Worcester County Planning Commission met in November 2026 to consider administrative items, several zoning and waiver requests (including a storage-yard screening and irrigation waivers), approval of the Bayside Jet Drive major site plan with related facade waivers, and an amendment to the county comprehensive water and sewer plan to allow a sanitary service-area expansion near Racetrack Road.

Discussion Points

•Applicants offered two screening options (chain link with black slats vs. board-on-board with plantings).
•Applicants propose initial watering by water truck and native species for long-term survival.
•Applicants requested sanitary service-area expansion to serve 59 residential units near Racetrack Road.
•Commissioners expressed concern about slat durability and suggested green or wood finishes.
•Commission requested clarity on who will check and water plantings after installation.
•County ratepayer-protection policy requires new development to pay equity contributions and EDU charges so existing ratepayers are not subsidizing growth.
•Engineering and forest-conservation items have been reviewed; public-works agreements will be required.
•No on-site well or public-water connection at the proposed storage yard.
•Project proposes two buildings and 23 parking spaces; landscape islands provided; no pole lighting planned, building-mounted lights only.
•Staff and applicants described required water main extensions, force-main connections and a pump station; engineering feasibility was reviewed by Public Works.
•Staff confirmed the plan shows board-on-board along 611 with plantings every eight feet and a five-foot planting strip.
•Waivers requested for irrigation and facade detailing due to pole-building typology and site constraints.

Decisions

•Irrigation waiver granted
•Planning Commission found amendment consistent with the comprehensive plan and advanced the application to the next steps.
•Three waivers granted; major site plan approved.
•Zoning waiver accepted as presented

Directions

•Applicant to secure NDOT/SJA entrance approval and meet public-works standards before final construction.
•Developer to fund and construct required infrastructure to county standards.
•Planning staff to record waivers and site-plan approval and track follow-up permits.
•Proceed to RPC step-one, public-works agreements, and advertised County Commissioners' public hearing.
•Proceed with board-on-board fencing and plantings as shown on the plan.
•Property owner responsible for maintenance and establishment watering.

Nov

County Commissioners Meetings

Meeting included a public hearing and approval of a fiscal year 2027 budget amendment for a Sunset Avenue sewer relief project, a motion to ask the State Highway Administration to lower the speed limit entering Whaleyville, and routine consent-agenda votes.

Discussion Points

•Clerk summarized prior votes and noted an audio operator error that required an on-record recap.
•Commissioner Fiore cited multiple accidents and a recent fatality by the post office and argued the posted 50 mph limit is too high as local housing increases traffic.
•Staff explained the amendment moves an unbudgeted Sunset Avenue sewer relief project from FY26 into FY27.

Decisions

•Budget amendment approved by vote (6–0, 1 absent).
•Consent agenda approved; item 16 passed 5–1 with one abstention; meeting adjourned.
•Motion to send letter approved by board (six in favor).

Directions

•Board directed that a letter be sent to the State Highway Administration requesting a lower speed limit.

Oct

Board of License Commissioners

The Worcester County Board of License Commissioners met Oct. 21, 2026, approved minutes, reviewed county inspection and special-event permitting reports, and held a hearing on a request from Cypress Street Brewery for periodic live-music/DJ privileges; staff flagged an expired server certification that the applicant must remedy.

Discussion Points

•Agenda moved to administrative and hearing business
•Applicant requested music technician/DJ twice monthly
•Approval of minutes and welcoming of new members
•Example of Caruso's Pizza signage delay and grace period
•Motion to grant permission contingent on proof of certification
•Staff indicated server certification had expired 09/20/2026
•Summary of inspection categories and outcomes

Decisions

•Minutes approved by voice vote
•Motion made and seconded; vote not recorded in transcript

Directions

•Applicant to supply certification to licensing office

Oct

County Commissioners Meetings

The Worcester County Commissioners met Oct. 20, 2026. They moved briefly into closed session for personnel and legal matters, returned to open session to approve routine minutes and consent items, issued two commendations, approved several procurement and budget items (including a $442,909 AMI meter upgrade funded from service-area reserves), adopted a nondisclosure-agreement policy restricting staff NDAs without commissioner approval, and closed three water/wastewater public hearings with no public comment.

Discussion Points

•Controller explained year-end transfers and income-compression encumbrances to ensure contracts and purchase orders are funded into next fiscal year.
•County Attorney presented the resolution describing commissioner oversight of NDAs.
•Presentation of commendation for correctional officers involved in a Sept. 22, 2026 lifesaving response.
•Presentation of FY27 vehicle bid results by Public Works director.
•Presentation of MOU and request to apply for grant by Deputy Director David Stevens.
•Public Works presented the request to award the construction contract for Sunset Avenue Relief Sewer and an associated budget amendment.
•Quinn Detrich summarized public-hearing items and the $442,909 AMI meter expenditure to come from service-area reserves.
•Reading and presentation of a commendation for Lee R. Beauchamp on his National Guard promotion.
•Two late items introduced: truck procurement and capital-budget request for Pocomoke joint-use building.

