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Pocomoke planners debate transect-style zoning, —ish— missing-middle housing and a proposed 74-acre overlay
Summary
Planning commissioners reviewed a consultant raft land-use chapter that introduces 'transect' zoning and broader allowance of middle-housing types. Commissioners supported refining boundaries and localizing recommendations, and discussed creating a floating mixed-use overlay for a 74-acre city-owned tract.
Pocomoke City planning commissioners spent the bulk of a work session examining a consultant raft land-use element that would reorganize existing zoning into a "transect" framework and expand allowances for middle-housing types such as townhouses, duplexes and accessory dwelling units.
The consultant's draft proposes six transect categories (T1 central business, T2 core neighborhoods, T3 fringe neighborhoods, T4 suburban, SDC commercial and SDI industrial) that reclassify parts of the city by proximity to the downtown core and intended density. The presenter and commissioners agreed the concept has merit but warned the proposed implementation is broad and risks community pushback unless it is tailored to local conditions.
"This is somewhat of a radical approach," Speaker 2 said, summarizing the consultant's framing, and added that "the devil is in the details" when it comes to allowing higher-density and mixed housing types across residential transects.
Commissioners raised several implementation concerns and clarifying points:
- Boundary adjustments rather than wholesale replacement:…
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