Bill 1141 (Land Use – Local Government Planning) requires the Town to include in the
comprehensive plan a municipal growth element that specifies where the municipality intends to
grow outside its existing corporate limits. Currently, the Town has no plans to annex any land
areas outside its current corporate boundaries. However, as discussed in the previous section the
Town annexation policies outline how it intends to address service, infrastructure, and
environmental protection needs for growth areas and surrounding environs at such time as it
decides to annexation land.
The Town’s Comprehensive Plan also includes a water resources element that identifies
strategies for addressing drinking water and other water resources to meet current and future
needs. Preparation of the municipal growth element included an analysis of land capacity
available for development, including infill and redevelopment and an analysis of the land area
needed to satisfy demand for development at densities consistent with the Town’s
Comprehensive Plan.
House Bill 1141 requires the Town consult with Queen Anne’s County concerning its growth
element. Prior to approving the Town’s municipal growth element, the Town must provide a
copy of the growth element to the County, accept comments from the County on the growth
element, meet and confer with the County regarding the growth element, and on request of either
party engage in mediation to facilitate agreement on a growth element. The bill encourages
municipalities and counties to participate in joint planning processes and agreements.
Coordination with County officials is important to ensure that newly annexed territory qualifies
for state assistance as a priority funding area if annexed after September 30, 2006.
It is apparent that there is a critical need for the Town and County to work together. Future
growth will depend on sound strategies to address such issues as water quality and quantity,
school capacity, demand on emergency services, public infrastructure, and transportation
facilities. Like public infrastructure, water quality and quantity issues cannot be addressed by the
Town alone. Going forward, effective management of nonpoint source pollution must be based
on watershed-wide land use strategies and coordinated administration and enforcement of
sediment and erosion control and stormwater management regulations. Protection of vulnerable
drinking water supplies requires the participation of all jurisdictions affected.
The planning requirements from HB 1141 require Town and County officials meet and discuss
this Municipal Growth Element prior to adoption. At a minimum, an agenda for such a joint
County/Town meeting should include how best to coordinate the following:
 Cooperative watershed planning initiatives including discussions of failing septic system
areas in the County and the role of public water and wastewater;
 Coordinated policies concerning County land uses including growth areas, Priority
Funding Area designations adjacent to the Town, and water and sewer service areas for
64

Version 3-10-14
Sudlersville as shown in the Queen Anne’s County Comprehensive Water and Sewerage
Plan;
 Coordinated policies concerning conservation of green infrastructure; and
 Funding for public facilities and services, i.e., Adequate Public Facilities Ordinance,
impact fees, tax differential and excise taxes, etc.
Effective mechanisms for County/Town dialogue, coordination, and agreement are needed.
Acceptable coordinated strategies should be formalized in ways that bind each participant to a
policy process. Forums for on-going coordination and cooperation include a Council of
Governments (COG), joint committees (for example for watershed planning initiatives), and
others. Examples of potential formal mechanisms for recording joint policies include
Memorandums of Understanding (MOU) and/or an Inter-Governmental Agreement (IGA).
65

Version 3-10-14
SECTION 6 - NATURAL RESOURCES
Background
Concern for the conservation and protection of sensitive natural features within the Town
transcends arbitrary boundaries. Issues such as the loss of forest and trees, sedimentation of
streams, and loss of wildlife habitat in the watershed and beyond should be of concern. In
addition, managing growth and development in the Town must be balanced with consideration
for the positive contributions that the natural setting makes to the quality of community life.
The limitations of natural systems to withstand the impacts of major disturbances, in or near
some areas, should be addressed through public policy and implementation provisions as per the
requirements of State law. Regardless of location, all future development should be subject to
minimum performance standards for environmental protection and natural resource conservation.
Watershed
The Upper Chester River Watershed is approximately 113,485 acres and is located in Kent and
Queen Anne’s Counties, Maryland and includes portions of New Castle and Kent counties in
Delaware where its headwaters are located. The watershed in included in the larger Upper
Eastern Shore Tributary Basin.
Sudlersville is wholly located within the Upper Chester River Watershed. More specifically parts
of the Town are located in the Lower Unicorn Branch (03); the Upper Red Lion Branch (10); and
the Lower Red Lion Branch (09) sub-watershed (see Map 6-1).
Approximately 65% (56,176 acres) of the land in the watershed is categorized as agricultural
land, 31% (26,958 acres) of land is forested, and 3% (2,932 acres) is designated as urban. In
addition to Sudlersville, the towns of Barclay and Millington also are all located within the
watershed. Of the 138 watersheds in Maryland, the Upper Chester is among those with the least
impervious surface, the lowest population density, the most wetland loss, and the highest soil
erodibility.15
For a more detailed discussion of the Upper Chester River Watershed, including water quality
total maximum daily loads (TMDLs) and watershed restoration strategies, refer to Chapter 7:
Water Resources Element of this Plan.
15 Upper Chester River Watershed Restoration Action Strategies, June 2006
66

NOTGNILLIM
ELLIVSRELDUS
YALCRAB
ENIL ED-DM
1-6
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
dehsretaW
reviR
retsehC
reppU
noitroP
erawaleD
noitroP
dnalyraM
sdehsretawbuS
dnalyraM
4
5
1
6
2
7
21
9
3
8
:sdehsretawbuS
yratubirT
dnoP
lliM
elttiL
.1
yratubirT
demannU
notgnilliM
.2
rewoL
hcnarB
nrocinU
.3
11
hcnarB
sserpyC
.4
01
hcnarB
slliM
.5
tneK
tceriD
retsehC
.6
s'ennA
neeuQ
tceriD
retsehC
.7
hcnarB
nameroF
.8
rewoL
hcnarB
noiL
deR
.9
reppU
hcnarB
noiL
deR
.01
reppU
hcnarB
nrocinU
.11
hcnarB
revodnA
.21
®
seliM
6
3
5.1
0
CLL
,setaiccossA
&
notsnhoJ
reteP
dnalyraM
,notsaE

Version 3-10-14
Topography
With elevations of less than 60 feet above sea level the land in Sudlersville can be characterized
as generally flat terrain.
Soils
Figure 1 shows soil types in the vicinity of Sudlersville. Over 60 percent of the soils in the area
fall into three categories, Unicorn-Sassafras loam (UsB), Ingleside sandy loam (IgB) and
Carmichael loam (CaA). Most soils in the Town have only slight limitations for building sites.
Sensitive Areas
The Maryland Economic Growth, Resource Protection and Planning Act of 1992 added the
requirement to Article 66B that comprehensive plans contain a “Sensitive Areas Element,” In the
2006 session the Maryland Legislature passed House Bill 1141 (HB 1141) which includes an
expanded list of sensitive areas to be addressed in comprehensive plans, including wetlands,
agricultural lands, and forest resource protection/conservation areas. As a result, sensitive areas
include the following:
 Streams and stream buffers,
 100-year floodplain,
 Endangered species habitats,
 Steep slopes,
 Other sensitive areas, such as wetlands or forested areas, that a jurisdiction wants to
protect from the adverse impacts of development; and
 Agriculture and forest lands intended for resource protection or conservation.
Streams and Stream Buffers
Stream buffers serve as protection areas when placed adjacent to streams, preserving some of the
biological and hydrological integrity of the stream basin. These areas act as run-off and
groundwater pollution control systems by filtering pollutants through the soil and root zone of
natural growth. For example, microscopic organisms that inhabit the soils in a forested buffer
assist in the decomposition of pollutants much like microbes in a sewage treatment plant.
Streams in the vicinity of the Town include Chapel Branch Ditch and several small streambeds.
A treed corridor runs along the Chapel Ditch and a larger grouping of trees is located around the
ditch in the northeast quadrant of the Town (see Map 6-2). With the possible exception of some
smaller lots fronting East Main Street, a 100-foot stream buffer can be achieved along the entire
length of these streams. Stream buffer regulations should be variable, with less required for the
developed lots and planting requirements similar to the buffer creation standards for the
Chesapeake Bay Critical Area for the rest of the stream corridors.
68

Version 3-10-14
Figure 5-1 Soils
69

Version 3-10-14
100-year Floodplain
According to the FEMA flood maps there is no 100-year floodplain in Sudlersville.
Sensitive Species Habitat
The Maryland Department of Natural Resources (DNR) Wildlife and Heritage Division has
identified Sensitive Species Project Review Areas (SSPRAs) in all Maryland jurisdictions.
These areas are delineated to indicate potential threats from environmental impacts due to the
proximity of certain sensitive species habitat. DNR designates these areas to provide local
governments with information for assessing environmental impacts and reviewing potential
development projects or land use changes within these areas.
Although there are no known habitats of endangered species within the corporate limits of
Sudlersville there are sensitive species project review areas within vicinity of the Town (see Map
6-2). The SSPRSA west of Town is listed as habitat of species or natural communities of concern
to DNR, but with no official status. Whenever any development activity is proposed in this area
the applicant should be required to consult with DNR staff concerning appropriate management
measures.
Wetlands
Public and private (tidal) wetlands are important natural areas protected by state law (Title 9,
Sections 9-101/9-301 of the Natural Resources Volume, Maryland Annotated Code), which sets
forth strict licensing procedures for any alteration of wetlands. They are also within the
protective jurisdiction of the federal government through the U.S. Army Corps of Engineers.
Town policies and regulations regarding wetlands require compliance with State and Federal
wetland regulations. A twenty-five-foot setback from all non-tidal wetlands is required for all
development around the extent of the delineated non-tidal wetland except as may be permitted by
the U.S. Army Corp of Engineers and the State of Maryland, Department of Natural Resources,
Non-tidal Wetland Division.
Non tidal wetlands are located on the eastern and south western portions of Town. Most are
within forested areas. However a large area of wetland can be found straddling the County Park,
Elevator LLC and Friel properties.
Forest Interior Dwelling Species (FIDS)
Healthy forests are crucial to soil, air and water quality. In addition to the functions they perform
for humans, such as filtering the air, providing shade to cool streams, and holding soil in place,
they also provide habitat to species that rely on the interior of forests to survive and reproduce.
70

Version 3-10-14
DNR identifies potential Forest Interior Dwelling Species (FIDS) habitat areas for all
jurisdictions in Maryland. A potential FIDS habitat is defined as a forest tract that is either
greater than 50 acres with at least 10 acres of forest interior habitat (forest greater than 300 feet
from the nearest forest edge), or riparian forests that are at least 300 feet in total width and
greater than 50 acres in total forest area (the stream must be perennial).
A small forest area in Sudlersville may contain Class 3 FIDS habitat. The majority of land
containing forest interior habitat in the Upper Chester River Watershed is considered vulnerable
to conversion to other land uses.
Forests
Forests and woodlands also provide a wide range of habitats used for protection and nesting, as
well as a variety of food sources for many animals and aquatic ecosystems. Woodlands protect
the aquatic ecosystem from harmful temperature fluctuations by decreasing the amount of light
which reaches the water's surface. The ability of woodlands to decrease the amounts of
sediments reaching surface water, and the amount of erosion of banks, shorelines and other areas
also helps preserve the quality of aquatic habitats.
Forests also play a significant role in helping to reduce the levels of carbon dioxide (also known
as a “greenhouse gas”) in the atmosphere. As trees grow, they absorb carbon dioxide from the
air and replace it with oxygen. The carbon is stored in tree trunks, branches and leaves. While
young, actively-growing re-growth forests take in the largest amounts of carbon dioxide from the
air, older and mature forests are an important storehouse of carbon, too.
In 1991, the State of Maryland enacted the Forest Conservation Act to protect the forests of
Maryland by making forest conditions and character an integral part of the site planning process.
It is regulated by the Maryland Department of Natural Resources, but implemented and
administered by local governments. The law’s intent is to maximize the benefits of forests and
slow the loss of forest land, while allowing development to take place.
Sudlersville’s zoning ordinance requires compliance with the Forest Conservation Act. Anyone
making applications for subdivision, grading permit, or sediment control plan for a tract of
20,000 square feet or more to include a forest stand delineation and forest conservation plan for
the lot or parcel on which the development is located (unless the activity is exempted). Forest
conservation thresholds by land use categories apply. Priority planting areas include buffers for
streams, corridors to connect existing forests, buffers between differing land uses and expansion
of existing forests. The use of native plant materials is encouraged but not required.
71

Maryland
Delware
Border
TFARD 2-6
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
saerA
evitisneS
dehsretaW
reviR
retsehC
reppU
smaertS
reviR
retsehC
sdnalteW
tatibaH
sdriB
gnillewD
roiretnI
tseroF
NOTGNILLIM
saerA
weiveR
tcejorP
seicepS
evitisneS
ELLIVSRELDUS
®
YALCRAB
seliM
4
2
1
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-41-8
noisreV
dnalyraM
,notsaE