Decisions

•Approved FY26 transfers for solid waste and water funds; approved $442,909 AMI expenditure amendment.
•Bid results approved 6–0.
•Both late items approved 6–0.
•Commendations presented; no policy or next-step directives recorded.
•Construction contract and budget amendment approved 6–0.
•MOU and grant authorization approved 6–0.
•NDA policy adopted unanimously.

Directions

•Authorize Public Works to advertise the budget amendment and proceed with contract award.
•County Attorney to publish the adopted policy and advise departments on compliance.
•Finance/Enterprise Funds to post consolidated journal entries and commit encumbrances as approved.
•Public Works/Administration to proceed with procurement and capital request submission.
•Public Works to proceed with award administration.
•Staff authorized to apply for waterway improvement grant.

Oct

Board of Zoning Appeals

Worcester County Board of Zoning Appeals met Oct. 8, 2026; the board approved variances for a residential deck and a backyard fence in the Atlantic Coastal Bays critical area, granted a postponement for an absent applicant, approved a procedural amendment on consecutive-term limits, and warned applicants about recurring email/phone scams.

Discussion Points

•Applicant said decking enlargement required for accessibility and cited neighboring precedents.
•Attorney argued marsh adjacency and dog containment justify the fence; staff recommended approval citing pre-existing encroachments.
•decisions[0]:
•directions[]: []
•Direction to staff to include scam warnings on agendas.
•Members debated denying for failure to appear vs. granting postponement; staff argued effort invested in preparing case.
•Proposal to eliminate consecutive-term limits for voting; motion carried without recorded opposition.
•Scams impersonating board/officials request wire transfers for applications or permits; some victims lost money.

Decisions

•Amendment approved; signatures collected.
•Postponement granted; $350 re‑advertisement fee noted.
•Variance approved.
•Variance approved; no public opposition recorded.

Directions

•Place scam warnings on agendas.

Oct

County Commissioners Meetings

Worcester County Commissioners met Oct. 6, 2026. Commissioners moved into a closed personnel session, adopted the 2026 comprehensive plan, approved the public schools' FY28 capital improvement program and several routine contracts and grants, and heard extended public comment and a presentation from the Maryland Broadband Cooperative about a proposed Amazon-backed subsea cable landing and related fiber upgrades.

Discussion Points

•A few items recorded roll‑call tallies (BRF payment, comprehensive plan, CIP, budget transfers).
•Commissioners asked about contracts with AWS, disclosure rules for grant-funded work, and contingency plans if private funding failed.
•Commissioners thanked staff and approved the CIP to proceed to state submission.
•MDBC described technical design, claimed the PFE 'is not a data center' and cited less than 350 kilowatts power usage.
•MDBC offered a public meeting with AWS and suggested assets would be available to cooperative members.
•No public speakers addressed the plan at the hearing; commissioners thanked the planning commission for its work.
•Planning staff summarized the plan and public comments, noting retention of the E‑1 Estate district.
•School staff outlined three primary funding requests: Buckingham replacement construction, Burnham planning/design funding, and Worcester Technical High School roof construction.
•Several routine consent and procurement items were passed by voice vote.
•Speakers asked commissioners to honor the moratorium and to require full transparency about any private partner agreements.
•Speakers uniformly opposed the airport cable landing text amendment and cited environmental, water‑use and noise concerns.

Decisions

•Adopt the draft comprehensive plan as written (motion passed).
•All motions described in the list were approved as recorded.
•CIP approved; staff will submit to state commission.
•No formal decision taken on the PFE or associated zoning/text amendments during this meeting.
•No zoning action was taken at this meeting; the planning commission review and text amendment process remain pending.

Directions

•If commissioners propose modifications, staff will schedule further public hearings and return the revised plan for action.
•Staff to coordinate with planning commission and consider scheduling a public forum with MDBC and AWS.
•Staff to execute contracts and allocate surplus for BRF; budget office to record transfers and encumbrances; school staff to submit CIP to state.

Oct

Planning Commission

Worcester County Planning Commission met Oct. 1 to approve minutes, consider multiple waiver requests for storage and contractor-shop sites, recommend a growth-allocation for Salt Life Park Phase 3, and hear a contested text-amendment request for a limited "power feed" equipment building at the Ocean City Airport; commissioners tabled the text amendment for 60 days for more staff analysis.

