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HT 393 .M33 Q64 1989 6/1 QUEEN ANNE'S COUNTY DESIGN MANUAL COASTAL ZONE INFORMATION CENTER Department of Planning and Zoning Queen Anne's County County Office Building Centreville, Maryland 0 ueen Anne's County 0 Design Manual Queen Anne's County 0 Department of Planning and Zoning County Commissioners William V. Riggs, President Wheeler R. Baker -F Frances A. Ashley d1k Planning Commission RW Henry Covington - Chairman Alternates: Julius Grollman - Vice Chairman Elmer Pusey Lewis E. Lane Patricia Rhodes Walter Schmidt Katherine Ruth Jarnes C. Johnson James L. Hynson Department of Planning and Zoning Planning Director Barry Perkel Project Director Margaret Kaii Report and Graphics Prepared by: Land Design/Research, Inc. Preparation of this report was partially funded by the Office of Coastal Zone Management National Oceanic and Atmospheric Administration. CONTENTS Introduction .....................................................................1 Zoning Districts ................................................................2 Residential Development .................................................3 Countryside ...............................................................8 Agriculture .............................................................. 14 Suburban Commercial ............................................. 18 Non-Residential Development ....................................... 22 Site Plan and Subdivision Review Process .............................................................. 28 Conclusion .................................................................... 30 MI Appendix ....................................................................... 31 INTRODUCTION This manual is intended to be a guide. it does not contain the entire County Comprehensive Plan or the New residents and "natives" of Queen Anne's County Zoning Ordinance. if you have a question about the have expressed a desire for better control of the physi- specifics of a given zoning district, you should contact cal design and quality of new development. As a the Planning Office for more information. Each site result, the County Commissioners and Planning contemplated for development is different, therefore Commission undertook the development of a new long solutions which appear in this manual may not be range plan (Comprehensive Plan) and Zoning Ordi- applicable to every site regardless of similar zoning. It nance. These documents are intended to achieve a is a good idea to make an appointment with a member number of objectives which include preservation of of the planning staff early in the design process to agricultural land and related land uses, protection of facilitate project approval. the County's rural appearance and protection of specific natural resources in Queen Anne's County. Other goals include providing affordable housing, improving roads and highways, and ensuring that new development does not overburden existing public facilities or require radical changes in County fiscal policies. The new ordinance includes many provisions which permit greater flexibi I ity to landowners and developers. Some of the regulations are complex and require explanation; much of that explanation is best provided through illustrations contained in this publica- tion. This manual is intended to provide: 1. An explanation of the regulations. 2. Examples of development in several of the zoning districts. 3. An explanation of the approval process required for new development. ME, Queen Anne's County is approaching development regulations differently from many other communities. NEW In recognition of the fact that development pressure is increasing, County officials chose to foster develop- ment in an appropriate form rather than barring devel- opment or "zoning it out". This approach has led to a series of regulations that require elements such as planted buffers to separate incompatible land uses, open space requirements, and extensive landscaping. These and other measures in the zoning and subdivision ordinances are intended to ensure that new development does not destroy Queen Anne's County's visual quality and rural environment. The regulations have been designed to establish rules objectively by subjecting each application to a series of simple mathematical computations. The computations deter- mine the number of homes permitted in residential districts, or in instances involving commercial develop- ments, the maximum permitted floor area, the amount of paved and landscaped areas, as well as the amount of landscaping required. Putting the requirements in a format which can be easily interpreted and consistently applied by the reviewing agency eliminates uncertainty and subjective decision making. ZONING DISTRICTS This district allows apartments, condominiums, and more affordable housing for County residents. These The unincorporated areas of Queen Anne's County types of development 'require relatively little land; have been divided into eleven zoning districts. These therefore, landscape standards have been balanced to districts are designed to aid in the development of allow densities of an urban transitional character to be community and neighborhood character by allowing achieved. only compatible uses in each district. The districts can d1k be viewed in two categories; residential and non-resi- Finally, the Queen Anne's County Comprehensive Plan or dentiai. The actual allowed uses within these districts, creates a group of zoning districts to maintain the Ak however, can overlap. character of neighborhoods and developments already W, in existence or under construction. They are called da@ Residential Districts Neighborhood Conservation districts. They are RW intended to provide for in-filling of existing neighbor- The largest undeveloped district in the County is the hoods while maintaining their character. Future devel- Agricultural district. This district is intended to pre- opment in these districts will follow the existing serve and protect areas of Queen Anne's County that densities and lot sizes. are predominantly in agricultural use and contain Milk prime agricultural soil. This district is designed to Non-Residential Districts MW protect the agricultural industry from encroaching dk residential development. Some development is al- The Suburban Commercial district is designed to 4W lowed, but only on a very limited scale so that the provide moderate-intensity commercial development. AL agricultural character and uses of the area are main- It is the most restrictive commercial zone and main- RW tained. tains the suburban character of the area by permitting limited volumes of commercial development. most The Countryside district serves as a transitional district development in this area is intended to service the between the farmlands and more developed areas. It needs of nearby residents. 