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annex 2040 comp plan draft

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Table 2
Sensitive Density Housing
Gross Acres Net DU/Net Units ** Population Water Flow Wastewater
Residential Infill Area Zoning Acres **** Acres Acre*/** DU/acre (2.49/du) (gpd)*** Flow (gpd)***
Infill Area 1 R-3 70 31 39 8 313 779 78,250 78,250
Infill Area 2 R-1 47 15 32 3 97 242 24,250 24,250
Infill Area 3 TND 45 16 29 5 143 356 35,750 35,750
Infill Area 4 R-1 37 15 22 3 65 163 16,250 16,250
Infill Area 5 R-1 57 13 44 3 131 325 32,750 32,750
Residential Infill Subtotals 256 90 166 749 1,865 187,268 187268
Misc. Residential R-2 8 0 8 30 75 7,500 7,500
Residential Infill Totals: 264 90 174 779 1,940 194,750 194,750
Growth Area Proposed Zoning
Growth Area 1 Residential 266 62 204 3.5 714 1,778 178,500 178,500
Growth Area 2 Residential 91 35 56 3.5 196 488 49,000 49,000
Growth Area 3 Residential/ TED 311 35 276 3.5 966 2,405 241,500 241,500
Growth Area 4 Residential 510 129 381 3.5 1,334 3,320 333,500 333,500
Growth Area 5 Residential/ TED 351 22 329 3.5 1,152 2,867 288,000 288,000
Growth Area 6 Residential 346 63 283 3.5 991 2,466 247,750 247,750
Growth Area 7 Residential/ TED 234 61 173 3.5 606 1,508 151,500 151,500
Growth Area 8 Residential 183 9 174 3.5 609 1,516 152,250 152,250
Growth Area Subtotals 2,292 416 1,876 6,568 16,349 1,642,000 1,642,000
(Less) Growth Area
TED District
Commercial/Industrial 293 293
Residential Growth Area Total 1,999 416 1,583 3.5 5,541 13,797 1,385,125 1,385,125
Residential Totals: 2,263 1,757 6,320 15,737 1,580,000 1,580,000
Commercial
Infill- Commercial, Institutional,
Industrial Set Aside 18,000 18,000
Growth Area- (estimated)
TED District
Commercial/Industrial 293 11,484 11,484
Total: Commercial,
Institutional, Industrial 29,484 29,484
Residential and Commercial
Grand Total: 2556 2050 6,320 15,737 1,609,484 1,609,484
*Infill Area Density Units calculated using maximum number of units allowable in each residential zone
**3.5 units per acre is min density to be achieved in support of financial feasibility for provision of Sewer and Priority Funding Area requirements
***Water & Sewer usage is estimated at 250 gallons per day (gpd) per Housing (Equivalent Dwelling) Unit, or EDU
****Sensitive Acres include forested land, wetlands, floodplains and streams
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Community Design Recommendations - Community Plan 2009
Centreville’s current Zoning Ordinance contains numerous provisions for the
design of future development related to site planning, signs, parking, and
bufferyard landscaping. These provisions are generally effective in the context of
the existing Town zoning districts. Implementation of this Community Plan will
entail revisions to the Zoning Ordinance, particularly to enact the recommended
new zoning districts recommended in Chapter 4.
The following community design recommendations are general in nature and are
meant to serve as a guide for:
· Future specific zoning regulation changes
· Future Growth Area developments
· Future public improvement policies
As has been stated earlier in this Community Plan, the future development of
Growth Areas is intended to occur with the benefit of community facilities, such
as public sewer and water. These new developments are meant to have an
overall density of approximately 3.5 dwelling units per acre and utilize the design
standards and zoning regulations adopted by the Town as a result of
recommendations in this Plan. What is not intended is a direct replication of the
Historic District of Centreville into the surrounding Growth Areas. This Plan
proposes numerous new zoning districts, including TND (Traditional
Neighborhood Development) and MUD (Mixed-Use Development) which will offer
developers a variety of opportunities for innovative site design and the combining
of uses where appropriate. Another common development pattern that is not
intended to occur in the Growth Areas is large lot suburban sprawl that
consumes inordinate amounts of land without the provision of open space,
community character, and linkage to the core of Centreville.