Discussion Points

•Applicant agreed to withdraw landscaping waiver and return after staking; commission accepted gravel waiver.
•Applicant described two 38×80 contractor shops on a 3.75-acre site and conservation of 2.41 acres.
•Applicant requested growth allocation and reclassification for infill development to meet zoning density.
•Applicant requested two waivers: gravel driveway and screening/landscaping given narrow lot and prior BZA exceptions.
•Applicants requested a narrowly defined airport-based power-feed building and said it would not require water/sewer or termination equipment.
•Commission approved both waivers and requested staff to confirm technical details during site-plan review.
•Commissioners discussed lot-coverage, unit count (~46 units), and county growth-allocation balance.
•Commissioners expressed aesthetic concerns about chain-link fence with black slats and suggested alternatives or moving fence back to allow plantings.
•Commissioners questioned culvert stability, private-drive width (~20 ft) and gravel containment.
•Concerns included moratorium circumvention, number of cables that could be served, access to right-of-way, and potential precedence for other companies.
•MDBC CEO described added fiber assets and potential local ISP benefits; commissioners sought contractual evidence and limits to prevent construction of cable landing stations or data centers.
•Staff and consultants presented environmental reviews (DNR and US Fish & Wildlife letters) and equity screening using MDE tool.
•Summary of motions, approvals, and tabled items from Oct. 1 meeting.

Decisions

•Application tabled for 60 days to gather more information.
•Gravel-surface waiver approved (recommendation); landscaping waiver withdrawn for later consideration.
•Landscaping waiver approved; gravel driveway waiver approved.
•Minutes approved; waivers approved; growth allocation recommended; airport text amendment tabled.
•Planning commission recommended approval of growth allocation; county commissioners to act next.

Directions

•Applicant to include conservation areas and stormwater designs in subsequent submissions.
•Applicant to provide full site-plan and mitigation details in subsequent reviews.
•Applicant to stake property and return with revised landscaping proposal.
•Applicant to submit clarifying language and any material showing commitments to local broadband benefits.
•Staff and county attorney to prepare legal and technical analysis for the commission within 60 days.
•Staff to forward record and recommendation to county commissioners and critical-area commission as required.
•Staff to review proposed alternatives for screening and provide report to commission.
•Staff to verify culvert and containment details at site-plan review.
•Transmit required materials to county bodies and staff to prepare follow-up analyses.

Sep

County Commissioners Meetings

Worcester County Commissioners met Sept. 15, 2026. The board returned from a closed session, approved consent items and minutes, heard a Maryland Department of Transportation presentation on the draft six-year Consolidated Transportation Program, debated how to handle a Bay Restoration fee shortfall for Ocean Pines, awarded a park parking project, increased the county reserve policy, approved agricultural easement nominations, and directed staff to draft guidance on nondisclosure agreements for large infrastructure projects.

Discussion Points

•Advisory committee was split and tasked to produce a written letter with recommendations.
•Berlin enterprise zone redesignation is routine every 10 years; no boundary changes were proposed.
•Board approved 20% and authorized transfer from stabilization funds.
•Bond consultants recommended reserves of ~16.7% (two months).
•Commissioners asked about design timelines for a turn lane and US 50 intersection safety.
•Concerns that some companies request NDAs of public officials in data center and cable landing negotiations.
•Five bids received; staff recommended the lowest responsive responsive and responsible bidder.
•Funding available and grant reimbursement (about 90% Project Open Space) expected.
•MALPF applications were ranked and three lowest recommended to be excluded given limited anticipated funding.
•MDOT presented CTP priorities and local project updates.
•MDOT staff said some projects are excluded from the draft due to fiscal constraints.
•Need to preserve transparency and define procedures when confidentiality is requested.
•Ocean Pines lost Bay Restoration fee exemption and is behind on payments.
•Options include charging customers immediately, using reserves, or billing with later credits.
•Riddle Farm enterprise fund amendment related to unbudgeted booster pump station; no public comment present.
•Staff proposed 17%; several commissioners advocated 20% to match peer jurisdictions.

Decisions

•Berlin enterprise zone redesignation approved (6 in favor, 1 abstention).
•Commissioners approved directing staff to draft NDA guidance (vote recorded 5–2).
•Contract awarded to Asphalt Services; budget and reimbursement plan accepted.
•Delay billing decision until advisory committee letter is received.
•MALPF forwarding approved.
•Reserve policy target increased to 20%, effective immediately.
•Riddle Farm enterprise fund amendment approved.

