[{"_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",6520671,"mediaKeyId","5133716-8a810e9a1a71e284704cf7651dd76da1","parentId",5133716,"title","Planning commission backs rezoning of parcels A and B in Case 448; parcel C held pending critical-area determination","audioSeconds",2391,"startMs",712000,"endMs",3103000,"viewUrl","/Search/View?dp=1&key=5133716-8a810e9a1a71e284704cf7651dd76da1&start=712&end=3103","thumbnailUrl","https://assets.pipeline.soar.com/5133716-8a810e9a1a71e284704cf7651dd76da1/thumbnail_712000.jpg","articleUrl","/articles/6520671/Worcester-County/Maryland/Planning-commission-backs-rezoning-of-parcels-A-and-B-in-Case-448-parcel-C-held-pending-critical-area-determination","mediaUrl","https://secure.pipeline.soar.com/6520671-6440677d361153938ca4953f1acd85f4/orig.mp4?Expires=1770419856&Signature=HfyXGzceK2NOySVKgeir1-OjRuDNTukdKs~x4B8t~Za8hpYedrFXnueygU46~VgoNcVEReCRxc0UGNOPnj4jxDmrg7QziQ-q1s0OiA96PFpMU7XE4RpNpKbKn4JZpG4QTNPj2o9cCYerpjdk8OB4ZJP6Ltnwc1AmMgu--mmI5oRilnhGFyuxaSWtuH-ArxDl7VCBr4mua6HJRuWTAS7M~mEGbjHDXxyT6XCL97rImIinhEEe2PvrXIu1t22KGrcA27JdK3NDYZQh0dY3IBqc4XOgPe56eXHL87HEKD69FWBfpBs4VQSr2SLzdr86gbb9vvqG0ic5bJueaqsIhjjNFg__&Key-Pair-Id=KUT5TJCACFTXG","author","Worcester","date","2025-07-03T00:00:00Z","article","The Worcester County Planning Commission on June 16 recommended rezoning two sections of parcel Case 448 (identified in the record as sections A and B) from A-1/E-1 to C-2 commercial, citing a demonstrated change in neighborhood character and an apparent mistake in how prior maps aligned with on-the-ground conditions.

Mark Spencer Crawford, attorney for the applicant, and Frank Lynch, who prepared an exhibit showing field‑verified boundaries, told the commission the official adopted 2002 Critical Area map and the tax map contain alignment errors. They argued the LDA (Limited Development Area) boundary and the C-2 zoning line should align on the parcel; based on their exhibit, sections A and B meet the county's criteria for commercial rezoning previously applied to nearby properties across the casino corridor.

County staff and the applicant agreed that there is no opposition to rezoning portions A and B. The principal area of disagreement is section C in the parcel's north/northwest corner, where the staff and the Critical Area Commission have indicated the official adopted map currently shows RCA (Resource Conservation Area) and the applicant's exhibit shows upland possibly consistent with LDA. Commissioners and staff noted that a critical area map amendment or the state Critical Area Commission's mapping update may be required to resolve that boundary for section C.

After extended discussion, commissioners agreed to recommend approval of rezoning for parcels A and B based on both (1) a change in the character of the neighborhood and (2) a mistake in how the earlier zoning/land‑use categories were applied. The commission specifically resolved to: favorably recommend rezoning of sections A and B now, and allow the applicant to return to seek rezoning of section C if and when the Critical Area Commission or county staff determine that the north corner is LDA rather than RCA.

The commission recorded a motion and second and took a voice vote in favor of the recommendation; the transcript contains an affirmative voice vote on the motion and no recorded formal opposition.

Background provided at the hearing: the attorney traced prior rezoning actions in the area, including a comprehensive/sectional rezoning that consolidated multiple parcel requests into a 15‑parcel rezoning adopted by the county (Resolution 19‑2). Applicant representatives said the parcel at issue was previously the subject of rezonings and a change to the county land‑use designation in 2019 that made zoning and land use consistent for much of the corridor.

