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Planning staff urges zoning-text updates for neighborhood compatibility, ADUs and flexible redevelopment zone
Summary
City planning staff told the commission that a new state law and recent inquiries have increased urgency for a neighborhood compatibility ordinance, consideration of accessory dwelling units, lowering minimum floor areas, and use of a planned redevelopment floating zone for a 74-acre city-owned tract.
City planning staff told the Pocomoke City Planning Commission on March 19 that several zoning-text updates deserve prompt attention, including a neighborhood compatibility ordinance, accessory dwelling unit (ADU) standards, and review of the city’s 950-square-foot minimum floor area for single-family dwellings.
“I have been told that the new state law… became effective in January, possibly January 25,” the City Planner said, referencing House Bill 538 and the recent uptick in inquiries about manufactured and modular homes. Staff said the potential effective date and recent interest prompted an urgency to draft neighborhood compatibility rules to protect historic qualities and compatible development patterns.
Staff outlined three related topics for commission consideration: (1) drafting a neighborhood compatibility ordinance to help regulate design near historic areas; (2) evaluating whether to lower the city’s minimum single-family floor area from the current 950 square feet (for example to 750) or allow smaller units through conditional use or other mechanisms; and (3) creating ADU standards, possibly restricted to owner-occupied units and tied to size, parking, fees and compatibility requirements. The planner noted other jurisdictions such as Worcester County and Montgomery County have model approaches.
Separately, staff presented the city’s “Planned Redevelopment District” floating zone (a provision in the zoning code that allows flexibility on lot area, frontage and densities). The planner said the floating zone has not previously been used in Pocomoke City but could apply to a city-owned, roughly 74-acre tract off Old Virginia Road to enable flexible design and higher densities than the standard R-3 density (14 dwelling units per acre is the typical R-3 standard referenced in staff materials).
Staff stressed infrastructure constraints would be decisive for any rezoning of the 74-acre tract. The planner said the site lacks readily available water and sewer service and that the Ocean Highway force main has limited capacity. “So without water and sewer services to that 74 acre tract, it’s likely not to be developed,” the City Planner said. Staff cited a prior sewer extension to Jenkins Orchard, an example where the city extended sewer lines at an approximate historical cost of $150,000 to enable development.
The planning commission discussed next steps: staff proposed drafting a neighborhood compatibility ordinance for review at a work session, bring separate amendments if the commission wants a lowered minimum floor area, and consider initiating a map or text amendment for the 74-acre tract after further coordination with the mayor and city manager.
Why it matters: revisions to compatibility rules, minimum floor sizes, and ADU policy affect housing supply, affordability and neighborhood character. Consideration of a floating redevelopment zone and any rezoning of a large city-owned tract could enable more housing but would require infrastructure investments and further public hearings.
What’s next: staff said draft language could be presented at an upcoming commission meeting or at a work session; the commission asked staff to prepare drafts for review and to coordinate with the mayor and city manager if the city will initiate rezoning for the 74-acre tract.