Directions

•Decisions were approved by recorded votes; Berlin item recorded a single abstention.
•Finance staff to execute transfer and report updated balances.
•MDOT will continue design work and follow up on project schedule and funding options for local requests.
•Public Works to execute contract and begin project administration.
•Staff to draft a framework indicating when NDAs are appropriate and the county review process.
•Staff to forward enterprise zone documents to Department of Commerce and MALPF forwarding packages; Public Works to proceed with booster pump project under amended enterprise fund.
•Wait for advisory committee’s written recommendation and return the matter to the Oct. 6 meeting with options.

Sep

Board of Zoning Appeals

Worcester County Board of Zoning Appeals held a public hearing on Sept. 10, 2026, and approved variances and special exceptions for four property applications, including setbacks for accessory structures and a dumpster enclosure at the Coastal Square shopping center; the board also discussed administrative rules and adjourned.

Discussion Points

•Applicant described pie-shaped lot and tree constraints and provided photographs and neighbor letters.
•Applicant detailed lot shape, septic constraints and ongoing cost of off-site storage ($114/month).
•Applicant provided renderings and photographs and cited a previous board opinion (case 23-37) as precedent.
•Applicant said the building will be for personal storage and will avoid significant disturbance.
•Board confirmed required criteria for special exceptions and neighbors' lack of opposition.
•Board reviewed special-exception criteria including compatibility with the comprehensive plan and neighborhood character.
•Board reviewed variance criteria and asked clarifying questions about special conditions and hardship.
•Board reviewed variance standards including special conditions, literal interpretation and absence of applicant-caused hardships.
•Members indicated consensus to draft an amendment and bring it to the next meeting for a formal vote.
•Members noted the current chair and vice chair have served more than four consecutive years and debated whether to amend rules.

Decisions

•No immediate vote; amendment to be presented next meeting.
•Special exception for dumpster enclosure approved 5–1.
•Special exception granted.
•Variance approved 5–1; mitigation required (3:1 noted on record).
•Variance granted by a 5–1 vote.

Directions

•Staff to prepare a proposed amendment to the rules for the next meeting.

Sep

Planning Commission

The Worcester County Planning Commission met in a regularly scheduled session to consider procedural rule changes, several site-plan reviews for solar projects, and to address procedural questions and public concerns about notice and hearings; the commission approved amendments to its rules of procedure and recommended approval of two solar site plans (one with an irrigation waiver).

Discussion Points

•Announcement of public hearing time and updated draft location.
•Chair explained department's limited authority to refuse applications; public concerns about timing and notice.
•Commissioners noted rules had not been amended in decades and opened for comments before motion.
•Confusion from social-media posts and coalition messaging about cancellations; request for evening meetings for better public participation.
•County website and social pages used for posting revised agendas; legal notice requirements still restrict who must be mailed notice.
•TRC review completed and comments addressed; questions about land use and decommissioning obligations.
•Whether a waiver removes binding obligation to irrigate; who will hold the landscaping bond; site is in priority preservation area.

Decisions

•Adjourn meeting after announcement
•Favorable recommendation to approve the Woodside solar site plan
•Favorably recommend project and grant waiver
•Rules of procedure amended to remove term-limit provision
•Text amendment postponed until further notice

Directions

•Encourage public to submit comments to staff and attend county commissioners' public hearings.
•Flag irrigation-waiver frequency for future zoning code updates.
•Staff encouraged the public to submit written comments and attend county commissioners' hearings.

Sep

County Commissioners Meetings

Worcester County Commissioners met Sept. 1, 2026. The board handled routine consent items, approved a moratorium option on rezonings along State Route 589, tabled a contentious critical-area remapping update after public objections, denied a sheriff's request for a side-by-side vehicle, and considered a failed text amendment on larger accessory structures.

Discussion Points

•Applicant argued the amendment would create a pathway for relief where a primary residence and accessory-structure parcel are separate and existing rules create hardship.
•Board of Education explained buyback proceeds from an iPad refresh would cover an existing lease payment and increase recognized revenue by $880,996.
•Commissioners confirmed the amendment did not require additional county funds.
•Commissioners pressed for specific examples where lack of such a vehicle resulted in poor outcomes and asked whether current ATVs could be adapted or shared across agencies.
•Commissioners raised concerns about countywide precedent and the enforceability of deed restrictions tying parcels across roads.
•Proclamation aims to raise awareness and connect residents to crisis resources, with partners referencing 988 coverage for the Lower Eastern Shore.
•Property owner Hugh Cropper showed site photos, argued the head-of-tide was misplaced and that initial mapping erred by ~1,800 feet.
•Public comment emphasized Route 589 as the primary access for Ocean Pines and potential water and school impacts from increased density.
•Sheriff's office argued the side-by-side provides staffing and cargo capacity beyond single-operator ATVs and could transport detainees or supplies at events.
•Staff and state representatives said they performed site visits and reviewed consultant reports; they defended LIDAR and GIS methods but acknowledged areas identified for reexamination.
•Staff offered two moratorium options; commissioners preferred the option that allows existing cases to proceed to avoid unfairly penalizing ongoing applicants.
•Staff presented LIDAR-based remapping and a net loss of ~550 acres in the county critical area; property owners contested delineations (notably on Assateague Road).