4W also strictly limits development in coastal and other - areas containing resources that require protection. The The 5uburban industrial district is intended to provide - areas zoned Countryside, when fully developed, will for the development of moderate-intensity office, - still maintain their rural character. warehouse, and industrial uses which are compatible - with surrounding suburban development. In recogni- The Estate district is more suburban in character. it is tion of the very limited demand for such uses within designed to provide a "superior" suburban living the County, this district is intended to be used sparingly environment by providing large estate lots. Lots in this in order to concentrate such development into smal I zone are generally larger than two acres. areas which can be readily serviced with necessary infrastructure such as sewer, water, and roads. The Suburban Estate district provides for a slightly higher number of homes than do the previous districts; The Urban Commercial district allows moderate- yet it encourages the same type of living environment intensity commercial and light industrial development, - as the Estate District. This district is intended to be yet requires sufficient landscaping to lend a more - served by a community waste water system. Open suburban character to what would otherwise be an - space is again a key element in maintaining the overall urban setting. - estate character of the area. - Finally, the Village Center district is intended to The Suburban Residential district is intended to provide accommodate the crossroad centers where new devel- for the majority of growth in the areas of Queen Anne's opment or redevelopment is encouraged, but where County with sewer service. This district allows moder- the design and layout of the proposed new develop- ate density development in a manner that is consistent ment must be blended into the unique scenic character with the desired suburban character and is intended to of the community and surrounding area. Residential provide areas for more affordable housing. and non-residential development can occur in this district. However, most uses in this district require a The Urban Residential district permits residential conditional use approval from the Board of Zoning development at high densities with an urban character. Appeals. 2 These eleven land use categories have been designed Net density - An intensity measure expressed as the to foster desirable development in Queen Anne's number of units per net buildable site area. It is the County without destroying the beauty and character of density on the buildable portion of the site. It is also its neighborhoods. More specific information regard- used in figuring the site capacity. ing required landscaping, open space, building size, and setbacks for each district can be found in the Open space ratio - A ratio of the portion of a site that Queen Anne's County Zoning Ordinance. remains undeveloped (and is specifically designated as The following sections of this publication provide open space) to the gross site area. Open space protects further guidance for using the Ordinance in developing natural resources, provides recreational space, and within these residential and non-residential districts. sets the character of an area. Plant unit - A unit of mixed landscape material speci- RESIDENTIAL DEVELOPMENT fied by the ordinance for use in bufferyards, parking areas, and on-lot landscaping (Sections 6200 ). Development regulations in Queen Anne's County are Resource protection land - Al I land areas cons .isting of subject to mathematical computations designed to wetlands, drainage ways, woodlands, farm fields, ensure that development will occur in a manner beaches, bluffs, and shore buffers. A percentage of consistent with the County's long range objectives. In each of these resource areas is protected depending on the case of residential development, the computations the type of resource and its location. These percent- determine the number of homes permitted in a district. ages are in conformance with the Comprehensive Plan Ak District character is influenced by density which is the which sets minimum levels of protection for different 4W number of units allowable per acre. natural resources. This section explains how density is calculated for M, residential development. Each residential district allows a different density; however, the process used to Shore buffer - A 300 foot strip of land required to be find this information is similar in each case. The maintained in a natural condition between non- process for calculating residential density is easily ac- agricultural development and the shores of the Chesap- complished once the components of the process are eake Bay and its tributaries. The shore buffer extends understood. inland from the edge of the tidal wetland or mean high - water line. The buffer must have at least fifty percent - Definitions of its length and fifty percent of its area covered by - vegetation. The exeption is when the depth of the - Base site area - The total area of the site after portions shore buffer occupies more than fifty percent of the - of unusable land are subtracted from the gross area. upland aea of the site, in which case the Planning - -Areas considered unusable are bufferyards, right of Commission will determine a shore buffer of uniform - ways, easements, and roads. (See Section 5300 of the width which will comply as nearly as possible with the - Zoning Ordinance.)* standard width but permits reasonable development of - the property or properties. (See Section 6100) - Bufferyard- An area of land together with a specified Site capacity - A measure of I and use intensity meas- - type and amount of landscaping that may be required - between land uses to eliminate or minimize conflicts ured by the number of dwelling units per acre for an - between thern. entire site. - Gross density - The quotient of the total number of Site Capacity Calculation for Residential Development - dwelling units divided by the base site area of the site. (Section 5300) - It is used in determining site capacity. - The determination of site capacity can be achieved - Gross site area - The area contained within the bound- once a simple site analysis is completed. Natural re- - ary lines of a lot. sources on the site are identified and designated as - areas of resource protection. Site capacity can then be calculated. The following example demonstrates how site *Note: All sections cited in this publicalion are from the Queen analysis and site capacity calculations are achieved Anne's County Zoning Ordinance and subdivision Regulations. using a hypothetical site. 3 Site Analysis for a Residential Site Commercial Zoning -71 -T- 'Mature Hardwoods ............. ............. 4, Same Zoning Non-tidal On Adjoining Wetland Lot -Non-tidal Same Zoning Wetland On Adjoinin 9 Lot 2 Drainageway. 44 rz Ith. /45 Agricultural District d1k d1k up TOTAL SITE AREA 65.4 ACRES dik 3 ) -Natural Resources shown above Mature Hardwoods Non-Tidal Wetlands Drainage Way These resources are to be protected See Page V-26 in Zoning Orclinance. 4 Resource Protection and Special Natural Features Land (Upland Category Shown) mature Hardwoods 16 acres -42-- Non-tidal Non-Tidal Wetlands Wetlands 2 acres 9 acres 3t/ '44 7 Drainageway 3.4 acres ML 0 qW TOTAL ACRES PERCENT OF RESOURCES TO BE OF RESOURCES PROTECTED (See Section 5300) 11.20 acres 16.0 acres Mature Hardwoods 70% 11.00 acres 11.0 acres Non-Tidal Wetlands 100% 1.20 acres 3.4 acres Drainageway 30% Total Resources 23.40 acres 30.4 Total acres d to be Protecte TOTAL SITE AREA 65.40 ACRES 5 Site Capacity Calculations CALCULATION OF BASE SITE AREA Bufferyard Requirement Because of Adjacent Commercial Zone (1.5 acres) Commercial Zone 0 .......... .......... ............. -42 No Bufferyard Requirement, Because of Same Zoning on Adjoining Lot No Bufferyard Because of Same Zoning on ............ Adjoining Lot ........... ... ... ..... 4W - - d1k 1-42 ................ dML -48 .......... 4W dlbk 0 4W (20' Bufferyard) 41 d1k v'k d1k TOTAL SITE AREA 65.4 ACRES Subtract Appropriate 4.3 ACRES Land (1.5 ac. + 2.8 ac.) BASE SITE AREA 61.1 ACRES See Section 5300 for additional information in calculating base site area. See Section 5300 for additional bufferyard information. 6 See following diagram for further site capacity calculations. Procedure for Calculating Site Capacity RESIDENTIAL Process A Process B Total Site Area Total Site Area 65.4 acres ---------- -+ Subtract Subtract Roads & Bufferyards - 4.3 acres LRoads & Bufferyards - 4.3 + :.Cr.. Base Site Area 61.1 acres Base Site Area 61.1 acres d1k (D Calculate Percent of Open Space Required Calculate Resource 61.1 x .50 = 30.55 Protection Requirement 61.1 acres x 50% = 30.5S 23.4 acres *1 93 EX Subtract Open Space Requirement from Base ite A a i (Largerof@@-.or 2 4W LNet Buildable Site 30.55 acres Multiply Net Multiply Base Site Buildable Site Area Area x Gross Density x Net Density = Allowable Units Allowable Units 61.1 acres x 1.50 91 units* 30.55 acres x 4.9 149 units* Rounded to the lowest whole number Site Capacity 91 Units The lower number of Allowable Units Calculated in Process A and Process B. Two different calculations are used in determining site capacity: In Process A the natural resources cover more of the site than the minimum development. In instances where natural resources cover more of the site than the minimum required open space, this allowable density figure is used to determine the number of allowable units. In Process B the gross site density is used to calculate the allowable density simply by multiplying it by the base site area. This process assumes that natural resources do not exist on the site. By carrying out these computations, both limiting factors-gross density and natural resources- are addressed and the more limiting of the two is used to determine the site capacity. j of LCa red P _5 rote, 30.5S 7 dft or dmk qW The following sections provide actual examples of how two thousand (2,000) feet of shore line. In this in- these calculations are applied to real sites for three stance, the shoreline poses several challenges to different residential districts, demonstrating good development. The shoreline provides an opportunity dk design techniques. Number of units alone cannot for extraordinary views across bodies of open water. 4W insure good design. There must be room in planning While these views provide one of the major attractions for creative solutions so that the aesthetic quality of the to Queen Anne's County, homes located along shore- environment can be preserved. The Zoning Ordinance lines have contributed to a decline in water quality as Ida, is designed to encourage good design and flexibility well as a loss of shoreline habitat for wildlife. This is iw- within the regulations established by Queen Anne's caused by poor site planning and insensitive designs. dsk County. Another important resource on the site is the 3.16 Wr The three examples show how maximum develop- acres of woodland which provide habitat for many dikk ment can be achieved with quality design and main- species of wildlife. From scientific data determining the RW taining a desirable environment. The districts shown impacts of various land uses on water quality, it is now Alk are Countryside, Agricultural, and Suburban Residen- an accepted fact that forest cover serves several wr tial. Each example gives an introduction to the district, functions along a waterfront if wide enough and Mk a description of the site, a summary of the site capacity sufficiently covered by trees. These beneficial func- wr calculations, and an explanation of the design intent. tions include the reduction of sedimentation, decreas- dh ing the phosphorus and nitrogen contamination from It runoff, and the provision of wildlife habitat. As a result of these findings, Queen Anne's County RESIDENTIAL DENSITY COMPUTATIONS has determined that an area three hundred (300) feet Ift landward of the edge of wetlands or the edge of the 4W EXAMPLE/. COUNTRYSIDE DISTRICT shoreline is not to be developed in any manner except for such uses as passive recreation (arboretums, areas Introduction for hiking, nature areas, wildlife sanctuaries, etc. See Section 4007). Furthermore, this area (referred to in The Countryside district is intended to achieve two the Ordinance and Plan as the shore buffer) must also purposes. The first purpose is the preservation of be planted with a specified mixture of vegetation in- 4W sensitive natural features present on the site such as cluding hardwoods and other species of vegetation on woodlands and wetlands. The second purpose is the one half the length and one half the area. This require- - preservation of the rural character of designated areas ment ensures that a corridor for wildlife movement and - within this district even after their development is habitat will be available in the newly created wood- - complete. This district is intended to provide for a land as well as that impacts of development on water - transition between the more intense uses permitted in quality will be reduced. Finally, by requiring that one - some zoning districts and the County's agricultural half the length and one half the total area of the shore uses. buffer are revegetated, there is ample opportunity to In terms of its geographic extent, the Countryside provide views of the water which contribute to the dikk (CS) zone is second only to the area covered by the Ag- site's attraction for development. Existing vegetation ricultural zoning district in Queen Anne's County. It is can be used to reduce required landscaping as long as most prevalent along the County's undeveloped there is not a reduction in site protection. If existing waterfronts in the Fourth and Fifth election districts as woodlands are disturbed, then a replacement of 1.5 well as the upper reaches of the Chester River. The CS acres of new woodland for every one acre of disturbed district is also intended to function as the Resource woodland is required (Section 6100). Conservation Area required by the Chesapeake Bay The wetlands which appear on this site are also Critical Area Criteria. important for providing wildlife habitat as well as pro- tecting water quality by filtering runoff. Wetlands are Site Description an important part of the natural system and are extensively distributed throughout Queen Anne's A site which is presently zoned CS is illustrated on County. They are regulated by the Federal Govern- page 9. The site consists of approximately 170.70 ment as we] I as the State of Maryland and the County. acres. It is essential that any development site have its . It is especially important to note the presence of wetlands clearly marked as off-limits to any distur- several natural resources. The site has approximately bance. Countryside District, SITE ANALYSIS \V11 Mature Hardwoods Critical Area Boundary 0 300' Shore Buffer ce. lp 0-o Tidal U Wetlands' Tidal Wetlands z Existing Agricultural ML Fields Existing dek Hedgerow Z Critical Area mft Boundary Bufferyard dft A. --Bufferyard COUNTRYSIDE DISTRICT RESOURCES TO BE PROTECTED dML PERCENT OF RESOURCES TO BE PROTECTED -W M, Tidal Wetlands 28.76 acres mw Mature Hardwoods 2.53 acres Successional Vegetation .51 acres Shore Buffer 52.12 acres Total Resources 83.91 Total acres 9 to be Protected. Site Capacity Summary Two development plans for this site appear on pages 11 and 12. In both cases, clustering of dwelling units isimplemented. It is especially important to note that this use of clustering limits disturbance while still 1W maintaining views of the water. The CS district requires that a minimum of eighty-five percent of the site be left in open space when cluster or planned de- velopment is proposed. The development plans reflect this and have utilized only fifteen percent of the site's total area for lots and roads. 