[PAGE 1]
City of Cambridge
Department of Public Works Planning and Zoning
1025 Washington St.
Cambridge, Maryland 21613
Telephone: 410-228-1955
Fax: 410-228-3814
Planning Commission Agenda
Tuesday, January 6th, 2026, at 6:00P.M.
The City of Cambridge Planning Commission will conduct an
in-person meeting at 305 Gay Street. Cambridge, MD.
Planning Commission Members
1. Chair Mary Losty (Dorchester County) 2. William (Bill) Craig (Ward 1)
3. Chan’ Tay Nelson (Ward 2) 4. Eugene (Gene) Lauer (Ward 3)
5. Robin Stanley (Ward 4) 6. George Brown (Ward 5)
7. Vice-Chair Matt Pluta (Mayor’s Appointee) City Attorney: Patrick Thomas
PLANNING COMMISSION MEETING - STREAMING
TOWN HALL STREAMS: https://townhallstreams.com/towns/cambridgemd Dial in: (848) 777-1500#
TEAMS: Join the meeting now Meeting ID: 239 820 133 374 90 Passcode: av3FP9js
PLANNING COMMISSION AGENDA
1.) Call to Order 4.) Adoption of the Agenda 7.) New Business. (Pub Hearing?) 10.) Comm. Comments
2.) Roll Call 5.) Approval of the Minutes 8.) Citizen Input 11.) Chair Comments
3.) Moment of Silence 6.) Old Business 9.) Staff Comments 12.) Adjournment
OLD BUSINESS
1.) N/A
NEW BUSINESS
1.) PZSE 26-0001 Damion FFolkes - 506 S. Regulator Drive - Recommendation to the Board of
Zoning Appeals (BZA) for an Intermediate Care Facility land use. The land use is classified as
a Special Exception (SE) in the Residential Zoning District. OPTIONAL PUBLIC HEARING
2.) PZCS/PS 26–0001 Gary Nusinov - Floriat LLC. 822 Chesapeake Drive. The applicant is
seeking both Conceptual Stage and Preliminary Stage approval for the Industrial site.
OPTIONAL PUBLIC HEARING
The final agenda is subject to change and shall be approved at the meeting.

[PAGE 2]
City of Cambridge
Department of Public Works
Planning and Zoning
1025 Washington St.
Cambridge, Maryland 21613
Telephone: 410-228-1955
Fax: 410-228-3814
December 2, 2025, Planning Commission Minutes
Meeting date: January 6, 2026; 6PM
Address: 305 Gay Street
Commission Members
1. Chair Mary Losty (Dorchester County) 2. William (Bill) Craig (Ward 1)
3. Chan’ Tay Nelson (Ward 2) 4. Eugene (Gene) Lauer (Ward 3)
5. Robin Stanley (Ward 4) 6. George Brown (Ward 5)
7. Vice-Chair Matt Pluta (Mayor’s Appointee) City Attorney: Patrick Thomas
PLANNING COMMISSION MEETING - STREAMING
TOWN HALL STREAMS: https://townhallstreams.com/towns/cambridgem d Dial in: (848) 777-1500#
TEAMS: Join the meeting now Meeting ID: 239 820 133 374 90 Passcode: av3FP9js
Order of Business
1. Call to order 6:00 PM.
2. Roll call
PRESENT
Chair Losty
Commissioner Craig
Commissioner Brown
Vice-Chair Pluta
Commissioner Nelson
Commissioner Stanley
ABSENT
Commissioner Lauer
3. Moment of silence

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4. Agenda
ACTION: Commissioner Craig made a motion to add a discussion item to the
agenda to clarify a portion of the ordinance 2nd by Vice-Chair Pluta.
VOTE: The Commission voted 6-0 to add the proposed discussion at the end of the
agenda.
5. Minutes
Motion to accept as presented
ACTION: Chair Losty made a motion to “accept the minutes” 2nd by
Commissioner Nelson.
VOTE: The Commission voted 6-0 to "adopt the minutes as proposed."
6. Old business N/A 7. New business/public hearing
PZSP/ 25 - 02 – Patti Cannon (Chuck Kelly; Owner) – is requesting the approval of a Sign
Program for the two signs in the Core Zoning District that were issued a Certificate of
Appropriateness by the HPC. The Sign Program will permit:
a. Installation of a new building mounted blade sign (beneath the sign for Craigs
Drugs)
b. Modification of an existing free-standing sign in Craig’s parking lot, to a tenant
freestanding sign.
Staff presenter:
Planning Staff Dean Gunderson provided the staff report. Applicant
comments:
PZSP/ 25 - 02 – Patti Cannon (Chuck Kelly; Owner): The applicant Mrs. Cannon spoke;
she wants clients to easily find them via the signs. She has no preference on modifications.
However, she would still prefer the originally proposed second single tenant free-standing
sign.
Chuck Kelly (owner) : The owner, Mr. Kelly gave a general history about the building and
his business relationships. He also discussed his desire to establish his business in the
downtown area. When asked about his preference regarding the signage (Staff
recommended one muti-tenant sign) he prefers two separate single-tenant signs.
Comments from the Commission:
Commissioner Brown: Asked if Planning Commission can approve the two signs that the
applicant prefers ( Staff recommended one multi-tenant sign) under the sign program.
Commissioner Stanley: Wanted to see illustration of sign modification recommendation (
New blade sign installation).