Decisions

•Amendment defeated 3-4; no change to current code.
•Budget amendment approved; revenue recognized.
•Commissioners voted to table the updated critical-area maps and requested further staff verification.
•Moratorium option 2 adopted unanimously.
•Proclamation adopted and signed by commissioners.
•Purchase denied (6-1).

Directions

•Adopt option 2; staff to evaluate corridor impacts and return with recommendations.
•Denied the request; staff to explore alternatives and shared-use possibilities.
•Staff to coordinate reexamination/site visits with the Critical Area Commission and MDE for specific disputed parcels; return with findings.
•Tabling preserves existing maps until follow-up and possible amendments are processed or until staff reports back.

Aug

Board of License Commissioners

The Board of License Commissioners met Aug. 19 to approve minutes, review county and Ocean City compliance checks, consider several special-event and premises licensing requests (including WineFest/Ocean's Calling), approve multiple license transfers/extensions, and limit background-music hours for Toast after neighbor complaints.

Discussion Points

•Applicant admitted past mistakes and sought limited reinstatement of background music.
•Applicant confirmed six years experience in alcohol sales and TPS/TAM certification.
•Applicant expected permit submission by Aug. 31 and mid‑October start date if approved.
•Applicant requested four‑piece bands and regular entertainment hours.
•Board emphasized liability and historical violations; preferred to keep stricter controls.
•Fire marshal provided a two‑page letter with conditions; board asked for written state approval before any expansion of footprint that includes state roads.
•Neighbors submitted emails, photos and text messages alleging disturbances and tampering; these were admitted as evidence.
•Police sergeant testified multiple noise checks found no violation of the town ordinance.
•Project: demolish three businesses and build 3,600 sq ft retail area with beer cave and four apartments above.
•Promoter counsel said events are consistent with prior years; small footprint adjustments made.
•Resubmitted site plan doubled the licensed area and crossed a fire lane.
•Signatures were provided and qualifying resident agent confirmed.
•Staff presented compliance sweep numbers for Worcester County and Ocean City.
•Staff recommended monitoring and possible training related to two first‑offender cases.
•Town will provide police and DPW support; promoter will provide security and ID checks.

Decisions

•Approve license with maintained restrictions.
•Approve original footprint for one‑day event; delay approval of any expansion until written state permission is provided.
•Approve restricted hours for background music and warn licensee that further violations could prompt stronger enforcement action.
•Approve transfer of stock ownership.
•Board approved extension of licensed premises subject to standard permit and documentation checks.
•Grant promoter licenses for Ocean's Calling and Country Calling with specified dates and hours.

Directions

•Applicant to submit site drawings and provide lease/ownership documentation.
•Limit inside background music to 4–8 p.m.; staff and police to monitor compliance.
•Organizers to obtain state‑highway written permission for any expansion beyond the state‑approved closure
•Promoter to provide final site‑plan adjustments and coordination documentation.
•Staff/inspector to monitor the premises at upcoming events

Aug

County Commissioners Meetings

Worcester County Commissioners met Aug. 18, 2026. Commissioners approved consent items and contract awards, received an unmodified audit opinion with noted accounting weaknesses, and debated whether to make a new water leak adjustment policy retroactive before tabling a broader retroactive rollout.

Discussion Points

•Commissioners expressed concern about potential volume and cost of a countywide retroactive application.
•Consent agenda items 1–15 were presented as a bundle.
•Consolidation merges multiple developer agreements and bonds into one.
•Cropper stated the applicant paid fees and completed required studies and agency checks.
•Delays linked to finance turnover and change in audit firm.
•Four material weaknesses and three significant deficiencies reported; one significant deficiency in federal single audit.
•Motion recorded and approved by voice vote.
•Motion to approve lease recorded; second and voice-vote approval.
•Motion to approve over-expenditure recorded and seconded.
•Motion to award replacement contract recorded and approved.
•New road inspection fee and a roads warranty period will shift some costs to developers and protect county from early defects.
•No individual items were discussed in the recorded meeting.
•No substantive debate recorded.
•Public comment requested the rezoning item be heard despite being removed from the agenda.
•Request to award network equipment for WCPN presented by Department of Emergency Services.
•Significant estimates include compensated absences, OPEB/pension liabilities and landfill closure.
•Staff estimated about a dozen accounts had gone to the grievance committee in the past year.
•Staff identified over 2,000 potentially eligible accounts for retroactive adjustment; commissioners questioned scope.
•Unmodified opinion issued for FY2025 financial statements.

