[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6668148,"mediaKeyId","2241226-98aea350c6d064dd2e320f548380a112","parentId",2241226,"title","Planning commission recommends comprehensive-plan changes for Ocean Downs tank and interconnections to bolster water and wastewater redundancy","audioSeconds",1888,"startMs",2682000,"endMs",4570000,"viewUrl","/Search/View?dp=1&key=2241226-98aea350c6d064dd2e320f548380a112&start=2682&end=4570","thumbnailUrl","https://assets.pipeline.soar.com/2241226-98aea350c6d064dd2e320f548380a112/thumbnail_2682000.jpg","articleUrl","/articles/6668148/Worcester-County/Maryland/Planning-commission-recommends-comprehensive-plan-changes-for-Ocean-Downs-tank-and-interconnections-to-bolster-water-and-wastewater-redundancy","mediaUrl","https://secure.pipeline.soar.com/6668148-3eab25fa584bb4195ff945e6fae968cd/orig.mp4?Expires=1770626864&Signature=JGIT30nTs9bl1vY3o1eOyE1H5aJJj75PYY8s7PT-L2Q8lxcJoz-aZ8p3jNR~1PyA6GMhce~AASUI29DLtLwFRiLprpQnHGaaMk155Zj2wmBMuPcOHBw9Fj4Rb~SMFQOEME3fpT9VFSIX5OIs~6qHA4UWV2oknnOyvGRH1TRdBgIt-u0BKLC8jenER3Be1uL760jEjB~7f9BVDY4JosK3EV~7BxrOYZHWS40~-ESwfEFwT5j00nCktlWzhyxJNfmkI4qg5OUjugWoTVsmonscKyz5dcQCd1oa9wR8yI82qT--IHctXKUFdMEREyN7fv6H7DZ60OY~RcQ1G5VbBSbDzA__&Key-Pair-Id=KUT5TJCACFTXG","author","Worcester","date","2025-02-06T00:00:00Z","article","The Worcester County Planning Commission voted to recommend amendments to the county comprehensive plan that will (1) reflect Ocean Downs’ planned replacement of an elevated steel water tower with a 50,000-gallon bolted steel ground-level tank and (2) add several capital projects and planned interconnections intended to improve redundancy and effluent disposal among the county’s northern water and wastewater systems.

County representatives explained that Ocean Downs determined rehabilitating the existing elevated tank was financially and operationally unfeasible and proposed a ground-level tank with pumps to supply hydrants and fire protection. Staff noted the Ocean Downs site is designated as a Priority Funding Area and that changes should be reflected in the plan. Commissioners asked whether the tower might be preserved as a landmark; staff said the owner had found keeping the tower untenable but indicated the owner might consider architectural elements in future redevelopment.

The second amendment adds four projects to the capital list: an interconnection of Mr. Carver and Bridal Farm water systems with a Herring Creek water main interconnection; transfer of Mystic Harbor treated effluent to Riddle Lagoon; a Sunset Avenue relief sewer (a 2,685-foot, 6-inch force main to provide backup capacity); and rehabilitation of the Mystic Harbor water plant and building. Staff said these initiatives are intended to add redundancy for maintenance and peak flows and to reduce reliance on constrained disposal methods (injection wells and limited spray irrigation areas).

Staff emphasized the interconnection projects would be implemented on denied-access treated-effluent lines where specified and that the intent is not to add new users or expand service areas; any future extensions outside the currently designated sanitary areas would require separate plan amendments. Commissioners and staff discussed operational issues at the county’s Mystic and Bridal plants, including inflow-and-infiltration (I&I), equipment lead times and the need for improved solids handling; staff characterized the plants as operational but less efficient than desired and said capital work and parts procurement remain priorities.

