Developers seek commission support for 15-unit infill at 1606 Old Virginia Road; county road, stormwater and parking concerns remain

Developers representing Miles and Maine Property Group presented a concept master plan to the Pocomoke City Planning Commission seeking a zoning map amendment from B-2 General Business to PRD overlay for Parcel 1606 Old Virginia Road, a 0.584-acre infill site where they propose 15 apartments.

The project team described the site as close to the high school and Market Street and said the proposed density is essential for project viability. The concept shows 15 units with 27 parking spaces; county road staff and planning staff raised concerns that 27 spaces yield fewer than two spaces per unit and may not provide adequate visitor parking.

Why it matters: The commission may recommend the PRD overlay and a developer may proceed to final design only after resolving stormwater, driveway/traffic and utility capacity issues. County approval of the driveway design for Old Virginia Road is a gating item because that road is under Worcester County jurisdiction.

Key discussion points: - County road comments: Kevin Lynch, superintendent of the Worcester County Road Division, advised applicants to obtain county approval for the driveway design, keep sidewalks and shrubs out of county right-of-way, and be mindful the proposed entrance is close to Market Street. He flagged potential congestion during school pickup/dropoff hours and recommended additional feedback/clearance from the county before planning commission approval.

- Parking and density: Staff noted 15 units on 0.584 acres gives a prorated density of 25 units per gross acre, which compares to a prorated maximum of 14.6 units at the 25-per-acre standard; planning staff said the Planning Commission and mayor/council can approve exceeding that density upon showing good cause. The concept provides 1,480 square feet of open/recreation area whereas a 25% open-space standard would require about 6,360 square feet; staff noted the commission and council can approve in-lieu fees or alternate arrangements.

- Sidewalks and pedestrian safety: Staff and the developer discussed gaps and disrepair in sidewalks between Market Street and Cedar Street. City staff said Worcester County planned sidewalk and crosswalk updates and flashing signs before the next school year and that the city has budgeted some sidewalk work in FY26. The developer said they will align with the sidewalk master plan and are willing to build sidewalks to the required location and width.

- Stormwater and utilities: Staff said the developer must demonstrate compliance with stormwater regulations and verify sewer and water capacity. The county typically reviews stormwater management; concept stormwater approval is a key next milestone before final submission.

Developer comments and timeline: The developer team said demolition and environmental work (tank removal and environmental assessment) are already underway and that surveys and environmental reports are expected in the next 4–6 weeks; they expect to return to the commission with concept stormwater approval and further engineering in approximately September.

Commission response: Commissioners expressed general support and consensus to recommend the project to the mayor and council, subject to resolving driveway design with Worcester County, meeting stormwater requirements, clarifying open-space/parking calculations, and aligning sidewalk design with county/city plans. The commission noted that any recommendation to mayor and council is advisory and the council retains final decision-making authority.

Clarifying numbers: the site is 0.584 acres; proposed units 15; proposed parking 27 spaces; prorated 25 units/acre standard yields a 14.6-unit prorated limit for this acreage; required active recreation at 25% of gross area ~6,360 sq ft; concept shows ~1,480 sq ft.

Next steps: developer to obtain survey and complete concept stormwater design, seek county driveway approval, and return to planning commission with updated engineering and documentation.

(Reporting draws from public presentation and staff report provided at the Planning Commission meeting.)