Decisions

•Agreement adopted by voice vote.
•Consent agenda approved by voice vote.
•Contract award approved.
•Lease approved.
•Motion passed to limit retroactivity and return with revised policy.
•No formal action recorded; commissioners received the presentation.
•Over-expenditure approved.
•Purchase approved.

Directions

•Apply policy only to projects submitted after approval; staff to publish guidance.
•Auditor to issue single-audit report and management letter; finance to review and return with implementation steps.
•Clerk to file approved packet.
•Department to execute award and proceed with deployment.
•Limit retroactivity review to those who filed appeals/grievances; staff to return with a revised policy.
•Staff to execute contract and proceed with scheduling.
•Staff to execute lease documentation.
•Staff to proceed with hiring/assigning instructors.

Aug

Board of Zoning Appeals

Public hearing in Worcester County on Aug. 13, 2026, on zoning and variance applications, including a contested proposal by Earth Funeral Group to apply human-composted soil to farmland and convert acreage to forest; the board approved the Earth Funeral special exception with conditions and decided on multiple variances, denials and postponements.

Discussion Points

•Applicant framed project as agricultural/forestry practice and provided expert testimony on soils and nutrient management.
•Board and staff emphasized the need for clear permit/permit sequencing and potential conflicts with Ocean Pines approvals.
•Board conditioned approvals to reduce unintended impacts and preserve permitting options for applicants.
•Feasible remedies include reducing roof height by ~2 feet to meet accessory structure height limits.
•Neighbors raised concerns about dust from spreading, drainage to nearby ditch, permanence of land use and loss of farmland.
•Potential conflict between county approval and Ocean Pines association rules.
•Staff and board discussed conditions to limit visibility, protect waterways, and require nutrient‑management plans.
•Survey and as‑built accuracy particularly important for exact compliance.
•Tight fit to property lines and side‑yard separation concerns.

Decisions

•Board approved special exception 4–2 with conditions and ongoing monitoring requirements.
•Board denied application 5–1; applicant may revise and return.
•Postponement approved to allow applicant to secure local association concurrence or modify the structure.
•Several variances and exceptions approved with conditions; one garage denied; one case postponed.

Directions

•Applicant advised to redesign or reduce size and consult staff prior to resubmitting.
•Applicants in contested cases to work with adjacent association/owners before resubmission; staff to require specific mitigation conditions where necessary.
•Applicant to submit nutrient‑management and forestation plans before first application; surveyor to stake 50‑foot buffer; county staff to monitor compliance.
•Applicant to work with Ocean Pines or revise structure (cut roof) before return.

Aug

Planning Commission

The Worcester County Planning Commission met Aug. 6 to approve minutes, review site-plan items and 11 farmland-easement applications under the state MALPF program, discuss a county moratorium and comprehensive-plan language about data centers, hear public comment, and hold officer elections.

Discussion Points

•A motion was proposed to draft an amendment removing or altering the limitation; staff said it will be redrafted and returned.
•Commissioners linked the moratorium to the comprehensive-plan update and traffic assessments.
•County commissioners directed a moratorium on rezoning in the 589 Corridor; staff should draft a resolution and pause processing.
•Easement recommendation and comp-plan presentation will be forwarded to county commissioners; staff will follow up on public comments.
•Elections concluded with Chair reelected; term-limit amendment to be redrafted.
•Introductions and promotions: Betsy Jackson (zoning administrator), Savannah Guy (promoted to DRP specialist), Zach White (new DRP specialist starting mid-September), deputy director start mid-September from Frederick County.
•Memo stated no officer may serve more than four consecutive terms; one member noted they have served five and asked about legal effect.
•Planner estimates 1–2 easement approvals possible this funding cycle given cuts.
•Public comments oppose data centers and the landing site on parcel 611; staff packaged those comments for the commissioners.
•Several routine approvals of minutes and motions to forward items to county commissioners.
•Staff reported a moratorium that provides the county a year to research and draft legislation on data centers.
•State MALPF funding cut of $25,000,000/year through 2029; county is certified; maps show applicants outside growth areas.

Decisions

•Commission did not change the draft comp plan on the record and will forward the package to commissioners; some members recommended adding a general policy concern but deferred specifics to forthcoming legislation.
•Jerry Barbieri was reelected chair by voice vote; Phyllis and Mary continued as vice chair and secretary.
•Minutes approved; recommendation for easements approved; draft comp plan presented to commissioners; Chair reelected.
•Planning commission voted to recommend the 11 easement applications to the county commissioners.
•Promotions announced; no formal vote required.
•Rezoning reviews in the 589 Corridor are paused until the moratorium is resolved or traffic study results are provided.