Next steps: the applicant may pursue a separate critical-area map amendment or participate in the county's pending critical-area map update process to resolve the Section C designation. If the Critical Area Commission or county staff amend the map to reflect LDA for the northwest corner, the applicant may return to the commission seeking rezoning of parcel C.","mediaType","Video","parentTitle","Worcester - Planning Commission - Jul 03, 2025","oneSentenceSummary","The Worcester County Planning Commission recommended approval of rezoning for parcels A and B in Case 448 on June 16, finding both a change in neighborhood character and a prior mapping/zoning mistake; approval for parcel C was deferred pending a critical-area boundary determination.","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},6520676,"Planning commission approves irrigation-waiver plan for Pocomoke solar project landscaping",472,197000,669000,"/Search/View?dp=1&key=5133716-8a810e9a1a71e284704cf7651dd76da1&start=197&end=669","https://assets.pipeline.soar.com/5133716-8a810e9a1a71e284704cf7651dd76da1/thumbnail_197000.jpg","/articles/6520676/Worcester-County/Maryland/Planning-commission-approves-irrigation-waiver-plan-for-Pocomoke-solar-project-landscaping","https://secure.pipeline.soar.com/6520676-0b801c1102e6c3c2644b34b5a63f4b99/orig.mp4?Expires=1770419856&Signature=DLvM1Q0mt0Qr-NUg90e3dIJNm~6n8Z4uH8Vm0i0oJ6OApqVNFycbpYppMCliYVCnGcSF95anhkVM9Q0hSM6AC2HPrmcVFC6jfH12OLCRSzjxCECHs0ZMkL-0Uu9yeq~YNjGAcCSHT6e6AoXg8VoGvVq~F7blWECuCZ-pGbJBsnJEUX7zoobCBk-YMqK7iIhA5qIkDmH446ghyl8ytq7FYRlzqSgTq4kSGwod7DyW~Kg1FaCU85Yjeh2GPWwiThYStXqDgPJEPQhlJ4DpqwCVzM-wL~BFhM2nm6nhRoNHG2VyRlnv~jBLjYEM7BPCxakqGe02-QTT0XeZvvXIblZzCg__&Key-Pair-Id=KUT5TJCACFTXG","The Worcester County Planning Commission on June 16 approved a request to waive the county's on-site planting irrigation requirement for landscaping at the Pocomoke City Community Energy Initiative solar project.

The waiver applies to the landscaping plan for a solar project identified by applicants as a two-parcel development totaling about 123.78 acres, with roughly 35 acres of development area concentrated on the western portion of the site near 610 Ocean Highway in the Cross River Field area. Project representatives said the solar arrays and associated landscaping are set back more than 500 feet from U.S. 13.

Commission staff and the applicants told the commission that the site has no public water connection, and that installing a permanent irrigation system would impose a significant hardship. The applicant proposed an alternative management plan that includes an intensive initial watering schedule (twice within the first 24 hours), weekly watering by hired contractors for the first month, periodic follow-up watering thereafter as needed, use of tree-watering bags and slow-release devices for young plantings, and bonded replacement of failed plantings.

Commission staff reported the project has been submitted to the state highway administration and the soil conservation district and that it received preliminary site development review with no major technical objections. The soil and water management review and the county technical review committee raised the irrigation waiver as an item for the planning commission to consider.

Following presentation and questions, the planning commission moved, seconded and voted in favor of the waiver request. The motion carried with the commission's affirmative vote; no formal roll-call tally was recorded in the hearing transcript.

What the approval means: the commission approved the applicant's alternative landscaping irrigation and maintenance program in lieu of installing a permanent irrigation connection. The approval requires the applicant to implement the management measures presented to the commission and to replace failed plantings per the bonded plan.

Next steps and conditions: applicants said they will continue required permitting reviews with state agencies (state highway administration, soil conservation district) and will comply with any conditions those agencies impose. The commission did not adopt language in the hearing record changing the project's zoning along the U.S. 13 strip, which applicants said would remain unchanged.

Speakers and roles quoted during the item are documented in the meeting record; commissioners asked clarifying questions about property access, existing site uses and the source of water for the proposed management program.