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Commissioner Craig: Inquired about the projection of the sign, under current code signs
cannot project more than 18’( Under sign program sign can be more than 18”).
Staff response:
Planning Staff Dean Gunderson’s recommendation is that the applicant should decrease
the blade sign in scale, the bottom of the placard should be aligned with the top of the
storefront system, keeping it 8’ above the sidewalk, and the placard be reduced in size to
18” by 24”. For the modification of an existing single tenant free standing sign, he
recommended that the applicant converts from a single-tenant free standing sign to a
multi-tenant free standing sign, keeping 12 sq ft of signage per tenant.
Action specific to the item:
ACTION: Commissioner Brown made a motion to approve the two free-standing signs,
and to reduce the blade sign size and adjust the blade sign’s design as indicated by staff (
approved by the applicant and building owner).
2nd by Commissioner Craig.
VOTE: The Commission voted 6-0 to approve.
Discussion regarding Ordinance:
Commissioner Craig: Stated, we received a request that a non-conforming lot had to get
a variance for a building permit (at 611 Hubert Street). He said he believed the UDC
might not require such a variance for a non-conforming lot of record.
Planning Staff Gunderson: Stated that there was a substantial change to nonconforming
lot (previous structure removed, lot is now empty), so a variance is likely needed. This
would allow the owner to clear any encumbrance to the title. Commissioners Craig and
Brown: Disagree for a need for a Variance in this circumstance.
Planning Director Herrmann: Thanked the commissioners for their comments, staff will
take this under advisement.
Adjournment:
Meeting ended at 7:35pm.

[PAGE 5]
CAMBRIDGE B OARD OF APPEALS - S PECIAL EXCEPTION
P LANNING COMMISSION RECOMMENDATION
PLANNING COMM.
Tuesday, January 6th, 2026: 6:00 PM.
MEETING DATE:
APPLICATION NO: BOA 26-0001 – Request by Damion FFolkes for a Special Exception to Permit a Residential Care
Home, a Type of Small Intermediate Care Institution at 506 South Regulator Drive.
Nature of Request: The applicant, Damion FFolkes wishes to open a Residential Care
Home, a type of Intermediate Care Institution, at 506 South Regulator Drive in the
SPECIAL Longboat Estates subdivision. The use will be located in a "single family home" and
EXCEPTION: will contain between 3 and 6 residents.
North Regulator Drive and South Regulator Drive form a large loop that establishes
much of the subdivision. This loop is connected to Jenkins Creek Road at three
locations: Mako Drive, F and S Drive, and North Regulator Drive. The community also
contains a boat launch. This is located at the end of Albemarle Court and provides
access to Jenkins Creek.
CURRENT
Residential
ZONING DISTRICT:
APPLICANT: Damion FFolkes
PROJECT Brian D. Herrmann; Director
MANAGER: City of Cambridge Planning and Zoning Department
BACKGROUND INFORMATION:
INTENT AND AUTHORIZATION
The applicant is seeking a Special Exception for this Land Use. The purpose of this review is to ensure
that this function (or use) will not create an undue impact upon or be incompatible with other uses of
land in the same zoning district. Such "uses" may be allowed to locate within given designated zoning
districts under the controls, limitations and regulations of a Special Exception.
The Board of Appeals may authorize the establishment of a Special Exception as conveyed in the
Residential zoning district for an Intermediate Care Institution as stated in Table 1 of Article 4 of this
Ordinance.
That said, two items should be clarified.
1. This is not a Group Home, Recovery Residence, or Halfway House. Unlike these three uses, which
are overseen by Federal Regulations, a Nursing Care Institution and Intermediate Care Institution
(which a "Residential Care Home" is considered) must adhere to the local provisions. These are
conveyed by the City's code and staff.
Application No. 26-0001 (PC Recommendation) – an Intermediate Care Inst. Req. by Damion FFolkes to permit an Intermediate Care Inst.