Directions

•Forward public comments and any requested comp-plan edits to county commissioners for further study and potential legislation.
•Staff to draft the moratorium resolution and bring traffic assessments and recommended amendments to the commission.
•Staff to forward packages to county commissioners and redraft rule amendment for future vote.
•Staff to forward public comment package and maps to county commissioners and include recommendation.
•Staff to introduce the new deputy director at the October meeting.
•Staff to redraft the rules-of-procedure amendment and present it at the next meeting.

Aug

County Commissioners Meetings

Worcester County Commissioners met Aug. 4, 2026; they held a brief closed session on personnel, recognized SkillsUSA/FFA students, approved routine consent items and several equipment contracts, approved an IT camera maintenance over-expenditure, converted a roads worker position, voted to explore a one-time homestead-property rebate from the budget stabilization fund, and agreed to study a temporary rezoning moratorium for Ocean Pines/Route 589.

Discussion Points

•Added camera locations increased maintenance burdens above budget.
•Brand selection rationale (maintenance/service compatibility).
•Clarified inclusion of harbor boat-ramp cameras.
•Concern over traffic and resident opposition in Ocean Pines; suggestion to coordinate with MDOT.
•Motion to study one-time rebate to homestead-tax-credit property owners from budget stabilization fund; legal mechanisms and fiscal impact to be evaluated.
•Recognition of student achievements across multiple contests and programs.
•Requested pause on accepting rezoning applications along Route 589 and study of moratorium mechanism.
•Sourcewell cooperative contract discounts and vendor pricing for equipment.
•Strong opposition arguing funds should be used for county infrastructure or proportionally for all taxpayers, including nonresidents.
•Thanks and photo opportunity with commissioners.

Decisions

•Leases approved; within budget.
•Motion to study rebate approved; no rebate enacted on Aug. 4.
•Over-expenditure approved unanimously.
•Pause on accepting rezoning applications until Sept. 1; staff study authorized.

Directions

•Approve over-expenditure; manage maintenance purchases after warranties expire.
•Staff to prepare legal and administrative options and present at Sept. 1 meeting.
•Staff to return Sept. 1 with options and MDOT input.

Jul

County Commissioners Meetings

Worcester County Commissioners opened their July 21, 2026 meeting, approved consent items and a one-year moratorium on data center and cable-landing-station permit applications, and heard extensive public testimony on rezoning case 453 before the applicant withdrew the request.

Discussion Points

•Applicant argued that R‑2 and R‑3 allow similar uses and that increasing density would support affordable housing and reduce sprawl; opponents disputed affordability claims and raised infrastructure, traffic, wetlands and notice concerns.
•Applicant's site plan avoids delineated wetlands and proffers a 100‑foot buffer as a rezoning condition.
•Closed session covered personnel summary and hiring requests; staff presented recommendations.
•Commissioners discussed the scope and intent; staff indicated applications in process would be paused.
•Commissioners questioned the number of parcels affected and whether the proposed square footage was appropriate.
•Commissioners raised concerns about currency of counts and local congestion beyond statewide thresholds.
•Consent agenda passed unanimously and a proclamation for Agriculture Appreciation Week was approved.
•Environmental consultant delineated two on‑site wetland polygons and reported MDE concurrence.
•Expert stated townhomes generate fewer trips per unit than single‑family homes and that peak‑hour thresholds under state guidance were not exceeded.
•Planning staff entered the Planning Commission file and summarized its favorable recommendation with conditions including a deed restriction and 100‑foot buffer.
•Staff explained the amendment would allow special exceptions to increase accessory building size to 1,600 sq ft on vacant lots within 100 feet of a principal dwelling and include a deed restriction.
•Staff introduced draft resolution to pause data center and cable landing station applications and special‑exceptions so county experts can study impacts.

Decisions

•Applicant withdrew rezoning case 453; no county decision on rezoning recorded.
•Consent agenda approved; proclamation issued; closed session report made to the body.
•Moratorium adopted for 12 months (or until rescinded).

Directions

•If refiled, wetland protections and permits will govern development and may require mitigation/avoidance in permit review.
•If the project proceeds, staff and the applicant must coordinate with the State Highway Administration for an access permit and any additional review the state requires.
•Staff directed to evaluate impacts and draft possible legislation; report back to commissioners.
•Staff to continue work on LOSAP and review potential volunteer firefighter tax‑credit language.
•Staff to provide additional analysis and parcel counts if available and return with potential redraft before a future vote.
•Staff to record withdrawal and apply code restriction preventing reapplication for one year.

Jul

Board of License Commissioners

The Worcester County Board of License Commissioners held a July 15 meeting in Ocean City to hear multiple liquor-license applications, transfers and promoter permits; the board approved an Ocean Pines restaurant license, two license transfers and promoter permits for two OC Rock & Ride events with conditions.