The planning commission meeting included additional agenda items after this approval, including separate rezoning and text-amendment matters.","The Worcester County Planning Commission voted to approve a landscaping irrigation waiver for the Pocomoke City Community Energy Initiative solar project, accepting a staged hand-watering and monitoring plan instead of an on-site irrigation system because public water is not available on the site.",{"_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},6520666,"Planning commission gives favorable recommendation for text amendment allowing multifamily as accessory use in C-2 parcels adjacent to R-3/R-4",1660,3205000,4865000,"/Search/View?dp=1&key=5133716-8a810e9a1a71e284704cf7651dd76da1&start=3205&end=4865","https://assets.pipeline.soar.com/5133716-8a810e9a1a71e284704cf7651dd76da1/thumbnail_3205000.jpg","/articles/6520666/Worcester-County/Maryland/Planning-commission-gives-favorable-recommendation-for-text-amendment-allowing-multifamily-as-accessory-use-in-C-2-parcels-adjacent-to-R-3R-4","https://secure.pipeline.soar.com/6520666-d6b0a20c3eaad0e6755a624e31e084e0/orig.mp4?Expires=1770419856&Signature=aGdDwj7By8N4-ClTuYImYc5X1OAOlv6D3ZaChbZISmh~rNYDipm~MuXYnetCQcGk96M6hmxpyjwzvDdF17l8hEk~xIFaJIcnOYFQQ24OcfOt~oPxVIX~8FzKtlnDDTSfcYe45to4pBe~-s8VzyvEs68natgt5PY8tzh~4dJQ63H13j6Cv11z3bjrnDxKHvfeeR4dBtSJG1CWrz9775sKvPkgO9YpWLoOw8SPWk7bIruz1i0jcZq-d1OGzT5WpRgiIfSAEBOyE5dbwaoMwsZfj20Ur-hcvPoMyuxMwdSIOz3Y2OaOrHUhhVfXsOzZi2uO4Q5gPnGOaKvvo7GmlWBBDQ__&Key-Pair-Id=KUT5TJCACFTXG","The Worcester County Planning Commission on June 16 gave a favorable recommendation (4-1) on a proposed text amendment that would allow multifamily dwelling units as an accessory use on C-2 (general commercial) parcels that are directly adjacent to R-3 (multifamily residential) or R-4 (general residential) districts.

County staff presented the narrowly scoped text amendment as a targeted version of a prior, broader proposal. The amendment applies countywide but only to C-2 parcels that are directly adjacent to R-3 or R-4 zoning; it requires that at least 65% of the net parcel area be improved with commercial uses and sets a maximum density for the accessory multifamily use at 10 units per acre (with lot-area and setback standards retained).

Presenters and staff framed the change as a tool to encourage mixed-use, walkable development along commercial corridors (for example, segments of Route 50 in West Ocean City) and to provide housing types that may support year-round workforce needs for nearby businesses. Commissioners debated whether the 10-units-per-acre maximum should be reduced (several commissioners suggested 8 units per acre to better match adjacent residential densities), raised concerns about aggregation of multiple C-2 parcels to achieve higher density, and discussed the need for clear \"directly adjacent\" language in the code. Staff noted that the zoning text amendment sets a maximum; any specific development would still require site-plan review and must meet lot-area, parking, open-space and setback requirements.

After discussion the commission moved, seconded and voted in favor of a favorable recommendation to the county commissioners as written; the record shows a 4-1 vote in favor of the proposal as drafted (maximum 10 units per acre). The dissenting vote was recorded in the transcript but not individually attributed by name in the portion of the record provided.

Implications and next steps: the favorable recommendation advances the text amendment to the county commissioners for final action. If adopted by the county, developers wishing to use the accessory multifamily allowance would still be subject to site-plan review and other development standards; commissioners observed that parcel consolidation or lot-line adjustments could enable higher aggregate capacities and would be addressed at development-review time.","The commission voted 4-1 to give a favorable recommendation on a countywide text amendment allowing multifamily dwellings as an accessory use on C-2 parcels directly adjacent to R-3 and R-4 residential districts, with a maximum density written at 10 units per acre as proposed.","actionData","errors"]

Article not found

Planning commission backs rezoning of parcels A and B in Case 448; parcel C held pending critical-area determination

Planning commission approves irrigation-waiver plan for Pocomoke solar project landscaping

Planning commission gives favorable recommendation for text amendment allowing multifamily as accessory use in C-2 parcels adjacent to R-3/R-4