[PAGE 6]
Planning and Zoning Commission: Tuesday, January 6th, 2026 Page 2 of 7
As conveyed, a Residential Care Home is a type of Intermediate Care Institution that "provides
care to individuals who, because of advanced age or physical or mental disability, require
domiciliary care or personal care in a protective environment."
Whereas, an Intermediate Care Institution is an institution or home-based facility licensed
pursuant to Md. Code Ann., Health-General § 19-318, et seq. "providing accommodations for not
less than two (2) unrelated persons who are dependent on the administrator, operator, or
proprietor for nursing care, OR the subsistence of daily living in a safe, sanitary, and healthful
environment, and more specifically:
a. maintains conditions or facilities and equipment to provide domiciliary, personal, or nursing care;
b. admits or retains the individuals for overnight care;
c. shall be classified as a care home or nursing home pursuant to Md. Code Ann., Health-General
§ 19-307(b); and
d. obtains a Certificate of Need where applicable under Md. Code Ann., Health-General § 19-120.
2. It has been stated that many residents moved to the Longboat Estates subdivision because they
thought that it was primarily restricted to single family living. However, the City's Unified
Development Code allows an Intermediate Care Institution as a Special Exception in any
neighborhood that is zoned Residential. This neighborhood is zoned Residential.
The Homeowners Association for the community can establish more restrictive rules and
regulations than the City's Unified Development Code. However, if they are to do so, such a
challenge would likely take place in Civil Court. In this case, the City is simply following its own
rules, which permits a Special Exception for this use.
REGULATIONS SPECIFIC TO THE DESIGNATION
1. Once a Special Exception has been approved, any building permit or zoning and occupancy permit
hereafter submitted for the development or use of the property in accordance with the special
exception shall conform with the approved Special Exception and no development or use shall be
approved by the Zoning Official in the absence of such conformance
2. Once established, the use shall be conducted in strict accordance with any condition or
restriction imposed by the Board of Appeals and all other requirements of this Ordinance. No
use shall be enlarged, expanded, increased in intensity or relocated and no condition of the Special
Exception or a new Special Exception shall be modified unless an application is made and
approved for an amendment to the Special Exception or a new Special Exception is approved.
3. Once a Special Exception use is approved, the use shall not be considered a nonconforming use,
but shall be, without further action, considered a conforming one.
STANDARDS FOR CONSIDRATION:
The Board of Appeals shall grant a Special Exception unless it finds, from a preponderance of evidence
Application No. BOA 26-0001 (PC Recommendation) – Req. by Damion FFolkes to permit an Intermediate Care Inst.

[PAGE 7]
Planning and Zoning Commission: Tuesday, January 6th, 2026 Page 3 of 7
of record, that the proposed use submitted for a Special Exception would have adverse impacts at its
proposed particular location which would be above and beyond those inherently associated with the
proposed use irrespective of its location with the zoning district.
In making its decision, the Board shall make findings with respect to each of the following standards:
1. The establishment, maintenance and operation of the Special Exception at its proposed location
will not be detrimental to or endanger the public health, safety, or general welfare.
STAFF RESPONSE: Staff agrees that the establishment, maintenance, and operation of the use at
this location will not endanger public health, safety, or general welfare.
2. The Special Exception at its proposed location shall be such that it will be harmonious in
character as well as appropriate in appearance with and will not be injurious to the use and
enjoyment of other property in the neighborhood for the purposes already permitted, nor
substantially diminish and impair property values within the neighborhood.
STAFF RESPONSE #1: Staff agrees that this location is both harmonious in character and
appropriate in appearance for the proposed use. In addition, the function will not be injurious to
the use and enjoyment of other property in the neighborhood for the purposes already permitted.
STAFF RESPONSE #2: Staff does not have any evidence that property values within the
neighborhood would be diminished or impaired by the proposed use. In fact, in similar situations
in Cambridge, the overall property values of the neighborhood have climbed - often substantially.
That said, we do recognize that many residents moved to the community because they thought
that it was restricted to single family living. It is not.
3. The establishment of the Special Exception at its proposed location will not impede the normal
and orderly development and improvement of surrounding properties.
STAFF RESPONSE: Staff agrees with this. As conveyed, other neighborhoods in similar situations
have continued to thrive and mature.
4. Adequate utilities, public water and sewer facilities, access streets, drainage and all necessary
facilities have been or are being provided.
STAFF RESPONSE: Yes. The only issue to arise is parking. Staff recommend that a restriction be
placed on the site to ensure that residents will not have access to their own vehicle. Patrons of
other facilities that are located in predominantly single-family neighborhoods within the City of
Cambridge do not have access to their own vehicles. When they do, "on-street" parking is
permitted.
5. The Special Exception shall be such that pedestrian, bicycle, and vehicle traffic associated with
such use at its proposed location will not be hazardous to or unduly conflict with the existing and
anticipated traffic in the neighborhood.
STAFF RESPONSE: Yes, staff agrees.
6. The Special Exception shall in all other respects conform to the applicable regulations of the
district in which it is located and to the special requirements that may be established for the
specific use.
STAFF RESPONSE: Yes, staff agrees.
Application No. BOA 26-0001 (PC Recommendation) – Req. by Damion FFolkes to permit an Intermediate Care Inst.