Version 3-10-14
Conservation Areas
Conservation areas, including agriculture and forest lands intended for resource protection or
conservation are shown on Map 6-3. As described by the Maryland Department of Natural
Resources, they include the following16:
Rural Legacy Area: In 1997, the Maryland General Assembly approved the Rural
Legacy Program as a major component of Governor Glendening's Smart Growth and
Neighborhood Conservation Initiative. The purpose of the Rural Legacy Program is to
protect Maryland's best remaining rural landscapes and natural areas through the
purchase of land or conservation easements. Funds are awarded by grants to sponsors to
purchase fee simple interests or easements on property within a Rural Legacy Area.
Shown on Map 6-3 are properties that have been protected using Rural Legacy funds, as
well as some properties that are in the process of being reviewed for Rural Legacy
funding.
Maryland Environmental Trust Land: Areas shown on Map 6-3 are owned or
protected by permanent environmental easements and managed by the Maryland
Environmental Trust. The Maryland Environmental Trust (MET) is a statewide local land
trust governed by a citizen Board of Trustees. Since its creation by the General Assembly
in 1967, MET's main goal is the preservation of open land, such as farmland, forest land,
and significant natural resources. The primary tool for doing this is the conservation
easement, a voluntary agreement between a landowner and the MET Board of Trustees.
MET Conservation Easements promote growth management, the protection of significant
natural resources and rural areas, and discourage sprawling development patterns. A
Conservation Easement is a perpetual legal agreement between a landowner (grantor) and
the Trust (grantee) ensuring that a property shall not be developed beyond a limit agreed
upon by both parties. The land is thereby protected and preserved without detriment to
the rights of ownership, occupancy, or privacy, while the agreement provides for
significant income, estate, and property tax benefits.
Department of Natural Resources Land: The areas shown on Map 6-3 are land owned
by the Maryland Department of Natural Resources. They also show lands that are
generally thought to be protected from development pressures.
Agriculture Easements: The Maryland Agricultural Land Preservation Foundation
(MALPF), housed within the Maryland Department of Agriculture (MDA), protects
agricultural lands through the use of perpetual easements. The purpose of the program is
to preserve productive agricultural land and woodland in Maryland to provide for the
16 http://dnrweb.dnr.state.md.us/gis/data/sampledata.asp
73

Version 3-10-14
continued production of food and fiber, curb the extent of random urban development,
and protect these lands as open space.
74

Maryland
Delware
Border
TFARD 3-6
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
dnaL
noitavresnoC
dehsretaW
reviR
retsehC
reppU
reviR
retsehC
aerA
ycageL
laruR
NOTGNILLIM
dnaL
tsurT
latnemnorivnE
dnalyraM
dnaL
secruoseR
larutaN
fo
.tpeD
stnemesaE
erutlucirgA
revoC
tseroF
ELLIVSRELDUS
®
YALCRAB
seliM
4
2
1
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-41-8
noisreV
dnalyraM
,notsaE

Version 3-10-14
Sensitive Areas Policies
Clear policies and appropriate management requirements for protection of sensitive areas is
important because these features are slightly less than one quarter of the Town area (see Map 6-
4). Sensitive areas polices for Sudlersville include the following:
 Direct intensive activities away from natural area corridors.
 Protect natural areas and the natural drainage system.
 Preserve environmentally sensitive areas along waterways and major drainage features.
 Establish specific development policies for reviewing all development activities within
natural corridors, with respect to impact upon and protection of ground water.
 Preserve natural drainage-ways and provide public access points for maintenance
purposes.
Sudlersville’s zoning ordinance establishes a minimum 25-foot buffer from all waterways and
wetlands and requires tree planting within this buffer area. In addition where a proposed
development may impact sensitive habitats, the developer is required to confer with the
Department of Natural Resources, and if required have prepared a habitat protection plan to
protect and conserve the habitats identified.
Mineral Resources
The Land Use Article requires that each Comprehensive Plan contain a mineral resources
element. If current geological information is available, the plan must show how mineral
resources will be extracted or reserved for future use. Sudlersville has no commercial quality
mineral resources. The Town is of such a size and character that reservation of land for mineral
extraction is not appropriate in any event.
76

D
R
R
D R
K
C
N E A
R R
O T
U H
A M EL
C
D R
E
LEAGER RD
E
C A R
D L
L
IV
S
R
E
L
D
U
S
SCHMIDT LN
SUDLERSVILLE CEMETERY RD
T
S
S
E
L
TC ROBRAH R
T
A H
C
DR ROTAVELE
S
N N
L A IA M S CHURCH ST
L L
IV
E
S
O
MILLINGTON RD
N
CHURCH ST E
DR OROBSDLOG
R
T
S D
N R
IA
O
E
M R
W
NORWOOD
DR
TFARD 4-6
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
nwoT
-
saerA
evitisneS
smaertS
saerA
evitisneS
stimiL
etaroproC
®
teeF
000,4
000,2
000,1
0
31-91-8
noisreV
CLL
,setaicossA
&
notsnhoJ
reteP
dnalyraM
,notsaE

Version 3-10-14
SECTION 7 - WATER RESOURCES
Introduction
Sudlersville’s “Water Resources Element” (WRE) satisfies a basic planning requirement
mandated by Maryland House Bill 1141 (HB 1141). The purpose of the WRE is to assess water
resource capacity to meet current and future needs. Specifically, the statutory requirements are
to:
 Identify drinking water and other water resources that will be adequate for the needs of existing and
future development proposed in the land use element of the plan, considering available data provided
by the Maryland Department of the Environment (MDE).
 Identify suitable receiving waters and land areas to meet the storm water management and wastewater
treatment and disposal needs of existing and future development proposed in the land use element of
the plan, considering available data provided by MDE.
 Adopt a WRE in the comprehensive plan on or before October 1, 2009, unless extensions are granted
by Maryland Department of Planning (MDP) pursuant to law.
The WRE informs other Plan elements including: 1) the Land Use Plan; 2) the Municipal
Growth element; 3) Community Facilities; and 4) Natural Resources. In the WRE the
municipality addresses three major areas including water (both supply and quality), wastewater
treatment and discharge, and stormwater management. Preparation of the WRE evaluates water
resource capacity limits, determines the potential implications of water resource issues for future
growth, and facilitates development of management strategies.
Hydrogeological Setting
By way of context, Sudlersville is situated in the Northern Atlantic Coastal Plain aquifer system
(NACP). The NACP system encompasses approximately 50,000 square miles that extend from
the North Carolina and South Caroline border to Long Island, New York. The aquifer system is
bounded in the west by the Fall Line, which separates the Piedmont from the Coastal Plain
physiographic province (see Figure 7-1) and is bounded in the east by the Atlantic Ocean.17
Regional Water Resources
The Atlantic Coastal Plain aquifer system in Maryland consists of an alternating series of
aquifers and confining units that descend and widen as they extend toward the Atlantic Ocean.
17 A Science Plan for a Comprehensive Regional Assessment of the Atlantic Coastal Plain Aquifer System in Maryland (Open‐File Report 2007–
1205), by Robert J. Shedlock, David W. Bolton, Emery T. Cleaves, James M. Gerhart, and Mark R. Nardi, U.S. Department of the Interior and U.S.
Geological Survey, prepared in cooperation with the Maryland Geological Survey, the Maryland Department of Natural Resources and the
Maryland Department of the Environment.
78

Version 3-10-14
The major aquifers in the Coastal Plain system are the Patuxent, Patapsco, Magothy, Aquia and
Piney Point Formations, and the
Chesapeake Group.
Total ground water use in Maryland
exceeds 214 million gallons per
day.18 The urban areas of Baltimore
and Washington, D.C. make up the
largest percentage of the State’s water
usage, and their water supply is
derived from surface water sources.
In Maryland’s Coastal Plain counties,
which include southern Maryland and
the Eastern Shore, ground water
comprises 86 percent of the total
water use.19
Figure 7-1: North Atlantic Coastal Plain Aquifer System
Groundwater in the Coastal Plain is drawn from unconfined (natural water table) and confined
(artesian) aquifers. Unconfined aquifers are recharged by rainfall and snow melt and depleted by
drought, resulting in fluctuating water levels. Artesian aquifers receive recharge from areas
where water-bearing formations crop out, leakage through confining beds, and lateral movement
of water from adjacent aquifers. Artesian aquifers are much less vulnerable to drought
conditions.20
The natural water quality of Coastal Plain ground water is generally good and ranges from very
soft to very hard with the average in the moderately soft range (Vokes and Edwards, 1974). Most
Coastal Plain aquifers contain both fresh and salt water. Water directly below recharge areas is
fresh; salt levels increase with aquifer depth and proximity to the ocean. The location of the
freshwater-salt water boundary (zone of diffusion) depends on the volume of fresh water
entering the aquifer from recharge or leakage.
One of the most common problems in Coastal Plain aquifers is salt water intrusion. Some parts
of the confined aquifers in the system have been affected by intrusion of brackish or saline water,
notably in more heavily populated areas along the coastlines of the Bay (Annapolis, Kent Island)
and the Atlantic Ocean (Ocean City) where water usage is greater.21
18 An Overview of Wetlands and Water Resources of Maryland, by Denise Clearwater, Paryse Turgeon, Christi Noble, and Julie Labranche.
Prepared for Maryland Wetland Conservation Plan Work Group, January 2000
19 Ibid.
20 Ibid.
21 Ibid.
79

Version 3-10-14
According to the Queen Anne’s County Comprehensive Water and Sewer Plan there are ten
formations considered to be important, or potentially important water supplies underlying Queen
Anne’s County. Beginning with the surface formations and proceeding to the deepest they are:
 Wicomico Formation
 Calvert Formation
 Aquia Greensand Formation
 Monmouth Formation
 Matawan Formation
 Piney Point Formation
 Magothy Formation
 Raritan Formation
 Patapsco Formation
 Patuxent Formation
Considering depth, water quality and quantity the Aquia Greensand, Piney Points, Magothy,
Patapsco and Patuxent Formations are considered the most important water sources in Queen
Anne’s County. Despite the need for iron removal, the Magothy Formation is important because
an increasing number of wells in Queen Anne’s County are penetrating the Magothy Formation.
New Aquia Greensand appropriations are being restricted in the Grasonville and Kent Island
area. For Kent Island, the Magothy and deeper formations will be the only sources available due
to the over pumping and brackish water intrusion of the Aquia. The Patapsco Formation is
considered an important replacement for the Magothy Formation as the primary source of
potable water. The Patuxent, though very deep in Queen Anne’s County is considered a reserve
source that may be tapped in the future.
The Town of Sudlersville draws its water from the Aquia Aquifer. Scientific studies published
in recent years indicate that water levels in the Aquia are dropping at a significant rate and that in
some areas of Maryland the Aquia has reached its maximum allowable yield.22 In 2004, in its
report to the Governor, the Maryland Advisory Committee on the Management and Protection of
the State’s Water Resources observed:
“One of the most vexing and complex water-resources issues in the State of Maryland is
the declining ground water levels in the seven major confined Coastal Plain aquifers in
the Southern and Eastern Shore areas of Maryland. These seven aquifers (Chesapeake,
Piney Point, Aquia, Magothy, Upper Patapsco, Lower Patapsco, and Patuxent) are
heavily used for water supply – about 80 million gallons per day of ground water is being
withdrawn for various uses. Ground water levels are declining by an average of about 2
22 Future of Water Supply from the Aquia and Magothy Aquifers in Southern Anne Arundel County, Maryland, by David C.
Andreasen 2002; Effects of Withdrawals on Ground-Water Levels in Southern Maryland and the Adjacent Eastern Shore, 1980–
2005, by Daniel J. Soeder, Jeff P. Raffensperger, and Mark R. Nardi,
Scientific Investigations Report 2007–5249, U.S. Department of the Interior U.S. Geological Survey
80