4W The determination of density is conducted through the site capacity analysis described in the first section of this document. On the example site the minimum open space requirement (85% of 170.70 acres) will determine the number of acres required for open space. The total development program on this site allows for 35 homes and 140.9 acres of open space. Design Intent The designs on pages 11 and 12 show how the view can be maintained as an important element of the design strategy for this site. There is little or no existing woodland located adjacent to the shoreline. There- fore, the required 50 percent coverage can be placed dft strategically to ensure that views are maintained. Building lots must be placed outside of the 300 foot shore buffer. - Woodlands which are present or introduced in the - Countryside district may serve several functions. They - provide cover as well as food to such species as deer, - raccoons, and many waterfowl. Additionally, they provide for a natural buffer between adjoining devel- opments, separating each into a distinct community. Furthermore, the woodlands provide an attractive and private location for the siting of homes. Here, it is again important to minimize disturbances in order to ensure that the integrity of the resource is not destroyed while maximizing its value for development. Hedge- rows provide similar benefits on a smaller scale and should be afforded a degree of protection. The conventional design concept shown on page 11 portrays a I inear development with ten of the lots separated from the waterfront by the road and another row of lots. Two flag lots are also created. in the preferred concept on page 12, all the units have access to the waterfront. The clustering of lots into small courts gives each property owner the atmosphere of an individual court identity. These courts provide a safe environmment away from traffic. Lot sizes are smaller than in the conventional concept, which keeps improvement costs to a minimum. 10 Countryside District CONVENTIONAL CONCEPT 2 Lots Permitted outside Critical Area' 4W Boundary Reforest Shore Buffer 4W 501 R/W -A Critical Area Boundary 4W 1Z 30% Wetlands Wetlands Critical Area Boundary Existing Hedgerow 151 Bufferyard - X, Project Entry COUNTRYSIDE DISTRICT - CLUSTER DEVELOPMENT SUMMARY 20' Bufferyard TOTAL SITE AREA 170.70 ACRES Bufferyards 4.95 acres Base Site Area 165.75 acres OSR ( 165.75 x.85) 140.9o acres Net Buildable 24.85 acres Allowable Units ( 16.5.75 x .20) Critical Areas 33.Oo Allowable Uniits ( 13.21 x .20 ) Upland 2.00 Allowable Units 35.00 Total Allowable Units Countryside District PREFERRED CONCEPT 2 Lots Permitted outside Critical Area 44, Boundary Reforest Shore Buffer (See Section 6200) 5 01 R/W Critical Area Boundary A Wetlands Wetlands Existing Hedgerow 20' Bufferyard Critical Area - Boundary 15'Bufferyard N Project ntr 900:1 COUNTRYSIDE DISTRICT CLUSTER DEVELOPMENT SUMMARY TOTAL SITE AREA 170.70 ACRES Bufferyards 4.95 acres Base Site Area 165.75 acres OSR ( 165.75 x .85) 140.90 acres Net Buildable (Critical Area) 24.85 acres Allowable Units 165.75 x .20) Critical Areas 33.00 Allowable Uniits 12 13.21 x .20 ) Upland 2.00 Allowable Units 35.00 Total Allowable Units d1k do. qW Smaller lots are also more easily maintained, which is The last development option available to land- an important marketing factor for two income house- owners in CS districts (outside the Critical Area) is a holds. density bonus for the construction of affordable These are not the only development alternatives housing. This provision allows for the construction of available to landowners in the CS zone. Sites located one additional unit for each unit built which meets the in the CS zone may use the following options to following criteria: increase the number of homes permitted: 1. Shore erosion control density bonus (Section 8000). 1 . Subsidized by a government agency. 2. Transferable development rights (Section 8200). 2. Purchaser has an income equal to or less than eighty 3. Affordable housing bonus (available only outside percent of the median household income as deter the Chesapeake Bay Critical Area) (Section 8400). mined by the most recent census. 3. The provision has not been used elsewhere on the in the case of the example site, there are approximately same site within the past five years. 3,200 linear feet of shoreline. if this entire shoreline 4. Affordable housing units can not constitute more were eroding at greater than 4 feet/year, the cost for than twenty percent of a development, except in shore protection would be around $640,000 ($200 per developments of ten units or less where no limit foot x 3,200 feet). This means that erosion control per will be imposed. home would cost approximately $19,394. However, 5. A suitable arrangement is made with County, State, examination of past developments indicates that ten or Federal agencies to ensure that the units remain percent of the sales price is a reasonable cost to be within the specified ranges of affordability. absorbed as a cost associated with development. in dft@ this case ten percent of the sales price at $1 50,000/lot Persons interested in making use of this provision would generate only $495,000, which sti I I leaves the should contact the Planning Office for additional development short of its actual shore protection cost of information. $640,000, producing a shortfall of $145,000. This shortfall equals approximately the sales price of one lot with the ten percent cost for shore erosion. Therefore using option one, this project is eligible for one addi- tional unit to offset the cost of the required shore protection. Landowners who are interested in the use of this option should contact the Planning Office. The second available option involves the move- ment of development rights from one area of the County to another. Several basic rules govern the transfer of development rights. First and most impor- tant is the requirement that the area sending develop- ment rights be appropriately designated. Development rights may be transferred to the CS district from the following districts: 1. Agriculture (1 home per eight acres). 2. Countryside (1 home per five acres). It is important to note that development potential which is transferred from one area to another may be shifted only into the areas with the same or lesser envi- ronmental classification. Development from sites outside the 1000' Chesapeake Bay Critical Area may be shifted only to other sites (or portions of sites ) out- side the Critical Area. Transfer from the Critical Area to a site outside the Critical Area would be permitted. Given that the use of this provision requires a very specific submittal, land owners interested in transfer- ring or purchasing development rights should contact the Planning Office for a more detailed explanation. 