[PAGE 8]
Planning and Zoning Commission: Tuesday, January 6th, 2026 Page 4 of 7
7. The proposed use at its proposed location conforms to the Comprehensive Plan.
STAFF RESPONSE: One section of the current 2011 Comprehensive Plan - which is being rewritten
and is almost completed - seems to affirm this proposal.
a. Chapter 4: A Plan for City Growth and Land Conservation
 4.8 Land Use Development Policies (bullets)
Develop a strong and vibrant residential community in and around downtown.
•
Substantially increase permitted residential densities. Substantively improve the
housing options for the City's residents.
BURDEN OF PROOF
The applicant for a Special Exception shall have the burden of proof, which shall include the burden of
going forward with the evidence and the burden of persuasion on all questions of fact that are to be
determined by the Board of Appeals.
CONDITIONS AND RESTRICTIONS
The Board of Appeals, in approving a Special Exception, may impose such conditions, safeguards, and
restrictions upon the proposed use, as it may deem necessary in the public interest to secure compliance
with the provisions of this Ordinance and to promote implementation of the Comprehensive Plan.
In granting a variance, the Board of Appeals may prescribe appropriate conditions and safeguards in
conformity with this Ordinance. Violation of such conditions and safeguards, when made a part of the
terms under which the variance is granted, shall be deemed a violation of this Ordinance.
In granting a variance, the Board may impose such reasonable conditions as will ensure that the use
of the property will be compatible as practical with surrounding properties.
APPLICATION PROCEDURE
1. The Board shall not grant a Special Exception unless and until a written application is
submitted indicating the section of this Ordinance under which the special exception is
sought and stating the grounds on which it is requested.
2. Applications for a special exception shall be submitted to the Zoning Official. The
application shall be completed and shall be accompanied by information which will be
necessary to evaluate a given proposed category or use. The Zoning Official, upon
receipt of a properly completed and documented application, shall refer the application
along with pertinent evaluation material to the Board.
3. The Board of Appeals shall not grant a Special Exception unless and until the Planning
Commission has reviewed the application and has first made a recommendation to the
Board.
4. An application for a Special Exception may be made by a property owner, lessee or
contract purchaser. A lessee or contract purchaser must file with the application, a copy
of the contract or some form of written statement which indicates endorsement of the
application by the property owner.
Application No. BOA 26-0001 (PC Recommendation) – Req. by Damion FFolkes to permit an Intermediate Care Inst.

[PAGE 9]
Planning and Zoning Commission: Tuesday, January 6th, 2026 Page 5 of 7
TERMINATION OR REVOCATION:
1. Unless a time limit is specified for a Special Exception, it shall be valid for an indefinite
period of time, except if the use or activity should cease for any reason for a continuous
period of one year, the Special Exception shall automatically terminate without notice.
The approval of a new Special Exception shall be required prior to any subsequent
reinstatement of the use.
2. A Special Exception shall be revocable on the order of the Board of Appeals at any time
because of the failure of the owner or operator of the use covered by the exception to
observe all requirements of law with respect to the maintenance and conduct of the
use and all conditions in connection with the exception that were designated in issuing
the same.
Before revoking any Special Exception, the Board of Appeals shall give the holder thereof
at least ten days written notice of violation. If within ten days, the exception holder so
requests, the Board of Appeals shall hold a hearing on the revocation of the exception,
giving the applicant written notice of the hearing date.
3. The foregoing provisions shall not be deemed to preclude the use of any other remedy
prescribed by law or by this Ordinance with respect to violations.
SUPPORTING DIAGRAMS, ILLUSTRATIONS & TABLES:
The applicant has yet to supply any diagrams, illustrations, or tables.
STAFF RECOMMENDATION:
The applicant has made a convincing argument for the Special Exception, specifically:
1. The establishment and operation of the Special Exception at its proposed location will not be
detrimental to safety or general welfare.
2. The Special Exception at its proposed location will be harmonious in character and appropriate in
appearance with its surroundings. It will not disrupt the use and enjoyment of other property in
the neighborhood for those uses that are already permitted.
3. Staff lacks evidence that the Special Exception will substantially diminish or impair property values
within the community. In other neighborhoods where these uses have been sited within the City of
Cambridge, the overall property values of the community have continued to climb - often
substantially.
That said, two items should be clarified.
A. This is not a Group Home, Recovery Residence, or Halfway House. Unlike these three uses,
which are overseen by Federal Regulations, a Nursing Care Institution and Intermediate Care
Institution (which a "Residential Care Home" is considered) must adhere to the local
provisions. These are conveyed by the City's code and staff.
Application No. BOA 26-0001 (PC Recommendation) – Req. by Damion FFolkes to permit an Intermediate Care Inst.