Commission members also discussed ongoing negotiations with Ocean City about capacity sharing; staff noted statutory and agreement-based obligations that can make incremental capacity transfers possible and said negotiations were active. After discussion, a commissioner moved and the body voted to find the proposed amendments consistent with the comprehensive plan and to recommend them to the County Commission for adoption.","mediaType","Video","parentTitle","Worcester - Planning Commission - Feb 06, 2025","oneSentenceSummary","The commission recommended amendments to the comprehensive plan to reflect a replacement of Ocean Downs' elevated water tower with a 50,000-gallon ground-level tank and to add capital projects and interconnections—projects intended to improve redundancy and effluent disposal among Mystic, Riddle and Bridal Farm systems.","taxTitle","Worcester County, Maryland","taxId",53952,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6668152,"Planning commission approves series of small waivers: roadside gravel, kennel and irrigation exemptions",574,2037000,2611000,"/Search/View?dp=1&key=2241226-98aea350c6d064dd2e320f548380a112&start=2037&end=2611","https://assets.pipeline.soar.com/2241226-98aea350c6d064dd2e320f548380a112/thumbnail_2037000.jpg","/articles/6668152/Worcester-County/Maryland/Planning-commission-approves-series-of-small-waivers-roadside-gravel-kennel-and-irrigation-exemptions","https://secure.pipeline.soar.com/6668152-a2251ae4158c66f089fff15fc8937f4c/orig.mp4?Expires=1770626864&Signature=SW9d~uvIAR1OVunN3ZI0ak4Fl2vfbFy-djqo~5vlchDS97HDuvMGKNBA2Z1sxiAlws~wrsFbC~~3LTMXF~40SV3~VSZdHtZFflDLWA8Cb7OLb35gkr3Nq1ybZXVA3Z29T38CcpB-ukAghihKK3TMC-Wgj59QpXblcZBSF8m006YZ5aQlRb7PtD0r6DXJzDZqYGvWNhYKTlGBc67k79Pk5amm09PDu70RDB6yRHHW5S3OiBiOIX7BC7qQxT4BxWpz~z5RtpP1lF-PqBarP~9jYIy6acqL-r1kNt38WM7GBOpaQ3qvfv6WwIYSUwNE4j0pu-uCve8w2poAzmFDDl0gog__&Key-Pair-Id=KUT5TJCACFTXG","The Worcester County Planning Commission approved multiple brief items on its agenda, granting a gravel parking request for a roadside stand, a waiver for a small kennel to use gravel parking, and an irrigation waiver for Farmers Bank of Willards’ landscaped areas.

On the roadside stand item, staff reported the applicant, identified in the record as Timothy Deal, requested permission to use gravel rather than a permanent paved parking area; the commission voted to approve the gravel request. For the kennel item, the applicant sought a waiver to allow gravel rather than paved ADA parking; the commission approved the waiver after members described the operation as small and by appointment.

Representatives for Farmers Bank of Willards requested a waiver from required irrigation/sprinkler systems for approximately 5,000 square feet of frontage. The bank’s representative said the bank has a long-term contract with a private lawn-care provider and that some comparable sites with sprinklers did not operate them; the representative said concern about winterization and overwatering informed the request. The commission voted to accept the irrigation waiver. One commissioner abstained from the irrigation vote due to a stated personal relationship with the contractor.

Each item was presented as a short, standalone request; motions and seconds were made and carried on voice votes. No detailed roll-call tallies were recorded in the transcript.","Commissioners approved a roadside-stand gravel parking request, a waiver for a small kennel operation and an irrigation waiver for Farmers Bank of Willards' landscaping, voting favorable recommendations on each brief agenda item.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6668156,"Planning commission backs Step 1 approval for proposed RPC neighborhood with conditions on sidewalks, landscaping and parking",1516,449000,1965000,"/Search/View?dp=1&key=2241226-98aea350c6d064dd2e320f548380a112&start=449&end=1965","https://assets.pipeline.soar.com/2241226-98aea350c6d064dd2e320f548380a112/thumbnail_449000.jpg","/articles/6668156/Worcester-County/Maryland/Planning-commission-backs-Step-1-approval-for-proposed-RPC-neighborhood-with-conditions-on-sidewalks-landscaping-and-parking","https://secure.pipeline.soar.com/6668156-11ef8011adb30fc2cedde6f4cd90e191/orig.mp4?Expires=1770626864&Signature=eq3eUBXqQZ2Ai7uzpxfE380L86SuaQNo7EuYdp2dPtZWgxngWL1TN01Skaqxcl~ljMkIxkWQNuh6UczU6An4-6jHy3NHVACaCZaPwHl4TBq5q-q1TnaXlwdlj8Wrb6jSFQz7U~TuwlGxIJEb6HcH-9BOvQ-SGEqV6mgbpj9sdnL2cFsdDbXFJ6dsVi~5ekYK3O4zkEhLjABV4NuK2xjAK8hRvyEiI-opp4THukFhjE6QR5ir1JZyJEjHOm4iijoW4bB-w9BG5YFr37EkDcCUb55Qxrshm9bGOnLJghlAFAQ9UNcvYcDngXbcRHsUD-3wcZmZl7frhoIRPZD4fhMyGA__&Key-Pair-Id=KUT5TJCACFTXG","The Worcester County Planning Commission on a favorable recommendation voted to advance Step 1 of a proposed residential planned community (RPC), imposing conditions that require sidewalks, a full landscaping plan along Route 707 and an internal sidewalk network, while deferring a disputed fire-department rear-access code provision to the county fire marshal.