13 EXAMPLE/h AGRICULTURAL DISTRICT can be maintained in productivity. The County also encourages that houses be built in wooded areas Introduction where possible to minimize loss of farm land, and to provide the homeowner with buffer protection from Agriculture has been and continues to be a traditional farming operations. land use in Queen Anne's County. Because agriculture Two options for development are open to the is the most common industry in the County, it is very landowner. The first is to develop individual single Milk important to minimize its conflicts with residential de- family lots with a minimum size of ten acres. The w velopment and environmental protection. The County second alternative involves a cluster development. seeks to preserve its agricultural areas , maintaining a This option allows the developer to locate develop- viable agricultural economy and yet allowing enough ment at a higher density of one unit to eight acres on flexibility so that farmers can develop residential units 15 percent of his property, leaving the remaining 85 on less productive land. percent of land for agricultural uses. more lots can be The AG zone has been designed to reduce density developed with less site impact under this option than from one dwelling per acre (previously allowed by the with the large lot single family option. dill Zoning Ordinance) to one dwelling per eight acres Wr using a cluster development option in order to main- d1k tain a rural farm atmosphere. A minimum of 16 acres 4W is required in order to be considered subdivision under d0l this option. W, d1k Site description The site found on page 15 is currently zoned AG and provides a model for understanding the development and preservation of agricultural land. This site contains 278.98 acres of agricultural land. Additionally, 55.55 acres are woodlands, and 49.1 acres are non-tidal wet- lands. The Zoning Ordinance seeks to protect various natural resources within the County. Non-tidal wetlands and woodland forests are considered natural features of the land, and a percentage of these re- sources must be protected as called for in the Ordi- - nanc e and Comprehensive Plan. This is done by - requiring a percentage of the natural resource to be - maintained as open space. Open space ratios have - been determined based on the natural features and - their location within the County. Site Capacity Summary - On the example site, 34 dwelling units can be built if - the clustering option is employed. The maximum area - which may be disturbed is 41.63 acres. Up to fifty - percent of the area in mature woodlands and twenty percent of the area non-tidal wetlands on the 278.98 acre site may be disturbed without mitigation (Section 5300). Design Intent The new Zoning Ordinance provides an alternative which encourages the developer/farmer to cluster lots so that the maximum amount of prime agricultural land 14 Agricultural District SITE ANALYSIS Out Parcel Existing Woodlands Farm Field 0 Non-Tidal Wetlands e 15. dh 15' Bufferyard CY) dh C1q 0 C L A N N A N StAO? Non-Tidal Wetlands AGRICULTURAL DISTRICT - RESOURCES TO BE PROTECTED PERCENT OF RESOURCES TO BE PROTECTED Non-Tidal Wetland 39.28 acres qW Drainageway 3.70 acres mature Hardwoods 27.75 acres Farm Field 92.80 acres ask Total Resources 163.50 Total acres 15 to be Protected. The drawings on Page 16 and 17 illustrate three design Afrsicultural District - concepts showing how the 34 dwelling units can be placed in clusters, allowing the maximum amount of C u ter Development open space for agricultural uses. The minimum allowable lot size is 20,000 square feet if individual ALTERNATIVE CONCEPTS septic systems are provided, and 10,000 square feet if a common septic system is provided. The minimum lot 34- Single Family width is 130 feet. The required building setbacks are Lots 40 feet at the front yard, 20 feet at the side yards, and 50 feet at the rear of the site (see Section 5100). Two off-street parking spaces are required per dwelling unit. Each design concept has its own merits and deals with vehicular access and impacts on the site in a different manner. in Concept 1, each lot takes direct access from Route 213. This could create potential safety hazards for homeowners and motorists. if access is taken off a county road, approval must be granted by the Queen Anne's County Department of Public Works. if a state highway is involved, approval must be obtained from the State Highway Administration. The location next to the highway is undesirable due to constant traffic noise. Concept 2 minimizes the access off of Route 213,and concentrates traffic within Major the development. Concept 3 seems most realistic, with Arterial dwelling units divided into three cul-de-sacs. This Road concept has improved road access while providing the homeowner with a rural atmosphere. Septic field location is facilitated by the fact that the development is located in three separate areas on the site. The de- Concept 1 velopment areas are buffered from the highway while the forested area minimizes nuisances from agricultural 34- Single Family open space to areas of residential development. Lots A buffer yard is required along Route 213; how- ever, it may be waived if sufficient landscaping is 0 WAR provided between the residential development and the mana agricultural land. The buffering is desirable from a I 44b visual standpoint and provides a transition between ag- ricultural practices and residential development. Major Arterial Road A Concept 2 16 Z Agricultural District PREFERRED CONCEPT OUT PARCEL. 7-Entrance Signs and Landscaping at Non-Tidal Each Court Wetlands dl@ Utilize Area for Common Septic Farm Field - Non-Tidal Wetlands dll@ Permissable to Disturb Up to 50% of Existing Woodlands 0 @A AGRICULTURAL DISTRICT - CLUSTER DEVELOPMENT SUMMARY TOTAL SITE AREA 279.00 ACRES Bufferyards 1.5o acres Base Site Area 277.50 acres OSR ( 277.5 x .85 235.85 acres Net Buildable 41.63 acres Allowable Units 17 277.5 x .125 34 Total Allowable Units EXAMPLE Hk SUBURBAN RESIDENTIAL single family residential development (all units de- tached). The second type of development is a planned Introduction development. This type of development allows for a variety of housing types to be used including single The Suburban Residential district is intended to provide family, single family zero lot line, village houses, twin for the majority of future residential development in the houses, patio houses, atrium houses, townhouses, areas of Queen Anne's County served by public sewer. weak-link townhouses, multiplexes, and apartments. In this district, open space plays an important role as Planned development in the Suburban Residential the key element to suburban character. Often, resi- district requires that 45 percent open space be pro- dents are attracted to the County's suburban areas by vided on the site. the presence of nearby rural land; however, that land As in the example given in the Site Capacity soon disappears as the community grows and new Section, the permitted dwelling units must be com- homes and businesses are built. pared to the maximum allowable dwelling units and Queen Anne's County seeks to insure a high the lower number of the two takes precedence. The quality of suburban character by encouraging that open space required on this site is 51.44 acres. The open space be provided and that cluster and planned permitted dwelling units is calculated to be 256 units developments be implemented. While land may be (rounded to next lowest whole number). The maxi- developed as one acre lots with no open space in the mum allowable dwelling units is calculated to be 228 suburban residential district, it is clear that there is units (rounded to the next lowest whole number). The substantial economic advantage to developing at lower number of dwelling units figured will dictate the densities two or three times higher with the required number of dwelling units allowed on the site under ink open space of thirty to forty-five percent. This is cluster development, in this case 228 units. 