[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_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",6472686,"mediaKeyId","5775958-c039f90e85cc44dbfc98627d618c1463","parentId",5775958,"title","BZA approves Run Point living‑shoreline modification, allows channel work up to 275 feet with conditions","audioSeconds",2582,"startMs",4910000,"endMs",7492000,"viewUrl","/Search/View?dp=1&key=5775958-c039f90e85cc44dbfc98627d618c1463&start=4910&end=7492","thumbnailUrl","https://assets.pipeline.soar.com/5775958-c039f90e85cc44dbfc98627d618c1463/thumbnail_4910000.jpg","articleUrl","/articles/6472686/Worcester-County/Maryland/BZA-approves-Run-Point-livingshoreline-modification-allows-channel-work-up-to-275-feet-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6472686-3abb7bf6a93cad604d25dd1d313c3424/orig.mp4?Expires=1771048083&Signature=bKdb03-uaM~mOv~SXmRg-sCgTNzUxpilRIviqD3hxUfGzbmvwo253jF5Pej5xvI--GACNpPueaUU3633l9LnAM8FitGD2gD~hNVY2aZ2LRTmRiv5JpmiS8P9-mj3j7eqgv4-zuN3RSy2j4SCbn-odMs~zqIvcdaNLM1DZiEJVAKL7hth08n8kB1C9THILbSJE-7dlSZIFixCpPzE8AoK~9IRkOsWlA1C6cO~a0aVL1m1AotuOGXZU8rtCgGCn-gl4LA0ccyNzEAiocistonkzit70vjqkygY8-LovPu9DFfoMG-C01JD~Oay5YJfcm5nuyqi~FVrf-i5Q6CvxbhXDA__&Key-Pair-Id=KUT5TJCACFTXG","author","Worcester","date","2025-09-11T00:00:00Z","article","The Worcester County Board of Zoning Appeals voted to approve a modification request on Sept. 11 to extend multiple living‑shoreline structures and associated channel work at 7000 Run Point Road, allowing channel extensions up to a maximum of 275 feet subject to a pre‑construction stakeout and an as‑constructed survey.

Designers and coastal program staff told the board the state Department of Natural Resources and the Maryland Department of the Environment have reviewed the project; MDE has issued a wetlands license and the U.S. Army Corps of Engineers was prepared to issue federal approvals. The design team said the project is engineered to stabilize an actively eroding shoreline, create tidal‑marsh habitat and minimize impacts to existing underwater grasses and other resources.

Lead designer Keith Vintstead of Underwood and Associates described the project as “site‑specific” and said it follows guidance developed in peer‑reviewed literature and two decades of regional experience. “This is a specific site‑specific solution that protects the shoreline, improves habitat, and respects existing resources,” Vintstead told the board.

Kevin Smith of the Maryland Coastal Bays Program and other scientists described significant existing erosion at the site — including failing gabion baskets installed decades earlier — and said the living‑shoreline approach will provide ecological uplift while improving resilience to sea‑level rise, wave energy and storm events. The project team said there are comparable living‑shoreline installations nearby that have performed well since 2018 and 2002.

Board members asked about impacts to navigation, underwater grasses (SAV), the project’s life expectancy and cost. Witnesses said the cove is shallow, largely non‑navigable, and that the design was chosen to minimize SAV impacts compared with alternative structures. Project cost was cited at about $1.8 million; funding comes from state resiliency grants and the state trust fund supported by a portion of the rental‑car tax.

Before voting, a board member added a condition requiring a construction stakeout and an as‑built survey to verify that channel work does not exceed the approved extension lengths (no more than 275 feet). The board approved the modification with that condition; the transcript shows the motion and second carried.

The county and project team will proceed with construction only after final federal and state permits and the required stakeout/as‑built verification are completed.","mediaType","Video","parentTitle","Worcester - Board of Zoning Appeals","oneSentenceSummary","The board approved a modification under state natural‑resources code to permit extended living‑shoreline and channel work at Run Point Road, citing erosion and resiliency goals; approval includes a stakeout and as‑built survey condition and project funding from state resiliency grants.","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},6472691,"BZA grants critical‑area variance for Gray Fox Lane waterfront lot; 3:1 buffer mitigation required",838,2952000,3790000,"/Search/View?dp=1&key=5775958-c039f90e85cc44dbfc98627d618c1463&start=2952&end=3790","https://assets.pipeline.soar.com/5775958-c039f90e85cc44dbfc98627d618c1463/thumbnail_2952000.jpg","/articles/6472691/Worcester-County/Maryland/BZA-grants-criticalarea-variance-for-Gray-Fox-Lane-waterfront-lot-31-buffer-mitigation-required","https://secure.pipeline.soar.com/6472691-2c2f160578c69c4005577b74a6f64393/orig.mp4?Expires=1771048083&Signature=GmkQXvTbSw0tDpV2U2HFJSa8kRzcTlQObPD~x7oFXc-oBEeixe~2fSohchdI~ZgooRaXzK6NrQHGkA6C9pQxC4KNp5HQua3wuEl6cjK6~UnQhP9gDtCDm9IyIEjOZ4TFaYyrOezlfCxELXVNOcPIFbo3HquVjEgn3NOViCt8PsObBaw3nhctNSMdckf~ibrSPDCMu8CSHAnIma3rca5v0d5cxjIFmAuJXfSrYSTYgeokZX3ji5OGVM~S4w90VDiqKroaXa2TlK3SYvE0T6y6U~KybAFXoy47VT0o-Z2iNgLDHO9ay0debm0cS~HBxc89VubpMsLh3NOSRy4l-p6oEQ__&Key-Pair-Id=KUT5TJCACFTXG","The Worcester County Board of Zoning Appeals on Sept. 11 granted a variance to allow construction of a modest single‑family dwelling and associated driveway at 8718 Gray Fox Lane (Tax Map 33, Parcel 206), a waterfront lot where the critical‑area 100‑foot buffer covers most of the parcel.