Version 3-10-14
feet per year in these aquifers. As noted in the Southern Maryland pilot study, a
comprehensive approach that assesses all the aquifers of the Maryland Coastal Plain and
that includes the entire extent of each aquifer from the Fall Line to the Atlantic Coast is
needed to adequately plan for future water withdrawals and to manage water level
declines.”23
In 2007, the U.S. Department of the Interior (USDI) and U.S. Geological Survey (USGS) also
reported that “decades of increasing pumpage have caused ground-water levels in parts of the
Maryland Coastal Plain to decline by as much as 2 feet per year in some areas of southern
Maryland. Continued declines at this rate could affect the long-term sustainability of ground-
water resources in Maryland's heavily populated Coastal Plain communities and the agricultural
industry of the Eastern Shore.”24
The 2004 report of the Maryland Advisory Committee on the “Management and Protection of
the State’s Water Resources” recommended a comprehensive study of the sustainability of the
entire Atlantic Coastal Plain aquifer system in Maryland. This study is currently being
undertaken by the U.S. Department of the Interior and USGS in cooperation with the Maryland
Geological Survey and Maryland Department of the Environment. The assessment will be
conducted in three phases and is expected to take seven to eight years to complete. According to
the most recent report, “progress continued on Phase II of the regional Coastal Plain Assessment.
Activities included further development of the regional groundwater flow model, incorporation
of new data and refinements to the Coastal Plain Aquifer Information System, and an evaluation
of the regional monitoring networks.”25 When fully developed, the system will serve as a web-
based tool and will facilitate the use of ground-water management models for evaluation of a
variety of water-management strategies.
Sudlersville Water System
Sudlersville water system includes two drilled wells in the Aquia aquifer. Sudlersville also has
two wells in the Calvert Formation that are used for fire protection. Water drawn from the Aquia
undergoes arsenic reduction treatment and disinfectant is added to protect against microbial
contaminants. Treated water is then pumped into the distribution system which consists of a
500,000 gallon elevated storage tank and water mains and lateral connecting all town residents to
the public water system. According to most recent drinking water quality report, “the Town of
Sudlersville drinking water met all of the State and Federal requirements.”26
23 Advisory Committee on the Management and Protection of the State’s Water Resources, Final Report, May 28, 2004
24 Open File Report 2007 – 1205, A Science Plan For A Comprehensive Regional Assessment Of The Atlantic Coastal Plain
Aquifer System In Maryland, by Robert J. Shedlock, David W. Bolton, Emery T. Cleaves, James M. Gerhart, and Mark R. Nardi,
U.S. Department of the Interior, U.S. Geological Survey, 2007.
25 Groundwater Protection Program, Annual Report to the Maryland General Assembly2012, Water Supply Program, Water
Management Administration
26 Town of Sudlersville 2012 Drinking Water Quality Report, Maryland Environmental Service, PWSD:0110024
81

Version 3-10-14
MDE manages use of ground water by issuing Ground Water Appropriation Permits (GAPs) that
specify allowable average and maximum daily flow for municipal water systems. Annual
average daily flow is the total volume of water flowing into a water facility during any
consecutive 365 days, divided by 365 and expressed as million gallons per day (MGD) or gallons
per day (GPD). Maximum daily flow capacity is the maximum quantity permitted to flow within
a single 24-hour period.
The current GAP (QA2005G02503) - for Sudlersville authorizes an annual average withdrawal
of 17,500 GPD and 26,000 GPD during the month of maximum use. The current permit is set to
expire in July 2023. According to personnel at MDE’s Water Supply Program, annual average
daily usage was 6,800 GPD in 2010, 15,000 GPD in 2011 and 41,000 GPD in 2012.
Projected Water Demand
Calculations of the impacts of projected growth on water demand in Sudlersville is based on the
two population growth scenarios and build out of the Town as evaluated in the Municipal
Growth element. These calculations assume average residential water demand at a rate of 250
gallons per dwelling unit per day and nonresidential land use (commercial/industrial) at 0.05
gallons per square foot, the design criteria used by Queen Anne’s County to estimate flow from
retail establishments.27 The calculation also assumes the Town has no permitted water source
capacity as annual average daily usage for 2012 reported was 41,000 GPD. This amount exceeds
the current 0.175 MGD limit in the Town’s GAP by 0.0235 MG.
Table 7-1: Projected Water Demand Impacts (in Millions of Gallons Per Day)
Projected Demand Scenario 1 Scenario 2 Build Out
Residential 0.144 0.038 0.318
Commercial/Industrial 0.007 0.005 0.174
Total 0.151 0.043 0.492
Current Demand 0.041 0.041 0.041
Projected plus Current Demand 0.192 0.084 0.533
Groundwater Water Appropriations Permit 0.018 0.018 0.018
Excess Capacity/Shortfall -0.175 -0.067 -0.516
Source: Peter Johnston & Associates
The infrastructure capacity needed to store, treat and distribute water for either growth scenario
already exists or can added as needed. However as can be seen from the results summarized in
Table 7-1 the Town will need to substantially increase the allowed limits under their GAP.
27 Queen Anne's County 2011 Comprehensive Water and Sewerage Plan, Departments of Public Works, Land Use Growth
Management and Environment, and Environmental Health, February 2011 Draft, pg. 152
82

Version 3-10-14
Sudlersville Sewer System
Sudlersville is replacing its current sewer treatment facilities with a state-of-the art waste water
treatment plant (WWTP). The system consists of 0.20 MGD modules that can be added as
required. In addition to serving Sudlersville the system is will provide service to the Town of
Barclay. Barclay has entered into a Memorandum of Understanding with the Town of
Sudlersville to provide sewer service. Construction is expected to commence in early 2015. The
system will be a force main collection system with a “denied access” main connecting it to the
Sudlersville plant.
Projected Sewer Demand
As was the case with projected water demand calculations of the impacts of projected growth on
the Town’s sewer system is based on the population growth scenarios evaluated in the Municipal
Growth element. In addition sewer demand calculations assumed the following:
 flows from residential units at an average rate of 250 gallons per dwelling unit per day;
 flows from nonresidential land uses (commercial/industrial) at a rate of 0.05 gallons per
square foot;
 the Town’s sewer treatment plant flow rate currently averages 75,000 GPD;
 the Town can add another 0.20 MGD of treatment capacity at the existing sewer
treatment plant as needed; and
 approximately 0.04 MPD of sewer will come from the Town of Barclay.
Sudlersville will have adequate sewer treatment capacity to accommodate projected population
growth in the two scenarios evaluated and including sewer service to the Town of Barclay (see
Table 7-2). However, under Scenario 1 which projects a higher growth rate the Town would
have to add a second treatment module to the WWTP and increase total treatment capacity to
0.40 MGE. Approximately 0.532 MGD of treatment capacity will be required to accommodate
the estimated sewer demand at full build out of the Town and exceeds the capacity of a two
module configuration at the WWTP.
Because the new WWTP utilizes Enhance Nutrient Removal (ENR) technology waste water
discharge thru 2030 will not exceed the nutrient cap established under the current NPDES
discharge permit (MD0020559). However, even with ENR treatment the Town may exceed the
current Tributary Strategy point source cap at full build out.
83

Version 3-10-14
Table 7-2: Projected Sewer Demand Impacts (in Millions of Gallons Per Day)
Scenario 1 Scenario 2 Build Out
Residential 0.144 0.038 0.318
Town of Barclay 0.04 0.04 0.04
Commercial/Industrial 0.007 0.005 0.174
Total 0.191 0.083 0.532
Excess Capacity 0.325 0.125 0.325
Excess Capacity/Shortfall 0.134 0.042 -0.207
Source: Peter Johnston & Associates
Watershed Characteristics
The Upper Chester River Watershed is approximately 113,485 acres and is located in Kent and
Queen Anne’s Counties, Maryland and includes portions of New Castle and Kent counties in
Delaware where its headwaters are located. Parts of Sudlersville are located in the Lower
Unicorn Branch (03); the Upper Red Lion Branch (10); and the Lower Red Lion Branch (09)
sub-watershed (see Map 6-1).
Approximately 65% (56,176 acres) of the land in the watershed is categorized as agricultural
land, 31% (26,958 acres) of land is forested, and 3% (2,932 acres) is designated as urban. Urban
areas include the towns of Barclay, Millington, and Sudlersville. Of the 138 watersheds in
Maryland, the Upper Chester is among those with the least impervious surface, the lowest
population density, the most wetland loss, and the highest soil erodibility.28 In its 2005 study of
the Upper Chester River Watershed, the Maryland Department of Natural Resources (DNR)
reported the average percent of impervious surface in sub-watersheds of the Upper Chester River
Watershed is less than 2 percent which suggests that significant impacts on habitat and water
quality are limited to local areas rather than watershed-wide.29
Water Quality Issues
The Upper Chester River was first identified on Maryland’s 1996 303(d) list as impaired by
nutrients, sediments, and bacteria, with listings added in 2002 for evidence of biological impacts.
The listing for nutrient impairment was made due to signs of eutrophication – the over-
enrichment of aquatic systems by excessive inputs of nutrients, especially nitrogen and
phosphorus. Nutrients act as a fertilizer causing excessive growth of aquatic plants. These plants
eventually die and decompose, leading to bacterial consumption of dissolved oxygen.
Impairments to the streams and rivers in the watershed can be eliminated by limiting the amount
of nutrients that enter the river.
28 Upper Chester River Watershed Restoration Action Strategies, June 2006
29 Ibid
84

Version 3-10-14
MDE, with approval from the EPA, established total maximum daily loads (TMDLs) for
nitrogen and phosphorus in the Upper Chester River in 2006.30 The water quality goal embodied
in the TMDLs is to reduce high chlorophyll concentrations (a surrogate for algal blooms) and to
maintain dissolved oxygen at a level supportive of the river’s designated uses.
Total Maximum Daily Loads – TMDLs
Under the terms of the Federal Clean Water Act (33 U.S.C. §§ 1251-1387) the U.S.
Environmental Protection Agency (EPA) delegated authority to Maryland to implement a
systematic technical and administrative framework for managing water quality. Delegated
responsibilities include setting water quality standards, assessing water quality, identifying
waters that do not meet standards, establishing limits on impairing substances, and issuing
permits to ensure consistency with those pollutant limits. The Clean Water Act’s water quality
standards set by the State identify the intended uses for each water body, for example, drinking
water supply, contact recreation (swimming), and/or aquatic life support (fishing). In
Maryland’s portion of the Upper Chester River watershed all streams and other surface waters
are designated Use 1 for water contact recreation and protection of aquatic life.
The State must conduct scientific studies for waters that do not meet water quality standards due
to an excessive pollutant load and determine the maximum amount of the pollutant that can be
introduced to a waterbody and still meet standards. That maximum amount of pollutant is called
a Total Maximum Daily Load (TMDL), and the studies are called “TMDL Analyses,” or simply
TMDLs. TMDLs are a regulatory mechanism to identify and implement additional controls on
both point (i.e., wastewater treatment plants, urban stormwater) and non-point source (i.e.,
stormwater runoff, erosion) discharges in water bodies that are impaired by one or more
pollutants and are not expected to be restored through normal point source controls.
Total Maximum Daily Loads (TMDLs) establish limits or “caps” on the amount of pollutants
permitted from point (P) and non-point sources (NPS) through an allocation system and TMDL
analysis that defines a quantified framework for TMDL implementation. TMDLs are expressed
as allowable loads of a specified pollutant by point and non-point sources. Point sources include
wastewater treatment plants with direct discharge permits into waterways (National Pollutant
Discharge Elimination System Permits-NPDES) and urban storm sewer systems.
The Upper Chester River Watershed has two minor municipal point sources: Millington WWTP
and Sudlersville WWTP. Non-point sources are all discharges other than point source discharges.
A TMDL is a calculation of the maximum amount of a pollutant, both point source and non-
point source, that a water-body can receive and still meet water quality standards.
30 “Total Maximum Daily Loads of Nitrogen and Phosphorus for the Upper and Middle Chester River, Kent and Queen Anne’s
Counties, Maryland”, Final Report, Maryland Department of the Environment, April 2006
85

Version 3-10-14
Legal responsibilities for programs and regulations related to water quality management such as
land use control, sediment and erosion control, stormwater management and others that have a
strong bearing on water quality are under the purview of local government. “To maintain control
over decisions that affect their communities, local jurisdictions have a stake in how the State’s
legal responsibilities for maintaining water quality standards are executed. In particular, local
governments have an interest in the implementation of TMDLs. They are also best situated to
address many aspects of implementation, due to their geographic proximity to the impaired
waterbodies, and their direct role in decisions that affect local water quality.”31
Point and Nonpoint Source Loading
Point sources are identifiable inputs of waste that are discharged via pipes or drains primarily
from industrial facilities and municipal treatments plants into streams, rivers, lakes, or oceans.
There are two permitted point sources that discharge nutrients to the Upper Chester River
Watershed: the Millington WWTP and the Sudlersville WWTP).
Non-point source pollution occurs when rainfall, snowmelt, or irrigation runs over land or
through the ground and gathers pollutants. Pollutants are then deposited into streams, rivers,
lakes, and coastal waters or introduced into ground water. Stormwater runoff is a significant
contributor to non-point source loading.
Stormwater runoff is part of the natural hydrologic process. Human activities such as
urbanization and agriculture can alter natural drainage patterns and add pollutants to rivers,
lakes, and streams as well as coastal bays and estuaries. Urban runoff can be a significant source
of water pollution, including flows discharged from urban land uses into stormwater conveyance
systems and receiving waters. In the past, efforts to control the discharge of stormwater focused
on quantity (e.g. drainage, flood control etc.) and only to a limited extent on quality (e.g.
sediment and erosion control).
More recently, awareness of the need to improve water quality has increased. With this
awareness Federal, State and, local programs have been established to reduce pollutants
contained in stormwater discharges to waterways. These programs promote the concept and
practice of managing pollution at the source before it can cause environmental problems.
31 MD’s 2006 TMDL Implementation Guidance for Local Governments, Maryland Department of the Environment, Document
version: May 24, 2006
86