[PAGE 10]
Planning and Zoning Commission: Tuesday, January 6th, 2026 Page 6 of 7
As conveyed, a Residential Care Home is a type of Intermediate Care Institution that "provides
care to individuals who, because of advanced age or physical or mental disability, require
domiciliary care or personal care in a protective environment."
Whereas, an Intermediate Care Institution is an institution or home-based facility licensed
pursuant to Md. Code Ann., Health-General § 19-318, et seq. "providing accommodations for
not less than two (2) unrelated persons who are dependent on the administrator, operator, or
proprietor for nursing care, OR the subsistence of daily living in a safe, sanitary, and healthful
environment, and more specifically:
1. maintains conditions or facilities and equipment to provide domiciliary, personal, or
nursing care;
2. admits or retains the individuals for overnight care;
3. shall be classified as a care home or nursing home pursuant to Md. Code Ann.,
HealthGeneral § 19-307(b); and
4. obtains a Certificate of Need where applicable under Md. Code Ann., Health-General §
19120.
B. It has been stated that many residents moved to the Longboat Estates subdivision because they
thought that it was primarily restricted to single family living. However, the City's Unified
Development Code allows an Intermediate Care Institution as a Special Exception in any
neighborhood that is zoned Residential. This neighborhood is zoned Residential.
The Homeowners Association for the community can establish more restrictive rules and
regulations than the City's Unified Development Code. However, if they are to do so, such a
challenge would likely take place in Civil Court. In this case, the City is simply following its own
rules, which permit a Special Exception for this use.
4. Staff feels as though the establishment of the Special Exception at its proposed location will in no
way impede the normal and orderly development and improvement of surrounding properties. In
fact, adequate utilities, public water and sewer facilities, access streets, drainage and all necessary
facilities have been or are being provided.
5. Staff feels as though the Special Exception will in no way cause pedestrian, bicycle, or vehicle traffic
that somehow conflicts with regular neighborhood traffic.
6. The Special Exception shall in all other respects conform to the applicable regulations of the district
in which it is located and to the special requirements that may be established for the specific use.
7. The proposed use at its proposed location conforms to the Comprehensive Plan. Specifically,
b. Chapter 4: A Plan for City Growth and Land Conservation
 4.8 Land Use Development Policies (bullets)
Develop a strong and vibrant residential community in and around downtown.
•
Substantially increase permitted residential densities. Substantively improve the
housing options for the City's residents.
Staff believes that the applicant can supply additional details regarding the use. They should do so.
Application No. BOA 26-0001 (PC Recommendation) – Req. by Damion FFolkes to permit an Intermediate Care Inst.

[PAGE 11]
Planning and Zoning Commission: Tuesday, January 6th, 2026 Page 7 of 7
An analysis of the proposal (using the above criteria) conveys that it should be amenable to the City's
standards for a Special Exception.
Assuming that the applicant can meet all of the required criteria, Staff recommends that the proposal
be approved by the Planning Commission and ultimately the Board of Appeals.
CONDITION: Prior to receiving a Zoning Verification Certificate the applicant must show proof that 506
S. Regulator Drive has been accredited and licensed for occupancy as an Intermediate Care Facility by
the State of Maryland.
Application No. BOA 26-0001 (PC Recommendation) – Req. by Damion FFolkes to permit an Intermediate Care Inst.

[PAGE 14]
CITY O F C AMBRIDGE P LANNING COMMISSION
STAFF R EPORT
Planning a nd Z oning Department
MEETING DATE: Tuesday, January 6th, 2026: 6:00 PM.
APPLICATION NO: PZCS/PS 26-0001 – Gary Nusinov - Floriat LLC. 822 Chesapeake Drive. Category 1 Site Plan -
Concept Stage & Preliminary Stage Review for a Cannabis Grow & Processing Facility that is a Conditional Use in
the Industrial Zone.
Nature of Request: Applicant has requested both Conceptual Stage and Preliminary Stage
review for a Cannabis Grow and Processing Facility that is a Conditional Use in the
Industrial Zoning District.
1. Conceptual Stage review requires that verifiable notice be provided to all owners of
property that either adjoin or are located immediately across the street from the subject
property. Such notice shall be provided no less than seven days prior to the meeting and
state the date, time, place, subject matter, and name of the applicant.
TABLE 4 YARD AND BULK REQUIREMENTS
PROPOSED INDUSTRIAL (I) MINIMUM YARD REQUIREMENTS MAXIMIUM BULK STANDARDS
CONCEPT
Warehousing, Front Side Rear Height Building Impervious.
STAGE
Salvage, Min. Min. (feet) (feet) coverage Surface Cov.
AND
Manufacturing, 15 ft. b/c
PRELIMINARY
STAGE Industrial, and 50 ft. abuts IND 50 ft. 70 ft. 65% 75%
REVIEW Other Uses. land.
APPLICABLE NOTES AND COMMENTS
1. Accessory buildings shall be included in the calculations for maximum bldg. coverage.
2. All Industrial building designs shall conform to Section 6.4.2. (B), and shall require
landscaping within the required setback, regardless of where any parking lot is placed.
No less than 50% of the landscaping shall be evergreen plantings.
3. An Industrial lots setback shall be reduced to a 15-foot side yard and a 30-foot rear
yard when such property lines are abutting other Industrial zoned property.
4. Industrial zoned buildings shall promote a visual form that is compatible with
neighboring structures. This shall focus on the urban design of the site, ensuring that
the building’s architectural character, its disposition (setback on the lot), frontage
elements, and configuration (recess line or bulk angle) are appropriate and relate to
the scale, design, and overall architecture of the surrounding structure or structures.
APPLICANT: Gary Nusinov - Floriat LLC.
PROJECT Brian D. Herrmann; Director
MANAGER: City of Cambridge Planning and Zoning Department
Application No. PZCS/PS 26-0001 - Concept & Preliminary Review for a Cannabis Grow & Processing Facility in Industrial.