Commissioners said they would not require an additional third parking space per unit because the developer agreed to place language in covenants prohibiting short-term rentals; they also declined to require a traffic study as a condition of Step 1 approval. The commission set a minimum of two parking spaces for the community pool and asked for a full community landscaping plan.

The developer, identified in the hearing as the project representative, described the site layout as a condominium-style community without fee-simple lots, using a 30-foot private drive intended to function as generous pedestrian space. The representative said the design minimizes impervious surfaces and that the private drive would serve pedestrian circulation in lieu of traditional sidewalks in many areas. On the fire-access provision in the zoning code, the representative said he had discussed the requirement with the Worcester County Fire Marshal’s Office and that, in practical terms, “they're not gonna drive a million dollar fire truck and get it stuck between 2 buildings, 1 which is on fire.” He asked the commission to defer enforcement of that code requirement to the Authority Having Jurisdiction (AHJ) and to pursue any code text amendment through a separate track.

Planning staff noted that county rental regulations adopted in January 2020 led the County Commission to amend code language to require a third parking space for new residential units permitted after Jan. 1, 2020. Commissioners said the developer had shown how an additional third space could be created if needed—by converting landscaped front areas—while the developer agreed to add covenant language barring short-term rentals to reduce pressure for additional parking.

Commissioners also commented on sidewalks along Route 707 and an improved roadway edge. The developer said the team will coordinate required State Highway Administration approvals and said planned roadway widening along 707 is expected to include a lane/bike-lane treatment that will extend the improved edge across the property. The commission directed that sidewalks be added as a condition of Step 1 approval; the developer said doing so may require narrowing the internal roadway from 26 feet and revising the stormwater design.

Other conditions imposed by the commission included: a full, site-level landscaping plan (including along Route 707), confirmation that covenants will explicitly prohibit short-term rentals, and a minimum of two parking spaces at the community pool (the staff had initially recommended five). Commissioners said they would defer to the fire marshal’s office on the rear-access requirement for firefighting.

At the conclusion of the item, a commissioner moved to give a favorable recommendation to establishment of the RPC and to adopt the TRC findings with the cited conditions; another commissioner seconded the motion and the commission voted in favor.

The commission’s favorable Step 1 recommendation means the project will proceed in the review process; final approval and any required code text amendments would require later hearings and action by the County Commission and applicable permitting agencies.","Worcester County planning commissioners recommended favorable Step 1 approval for an RPC residential community, requiring sidewalks and a full landscaping plan, deferring a fire-access code issue to the fire marshal, and accepting developer covenants barring short‑term rentals to avoid an extra parking requirement.","actionData","errors"]

Article not found

Planning commission recommends comprehensive-plan changes for Ocean Downs tank and interconnections to bolster water and wastewater redundancy

Planning commission approves series of small waivers: roadside gravel, kennel and irrigation exemptions

Planning commission backs Step 1 approval for proposed RPC neighborhood with conditions on sidewalks, landscaping and parking