Version 3-10-14
Upper Chester River TMDLs
According to the MDE, “the objective of the nutrient TMDLs that have been established for the
Upper Chester River Watershed are to:
 Ensure that minimum Dissolve Oxygen (DO) concentrations specified for each
designated use are maintained; and
 Resolve violations of narrative criteria associated with excess nutrient enrichment.
In order to achieve this objective, the MDE has established average annual nutrient TMDLs for
the Upper Chester River for Total Nitrogen (TN) and Total Phosphorus (TP). These TMDLs are
summarized in Table 7-3.
Table 7-3: Average Annual Allocations Upper Chester River
Classification Total Nitrogen (TN) lbs/yr) Total Phosphorus (TP) (lbs/yr)
Non Point Source1 561,653 29,078
Point Source2 26,451 3,810
Margin of Safety3 26,507 1,466
Total 614,612 34,354
1. Excluding urban stormwater loads.
2. Including urban stormwater loads.
3. Representing 5% of agricultural loads.
Source: Total Maximum Daily Loads of Nitrogen and Phosphorus for the Upper and Middle Chester
River, Kent and Queen Anne’s Counties, Maryland, Maryland Department of the , Final Report, April
2006
These TMDLs represent a substantial reduction from the baseline estimates of average annual
loading used for modeling purposes (see Tables 7-4 and 7-5). As can be seen, significant
reductions in overall NPS will be required in order to meet the TMDL caps. Further, the TMDLs
establish a cap of no more than a total 40 percent of total nitrogen (TN) load and 25 percent of
total phosphorous (TP) load during the growing season (May 1 through October 31) because of
the particular water quality problems being addressed, i.e., low DO concentration and
eutrophication. “Problems associated with eutrophication are most likely to occur during the
growing season (May 1st to October 31st)… During the growing season, there is typically less
stream flow available to flush the system, more sunlight to grow aquatic plants, and warmer
temperatures, which are favorable conditions for biological processes of both plant growth and
dead plant matter decay.“32
32 Page 11, Total Maximum Daily Loads of Nitrogen and Phosphorus for the Upper and Middle Chester River, Kent and Queen
Anne’s Counties, Maryland, Maryland Department of the Environment, Final Report, April 2006
87

Version 3-10-14
MDE states that much of this difference will be addressed through implementation of a number
of targeted programs. According to MDE, “it is reasonable to expect that NPS loads can be
reduced during growing season conditions. The nutrient loads sources during growing season
include dissolved forms of the impairing substances from groundwater, the effects of agricultural
ditching and animals in the stream, and deposition of nutrients and organic matter to the stream
bed from higher flow events. When these sources are controlled in combination, it is reasonable
to achieve NPS reductions of the magnitude identified by this TMDL allocation.”33
Table 7-4: TN Loading Estimates Upper Chester River Watershed Average Annual Versus
TMDLs
Average Annual Future
Source Loading TN (lbs/yr) Scenario TN (lbs/yr) Change TN (lbs/yr)
Urban (Stormwater) 16,197 16,197 0
Point Source (WWTP) 12,144 10,254 -1,890
Agriculture NPS 1,095,347 503,640 -591,708
Forest NPS 47,106 47,106 0
Atmospheric Deposition 13,947 10,908 0
Total 1,184,741 588,105 -596,637
Margin of Safety 26,507
TMDL 614,612
Source: Total Maximum Daily Loads of Nitrogen and Phosphorus for the Upper and Middle Chester
River, Kent and Queen Anne’s Counties, Maryland, Maryland Department of the Environments, Final
Report, April 2006
Table 7-5: TP Loading Estimates Upper Chester River Watershed
Average Annual Versus TMDLs
Average Annual Future
Source Loading TP (lbs/yr) Scenario TP (lbs/yr) Change TP (lbs/yr)
Urban (Stormwater) 2,101 2,101 0
Point Source (WWTP) 2,024 1,709 -315
Agriculture NPS 54,475 27,858 -26,617
Forest NPS 412 412 0
Atmospheric Deposition 807 807 0
Total 59,819 32,887 -26,932
Margin of Safety 1,466
TMDL 34,353
Source: Total Maximum Daily Loads of Nitrogen and Phosphorus for the Upper and Middle Chester
River, Kent and Queen Anne’s Counties, Maryland, Maryland Department of the Environments, Final
33 Page 39, Total Maximum Daily Loads of Nitrogen and Phosphorus for the Upper and Middle Chester River, Kent and Queen
Anne’s Counties, Maryland, Maryland Department of the Environment, Final Report, April 2006
88

Version 3-10-14
Report, April 2006
MDE cites several established programs as the basis for reasonable assurances that the nitrogen
and phosphorus TMDLs will be achieved and maintained. These programs, as described by
MDE, include the following:
Bay Restoration Fund Enhanced Nutrient Reduction (ENR)
The Bay Restoration Fund Enhanced Nutrient Reduction (ENR) program provides up to 100
percent state grant funds to local governments to retrofit or upgrade wastewater treatment plants
to remove a greater portion of nutrients from discharges. ENR technologies allow sewage
treatment plants to provide a highly advanced level of nutrient removal. The ENR strategy builds
on the success of the biochemical nutrient removal (BNR) program already in place. Upon
completion of the upgrade, the NPDES permits will require the permittee to make a best effort to
meet the load goals providing reasonable assurance of implementation. The NPDES permits
should also be consistent with the assumptions made in the TMDL (e.g., flow, effluent nutrients
concentrations, CBOD, DO, etc.).
The Maryland Water Quality Improvement Act
The Maryland Water Quality Improvement Act “requires that comprehensive and enforceable
nutrient management plans be developed, approved and implemented for all agricultural lands
throughout Maryland. This act specifically requires that nutrient management plans for nitrogen
be developed and implemented by 2002, and plans for phosphorus to be done by 2005.
Chesapeake Bay Agreement
In the 1987 Chesapeake Bay Agreement Maryland made a commitment to reduce nutrient loads
to the Chesapeake Bay. In 1992, the Bay Agreement was amended to include the development
and implementation of plans to achieve these nutrient reduction goals. Maryland’s resultant
Tributary Strategies for Nutrient Reduction provides a framework supporting the implementation
of NPS controls in the Upper Eastern Shore Tributary Strategy Basin which includes the Upper
Chester River Watersheds. Chesapeake 2000 updated the Chesapeake Bay agreement among the
original signatory states of Maryland, Pennsylvania and Virginia and includes the headwater
states of Delaware, New York and West Virginia.
Five-Year Watershed Cycling Strategy
Maryland uses a five-year watershed cycling strategy to manage its waters. Pursuant to this
strategy, the State is divided into five regions, and management activities will cycle through
those regions over a five-year period. The cycle begins with intensive monitoring, followed by
computer modeling, TMDL development, implementation activities, and follow-up evaluation.
89

Version 3-10-14
The choice of a five-year cycle is motivated by the five-year federal NPDES permit cycle. This
continuing cycle ensures that every five years intensive follow-up monitoring will be performed.
Watershed Restoration Action Strategy (WRAS)
A Watershed Characterization Report and Stream Corridor Assessment (SCA) for the Upper
Chester River completed by the Department of Natural Resources in 2005 provided the
background for development of the Upper Chester River Watershed WRAS. The Watershed
Characterization Report summarizes readily available natural resources and other data for the
watershed including information on water quality, land use and cover, living resources, and
habitat. The Stream Corridor Assessment is a survey designed to provide an overview of the
condition of the stream system so that future restoration efforts can be better targeted. The most
common environmental concern seen during the SCA survey of the Upper Chester River streams
was inadequate buffers.
The Upper Chester River Watershed WRAS was completed in June 2006 by a workgroup
composed of representatives from Kent and Queen Anne’s counties, in a cooperative effort with
the Maryland DNR. The purpose of WRAS is to present a strategy to reduce nonpoint source
pollutants that contribute to impairment in the watershed, while at the same time conserving the
unique, high quality natural resources. Strategies are developed through the combined efforts of
the general public, watershed stakeholders, local and county governments, non-profit
organizations and State and Federal agencies.
The goals of the WRAS are to improve water quality, protect and restore wildlife habitat and
sustain viable agriculture and retain small town community. Based on these goals, about 20
strategies were developed to guide local and regional initiatives aimed at improving conditions
and conserving resources in the watershed. The strategies focus on water quality, wildlife habitat,
agriculture, and small town communities. Strategies include initiatives recommended for
jurisdictions in the watershed that include the following:
 Develop a no net loss policy for wetlands, forests, stream buffers.
 Encourage local governments to be role models in restoring wetlands and planting buffers on
public properties.
 Develop a no net increase policy for stormwater runoff.
 Have a community/neighborhood collectively install rain barrels and monitor change in runoff.
 Reexamine wastewater treatment facility and include upgrades to ENR/BNR.
 Reexamine sewer allocation policy/process so that projects that meet and/or exceed the WRAS
Vision are given priority.
90

Version 3-10-14
 Improve sediment conservation.
 Promote Public Ditch Association (PDA) Task Force recommendations.
 Expand sediment control regulations to make them applicable to smaller areas of disturbance.
Atmospheric Deposition
MDE reported that, “EPA Region 4 and EPA Region 6 have indicated that reductions in
atmospheric contributions will be accomplished over time through existing and proposed Clean
Air Act regulatory controls that will ensure significant reduction in airborne nutrient loading on a
nationwide basis by reducing atmospheric emissions.
Delaware Portion of the Upper Chester River Watershed
Concerning the Delaware portion of the Upper Chester River Watershed, MDE’s stated position
is, “a portion of the drainage basin of the Upper Chester River (also referred to as “Upstream”)
lies in Delaware, beyond the jurisdictional and regulatory authority of Maryland. Load
allocations to Delaware sources are consistent with and equitable to allocations given to sources
in Maryland, and are reasonable and achievable with existing technology and practices. It will be
incumbent upon the state of Delaware, and failing that the EPA, to ensure that this TMDL is
implemented in Delaware.”34
Implications of TMDLs for Sudlersville
Point Sources: Sudlersville WWTP
A basic assumption in MDE’s TMDL analysis is that point source loading of TN and TP will be
reduced over baseline conditions with flows at maximum design values and the concentrations at
current or future permitting goals.
For the Sudlersville’s WWTP the effluent concentrations were assumed to be set at no more than
18.00 mg/l TN and 3.0mg/l TP on a maximum flow of 0.75 MDG May through October and 0.90
MGD the rest of the year. Sudlersville will be able to increase its flow allocation by reducing
nutrient concentrations in the flow to levels within the cap set in the TMDL. TN loadings can be
reduced to 3.0 mg/l and TP can be reduced to 0.3 mg/l with the ENR utilized in the new WWTP.
With this level of treatment Sudlersville’s flow volume can obtain the maximum design capacity
of the WWTP (0.4 MGD) with concentrations and overall loading remaining within limits.
34 Upper and Middle Chester River TMDL for Nutrients, Document version: March 24, 2006, pg. 40
91

Version 3-10-14
Urban Nonpoint Source (NPS)
Recent reports on water quality in the Upper Chester River indicate that the receiving waters do
not have the assimilative capacity for additional loadings. Further, a basic assumption in MDE’s
TMDL analysis is that TN and TP load from urban sources will remain constant.
Sudlersville’s corporate area represents less than one percent of the total watershed land area.
This could lead one to believe that the Town’s contribution to urban nonpoint source loading is
to receiving waters is minimal. Nevertheless, the Town has a role to play in the Bay cleanup.
Important activities that the Town can undertake to contribute to the Bay cleanup include
working with Queen Anne’s County on implementation of the Phase II Watershed
Implementation Plan (WIP) and insuring the Town’s stormwater management requirements are
consistent with current State regulations.
Maryland's Phase I Watershed Implementation Plan for the Chesapeake Bay Watershed
In December 2010, EPA issued its final Chesapeake Bay TMDL establishing a pollution “diet”
to restore and protect the Bay. During 2010 the U.S. Environmental Protection Agency (EPA) set
TMDLs for the Chesapeake Bay. In addition, EPA required the Bay states to develop statewide
"Phase I" Watershed Implementation Plans (WIPs). The Phase I WIP allocates the allowable
load among different sources and identifies statewide strategies for reducing nutrients and
sediments that impair the Chesapeake Bay.
Phase II WIPs are part of a 3-phased planning process to achieve nutrient and sediment clean-up
goals for the Chesapeake Bay. The State is working with local teams to develop Maryland’s
Phase II WIP. Local teams, organized at the county level include representation of entities with
responsibility and authority to control nutrient and sediment loads like county and municipal
governments, soil conservation districts, federal and State agencies among others.
Queen Anne’s County submitted its Phase II WIP to the MDE in November 2011. The County’s
WIP set 2013 milestones the County intends to achieve. As concerns the municipalities, the
County intends to work with the eight municipalities in the County to identify opportunities to
implement the WIP including stormwater retrofits that improve water quality.
Stormwater Management
Sudlersville has adopted the Queen Anne’s County Stormwater Management Ordinance by
reference. The County Ordinance was adopted under the authority of Title 4, Subtitle 2, of the
Environment Article of the Annotated Code of Maryland, 2009 replacement volume. As stated in the
County Code, “the goal is to manage stormwater to maintain after development, as nearly as possible, the
predevelopment runoff characteristics. It shall also reduce stream channel erosion, pollution, siltation and
sedimentation, and local flooding. The environmental site design (ESD) to the maximum extent
practicable (MEP) shall be used to meet the above goals, and appropriate structural best management
92