[PAGE 15]
Planning Commission: Tuesday, January 6th, 2026 Page 2 of 5
BACKGROUND INFORMATION:
The applicant intends to open a Medical Cannabis Grow and Processing Facility at 822 Chesapeake
Drive. The proposed parcel is approximately 6.29 acres, zoned Industrial, and located within the
Chesapeake Industrial Park. The primary use located outside and around the principal building will be
Cannabis Growth. This shall be viewed like a crop, as opposed to a building or use that requires a
specific setback.
SETBACKS:
The property located to either side of the parcel is zoned Industrial. A side setback may be reduced
from 50 ft. to 15 ft. when the property that is located to either side is zoned similarly.
The property located across the street and in front of the parcel is zoned Industrial. The front setback
shall be maintained at 50 feet.
The property located to the rear of the parcel is zoned General Commercial. As a result, the rear
setback may not be reduced. It shall stay at 50 feet.
FENCING:
Cannabis Growth has specific regulations regarding fencing. The City's code - which was written prior to
the State of Maryland permitting Cannabis Growth as a Use - allows an eight-foot-high fence for various
industrial uses. In the past the City has allowed for an eight-foot-high fence with "straight" as opposed
to "rolled" barbed wire on top for this use. The City is willing to do the same here.
Such a fence would be permitted in the front, side, and rear yards of the property. However, no fencing
shall be allowed around the front entrance or parking area of the building. An eight-foot-high fence
with "straight" barbed wire may extend from Chesapeake Drive to an area between three and five feet
to the north of the front façade of the main building. This stretch of fence shall also be located at least
ten feet to the west of the façade. This encloses the portion of the front yard that will be used for the
growing of cannabis, while ensuring that the area directly in front of the building, as well as the area
surrounding the parking lot are not fenced. Fencing shall continue from the eastern side of the main
building (at the rear) all the way to the eastern property line.
For every foot above four feet in height, such a fence must be located one foot off the property line.
This should provide space for the applicant to add a vegetative buffer, specifically along the front of the
property. Please see the applicant’s proposal.
Fencing = See Red Line
Application No. PZCS/PS 26-0001 – Concept & Preliminary Review for a Cannabis Grow & Process Facility in Industrial.

[PAGE 16]
Planning Commission: Tuesday, January 6th, 2026 Page 3 of 5
6.2 LANDSCAPING
6.2.1 LANDSCAPE REQUIREMENTS
A. Landscape Plan
A landscape plan shall be submitted for approval by the Planning Commission as part of every
Category 1 site plan and may be required by the Zoning Official for review of a Category 2 site
plan. This is more substantive regarding the items conveyed than a true "landscape plan."
B. Content of Landscape Plan
A landscape plan shall include dimensions and distances and clearly delineate all buildings and
existing and proposed parking spaces or other vehicle areas, access aisles, driveways, and the
location, size, species, and description of all landscaping materials to be used.
C. Minimum Screening Requirements:
2. All service structures, which include dumpsters…providing service to a building or site,
shall be fully screened with landscaping and / or a fence or wall.
D. Perimeter Parking Lot Landscaping:
All off-street parking lots, whether or not located on the same lot as the use to which it is
accessory, containing ten or more parking spaces, shall meet the following perimeter
landscaping requirements.
1. A landscaping strip with a minimum width of ten feet shall be located between the parking
lot and the adjoining lot lines. PLANTINGS ARE PRESENT
2. A minimum of one shade tree for every 40 feet of lot perimeter shall be planted in the
landscaping strip. Deciduous shade trees with ground cover or with low shrubs shall be used
as the primary landscape materials. PLANTINGS ARE PRESENT
3. On the landscaping strip adjacent to a right-of-way, a compact evergreen hedge, an
ornamental wall, or a wooden fence of not less than four feet or greater than six feet in
height is required. PLANTINGS ARE MOSTLY PRESENT
4. Per § 6.2.2 of this Ordinance, within the Downtown/Waterfront Development district, the
Planning Commission may modify the perimeter parking requirements. NOT APPLICABLE
E. Internal Landscaping of Parking Lot
NOT APPLICABLE. Lot does not have 25 parking spaces.
F. Building Wall Yard Planting:
A planting area shall be established along any building wall facing an adjacent off-street parking
lot (currently to the side) or Right of Way (currently in the front).
Shade trees, ornamental trees, and shrubs shall be planted in this planting area to aesthetically
enhance the appearance of buildings and provide shade according to the following minimum
standard:
• one shade tree for every 50 feet of wall yard length and
• one ornamental tree for every 30 feet of wall yard length
Application No. PZCS/PS 26-0001 – Concept & Preliminary Review for a Cannabis Grow & Process Facility in Industrial.