Recommendations for community design:
1. The Town should continue to take advantage of its status as a “Revitalization
Area” as designated by the Maryland Department of Housing and Community
Development. Specific areas targeted by the Town are eligible for loan and
grant assistance through programs such as:
a. Office and Commercial Space Conversion Initiative
b. Neighborhood Business Works Program
c. Sidewalk Retrofit Program
d. Job Creation Tax Credit Program
e. Capital and Non-Capital Historic Preservation Grant Program
f. Historic Communities Investment Fund
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2. The Town should continue to investigate participation in the State’s
Brownfields program to encourage the redevelopment of sites that once
housed industrial uses where contamination may be a deterrent to
development of new uses. To be eligible, a site must be vacant,
underutilized, and located where remediation is feasible. An additional
condition is that the redevelopment will create jobs and increase the Town’s
tax base. Design Illustrations 9, 10, 11, 12, and 13 show several options
available for typical redevelopment areas.
3. Proposed roads shown on Figure 11 (Future Town Land Use) should be
subject to acquisition efforts as development occurs in their vicinity. Efforts
need to be made to retain the rural character of these proposed roads
through the use of adjacent open space and landscaping. Proposed roads
within and near the current Town boundaries should be the subject of street
tree and landscape plantings. Design Illustrations 4 and 5 provide examples
of two types of street cross sections.
4. Planned Unit Development in the Growth Areas should be designed to link
with existing Town streets and should encourage pedestrian use sidewalks
that provide connections to the Central Business District, other business
areas, schools, and other institutional uses. Modified grid street patterns,
traditional Town lot layouts, and integrated open spaces should be
encouraged. Dead end streets and cul-de-sacs should be avoided.
Sidewalks and street trees should be required. Community open space in the
form of tot lots, and neighborhood and community parks should be functional
and useable. Design Illustration 1 is an example of how new neighborhoods
should relate to the Town’s existing pattern.
5. Proposed Town commercial areas should be designed to utilize groupings of
clustered buildings, as opposed to standard strip commercial structures.
Parking and pedestrian spaces should be integrated into the project rather
than separated from buildings and structures. All building façades visible
from adjoining properties or a street should have an architectural theme and
appearance. Façades should reflect local vernacular architectural styles.
Flat roofs should be discouraged. Design Illustrations 6, 7 and 8 show the
alternative site design options, while Design Illustrations 15 and 16 describe a
typical site plan and cross section of the Mixed-Use Corridor.
6. Parking areas should be located in and around building masses and should
be heavily landscaped with shade trees. Adequate signage should be
permitted with an emphasis on aesthetics. All mechanical equipment and
service areas should be screened from public view.
7. Town and County Planned Business Parks should be designed as a complete
development unit, as opposed to incremental and unrelated building sites.
Stormwater management and forest conservation practices should be
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consolidated rather than site specific. Business Parks should incorporate
internal access designed to accommodate the intended users. Perimeter
landscaping and highway corridor buffering should be planned and
implemented. Exterior storage areas should be discouraged and only
permitted with adequate screening.
8. Greenways and trails should be planned and implemented as development
occurs in and around the Town. Existing sidewalks and trails should be
extended when new development abuts existing developments. Portions of
planned trails should be implemented as outlying development in Growth
Areas occurs. Design Illustrations 2 and 3 portray typical greenway cross
sections and show the relationships to surrounding areas.
9. Street standards should be adopted that reflect Town scale development
needs and respond to emerging trends in engineering. The proposed
development form outlined previously requires an ordered, hierarchal street
system, where larger street types handle different traffic requirements than
smaller, neighborhood-only type streets. Streets should be designed to
accommodate safe traffic for the adjoining use proposed. They should also
function as a corridor for pedestrian trail systems. All street sections should
require street trees and lighting scaled to the need and land use to be served.
Design Illustrations 4 and 5 show two typical street type cross sections with
pedestrian areas and landscaping.
10. Streetscape improvements should be maintained or considered for the
Central Business District and other Town commercial areas leading into
Centreville. Examples are as follows:
a. Street trees along sidewalk edges.
b. Brick sidewalks or stamped pavement along commercial street frontages
in historic areas.
c. Sidewalk benches and informational signage.
d. Pedestrian and building foundation lighting.
e. Ultimate relocation of utility lines and poles from the streetscape.
f. Relocation of parking areas to the side and rear of buildings.
g. Building façade renovations in keeping with character of building.
h. Location of new buildings to maintain adjoining setbacks.
i. Public participation in placing public art at key locations.