Version 3-10-14
practices (BMPs) shall be used only when necessary. This will restore, enhance, and maintain the
chemical, physical, and biological integrity of streams, minimize damage to public and private property,
and reduce the impacts of land development.”35 Through implementation of the stormwater management
ordinance requirements for environmental site design (ESD) the Town will be able to reduce nonpoint
loading to receiving waters associated with future development. Additional gains can be had by
retrofitting existing stormwater management systems with more environmentally sound management
technics.
Monitoring Progress
Changing the way land use is managed to improve water quality in receiving waters is an
important component of the Bay cleanup program. In addition, monitoring progress provides the
State and County governments with critical information concerning the “who”, “what”,” when”
and “where” of best management practices implementation. MDE suggests that, “many existing
local programs and activities already deserve credit for contributing to the goals of TMDL
implementation. Local governments are encouraged to think about integrating the tracking of
these program activities in order to begin accounting for quantified credits toward TMDL
implementation. Taking credit for existing programs can be done both qualitatively and
quantitatively. Local governments are encouraged to begin developing a qualitative inventory of
activities for which credit should be acknowledged. Guidance also stresses a recognition that the
efficient protection of water quality begins with a well-conceived comprehensive land use plan.
This is particularly important for local jurisdictions that are presently engaged in the process of
updating their comprehensive plans.” 36
Conclusions
As outlined in the beginning of the section, Sudlersville is required to address the following in
the comprehensive planning process:
 Identify drinking water and other water resources that will be adequate for the needs of
existing and future development proposed in the land use element of the plan, considering
available data provided by the Maryland Department of the Environment (MDE).
 Identify suitable receiving waters and land areas to meet the storm water management and
wastewater treatment and disposal needs of existing and future development proposed in the
land use element of the plan, considering available data provided by MDE.
 Adopt a WRE in the comprehensive plan on or before October 1, 2009, unless extensions are
granted by Maryland Department of Planning (MDP) pursuant to law.
35 Queen Anne’s Code, Chapter 11:4, Stormwater Management, http://ecode360.com/7136772
36 Maryland’s 2006 TMDL Implementation Guidance for Local Governments. Prepared by the Maryland Department of the
Environment (MDE), pg. 3-2. 2006.
93

Version 3-10-14
As concerns the third bullet above, the Town adopted its first WRE in 2010. This comprehensive
plan updates this element of the comprehensive plan.
Based on the best available data it seems safe to conclude that the Town has adequate drinking
water sources available to it to meet the needs of existing and future development. Water sources
include the Aquia Aquifer as a primary source of drinking water with the potential to tap other
aquifers if needed.
The Town has adequate sewer treatment capacity to serve projected growth through 2030.
Depending on which growth scenario evaluated in the Municipal Growth section most closely
approximates actual growth, the Town may need to add the second module to the WWTP by
2030, bringing total WWTP capacity to 0.4 MGD. Projected sewer demand at build-out will
exceed the maximum capacity of the WWTP. In addition, without treatment beyond that which
can be achieved with ENR or a modified point source cap the effluent from the WWTP may
exceed allowable limits.
Water quality trends in the Chester River indicate the need for improved point and non-point
source management practices. By upgrading its WWTP to ENR standards, Sudlersville will
make a significant contribution toward meeting the Tributary Strategy for the Chester River.
Going forward, the Town can play an important, albeit minor, role in achieving water quality
improvement objectives by working with Queen Anne’s County to implement strategies outlined
in the County’s Phase II Watershed Implementation Plan and by rigorously enforcing its
stormwater management requirements.
Finally, wastewater treatment capacity, even using ENR technology, will be limiting factor for
growth in the long term. Meeting the needs of existing and future development within the
existing corporate limits as well as serving Barclay will require all of the system’s planned
capacity. The implications for municipal growth are that the Town should carefully consider
additional annexations in the context of their ability to provide wastewater treatment.
94

Version 3-10-14
SECTION 8 - TRANSPORTATION
Introduction
Efficient and effective movement of people and goods is an important concern in any
community's planning process. Providing a safe and efficient transportation network with
minimal disruption of the area requires that transportation planning be closely coordinated with
other elements of the Comprehensive Plan to assure that transportation plans and policies
complement and support those of other sections. The control of transportation systems is divided
among the State, the County, and the Town. Subsequently, managing transportation facilities to
ensure adequate capacity when needed will require coordination and cooperation among the
various levels of government.
Developers will be the primary agents responsible for expanding the local transportation system
in the future. Streets, pedestrian and bicycle facilities and recreational trails that are components
of new developments will result from a combination of the developer’s response to market
demands and ordinance requirements as interpreted and applied by the professionals engaged in
the development process. The objectives, policies and concepts put forth in the Transportation
element highlight public expectations for new neighborhoods and provide an important
interpretative framework for the development design review process.
Existing Transportation Facilities
State Highways
There are approximately six miles of roadway in the Town street system that includes State
highways, County roads, and Town streets. Sudlersville is served by three State highways, MD
Route 300, MD Route 313 and MD Route 837. Route 300 is nearly 22 miles long and provides
east-west access from the Delaware line to MD Route 213. MD Route 313 is nearly 76 mile long
and provides north-south access from US Route 50 in Mardela Springs to MD Routes 213/290 in
Galena. MD Route 300 is classified by the State as a minor arterial route and MD Route 313 a
major collector. Maryland Route 837 is the unsigned designation for Church Circle between MD
300 (Main Street) and MD 313 (Church Street).
MD Route 300 becomes Main Street in Sudlersville MD Route 313 becomes Church Street. MD
Route 300 is part of the National Highway System between the Delaware Line and US Route
301. The National Highway System (NHS) is a network of strategic roads serving major airports,
ports, rail and truck terminals, railway stations, pipeline terminals and other strategic
transportation facilities. Estimates of average daily traffic (ADT) for 2012 provided by the
Maryland State Highway Administration are summarized in Table 8-1.
95

Version 3-10-14
Table 8-1: Average Daily Traffic Volume (ADT) Estimates
Route ADT
MD Route 313 north 2,443
MD Route 313 south 2,453
MD Route 300 east 2,471
MD Route 300 west 3,261
Source: http://www.marylandroads.com/Traffic_Volume_Maps/queenannes.pdf
The State Highway Administration currently has no planned improvements for either of these
routes.
Local Streets
The Town is responsible for the maintenance of local streets. These streets and alleys account for
approximately 2.81 miles of the total Town roadway (see Table 8-2). Town streets form a grid
pattern off the State routes for the most part. Roadway and right of way widths vary (see Map 8-
2).There are no planned improvements to the Town’s street system at this time.
Pedestrian and Bicycle Systems
The Town Center and the older adjacent residential areas have public sidewalks for the most
part, outlying residential areas not so much (see Map 8-2). The conditions of the sidewalks that
do exist vary. Many are in need of some level of repair. The cost of such repairs is a concern to
the Town due to limited funds. The Town is undertaking an evaluation of sidewalk conditions to
determine priorities and cost estimates. The intent is set aside funds in each annual budget for
repairs.
For sidewalks located along State highways, State funding is available through the Maryland
State Highway Administration’s Retrofit Sidewalk Program. This program is aimed at providing
or improving safe pedestrian access along state routes in existing communities, especially in the
vicinity of schools. The State Highway Administration, working in partnership with counties and
local communities identifies and prioritizes a list of proposed sidewalk locations. The guidelines
used in the selection of projects include the following:
 Sidewalks must be along a State Highway
 The project should demonstrate safety benefits to pedestrians.
 It should provide or improve mobility for the general and disabled populace.
 Priority is given to projects that demonstrate that the addition of sidewalks will benefit
revitalization by providing access to business, commercial and/or recreational areas that
does not currently exist. Projects that are within Smart Growth Areas designated by local
96

Version 3-10-14
governments according to State criteria can be funded totally through this program. Projects
not within these designated areas are only funded for 50% of the cost
 The local jurisdiction should show evidence that they are in support of pedestrian facilities.
 It should be evident there is either existing or projected pedestrian traffic.
 The project should have the support of the adjacent local community that will be the
potential users of the community.
These conditions would seem to apply in Sudlersville. The possibility of utilizing this program to
improve the Town’s sidewalks, and possibly add other amenities such as new redesigned street
lights, trash receptacles, and benches should be considered.
Table 8-2: Road Inventory
Road/Street/Alley Roadway Width Length (miles) Sidewalks
MD Route 300 22'-40' 1.92 Partial
MD Route 313 22'-40' 0.94 Partial
Church Circle (MD Rte. 837) 40' 0.12 No
Subtotal 2.98
Charles Street 35' 0.73 Yes
S. Linden 20' 0.22 one side
N. Linden 20' 0.11 no
Maple 18' 0.11 one side
Miller 27' 0.17 Yes
Wayne Street 30' 0.07 no
Foxxtown Drive 24' 0.22 no
Sledmore Way Not Constructed 0.10 no
Harbison Alley Not Constructed 0.13 no
Elliot Farm Drive Not Constructed 0.06 no
Emma K Alley Not Constructed 0.26 no
Avondale Lane Not Constructed 0.14 no
Thomson Alley Not Constructed 0.04 no
Dr. Sudler Way Not Constructed 0.04 no
John E. George Street Not Constructed 0.04 no
Harbor Court 18' 0.36 no
Subtotal 2.81
Total 5.80
Source: Peter Johnston & Associates
The seven-member Queen Anne’s County Bicycle and Pedestrian Advisory Committee
appointed by the County Commissioners advises and makes recommendations to the County on
bicycle and pedestrian access. This Committee’s role is to identify opportunities where bicycle
routes that will provide connectivity via non-motorized travel throughout Queen Anne’s County
can be designated. Designated bicycles routes are identified in the Queens Anne’s County
97

Version 3-10-14
Comprehensive Plan 2010. MD Route 313 through Barclay and Sudlersville appears on this plan
map and is designated the “Monster” route (see Figure 8-1).
Transit Services
The County Ride Public Transit System provides transit service to Sudlersville. The North
County Route of this system provides service to residents north of State Route 19. Stops are in
Crumpton, Sudlersville, Barclay, and Millington with daily trips to Chestertown. Two stops for
this service are provided in Sudlersville. One is located at Dogwood Village and occurs at 9:30
a.m. The other is at PNC located at the intersection of Main and Church Streets and occurs at
9:40.
Rail
The rail line through Town is still active. It is owned by the State of Maryland’s Mass Transit
Administration (Office of Rail Freight Service) and operated by the Maryland and Delaware
Railroad Company (MDDE) a short line railroad operating 120 miles of rail lines on the
Delmarva Peninsula. The Centreville Line begins at the Norfolk Southern interchange in
Townsend, Delaware and continues southward 31 miles through the stations of Golts, Massey,
Millington, Sudlersville, Barclay, Roberts, Price and Carville. The majority of MDDE operations
on the Centreville Line occur between Townsend and Massey, as the connection to the
Chestertown Line is at Massey and all traffic operating on the Chestertown Line must use the
Centreville Line to access Norfolk Southern interchange, thus increasing the corridor's usage.
Customers on the Centreville Line include Wenger Feeds in Massey, Harbor Sales in
Sudlersville, Perdue in Roberts, as well as CPS, Southern States and Tidewater Direct at
Carville. MDDE has runaround tracks at Massey, Sudlersville, Roberts and Carville to help
facilitate operations.37
37 Source: http://www.delmarvarails.com/Info_MDDE.html
98

Verssion 3-10-144
99
Figuure 8-1 Queeen Anne’s CCounty Plannned Bicyclle Routes

T
S
S
E
L
TC ROBRAH R
A
H
C
T
S
N
IA
M
E S
CHURCH ST
N
CHURCH ST
T
S
N
IA
M
W
TFARD 1-8
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
metsyS
teertS
nwoT
lairetrA
roniM
rotcelloC
rojaM lacoL
yradnuoB
etaroproC ®
teeF
000,1
005
052
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-2-9
noisreV
dnalyraM
,notsaE