[PAGE 17]
Planning Commission: Tuesday, January 6th, 2026 Page 4 of 5
1. TWO SHADE TREES AND A HEDGE ROW ARE LOCATED ALONG THE FRONT BUILDING
WALL THAT FRONTS CHESAPEAKE DRIVE.
2. THE SIDEWALK DOES NOT ALLOW FOR ANY PLANTINGS ADJACENT TO THE BUILDING
WHERE IT IS FRONTED BY AN OFF-STREET PARKING LOT.
6.3 PARKING AND LOADING
6.3.2 Off Street Parking Required
A. Schedule of Required Parking
1. Except as provided in § 6.3.3, in all districts, space for parking vehicles shall be
provided in accordance with the Schedule of Minimum Off-Street Parking
Requirements by Land Use set forth in Table 4 of this Ordinance.
3. In the review and approval of site plans and subdivision plats, in an effort to
minimize the amount of impervious surface coverage in keeping with § 5.1.1(C) and
implement the purposes of this Ordinance, the Planning Commission may require
that all or some portion of parking surface area and on-site driveway surfaces be
constructed of a pervious surface approved by the City.
6.3.4 MINIMUM BICYCLE PARKING REQUIREMENTS BY LAND USE
A. Schedule of Required Parking
Bicycle parking shall be provided in accordance with the following schedule. In all districts,
either space for parking and/or storage of bicycles shall be provided or the applicant shall
demonstrate that adequate bicycle parking is provided for.
APPLICABLE – OTHER COMMERCIAL, INDUSTRIAL: 2, or 1 per 50 EMPLOYEES.
TABLE 6A MAXIMUM PARKING
A. Commercial Uses
APPLICABLE – NURSERY FOR PLANTS, GREENHOUSES
MAXIMUM PARKING SHALL BE 1 SPACE PER STAFF PLUS SPACES IN NUMBER AS
DETERMINED BY THE APPROVING AUTHORITY (PLANNING COMMISSION) THAT
SERVES THE VISITING PUBLIC.
6.3.3 MODIFICATIION OF PARKING REQUIREMENT
A. Due to Zoning District
The maximum parking requirement set forth in § 6.3.2 shall be modified according to the
following:
4. In other zoning districts, the maximum parking requirement of § 6.3.2 shall be adhered to,
except that under no circumstance may the numerical standards be exceeded by more than
20 %.
If additional on-site parking is requested, the application shall demonstrate that the impacts
of the additional parking spaces are mitigated by the use of:
Application No. PZCS/PS 26-0001 – Concept & Preliminary Review for a Cannabis Grow & Process Facility in Industrial.

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Planning Commission: Tuesday, January 6th, 2026 Page 5 of 5
1. pervious or porous pavers,
2. additional landscaping material, and / or
3. environmentally sensitive stormwater practices.
IF ADDITIONAL PARKING SPACES ARE REQUESTED THE ABOVE TEXT SHALL APPLY.
SUPPORTING DIAGRAMS, ILLUSTRATIONS & TABLES:
The applicant has supplied documents related to fencing and the interior of the building.
STAFF RECOMMENDATION:
The applicant has provided sufficient information for both a "Conceptual" and "Preliminary" review by
the Planning Commission. They are on a strict timeline and claim that this is necessary. Therefore, Staff
recommends that the Planning Commission ensure that the applicant understands the expectations
that they are placing on themselves prior to allowing them to proceed. If all are in agreement, then
Staff supports allowing the applicant to move forward.
Application No. PZCS/PS 26-0001 – Concept & Preliminary Review for a Cannabis Grow & Process Facility in Industrial.

[PAGE 19]
1. Site Data Summary Chart: Tax map and parcel number, Planning Commission case
numbers and prior approvals, Board of Appeals case numbers and prior approvals, zoning
classification (including Critical Area designation if applicable), proposed zoning, allowable
density, proposed density, total site area, flood zone, wetlands (State and Federal), number of
proposed lots, number of proposed units and types, availability of utilities, zoning setback
requirements, zoning lot size requirements, maximum building height allowed by zoning, open
space required by zoning, and proposed open space, use of open space, parking required by
zoning and proposed parking. Provide breakdown for each phase or land use as appropriate.
SITE DATA SUMMARY CHART
Property Address: 822 Chesapeake Drive, Cambridge, Maryland
Proposed Use: State of Maryland Licensed Cannabis Cultivation Facility with Option of
Processing License Co-location. Operating hours 7am-7pm with limited exceptions.
Item Description
Tax Map & Parcel Number Map: 0308 Grid: 0016 Parcel: 5702
None identified / TBD
Planning Commission Case
Numbers / Prior Approvals
None identified / TBD
Board of Appeals Case Numbers
/ Prior Approvals
Current Zoning Classification Industrial
Critical Area Designation 0% in Critical Area
Proposed Zoning No zoning change proposed; new approved use
Allowable Density Not applicable (non-residential use)
Proposed Density Not applicable
Total Site Area 6.29 ACRES