4W intended to discourage the more typical subdivision The same procedure is used in calculating the All which occurs in a grid pattern with little or no open maximum allowable dwelling units for a planned de- space. velopment. Again the lowest number is used. In this case 388 dwelling units are allowed for a planned de- Site Description velopment on the example site. A typical site in the suburban residential district is shown on page 19. The site contains 116.92 acres. As in the example for the Agricultural district, natural resources exist on the site and are partially protected by the Zoning Ordinance and the site capacity calcula- tions described earlier. The non-tidal wetlands which cover approximately 12 acres on the site are com- pletely protected. Seventy percent of the 31 acres covered by mature hardwood forest and thirty percent of the 3.5 acres in drainageways are also protected. The site is surrounded on three sides by three different types of roads, each requiring different buffer yards (Section 6300). Arterial and collector streets require larger bufferyards when bordering residential districts because of the noise and Pollution generated by traffic. Local residential streets require less buffer- yard and landscaping. Site Capacity To calculate site capacity for the Suburban Residential district, the same process as the one explained earlier is used. Two types of development are i I lustrated in this district. The first type is known as cluster develop- ment. This type of development requires the developer to provide 20 percent open space with traditional 18 Suburban Residential District SITE ANALYSIS 20' Bufferyard A R T E R I A L R 0 A D r Out Parce Drainageway 20' 10 B ufferya rd Bufferyard' 0 OPEN* U N DEVELOPED > L A N D Hedgerow X LU rn LW rn d1k 11W Non-Tidal Wetlands 0 U UJ 0 M, .W Same Adjacent Residential zoning SUBURBAN RESIDENTIAL DISTRICT RESOURCES TO BE PROTECTED PERCENT OF RESOURCES TO BE PROTECTED Non-Tidal Wetlands 12.01 acres Drainegway 1.00 acres Mature Hardwoods 22.00 acres Total Resources 35.01 Total acres 19 to beProtected. M, Design Intent Suburban Residential District- The illustrations on pages 20 and 21 depict how a Planned Development planned development could be sited. The develop- ment on this site proposes three different types of housing: town homes, garden apartment/condomini- ALTERNATIVE CONCEPTS ums, and single family residences. Planned develop- ment allows the property to be developed at its maxi- TOWNHOUSE CONCEPT mum capacity (388 units), yet allows the developer the flexibility to create an aesthetically pleasing environ- Townhomes ment with a diversity of housing types. Townhomes Three design concepts for development are ID. depicted. Concept 1 shows a planned development 0 consisting exclusively of town homes. Concepts 2 and 3 show solutions using a mixture of housing types. By providing a variety of housing types, the developer has <1 the market advantage of providing housing to a broad spectrum of prospective buyers. Concept 2 illustrates 0 two types of housing. Concept 3 offers a more diverse mix of housing types than Concept 1 or Concept 2, with less developed land area. Thus, Concept 3 is the preferred alternative. @A Concept 3 is shown fully developed on page 21. 0 increased buffer areas have been provided along the streets to block out undesirable traffic noise and Ln exhaust fumes, and to create a neighborhood atmos- -A phere within the development. A recreation center has been provided in a central location for use by the three Town omes Concept 1 different communities. A system of footpaths is provided to separate pedestrian traffic from vehicular traffic. Existing wetlands have been enhanced to MIXED RESIDENTIAL CONCEPT create visual amenities for the development, increasing the value of the units. Access to the development is Single Family Garden Apartments controlled from major streets and vehicular traffic is Detached selectively guided into the development. Much of the existing forest cover is maintained as open space, <1 enhancing the rural residential character of the site and 0 its marketability. <1 dL 0 91h qW Single Family Detached Concept 2 d1k 20 101k Suburban Residential District PREFERRED CONCEPT - CONCEPT 3 Primary Entrance A R T E R I A L R 0 A D 188 Townhomes ,W 132 - Garden AL Apartments 0 RIP Lake Secondary LU Ce Napo Entrance I I Ln Community Recreation Facility rn C) Alk U Uj AV _j d1k U 68 10,000 SF T Non-Tidal Single Family .9 Wetlands Lots X. #W fly Existing Mature Woodlands .W SUBURBAN RESIDENTIAL DISTRICT - PLANNED DEVELOPMENT SUMMARY TOTAL SITE AREA 116.82 ACRES Bufferyards 2.s acres Base Site Area 114.32 acres OSR ( 114.32 x .45 51.44 acres Net Buildable 62.88 acres Allowable Units 21 114.32 x 34 388 Total Allowable Units dh W dk NON-RESIDENTIAL DEVELOPMENT mum landscape area is calculated. The minimum landscape area is then subtracted from the base site area leaving the maximum impervious area permitted. Mk The community character of Queen Anne's County is Impervious area is defined as all areas covered by 4W of major concern to its residents. Since the location impervious surfaces. and quality of non-residential development can change the character of an area, there is considerable concern over the economic pressures within the county for this RW type of growth and development. For this reason it is am. important to regulate non-residential development 4W even more strictly than residential development. dk The procedure for calculating non-residential de- 4W velopment site capacity is similar to that used for resi- Ink dential development; the difference is that the permit- 4W ted maximum floor area is used as the limiting factor. ok Base site area and resource protection land area RW are calculated the same as for residential development, ML however additional terms are needed to understand the site capacity calculations. Definitions Floor area ratio (FAR) - A ratio of the tota I area of a building to by the base site area (See Section 5200). Impervious surface - Surfaces which do not absorb water. They consist of all buildings, roads, sidewalks, and any other areas of concrete, asphalt, or similar material. Landscape surface ratio (LSR) - A ratio of dividing the landscaped area to the base site area. Landscaped areas are areas not covered by impervious surfaces (See Section 5200). Site Capacity Calculations for Non-Residential Development (Section 5300) The potential for non-residential development on a site is restricted by a