TFARD 2-8
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
metsyS
nairtsedeP
nwoT
klawediS
cilbuP
klawediS
etavirP
liarT
yradnuoB
etaroproC ®
teeF
004
002
001
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-2-9
noisreV
dnalyraM
,notsaE

Version 3-10-14
Transportation Plan
As indicated above, the State and County have no planned improvements to the road system in the
vicinity of Sudlersville. The nearest anticipated improvement is along US Route 301 which is
identified for intersection improvements and/or grade separated interchanges for much of its
length within Queen Anne’s County, including the intersection west at US Route 301 and MD
Route 300. This particular intersection is identified as “hazardous” in the County Plan.
Sudlersville’s primary objectives for the local transportation system are to integrate land use and
the street and highway networks to provide for the logical continuation and improvement of
existing streets and highways in proper coordination with the State, County, and municipal
facilities in existence. In existing neighborhoods, Town officials want to minimize the adverse
effects of vehicular traffic on local residential streets, particularly truck traffic. Considering the
Town has limited funds for street and sidewalk improvements they want to maximize the
capacity, safety, and efficiency of the existing street and highway system.
Enhancing quality of life for existing and new residents is dependent not only on safe and
efficient streets but also on appropriate pedestrian and bicycle routes that link residences with
activity centers, including shopping, recreation and civic space. The Town wants to improve
pedestrian safety by providing safe routes for pedestrians and non-motorized transport.
The Town’s “Transportation Plan” is illustrated along with a land use plan concept as the two
cannot be thought of separately (see Map 8-3). When these concepts become detailed
development plans the Town expects the results to contribute to a logical street hierarchy. For
this reason, new development will include a minimum of three (3) street types that include:
1) Collector Streets – The Town envisions a collector street system that will connect to the
existing Town street system, link neighborhoods and serve as the primary circulation
routes throughout the community. Direct access on arterial and major collectors should
be strictly limited to the intersections of other major streets, roads and local streets.
Design features, such as street lighting, signage and street tree plantings should
distinguish the collector streets from lower order streets. Pedestrian and separated bicycle
routes should be provided along these routes where appropriate.
2) Local Streets – Local streets, primarily serving residential properties, will make up a
significant portion of the Town’s street system. Local street standards may vary,
depending on the number of units served, but the essential characteristics of these streets
will be the same. Local street design should emphasize low vehicle speeds and pedestrian
safety, pedestrian scaled design (e.g., street lighting, signage) and appearance. All local
streets should be identifiable by distinct street trees.
102

Version 3-10-14
3) Alleys – Alleys provide access to the rear of properties where off-street parking and/or
garages are located. Alleys present an opportunity for a more positive front yard
streetscape by eliminating the need for curb cuts and by providing an alternative location
for utilities and trash pick-up. Alleys will be encouraged in new developments.
The Transportation Plan also includes primary portions of a pedestrian/trail system. When
connected to existing and new sidewalks as well as pedestrian and separated bicycle routes along
the collector street systems the overall pedestrian system will provide access from neighborhood
to neighborhood and to other activity centers.
Transportation Policies
A small community like Sudlersville has difficulty accommodating all the needs of the users on
its roads. Since Sudlersville serves as a major connecting area for busy State highways and also
as a residential area, conflicts are inevitable. These conflicts will increase as growth occurs in the
region, and certainly if substantial development occurs within the Town or nearby.
Improvements are needed to the circulation system to protect pedestrians and maintain property
values as well as to prepare for the increased use. The Town should work with Queen Anne’s
Counties, the State Highway Administration, and the Mass Transit Administration to make sure
its needs are understood and all development proposals are coordinated with the plans of the
appropriate County and State agencies. Action strategies include:
 Continue the grid pattern of town streets in any future developments and discourage any
dead-end arrangements. Ensure that any modifications to existing streets are carried out
in a grid or network that produces alternate routes to every destination.
 Identify the opportunities to expand and extend the internal system of walkways and
bikeways throughout the Town and design a program to reserve land for future walkways
and bikeways in new developments and ensure their connection with planned overall
circulation systems.
 Identify and establish resting areas for pedestrians and bicyclists, e.g. benches, flower
gardens, or fountains in important activity areas.
 Develop a multi-year plan to repair, replace, and construct sidewalks in areas of
identified need.
103

etiS
loohcS
NL
ACSURB
DUHAMEL
CORNER
RD LEAGER RD
D
R
E
LLIV
S
R
E
LD
U
NL TDIMHCS S
N
L
T
D
IM
H
N C S
T
FA
R M L R E TLAW SUDLERSVILLE CEMETERY RD CHARLES ST
D
MI
H C
S
TC ROBRAH
AVONDALE LN DR ROTAVELE
TS
N L A LLIV
E
YLA
K A M M E
N
CHURC
T S
R E H LLIM ST
N IA M
E
E VA
E LP A M
TS N
S
E D
C
N
H
I
U
L
R
S
CH ST DR OROBSDLOG
S O R MILLINGTON RD RIC HCR
F
U
O
H
X
C XTOWN DR
TS
N
IA
M
W
TFARD 3-8
paM
nalP
evisneherpmoC
dnalyraM
,ellivsrelduS
stpecnoC
noitatropsnarT
steertS
rotcelloC
steertS
lacoL
setuoR
liarT/nairtsedeP
tpecnoC
esU
dnaL/noitatropsnarT
aerA
laitnediseR
ylimaF
elgniS
aerA
laitnediseR
lartneC
aerA
retneC
doohrobhgieN
aerA
noitavresnoC ®
teeF
000,1
005
052
0
CLL
,setaicossA
&
notsnhoJ
reteP
31-30-9
noisreV
dnalyraM
,notsaE

Version 3-10-14
To achieve their transportation objectives the Town has established the following transportation
policies:
1) The Town endorses alternatives to driving alone and encourages the County and State to
inform the public and private entities of the monetary and environmental costs of
continued dependence on automobiles.
2) The Town encourages the County to establish a program for commuters including park
and ride facilities at appropriate locations.
3) The Town will support bicyclists and pedestrians by providing safe, convenient, and
inviting routes and walkways between activity centers where possible.
4) The Town will strive to develop a pedestrian friendly street system within the corporate
limits.
5) The Town will establish street design standards for new development that will contribute
to reaching the transportation and land use goals of the area, provide safe and efficient
mobility for all people, and contribute to the quality of life for residents.
6) The Town will work with the State and County to coordinate the land use and
transportation elements of the Comprehensive Plan in order to achieve a reduction in
drive alone rates.
7) New collector and local streets will be built by developers according to the Town
standards and specifications and in accordance with concepts shown in this
Transportation Plan.
8) The layout of new street connections in undeveloped areas will assure connectivity to the
overall Town street system.
9) Adequate rights-of-way will be required for new and planned streets taking into account
existing and future development.
10) All developments will have adequate access and circulation for public service vehicles
but actual paved street sections should be as narrow as feasible to maintain a human
scale.
105

Version 3-10-14
SECTION 9 - HOUSING AND COMMUNITY DESIGN
Introduction
Proactive housing programs that address safe, decent, and affordable housing for its residents are
administered by the County and/or State for the most part. The Town’s primary role in housing is
through enforcement of building and housing code standards affecting new construction and
property maintenance. In addition the Town supports housing affordability through flexible
zoning, development incentives, and by allowing accessory dwelling units in certain neighborhoods.
Housing Conditions
Overall condition of the existing housing stock is a determinant of the quality of the Town’s
neighborhoods. Housing characteristics such as tenure, age, condition and value of the existing
housing stock can indicate the need for strategies to conserve existing structures. The focus of
community planning is to improve the quality of life for residents and to promote the availability
and affordability of decent, safe, and sanitary housing for all Town residents. Consequently,
housing and conservation of existing residential neighborhoods is an important local concern.
The 2010 Census reported 244 housing units in Sudlersville. Of this total, approximately 86
percent were occupied housing units (see Table 9-1). Owner occupied housing units accounted
for approximately 54 percent of all occupied housing units as compared with 83 percent for
Queen Anne’s County and 68 percent for Maryland (see Table 9-2). Sudlersville’s homeowner
vacancy rate, 4.9 percent was higher than the County’s 2.7 percent the State’s rate of 2.7 percent.
The Town’s rental vacancy rate of nine percent also was higher than that of the County (6.1
percent) and slightly higher than Maryland’s rate (8.1 percent).
Table 9-1: Housing Occupancy 2010
Housing Occupancy Sudlersville % Queen Anne's County % Maryland %
Total housing units 244 20,140 2,378,814
Occupied housing units 211 86% 18,016 89% 2,156,411 91%
Vacant housing units 33 14% 2,124 11% 222,403 9%
Homeowner vacancy rate 4.90% 2.70% 2.20%
Rental vacancy rate (percent) 9% 6.10% 8.10%
Source: U.S. Census Bureau, 2010 Census of Population and Housing
106

Version 3-10-14
Table 9-2: Housing Tenure 2010
Queen
Anne's
Sudlersville % County % Maryland %
Occupied housing units 211 18,016 2,156,411
Owner-occupied housing units 113 54% 14,928 83% 1,455,775 68%
Population 307 39,574 3,940,520
Average household size 2.72 2.65 271.00%
Renter-occupied housing units 98 46% 3,088 17% 700,636 32%
Populations 180 7,798 1,694,657
Average household sizes 1.84 2.53 2.42
Source: U.S. Census Bureau, 2010 Census of Population and Housing
The detached single family dwelling unit was the predominant housing type in 2010, 78 percent
of all dwelling units (see Table 9-3). Approximately 16 percent of dwellings were classified as
multi-family units (three units or more).
Table 9-3: Number of Units in Structures 2010
Sudlersville Percent of Total
Total Housing Units 183 100%
1-unit, Detached 143 78.1%
1-unit, Attached 6 3.3%
2 Units 5 2.7%
3 or 4 Units 20 10.9%
5 to 9 Units 7 3.8%
10 or More Units 2 1.1%
Mobile Home, Boat, RV, Van, etc. 0 0.0%
Source: U.S. Census Bureau, 2010 Census of Population and Housing
Over half of the Town’s housing units in the Town were constructed prior to 1980. Slightly more
than 25 percent were built prior to 1939 (see Table 9-4).
Table 9-4: Year Structure Built
Total housing units 189 100.0%
Built 2005 or later 28 14.81%
Built 2000 to 2004 2 1.06%
Built 1990 to 1999 8 4.23%
Built 1980 to 1989 45 23.81%
Built 1970 to 1979 13 6.88%
Built 1960 to 1969 2 1.06%
Built 1950 to 1959 29 15.34%
Built 1940 to 1949 12 6.35%
Built 1939 or earlier 50 26.46%
107

Version 3-10-14
Source: U.S. Census Bureau, 2010 Census of Population and Housing
According to the Maryland Department of Assessment and Taxation, over 70 percent of the
existing housing stock is described as below average or economy (see Table 9-5). Classification
as “average” or grade 3 means these dwellings usually meet minimum building codes,
workmanship and materials are acceptable and service equipment consists of stock type items.
“Economy” grade dwellings are characterized as low cost and meeting minimum building codes.
Table 9-5: Housing Condition
Housing Grade Number Percent
Grade 5 – Above Average 14 8.64%
Grade 4 – Average 32 19.75%
Grade 3 – Below Average 104 64.20%
Grade 2 – Economy 12 7.41%
Total 162 100.00%
Source: Maryland Department of Assessment and Taxation, Computer Assisted Mass Appraisal
(CAMA) manual, 2000
Housing Programs
Queen Anne’s County Housing Authority
The stated mission of the Queen Anne’s Housing Authority is to provide a broad range of
housing related services to assist residents of Queen Anne’s County to acquire and maintain
decent, safe and affordable housing. The agency develops and administers programs to provide
or promote affordable rental housing, rental housing assistance, family self-sufficiency,
homeownership.
Specific to Sudlersville is the Authority’s Foxxtown Apartments. This is a 40-unit, three-story
senior apartment complex. The complex includes 37 one-bedroom and 3 two-bedroom
apartments. Applicants must be at least 62 years of age. All units are designed for fully
independent living but are adaptable for wheelchairs. Rents range between $430 and $500 per
month. Utilities are additional. Prospective tenants must meet income guidelines. Amenities in
the apartment complex include a library/lounge, community space, and a resident-run country
store.
Maryland Department of Housing and Community Development
The Maryland Department of Housing and Community Development (DHCD) administers a
number of housing programs applicable to some residents of Sudlersville that include, among
others, the following:
108