[PAGE 20]
Flood Zone Flood Zone X: Area of Minimal Flood Hazard
Wetlands (State) None found / Not Applicable
Wetlands (Federal) None found / Not Applicable
Number of Proposed Lots 1 (existing lot)
1 cannabis cultivation and processing facility
Number of Proposed Units &
Types
Availability of Utilities
Existing utilities available: water, sewer, electric, gas
and communications
Zoning Setback Requirements TBD - Fence setback 30-50 Ft
Zoning Lot Size Requirements N/A
TBD – Per zoning ordinance - N/A
Maximum Building Height
Allowed
Existing Building Height 25 ft
Open Space Required by Zoning N/A
Proposed Open Space N/A
Use of Open Space N/A
Parking Required by Zoning Parking meets the requirement for zoning.
Proposed Parking
Parking meets the requirement for zoning. There are a
minimum of 25 parking spaces for a 15,700 square
foot building to accommodate year 1 staff of 15
individuals. Additional existing asphalt can be lined for

[PAGE 21]
designated parking as well. Includes 2 spot loading
ramp and tractor trailer turn-around.
Phasing Single-phase development
2. Land Use Overview: Provide narrative of existing site conditions and provide
legible copy of soil map with outline of property sketched on it. Describe existing
context and highlight any issues regarding marginal site conditions including
topography, hydric soils, existing drainage patterns, standing water, culverts, ditches,
wetlands or sensitive areas.
Our proposed use and workforce is consistent with the permitted uses of the property and as
such, at this stage we do not anticipate that any major changes are required. Floriat does not
anticipate any significant earthwork during this phase of our construction or operations due to
the existing flat topography of the parcel. The open field area of the property will be used for
cannabis nursery and outdoor cultivation operations. Water flow, and soil makeup and drainage
will not be changed.
3. Traffic Access Overview: Provide narrative of existing roads, lanes, width,
material, condition, curb, sidewalk, and offsite improvements needed to accommodate
the project. If project is known to require an SHA traffic study, provide summary
information and study schedule.
Vehicle access to the property is from Chesapeake Drive, which are single lanes of traffic with
no sidewalk, though does contain a vegetated easement. This access will not be altered at this
time. There will be no significant change to traffic on Chesapeake Drive either during proposed
construction activities or during normal operations. The existing parking lot is sufficient for our
anticipated workforce and visitors when the license becomes operational. No road
improvements are needed at this time.
4. Utility Demands and Services Overview: Provide narrative on conditions and
capacity of sanitary sewer, public water, gas, and electric, and describe any offsite
improvements needed.
The existing utility capacity and services are sufficient for our operations. Onsite availability of
2000 amps of power is sufficient for this phase of our project. Water and gas supply is sufficient
for this phase of our project. A nutrient management plan as required by COMAR will be
submitted to the state prior to licensing. In that the building was used historically for
manufacturing, our scope is similar to these past uses. No offsite utility improvements are
needed at this time.
.

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5. Stormwater Management Overview: Provide narrative on types of best
management practices to be used, proposed conveyance and management techniques
and a summary of any offsite improvements needed.
We will not be immediately adding any significant impervious surfaces beyond what is existing
and believe that existing stormwater retention and management infrastructure is sufficient for
our use without additional improvements or mitigation required.
Article IV Stormwater Management Sec.
7-233. - Definitions.
Agricultural land management practices means those methods and procedures used in the
cultivation of land in order to further crop and livestock production and conservation of related soil
and water resources.
Sec. 7-252. - Exemptions.
The following development activities are exempt from the provisions of this article and the
requirements of providing stormwater management:
(1) Agricultural land management activities;
(2) Additions or modifications to existing single family detached residential structures if they
comply with subsection (3);
(3) Any developments that do not disturb over 5,000 square feet of land area; and
(4) Land development activities that the administration determines will be regulated under
specific state laws, which provide for managing stormwater runoff.
6. Construction Phasing Overview: Provide narrative of time of construction and
estimate the number of anticipated building permits per year.
Our lease starts January 1st, 2026. We have lined up our vendors to complete construction as
soon as approvals to move forward are achieved. We anticipate a short construction period and
will not be making any significant modifications to the property beyond the perimeter fence and
gate that we are proposing. We estimate three months from start until all final finishes and
project completion. This includes the permitting time as each of the trades will be a few weeks
at most. With this project we assume 3-4 permits are needed.
7. Provide narrative of recreational needs and opportunities if the project is
residential.
Not Applicable although we will allow the employees to use non-production outdoor space for
recreation.

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Additional Information:
Safety: Internal and External
Floriat LLC will abide by all standards and procedures as outlined in COMAR for licensed
cannabis cultivation and processing facilities. This is to include perimeter surveillance, video
surveillance and standard security and fire protection.
There are no known historic sites on this property.
Floriat LLC will submit a nutrient management plan to ensure protection of natural
environmental features and processes.
No additional street lighting will be installed.
In order to be a good neighbor and presence in the community Floriat will require and facilitate
each employee engaging in two annual days of paid volunteer work within the greater
community.