maximum floor area ratio (FAR). This ratio varies depending on the district in which the site is located. The maximum floor area permitted is calculated by taking the FAR and multiplying it by the base site area. This restricts the amount of floor area within a building that can be utilized on a site. The total amount of disturbable area on the entire site can be calculated by figuring the minimum landscape area and subtracting it from the base site area. The illustraton on page 23 shows how the mini- 22 A& Procedure for Calculating Site Capacity NON-RESIDENTIAL Total Site Area ZZ.ZZ'Z,,Z@. Subtract Restricted Area (See Section 5300) Base Site Area X F.A.R Base Site Area Floor Area Maximum Calculate Required Landscape Area Calculate Permited Landscape Area Base Landscape SA - Resource Resource Site X Surface Protection x 1/2 (LSR+ Protection Area Ratio Land Land (BSA) (LSR) Base Site Area minus Minimum Landscape Area (Larger of 0 or@ Buildable Site Area Buildable Site Area Maximum Square Feet of Floor Area Permitted on Site : pe Area e e rsou to] ec n a.ntd 23 NON-RESIDENTIAL The buildable land can be calculated by subtracting DENSITY COMPUTATIONS the landscaped area from the base site area. in this example the buildable land is .52 acres. This is the EXAMPLE/: SUBURBAN COMMERCIAL DISTRICT disturbable area on the site where all building, parking, Introduction and paving must be located. The maximum area for building coverage is calculated The Suburban Commercial district has been designed by multiplying the base site area by the floor area ratio to provide needed retail, services, offices, and indus- (.20 for suburban commercial) resulting in 10,072 trial employment at an intensity that is f@jftl compatible square feet of allowed floor area. in summation, of the with the suburban character of the area. Landscaping, 68,389.2 square feet of the total site (1.57 acres), lighting, and signs are all strictly controlled in the 27,705 square feet must be landscaped and a maxi- district to insure that the proper character is achieved. mum of 10,072 square feet can be covered by build- ing. Site Capacity Calculations (Section 5300) Design Intent Two sites have been chosen from the Suburban Commercial district as examples in this document The development of the 1.57 acre site based on these because the Suburban Commercial district is the most requirements is illustrated on page 25. The building restrictive non-residential development district. The has been located toward the rear of the site to mini- ML first example is a small site of 1.57 acres in a residen- mize the impact on the residential neighborhood. -W tial neighborhood. The second example is a 17.5 acre Parking is buffered and screened from view by a low Ah, site, demonstrating how a larger commercial develop- berm. The use of this berm reduces the size of the ment can be blended into a suburban residential neigh- plants required for the buffer yard and parking lot borhood. plantings. Small Site Parking requirements - The base site area as in the previous sections is estab- in all non-residential districts there is a required - I ished and the site capacity is figured based on re- parking standard based on the proposed use (Section - quired open space and resource protection land. in 6600). For most commercial uses, parking is based - the case of the 1 57 acre lot found on page 25, .41 upon the number of square feet of floor area being - acres is lost to buffer yard areas. No natural resources used. In the 1.57 suburban commercial example, four - exist on this example site. The base site area is calcu- commercial uses are proposed: a video store, a dry - lated to be 1. 16 acres or 50,355 square feet. in non- cleaner, a convenience store, and a bank. For the - residential development, the base site area is multi- video store, the dry cleaner, and the bank, one parking - plied by the landscape surface ratio (.55 for SC dis- space per 200 square feet of floor area is required, - tricts) resulting in .636 acres (27,705 square feet) of resulting in 22 spaces. Banks providing drive-in lanes - required landscape area. The 1.16 acres of buildable must provide five spaces of off street waiting area per land can then be multiplied by one half the required drive-in lane. In the case of the convience store, 16 landscape surface ratio (.27) resulting in .31 acres of spaces are required, one space for every 100 square calculated landscape area. if resource protection land feet of sales area and one space per every 200 square was located on the site, it would then be added to the feet of storage area. Total parking for the commercial calculated landscape area resulting in permitted development is 38 parking spaces or 10,260 square landscape area. However, in this example the calcu- feet. lated landscape area is equal to permitted landscape Landscaping reQUirements area because no natural resources exist on the site. - The larger of the permitted landscape area (.31 acres) - and the required landscape area (.64 acres) is consid- There are bufferyard landscaping requirements for - ered the minimurn landscape area for the site. In this roads and adjoining property lines separating different - case the .64 acres of required landscape -area is larger districts. There is also an on-lot landscaping require- - and therefore the minimum landscape area required for ment (Section 6200), and a landscaping requirement - the example site. for the parking lot (Section 6200). Page 26 shows how these requirements are calculated. 24 Suburban Commercial District 1.57 ACRE SITE 20' Bufferyard -Trash dumpster w/screening LU LU Ce N Ln 10' Bufferyard - 6200 S.F.- Building BANK, V C R DRY CONVENIENCE Unloading - RENTAL CLEANER STORE Delivery Area Ce 0 U LU _j 201 Bufferyard _j 0 U 38 Required t Parking Spaces 3' High Earth Berm_ On - Site Landscaping 10' x 40' Sign 6/ac. x .636 ='3.81 P. A R T E R I A L STREET 15,' Bufferyard SUBURBAN COMMERCIAL DISTRICT SUMMARY TOTAL SITE AREA 1.57 ACRES Base Site Area 1.156 acres Landscaping Surface Ratio .636 acres Buildable Land Area .520 acres Maximum Building Coverage 10,072.00 SF. 25 1.156 acres x .20) *P.U.--Plant Units (See Section 6200) M, W Sign Requirements The County Commissioners have determined that the control of signage associated wtih various land uses in Queen Anne's County is an essential part of protecting the health, safety, and welfare of the citizens. This is based on the desire to minimize traffic hazards from Milk signs which distract a driver's attention from the road. W Additionally, the County Commissioners recognize that the primary attraction of the County is its rural appear- ance. Since the appearance of the County helps drive its economy, it is important to protect that appearance. General restrictions regarding the lighting, size, height and location of signs can be found in Section 6400. in the example site, a sixty-square-foot wall- mounted or projecting sign is allowed for each individ- ual use, and a one hundred-square-foot free-standing sign with the maximum height of 15 feet is allowed for the entire shopping center. There is direct vehicular access from two streets, therefore, an additional free standing sign is permitted. Large Site The second example site contains 17.5 acres, also zoned Suburban Commercial. Calculations similar to those used on the smaller site result in 143,348 square feet of