Version 3-10-14
The CDA Maryland Mortgage Program – This program provides low-interest mortgage
loans to eligible homebuyers with low- to moderate-income households through private
lending institutions throughout the State. The Program began in 1980 and is targeted
primarily to first-time homebuyers.
The Down Payment and Settlement Expense Loan Program (DSELP) – This program is
used in conjunction with the Maryland Mortgage Program offering 0% deferred loans for
down payment and settlement costs to low- and moderate-income homebuyers.
The Homeownership for Individuals with Disabilities Program - This program provides
low-interest mortgage loans to eligible disabled homebuyers and homebuyers with a
disabled son or daughter.
Maryland Housing Rehabilitation Program, Single Family – This program is intended to
preserve and improve single family properties and one-to-four unit rental properties by
assisting owners to bring properties up to applicable building codes and standards.
Accessible Homes for Seniors (AHS) – This program partners DHCD with the Maryland
Department of Aging (MDoA) to undertaking a project to promote accessibility related
improvements to the homes of seniors. These improvements may include, among others,
the installation of grab bars and railings, widening of doorways and installation of ramps.
The program provides zero percent interest, deferred loans for a term of 30 years to
finance accessibility improvements.
Rental Allowance Program (RAP) - The purpose of the Rental Allowance Program
(RAP) is to provide grants to local governments to provide flat rent subsidies to low-
income families who either are homeless or have an emergency housing need. The goal
of the program is to enable these households to move from homelessness or temporary
emergency housing into more permanent housing and to return to self-sufficiency.
Section 8 Housing Choice Voucher Program – This program subsidizes the rent of lower-
income families through the use of federal funds. The Maryland Department of Housing
and Community Development (DHCD) administers the Section 8 Housing Choice
Voucher Program in jurisdictions around the state that do not have legislative authority to
act as a public housing authority or do not choose to administer a Section 8 program.
Maryland Affordable Housing Trust (MAHT) – This program provides funding for
capital costs of rental and ownership housing, financial assistance for nonprofit-developer
capacity building, supportive services for occupants of affordable housing, and operating
expenses of affordable housing developments.
109

Version 3-10-14
Community Design
Most communities facing the prospect of growth at a scale that could over shadow what exists
are understandably concerned about the impacts of that growth on their “community character”.
Folks are concerned about the way new buildings are arranged on the land, as well as what those
new buildings will look like.
Planning policies addressing “community character” must attempt to translate rather broad and
sometimes vague concepts into more specific public guidance. In an article entitled Great
Neighborhoods: Places that Stand-Out for their Character, Livability, and Positive Community
Feeling38, the authors reported the results of a survey that was conducted to determine what the
respondents perceived as the characteristics of “a great neighborhood”. Respondents cited the
following identifiers:
1. Has a variety of functional attributes that contribute to a resident’s day-to-day living
(residential, commercial, mixed uses);
2. Accommodates multi-modal transportation (pedestrian, bicyclists, autos, transit);
3. Has design and architectural features that are visually interesting;
4. Encourages human contact and social activities;
5. Promotes community involvement and maintains a secure environment;
6. Promotes sustainability and responds to climactic demands; and
7. Has a memorable character.
The concepts embodied in “place making” as guiding principles for a community design are
consistent with and reflective of these identifiers. Because the scale of new development in the
Town will strongly influence the look and feel of Sudlersville in the future, establishing guidance
for development design is an important component of the Comprehensive Plan and its
implementation. In addition to new “greenfield” development the Town encourages infill and
redevelopment of vacant and underutilized properties. The design of this type of development
also needs to demonstrate “context sensitive” design that takes into account its surroundings.
38 American Planning Association Planning Magazine, January 2008
110

Version 3-10-14
Design Guidelines - Place Making Principles
Sudlersville expects well-planned projects that relate well to the surroundings. Instead of simple
subdivisions the Town will encourage projects that result in new neighborhoods that fully
integrate into the Town’s existing physical and social fabric. To achieve these ends the Town
will expect the design and construction of new neighborhoods adhere to the following criteria:
 Natural features and site constraints will suggest common-sense design solutions. This
includes designing with nature, not fighting, controlling, or dominating natural and
ecological processes;
 The automobile will not be the dominant force that dictates the layout and design of
residential communities. New residential streets will be as narrow as possible to
discourage fast moving through traffic, be well-landscaped with shade trees, and be
recognized as the principal public spaces that they are. In view of their visual and
functional importance, thought, deliberation, and investment in landscape and streetscape
design should be evident;
 Substantial landscaping will be included in common open spaces. Landscaping should
provide shade, shelter from wind, and visual screens or buffers from unsightly elements
on adjoining properties such as parking lots, loading areas, dumpsters, or utility
structures. Landscaping can also provide wildlife habitat and linkages to forested and
natural areas, greenways, and walking paths;
 Parking will not be a dominant site feature. Parking areas will be small scale, highly
landscaped, and attractive. Whenever possible, it is better to give preference to green
space over asphalt and paved parking. This also assists in achieving water quality
objectives;
 Signage will be informative without being intrusive. Signs will not dominate the visual
landscape. Signs will be compatible with their purpose, be clear, concise, and as small as
reasonably possible;
 The architecture and styles proposed will be in keeping with the best building types and
styles that have evolved in the region, albeit taking advantage of new building material
and techniques associated with “green building”. The Town encourages traditional
designs and materials so that new developments blend seamlessly with the old. Modern
materials and layouts need not conflict with the existing Town character if developers
and builders are sensitive to the overall appearance of their creation; and
111

Version 3-10-14
 The views of a site and from a site will be clearly considered by developers and
addressed.
Large-scale developments are of particular concern because their scope has the potential to
dominate the impressions one gets of the Town. For this reason, large-scale development
projects will be designed to achieve the following characteristics:
 Architectural harmony without monotony, including compatibility in styles, materials,
colors, and building size and setbacks;
 Variety in housing types, density, and cost;
 Parks, squares, and other common open spaces for residents to interact and recreate, and
to provide a setting for the architecture of the development;
 Neighborhood centers and civic spaces, which, depending on the scale of the
development, can include places to shop, work, learn, or worship;
 Interconnected streets based on a modified grid system consistent with the Transportation
Plan element of the Comprehensive Plan;
 Sidewalks, street trees, and substantial on-street parking that provides distinct separation
between pedestrians and traffic;
 Streets and sidewalks that are spatially defined by buildings in a regular pattern,
unbroken by parking lots;
 Pedestrian and bicycle circulation systems that connect residences to activity centers and
shopping;
 Traffic calming, including narrow streets with shorter turning radii than suburban streets,
and medians, circles and related features along prominent streets;
 Lighting which is designed for safe walking and signage which has a pedestrian
orientation; and
 A system of land subdivision and development which links one neighborhood to another.
112

Version 3-10-14
SECTION 10 – IMPLEMENTATION
A principal legal device for implementing many of the recommendations of the Comprehensive
Plan is the Town zoning code. Zoning’s primary role is implementations of the land use plan but
it also supports other elements of the Comprehensive Plan, including transportation, community
facilities, natural resource protection and community design. State law requires that zoning, as
well as other implementation tools, techniques and policies, are consistent with the
Comprehensive Plan. The following outlines recommended revisions and additions to the Zoning
Code intended to enhance the Town’s ability to achieve the goals and objectives of the
Comprehensive Plan.
Infill and Redevelopment
Encouraging compatible development of and reinvestment in properties within the corporate
limits is a key land use objective of the Town’s comprehensive plans. One way to advance this
objective is to adopt zoning provisions that facilitate infill and redevelopment. Infill refers to
new development on vacant, bypassed, and underutilized land within built up areas of the Town.
Infill also includes redevelopment of lots in these areas that may already have been developed.
Although the Town has design standards for infill development in the Zoning code, there are no
provisions that can be described an incentives for “context sensitive” design. Flexible infill and
redevelopment standards will be included in the Zoning Code. Zoning standards will
accommodate growth by encouraging and facilitating new development on vacant, bypassed and
underutilized land where such development is found to be compatible with the existing
neighborhood. Infill and redevelopment standards will encourage efficient use of land and public
services and stimulate economic investment and development in older established
neighborhoods. Zoning standards will be crafted so as to provide developers and property owners
flexibility so that they can achieve high quality design and develop infill projects that strengthen
or enhance existing neighborhoods. Design standards promote compatible infill and
redevelopment by, among other things, requiring context sensitive design but development on
sites that may not meet the minimum land area and dimension requirements of the underlying
zoning district. The Planning Commission will be given the ability to waive certain standards
where relief furthers the Town’s objectives.
Master Planned Development
Careful planning and sensitive design are required in order for new residential developments to
be fully integrated into the Town’s existing physical and social fabric. For this reason
Sudlersville will adopt planned neighborhood floating zone with standards and make it
113

Version 3-10-14
applicable to all development on larger parcels of land, e.g., ten acres or more or in selected
areas where coordinated planning of adjacent parcels is warranted.
Planned development provisions will include incentives for land developers to select the master
planned development option, e.g., bonus densities. Specific development standards now
contained in the Zoning code will be supplemented with design guidance to insure both the
developer/designer and the public clearly understand what results are being sought in the design
of new neighborhoods.
Employment Floating Zone
Depending on which population growth scenario outline in the Municipal Growth Element
actually occurs, the town could need between eleven and 43 acres of additional commercial
and/or industrial land to support projected population growth by 2030. There are only three
properties currently zoned for mixed use development. All are located along the rail line. The
Harbor Sales property is approximately 39 acres, has a rail spur, and is partially developed. The
Southern States properties, one about nine acres and other about two acres, also are partially
developed.
The mixed use zoning district contained in the town Zoning Code is intended to provide for
higher intensity non-residential uses in the existing light industrial and heavier commercial areas
and in some adjacent potential annexation areas. Commercial uses are permitted by-right in this
district for the most part. Industrial uses are classified as special exceptions and must be
approved by the Board of Appeals.
Ideally, any new employment uses, e.g., light industrial establishments, would make use of the
existing Maryland Delaware rail line, helping to insure continued service along this system.
However, some new employment uses such as commercial, business and light industrial may not
need rail service and in fact do not want to be located adjacent to the rail line.
To insure the opportunity to consider additional employment centers the town will add an
employment floating zone to the zoning code. The employment floating zone will provide a
mechanism for the town officials to entertain applications for development of a master planned
park meeting appropriate standards for multi-use employment centers in areas not currently
mapped for such use, but which may be particularly well suited for these uses.
Design
Design standards and guidelines will translate policies into performance measures for new
development in the Town, whether it is a small-scale infill, a large-scale planned use
development or a master employment park. These design standards are contained in
114

Version 3-10-14
implementing ordinance, including the Zoning Ordinance, Subdivision Regulations, Stormwater
Management Ordinance and codified road standards. The intent of these standards is to:
 Ensure that new development enhances the character, beauty, and livability of the Town;
 Ensure that infill and redevelopment of structures in established neighborhoods make a
positive contribution to the Town’s character;
 Ensure the historic and aesthetic integrity of existing Town structures is maintained as
new development and redevelopment occurs;
 Enhance the environment for pedestrians in Town;
 Improve the quality of housing and commercial development;
 Promote natural resource conservation;
 Control the impacts on water quality and property damage associated with increased
stormwater runoff; and
 Implement the policies contained in the Comprehensive Plan.
Standards for infill and new development are contained in the Sudlersville Zoning Ordinance.
Infill development standards apply to all development and redevelopment where site plan review
is required in Town Center Commercial (TCC), Commercial Floating Zone (CFZ), Mixed Use
(MU), and Town Residential (TR) zoning districts. Standards for new development are
applicable to subdivisions in the Single Family (SF) zoning district. Under the current zoning
scheme, approximately 240 acres of property zone TR is not subject to these standards. The
Zoning Ordinance will be amended to make design standards for new development applicable to
subdivisions in the TR district.
Before granting final plat approval for any major subdivision the developer must submit and
have approved a comprehensive list of design standards for the subdivision (Design Manual) that
are responsive to the requirements contained in the Zoning Ordinance. The Design Manual
guides the developer and builders in the design of the community, the architecture of structures,
the use and style of materials, landscaping, vegetation, and the siting of structures, paved
surfaces, and landscaping on individual lots. These design standards are binding on all who
would build on the new lots or develop property in the subdivision. The design standards in the
Design Manual are to be enforced using deed restrictions or covenants on the subdivided lots and
a developer sponsored and enforced review and approval procedure to ensure that the standards
are consistently applied during the initial build-out of the subdivision.
115