Applicant representatives and expert witnesses told the board the lot was platted before the county’s Atlantic Coastal Bays critical‑area program took effect and that, as a result, there is effectively no buildable envelope without variance relief. The applicant revised plans to reduce the house footprint, eliminate a proposed 600‑square‑foot garage and minimize clearing; the revised impervious coverage totals roughly 11.3 percent, under the county’s allowable limit for the property’s limited development area designation.

Surveyor George Young (testifying as an expert witness) and natural‑resource consultant David McCabe described site constraints including a narrow lot, a dock and a large septic reserve area. McCabe said the applicant reduced the house footprint to limit clearing and will implement a buffer mitigation plan with a 3:1 planting ratio, and will employ stormwater controls and a best‑available‑technology nutrient‑removal septic system.

“You’ve minimized the amount of clearing that’s necessary,” McCabe testified, and said the mitigation plan will use a mix of native shrubs and trees to improve habitat. Board members asked about FIDS (forest interior dwelling species) habitat and SAV/sea‑grass impacts; witnesses said the buffer plantings and erosion controls were designed to improve habitat and avoid impacts to existing underwater grasses.

The board voted to approve the requested variances; the record shows a motion carried without opposition. The approval requires the applicant to complete mitigation plantings, obtain required permits for septic and stormwater management, and comply with county environmental review steps before building permits are issued.

","The board approved a variance allowing a modest single‑family dwelling and driveway at 8718 Gray Fox Lane (Lot 206), finding the parcel largely consumed by the Atlantic Coastal Bays critical‑area buffer and requiring 3:1 mitigation plantings and stormwater/best‑available technology septic systems.",{"_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},6472695,"BZA approves special exception for contractor shops at 10529 Flower Street, 5–1 vote",100,2002000,2102000,"/Search/View?dp=1&key=5775958-c039f90e85cc44dbfc98627d618c1463&start=2002&end=2102","https://assets.pipeline.soar.com/5775958-c039f90e85cc44dbfc98627d618c1463/thumbnail_2002000.jpg","/articles/6472695/Worcester-County/Maryland/BZA-approves-special-exception-for-contractor-shops-at-10529-Flower-Street-51-vote","https://secure.pipeline.soar.com/6472695-6ba2dd2fc56eac6991e5fea4f3373515/orig.mp4?Expires=1771048083&Signature=Mn6QHi4Gkorib1Z792DKUOJyIcZsqfO8GFelPCYBFK~kejPSv9S~N2pt2o4V3mo7tT2kCjQiA-vofYzb0h-XKl6dwPrdo5Jat6K5iI5kV9vtRGjpYtYymEngZXQfMOGBpdLxZwE8iAQDadsZ1vlly8cSfmVUlL2TWOmndgAESDoBz-D~7EzCJdXQ~vg8mxyufS6gXUbg~4eS-Vv5WB~ZEA6iHEgd48SP2gj9Jb9AXd0Ifzg3EovgxxEO7Gb~4Q0rvyYI~jS7ossZSqGFUyZf5Ag0p6OXstHkiRN23eDI1cEJuvoGsuPUy1mSFnlWUZHKt05qYpsbYwfYYX7SnsfYMQ__&Key-Pair-Id=KUT5TJCACFTXG","The Worcester County Board of Zoning Appeals voted 5–1 on Sept. 11 to grant a special exception authorizing contractor shops at 10529 Flower Street (Tax Map 25, Parcel 275) in the A‑2 Agricultural District.

The special exception renews authority that the applicant previously received in 2023 but that expired; the applicant will still be required to seek site‑plan approval before the Technical Review Committee (TRC) and to meet county standards for stormwater, access and parking.

The applicant’s planner, who prepared the site plan for Parcel 275, told the board the parcel is set back from the road and “tucked away back in the woods,” and that the proposed use would be in keeping with the mixed‑use character of the area, which the witness described as including churches, a school and some commercial development. He said the property will be rehabilitated and used by the owner’s contracting business and that two additional rear buildings are proposed for contractor use.

Board members asked about traffic, driveway width and onsite parking. The witness said the site has one way in, one way out, on‑site parking and that the use would not be retail and therefore would not generate typical customer traffic. The board also noted that TRC site‑plan review and county permitting will further refine access, parking and drainage measures.