buildable area. The required landscape area is 8.965 acres. Parking is computed using the method mentioned in the example of the small site, resulting in 515 required spaces, or 139,050 square feet. Alternatives for development of this site, utilizing open space and landscaping to enhance the develop- ment are shown on page 27. Open space is used as a buffer between the development and residential areas in both alternatives. Alternative A concentrates all de- velopment in one area of the site, leaving large vacant areas surrounding the development. This area is left useless to the site and, if not maintained properly, could create an unsightly and harmful situation. Alternative B attempts to spread out the development. This alternative uses the open space as bufferyards to soften the impact of the large development on the surrounding area. Bufferyard areas between the street and parking lot break up the area and soften its impact. This alternative might cost more because more area is disturbed; however, less area is wasted and the poten- tial of misused open space is reduced. Both alterna- tives satisfy all requirements of the Ordinance, but alternative B is preferred. 26 Suburban Commercial ALTERNATIVE CONCEPTS 17.5 ACRE SITE 55% LSR' arge Expanse of Parking Linear Facade oTypical Building TYPICAL COMMERCIAL APPROACH Layout 45% Buildable 55% LSR* *Wider Setbacks PRIFFIRED APPROACH Oncreased Open Space 45% Bui dable -Utilize open sp.ace within parking expanse See Section 5200 for Non-Residential Performance Standards 27 SITE PLAN AND SUBDIVISION minimum of three weeks to process. REVIEW PROCESS Major site plans must always receive approval from the Planning Commission. They will take at least All proposals for residential and non-residential minimum ten weeks to process. A major site plan development in Queen Anne's County must be application requires that 16 copies of the plans be submitted for approval by the pertinent County agen- submitted with the application. The information cies. Applications for development approval are required is similar for both the major and minor submitted to the Office of Planning and Zoning, which applications. The only distinction is the time required coordinates the review process. This review ensures for review. that all development within the County is in compli- ance with Queen Anne's regulations for development. SUBDIVISION APPROVAL Site plans must be submitted for approval as part of the Subdivisions are categorized as major, minor, and application process for most development in the administrative. An administrative subdivision is County. Applications which do not require site plan applied for if lot I ines are to be changed but the same approval are: number of lots or fewer are proposed. A minor subdi- 1 .Farm buildings; vision is applied for when the development of up to 2. Additions to an existing non-residential building, if five lots on an existing public road is proposed. the building and addition will cover less than ten Anything greater than five lots is considered a major percent of the permitted floor area. For example, if subdivision and usually requires the development of a the existing building is 1,500 square feet and the public or private road. The opening of a new private allowed floor area (based on the FAK) is 25,000 or public road in all cases requires major subdivision square feet, any addition over 1,000 square feet approval. would require site plan approval; Filing for subdivision review requires the submis- 3. An addition or improvement to a non-residential sion of 16 copies for a major subdivision, six copies for building which when added to any prior addition a minor subdivision, and three copies for an adminis- or improvement to the site, covers less area than trative subdivision. ten percent of the landscape surface area which The review process is the same as that for site plan existed on April 9, 1987. approval. Copies of the plans submitted with the application are sent out to relevant agencies for com- These non-residential projects can apply for building ment. These comments are then discussed at the Staff permits without going through the site plan approval Technical Advisory Committee meeting (STAC). This process. All residential development of one parcel committee is made up of representatives frorn each of (more than one dwelling unit requires subdivision the reviewing agencies: the Department of Planning approval) is also exempt from site plan approval. Al I and Zoning, the Department of Public Works, the De- other development plans are subject to the site plan partment of Environmental Health, Soil Conservation approval process. Service, and the State Highway Administration when the proposed project is on or near a state highway. SITE PLAN APPROVAL The applicant is informed of the recommendations and the plan is revised before going to the Planning Site plans submitted to the Department of Planning and Commission. In the case of administrative subdivisions Zoning are categorized as major or minor. Minor site and minor development projects, the plans and com- plans involve twin house units, a single commercial ments from all the pertinent agencies are reviewed by use or an industrial building which will cover ten the planning staff and approval of the development is percent or less of the lot, or an addition to an existing given by the Planning Director. The chart on the building. Minor site plans are subjected to a shorter following page illustrates the approval process. review process and can be approved by the Planning For application and deadline dates concerning site Director, except when proposing the development of a plan and subdivision review, please contact the new public or private road. These site plan applica- Department of Planning and Zoning. Handouts are tions require that six copies of the plan are submitted available detailing the application requirements and with the application. A minor site plan will take the review process. 28 CONCLUSION The intent of the Queen Anne's County Zoning Ordi- nance is to provide residents, landowners, and devel- opers with regulations to protect their interests. It also provides guidelines which permit growth in the County to continue in a manner more compatible with the preservation and enhancement of the County's unique qualities. This publication is intended to clarify the use and intent of the Ordinance. It is meant to be used as an aid and does not contain the solutions to all develop- ment related problems. if you or an organization you belong to would like additional information, please W contact the Department of Planning and Zoning at (301) 758-1255. d1L 30 APPENDIX Department of Environmental Health 208 North Commerce Street Centreville, Maryland 21617 (301) 758-2281 Department of Planning and Zoning 208 North Commerce Street Centreville, Maryland 21617 (301) 758-1255 Department of Public Works Post Office Box 56 Centreville, Maryland 21617 (301) 758-0925 Soil Conservation Service w Federal Building Centreville, Maryland 21617 (301) 758-1671 State Highway Administration (Non- Residential Development) Bureau of Engineering and Access Permits Post Office Box 717 707 North Calvert Street Baltimore, Maryland 21203 (301) 333-1350 State Highway Administration (Residential Develop- ment) P.O. Box 217 Centreville, Maryland 21617 31 J el 3 6668 14108 7868