Version 3-10-14
The design standards for architecture and landscaping that must be addressed in the Design
Manual are extensive and include:
 Elevations of the structures to be built in the subdivision that demonstrate a clear and
consistent image for development in the subdivision; and
 A comprehensive landscaping plan to guide the selection and planting of acceptable
vegetation on individual lots and on common open spaces and to ensure that such
plantings are properly coordinated with landscaping that may be required within the street
right-of-ways.
These standards will be expanded to provide guidance on the overall design of the development
to insure a diverse neighborhood character that is reflective of the policies and objectives
outlined in the Comprehensive Plan. Planned neighborhoods are intended to provide for a range
of complementary uses and may include a neighborhood center with surrounding walkable
residential areas. In addition, neighborhoods can include conservation areas that incorporate
sensitive natural areas. The Zoning Ordinance will be revised to specify that planned
neighborhoods include at least three of the following use areas and that the regulating plan
outlined in the Design Manual prescribe appropriate standards for each area:
Neighborhood Center – the neighborhood center is the identifiable focal point of each
neighborhood. The neighborhood center may include retail and service uses as well as
civic and institutional uses of community wide importance all at a scale and intensity
consistent with traditional community centers. Where the neighborhood center can be
located to effectively serve a dual role, that of neighborhood identity and commercial
center serving a larger market area it may be placed adjacent to a major highway. The
challenges include designing the site and buildings to accommodate auto access from a
major highway to “strip commercial” type establishments while at the same time
integrates with the qualities sought in adjacent neighborhood setting.
Central Residential Area – The central residential areas lie just beyond neighborhood
center and within a comfortable walking distance. This area should offer variety of
housing options and related uses at densities that make efficient use of the land.
Single Family Residential Area – The single-family residential area provides locations
for a broad range of housing types, including single-family detached, semi-detached, and
attached albeit at a slightly lower overall density, and along with conservation areas may
define the neighborhood edges.
Conservation Areas – Conservation areas include permanently protected open spaces,
including greens, commons, and habitat protection areas.
116

Version 3-10-14
Finally, appropriate development standards will apply to proposed projects in the employment
floating zone. Standards for employment uses will address such things as access and traffic
control, building location and appearance, signage, lighting, storage, screening, and waste
control. Processes associated with permitted uses in the park will be examined for potential
adverse impacts to neighboring properties and the environment including glare, heat, liquid or
solid wastes, smoke and particulate matter, toxic and hazardous materials and odor.
Housing
The best opportunity the Town has to positively impact housing affordability is by requiring an
appropriate mixed of residential unit types in large scale, planned development. To insure a
healthy mix of unit types that expand housing opportunities for a diverse population mix of age
groups and income levels standards for these developments will specify the minimum and
maximum percentages of types of residential units for each project. Of the five unit types,
detached single family, two family units, townhouse, multi-family units and apartments, the
overall development should have a mix of at least three unit types. The following table is a
suggested standard that establishes the maximum and minimum percentage of each unit type
allowable in the development.
Table 10-1 Suggested Dwelling Mix Standards
Unit Type Minimum Maximum
Detached Single Family Dwelling 50% 80%
Two (2) Family Dwelling 20% 40%
Townhouse 5% 40%
Multi-Family 5% 40%
Apartments 5% 15%
Environmental Protection
The Visions for Maryland encourage stewardship of the land as a universal ethic. In addition, the
Planning Act of 1992 requires Town adopt policies for the protection of sensitive environmental
areas. The Town’s zoning code includes minimum protection standards for streams, nontidal
wetlands, steep slopes and the habitats of threatened and endangered species. These standards
will be revised to require a 100-foot buffer where possible and provide flexibility where
substantial buffers are not feasible. In addition, the Town will encourage development design
that maintains or enhances “green infrastructure,” incorporates low impact design techniques for
water quality and quantity management, and green building technology that conserves energy
and improves indoor and outdoor air quality.
117

Version 3-10-14
Landscape Standards
The Town’s zoning code includes minimum landscape standards for parking lots and commercial
and industrial sites. Additional requirements, such a site landscaping, Bufferyards and street trees
will be added to the code.
Site Landscaping - The zoning code will require all developments needing site plan
approval provide minimum levels of landscaping on the site. Landscaping of parking
facilities will be required to reduce the visual and environmental impacts of large
expanses of parking areas including water quality impacts associated with runoff.
Landscaping in parking lots breaks up paved parking areas with plantings and provides
improved aesthetics and micro-climatic benefits by reducing heat and glare. These
provisions will apply to new sites and parking areas that are to be expanded, moved, or
removed and/or reconstructed. Property line landscape buffers between adjacent land
uses and buffers along adjacent roads or public rights-of-way will be required as well.
Bufferyards - The bufferyard is a combination of setback and a visual buffer or barrier
and is a yard or area together with the planting required thereon. Both the amount of land
and the type and amount of planting specified for each bufferyard will be designed to
minimize nuisances between adjacent zoning districts and to ensure the desired character
along public streets and roads.
Bufferyards will be installed to eliminate or minimize potential nuisances at the property
line between zoning districts allowing uses of different intensity, e.g., residential adjacent
to commercial. Bufferyards will also be required along the perimeter of commercial and
industrial uses that abut major highway corridors, scenic routes, and less intense land
uses.
Street Trees - The Town will require that street trees be planted or retained along both
sides of all newly created streets. At a minimum developers will be required to either
plant or retain sufficient trees so that for every 50 feet of street frontage there is at least
an average of one deciduous tree that has or will have when fully mature a trunk at least
12 inches in diameter.
Parks and Open Space
The Sudlersville Zoning Code establishes minimum open space requirements to all residential
developments. These neighborhood parks will be attractively landscaped and will be provided
with sufficient natural or man-made screening or buffer areas to minimize any negative impacts
upon adjacent residences. Each neighborhood park should be centrally located and easily
118

Version 3-10-14
accessible so that it can be conveniently and safely reached and used by those persons in the
surrounding neighborhood. Each neighborhood park will be constructed on land that is relatively
flat, dry, free of nontidal wetlands, and capable of serving the purposes intended.
Subdivision Regulations
The town’s subdivision regulations will be amended to require sidewalks along all streets and
connect to existing sidewalks where possible. In addition the town’s subdivision regulations and
site plan requirements in the zoning code will establish street and parking lot lighting standards
including spacing and lamination specifications.
Affordable Housing
A zoning technique the Town may consider to address housing affordability is permitting
accessory dwelling units in addition to accessory apartments as are now permitted. An accessory
dwelling unit is a residential living unit that provides complete independent living, sleeping,
eating, cooking and sanitation on the same parcel/lot as the owner-occupied single family
dwelling in which it is contained but may have a separate entrance. The advantages of accessory
dwelling units include the potential to:
 create additional housing stock while respecting the look and scale of single-family
dwelling neighborhoods;
 increase the housing stock of existing neighborhoods in a manner that is less intense than
alternatives;
 allow more efficient use of existing housing stock and infrastructure;
 provide a mix of housing that responds to changing family needs;
 provide a means for residents, particularly seniors, single parents, and families with
grown children, to remain in the their homes and neighborhoods, and obtain extra
income, security, companionship and services; and
 provide a broader range of affordable housing.
Design standards for the design and construction accessory dwelling units will:
 Ensure that accessory dwelling units are compatible with the desired character and
livability of residential districts;
119

Version 3-10-14
 Respect the general building scale and placement of structures to allow sharing of
common space on the lot, such as driveways and yards; and
 Ensure that accessory dwelling units are smaller in size than the principal residential unit.
Water Resources
Managing land use in a way that benefits water resources requires assessing development
regulations, policies and guidelines from a new perspective. Among other things, it requires
minimizing the footprint of new development to the maximum extent possible (compact
development), encouraging water conservation measures, protecting forested areas and natural
buffers, retrofitting existing developed areas with improved stormwater management techniques,
encouraging best practices in the management of public drainage ditches and requiring best
management practices in all new development. In addition the Town will consider the following
strategies to reduce the impacts of future growth on water resources:
 Make education material available to residents regarding nutrient management to reduce
fertilizer applications to grassed areas and lawns.
 Establish, maintain, or expand forest buffers in the form of linear wooded areas along
streams to help filter nutrients, sediments and other pollutants in runoff where feasible.
 Work with developers, homeowners associations and individual homeowners to reduce the
amount of impervious cover by implementing techniques such as clustered houses, narrow
streets, reduced pervious surface in parking lot areas, shared driveways, and pervious paving
materials.
 Require new development and infill and redevelopment projects to treat stormwater using
nonstructural and micro-scale practices to the maximum extent feasible. Techniques such as
submerged gravel wetlands, rain water harvesting (cisterns and rain barrels), landscape
infiltration, infiltration berms, and dry wells will become common practices. Stormwater will
be filtered using such techniques as rain gardens, landscape and tree planters (e.g., linear tree
pits, sidewalk planters), grass swales and bio-swales, tree-swales, grass filter strips and
vegetated buffers.
 Encourage development design that maintains or enhances green infrastructure, and
incorporates low impact design through stormwater management techniques for water quality
and quantity management.
 Work with Queen Anne’s County to address failing septic systems in areas that can be served
120

Version 3-10-14
by public water and sewer.
 Increase the Town’s tree canopy to reduce the volume of stormwater and resulting
sedimentation while increasing nutrient uptake and reducing urban heat generated from
impervious and reflective surfaces. Trees also can improve the aesthetic appeal of the
community and enhance property values.
 Work with Queen Anne’s County and the State of Maryland regarding source water
protection planning to coordinate water resource related initiatives.
 Evaluate the need for additional source water protection measures.
Sudlersville can help the State and County achieve water resource protection objectives and
make a positive contribution to improving water quality in the watershed. For its part, Queen
Anne’s County has outlined strategies to achieve the TMDL limits for the watershed in its Phase
Watershed Implementation Plan (WIP). County strategies in which the Town can participate
include identify opportunities for stormwater retrofits in the Town and establishing a system for
tracking, verification and reporting water quality improvement projects.
Mineral Resource Extraction
The Town has no known mineral resource deposits within the corporate limits. In addition, the
Town does not permit mineral extraction.
Adequate Public Facilities
Currently, the public facilities of interest to Sudlersville include sewer, emergency services, roads,
sidewalks, schools, libraries, parks and other recreational facilities, and our Town Office. Of these,
the Town is most concerned about sewerage treatment capacity and road capacity. There currently
exists an undocumented degree of wet weather inflow and infiltration. That problem needs to be
studied further to determine a cost-effective solution. There are also 17 vacant privately owned
parcels and 3 vacant municipal parcels that may need sewer service in the future. The Town has an
obligation to ensure adequate service capacity is reserved for these existing parcels. That equates to
approximately 5,000 gallons per day of treatment capacity. Some additional capacity should also
be reserved for potential expansion/increased flows from the renovation and remodeling of our
existing housing stock. For planning purposes, and until the Town Commissioners establish a more
refined number, it is recommended that the Town use a 10,000 gallon per day set aside which will be
deducted from permitted discharge capacity to be a “measure of adequacy.” Projects may be
approved if review by the Planning Commission discloses that there is “adequate available
capacity” in the sewerage treatment system. In the event that a development project, subdivision,
or an extension of services agreement related to an annexation proposal will utilize or require
121

Version 3-10-14
more than the available capacity, approval of said project may be contingent upon the applicant
providing the necessary capacity in a manner acceptable to both the Maryland Department of the
Environment and the Town Commissioners of Sudlersville. However, in no instance may any
single project monopolize all of the available capacity. For phased projects, approval for
subsequent phases will be dependent, among other issues, upon sufficient available capacity to
ensure connections, treatment, and discharges within the limits of our system and discharge permit.
The Town will “front load” the costs for expanding system capacity in a speculative manner. Our
intent is to protect the existing residents and taxpayers from unnecessary financial burdens.
Developers must pay their own way. In accordance with this policy, the Town of Sudlersville may
entertain developer proposals that include funding for capacity expansions. However, this policy in
no way commits nor requires the Town to approve any such development proposal. Project
approvals shall be contingent upon “findings of adequacy” or contingent upon the provision of
system improvements to ensure adequacy.
Streets and sidewalks are under the jurisdiction of both the State Highway Administration and the
Town Commissioners. The adequacy of streets and highways will be evaluated by the Planning
Commission in the course of potential annexation reviews, major subdivision reviews, and site plan
reviews. The review of road impacts and the determination of “adequacy” may include a traffic
impact study. A grid or modified grid, as specified in the Transportation Element, will have the
effect of increasing the number of intersections, access points, and traffic flow alternatives, thereby
maximizing the efficiency of the existing and proposed circulation system. Project approval will be
dependent upon a “finding of adequacy” or contingent upon the provision of system improvements
to ensure adequacy.
Fees
The Planning Commission and staff do not have the necessary knowledge or experience to
review technical plans and reports such a traffic impact study or stormwater management plans
associated with a proposed development project. Nor does the town have sufficient funds to be
able to hire appropriate professionals to review plans. The Zoning Code and Subdivision
Regulations will include provisions requiring the applicant for development approvals be
responsible for the cost of whatever professional expertise the Town feels is necessary to
evaluate a proposed development. Fee requirements will be addressed in a cost recovery
agreement negotiated between the town and applicant before any substantive review
commences.
122