The motion carried 5–1; the transcript records that Board member Thomas Babcock opposed the application. The board did not add special conditions beyond the standard requirement for TRC/site‑plan compliance.

The applicant was advised to coordinate with county roads and TRC staff; the board’s approval restores the applicant’s ability to locate contractor shop activities at the parcel but does not waive any subsequent development or environmental review requirements.

","The Worcester County Board of Zoning Appeals granted a special exception to allow contractor shops at 10529 Flower Street (Parcel 275), reversing an expiration of a prior approval and subjecting the use to site‑plan review (TRC) and permitting requirements.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6472698,"Worcester County BZA grants after‑the‑fact variances for Arisling Road garage and shed",1757,71000,1828000,"/Search/View?dp=1&key=5775958-c039f90e85cc44dbfc98627d618c1463&start=71&end=1828","https://assets.pipeline.soar.com/5775958-c039f90e85cc44dbfc98627d618c1463/thumbnail_71000.jpg","/articles/6472698/Worcester-County/Maryland/Worcester-County-BZA-grants-afterthefact-variances-for-Arisling-Road-garage-and-shed","https://secure.pipeline.soar.com/6472698-e89bf32f34eb2cee11ee4d02c891b8a3/orig.mp4?Expires=1771048083&Signature=GBCGEQiNGzBGi2qu4lNu0jCmtCKepHak4ygeZ2j7E8wOqFiWN2IiaW17AR2m2rFjBvxfNeJmiq8gHA7TFJOASbEDT6YgF6VDcOeP9RzaevbKpk6U23Yt4zMY9dN3to3zqRS6FFtdrgx~qQWf~7RMmbvN~ZjHy75wvEBNlO181bQAMhZf6VHXDVQOMKIfilt6iClfiAqQ5Pn9xZ4vAUFcCCMEzGMOycczb5Rp5mK-OWs8DBJ9jsXERHVA59JnaaaTgH4cSa0XOF0JXHAG9b5BUEu3BypvXvUpaICbR2deJnr2h~7b7YGy2iHysJf0FTGkiH6rcFTgUB4l2hy6otV5CQ__&Key-Pair-Id=KUT5TJCACFTXG","The Worcester County Board of Zoning Appeals on Sept. 11 approved an after‑the‑fact variance allowing a detached garage that had been built inside the side‑yard setback at 7109 Arisling Road, and separately granted a variance for an existing shed after deliberation and a divided vote.

The variances were requested for property listed as Tax Map 72, Parcel 101 in the A‑1 Agricultural District. The applicant sought relief from the 20‑foot side‑yard requirement to keep a garage that encroached 1.5 feet (reducing the side yard from 20 feet to 18.5 feet) and to legalize a shed that encroached roughly 12.3 feet (reducing a 20‑foot side yard to about 7.7 feet), according to testimony and the submitted site plans.

Surveyor Russell Hammond, who prepared the as‑built survey and exhibits in the case, told the board the lot is constrained by a septic reserve area (SRA), the location of a well and mature vegetation that limit buildable space. Hammond said the contractor who placed the garage “did not adhere to those setbacks, and then that’s what necessitates this after‑the‑fact request.” He also testified the homeowners pursued the standard permitting process and that a foundation location survey had been required during inspections.

Neighbor Robert A. Clark, who identified himself as a Worcester County deputy sheriff and lives across Arisling Road, told the board he had no objection and described the home as appropriate for the neighborhood. “I have no problem with what they’ve done there, and it looks very nice as well,” Clark said.

Board members discussed contractor licensing and whether the contractor or surveyor should have attended the hearing to explain discrepancies. The board was told the contractor carried a Maryland license, though the contractor was not present at the hearing.

Votes at the meeting: the board approved the variance for the garage by voice vote; the motion on the shed also passed but with a split vote. The record shows the garage variance was approved without recorded opposition and the shed variance passed on a 4–2 tally.

The board’s decision referenced a string of recent, similar after‑the‑fact variances in the county that staff had compiled and presented to the panel. Board members said the lot’s narrow buildable area, combined with existing infrastructure and vegetation, supported a finding of practical difficulty warranting relief. The county will record the decision in the case file for Tax Map 72, Parcel 101.

The applicants were represented at the hearing; the board did not impose additional mitigation conditions in the motions recorded on the docket. The transcript indicates the board handled the garage and shed as separate formal motions and votes.","The Worcester County Board of Zoning Appeals approved an after‑the‑fact variance for a detached garage and separately voted to grant a variance for an existing shed at 7109 Arisling Road, citing site constraints including a septic reserve area, a well and dense vegetation.","actionData","errors"]

Article not found

BZA approves Run Point living‑shoreline modification, allows channel work up to 275 feet with conditions

BZA grants critical‑area variance for Gray Fox Lane waterfront lot; 3:1 buffer mitigation required

BZA approves special exception for contractor shops at 10529 Flower Street, 5–1 vote

Worcester County BZA grants after‑the‑fact variances for Arisling Road garage and shed