Discussion Points

•Applicants confirmed prior licensing history, TAM certification, and need for health department documentation; board emphasized scope covering golf course for Turn at River Run.
•Applicants described menu concept and seating capacity; board confirmed prior licensing history and floor plan; TAM certification and health/fire documentation required.
•Promoters have negotiated hours with mayor and city council limiting alcohol sales to 10:30 p.m.
•Promoters outlined multilayered security, ID/wristband and vendor controls; board reiterated prior conditions.

Decisions

•Board approved both promoter licenses with conditions.
•Board approved both transfers subject to conditions.
•Board voted to approve license application subject to conditions.

Directions

•Applicants to provide health department certificates and any outstanding paperwork to licensing staff for final issuance.
•Applicants to provide TAM certificates and health department documentation to licensing staff before final license issuance.
•Promoters to provide final security and vendor lists and confirm police coordination.

Jul

Board of Zoning Appeals

The Worcester County Board of Zoning Appeals heard multiple variance and modification requests on July 9, 2026, including encroachment requests for RVs and residences, a temporary use variance for a mosque, and several shoreline/piers and boat-lift requests; the board approved most requests with conditions and denied a few after public testimony.

Discussion Points

•Applicant argued redevelopment reduces overall disturbance and improves site conditions.
•Applicant described as‑built survey showing lift arm about 1 foot over the property line and recounted efforts to get the lift company to shorten the arm.
•Applicant explained pier length needed to reach deeper water and presented exhibits comparing neighboring piers.
•Applicant has prior variance approval for permanent mosque and is building a new mosque; temporary use is requested until permanent building is complete.
•Applicant presented MDE permit and letters of no objection from immediate neighbors; staff recommended verifying pilings location after installation.
•Applicants argued the lot constraints (critical area setback, sewage reserve area) created a unique hardship limited to a portion of the garage.
•Applicants said bay window overhang causes the encroachment and that the unit has been in place for about three years.
•Board and staff discussed navigation and environmental review; applicant said neighboring piers do not create navigation problems and cited Army Corps and MDE review as the arbiter of environmental impacts.
•Board asked whether required two parking spaces fit on the lot; applicants said a site plan shows them.
•Board discussed precedent variances in nearby neighborhoods and whether a reduced porch or alternate plan could avoid the need for variance.
•Board discussed putting a time limit on verification to avoid indefinite outstanding items.
•Neighbor testimony described view obstruction and concerns about navigation and future use of the water lot.
•Property planted prior to adoption of critical‑area program created a unique circumstance; staff and surveyor concurred hardship exists.
•Staff explained the lift was installed differently than permitted and recommended verification through a final resurvey if the board were to consider approval.
•Staff flagged a March 30, 2026 permit (260350) for weekly services with portable restrooms and noted sewer limitations that will require a different use for the temporary building once a CO is issued for the new mosque.
•Staff noted code allows limited bay window encroachments but not the full wall width.
•State Critical Area Commission recommended mitigation at a 3:1 ratio for permanent disturbance to the 100‑foot buffer.

Decisions

•Board accepted the modification request subject to interagency permit compliance.
•Board approved temporary use variance with one member opposed.
•Board approved the request with the resurvey condition.
•Board denied the modification (5–1).
•Motion to grant variance failed 4–2; variance denied.
•Variance and special exception approved with mitigation and permit conditions.
•Variance approved with condition; no immediate authorization for screening room installation.

Directions

•Applicants to notify park management and verify parking placement with staff as a condition of approval.
•Approval conditioned on obtaining any required Army Corps and MDE permits and complying with their conditions.
•Mitigation plan required and must meet county and state critical‑area conditions; stormwater and erosion control compliance required for larger disturbances.
•Require final pilings/encroachment survey within one year of completion as a condition of approval.
•Staff to monitor compliance with special events permit and sewer restrictions and confirm change of use after permanent mosque CO.

Jul

Planning Commission

Worcester County Planning Commission presented the 2026 draft comprehensive plan and opened a public hearing. Residents voiced concerns about utility-scale digital infrastructure (subsea cable landings/data centers), urged retention of E‑1 zoning for Southpointe, and questioned the viability of some designated growth areas.

Discussion Points

•Presentation described plan scope, outreach (1,500+ participants), chapters and analysis showing 8,307 potential dwelling units in growth areas and state target of ~375 units/year through 2045.

Decisions

•No adoption today; commission will review comments at upcoming meetings and then transmit recommendation to county commissioners for public hearing.

Directions

•Planning staff to finalize draft and forward recommendation to Worcester County commissioners; portal remains open for comments.

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