11. Ensure linkage of Redevelopment Area 1 to CBD through the use of
pedestrian and open space corridors. Design Illustrations 9, 10, 11, 12 and
13 offer examples of connection options for this Redevelopment Area.
12. Ensure public access to Redevelopment Area 5, the historic Wharf area of
Centreville. Design Illustration 14 is an example of potential development
options.
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13. Centreville should pursue designation and participation in the Maryland Main
Street Program. This program would permit the Town to acquire technical
expertise and guidance for Main Street preservation projects. Participation
could also assist the Town in locating and acquiring grant and loan funding for
Main Street projects in the CBD.
14. Utilize available resources of the Management Plan for the Stories of the
Chesapeake Certified Heritage Area, as adopted by the Town. See Chapter
1, page 8, for more details.
15. Consider the adoption of a Livability Code compatible with Queen Anne’s
County and the Maryland Minimum Livability Code to address minimum
property maintenance standards for housing, including equipment used for
light, ventilation, heat, and sanitation. This should apply to owner occupied
and rental housing, interior and exterior of units.
Design Standards
All of the objectives listed in the above section on Objectives should be
consolidated into Design Standards that would be adopted by the Town as
regulations affecting new development and redevelopment in all zoning districts.
Such guidelines would also be relevant to Growth Areas annexed into the Town.
Examples of Design Standards elements are building density and materials,
building styles and accessories, streetscape features, landscaping and buffering,
pedestrian and vehicular circulation, lighting, and signage. In particular, it is
recommended that the Design Standards include regulations for the preservation
of historic structures and programs for their use and adaptive reuse.
Historic Preservation Recommendations
The Centreville Community Plan of 1998 recommended that sections of the
Town with historic and architectural significance be designated as historic
districts. Within those districts, all new development, renovation, or demolition
would have to be reviewed and approved by a historic commission. That
recommendation has not been adopted as of the writing of this Plan; however,
the Town has begun the process by identifying a historic district and a historic
district is designated on the National Register of Historic Places. Additionally,
individual historic buildings within the Town have been included in the National
Register. The enactment of regulations and the creation of a board have yet to
be implemented. These two matters need to be addressed by the Town in order
for the historic district to be truly meaningful. In some communities with similar
regulations, historic preservation is seen as burdensome and a dilution of
individual property rights. Although the goals of historic preservation are usually
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seen as being beneficial, the application of regulations can sometimes be seen
as a limitation on individual property rights. At the least, historic preservation can
be a controversial municipal function.
With the above noted concerns in mind, it is the intent of this Community Plan to
suggest that the proposed Design Standards incorporate a separate and distinct
set of regulations aimed at the preservation of the Town’s historic fabric within a
defined historic district. These regulations would not necessarily be of a greater
burden to a property owner than those for nonhistoric structures. The intent
would be the creation of an achievable and enforceable set of standards that
would foster preservation over the options of neglect, alteration, demolition, and
replacement.
The administration of the historic preservation standards would be within the
context of the Design Standards as a whole. Applications for required permits
would be received and reviewed by the Town staff, followed by consideration by
a reviewing body, when appropriate, which would approve or deny a proposal
based on its conformity with regulations and compatibility with the community.
The following recommendations are made to facilitate the initial process of
implementing a historic preservation program:
1. The Town’s Historic District has been defined geographically and is found on
Figure 2. Workshops with community leaders, local residents with an interest
in historic preservation, State and regional preservation planners, and the
general public should be held. The Historic District should be an overlay
zoning district, providing supplemental regulation beyond that of the
underlying zoning district.
2. The Town should expand an inventory of historic structures through
coordination with the Maryland Historic Trust, other regional organizations,
and local residents. The inventory should be made on acceptable forms and
include data essential to contemporary collection techniques.
3. Standards to be incorporated into the Town’s Historic District Design
Standards need to be drafted and discussed with the community.
4. The Planning Commission and the residents of the Historic District should be
educated about permit processing, technical issues of preservation planning,
and the values of historic preservation.
5. The Town should continue to implement installation of historic markers for
historic structures within the district.
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