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Worcester County · County Commissioners · 2026-03-03
Recap
This page was drafted automatically from the official meeting minutes and has not been reviewed by a human editor. Minutes are a condensed record of formal actions and may omit discussion or public comment that occurred in the room. The linked minutes, agenda, packet, and video are the record — not this summary.
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The dominant item at the Worcester County Commissioners' March 3, 2026 meeting was a public hearing on Bill 26-01 (Zoning – Short-Term Rentals), which moves the effective date triggering the third off-street parking space requirement for short-term rentals. Roughly 17 residents, attorneys and property owners spoke, split between Landings-area homeowners who said reduced parking would strain their communities and short-term rental owners who said the County had revoked licenses years after telling them the rentals were permitted. The commissioners adopted the bill 6–1, with Commissioner Bunting opposed, over a unanimous Planning Commission recommendation of denial, and changed the trigger date to the date the legislation itself takes effect.
The meeting also included unanimous adoption of Bill 25-07 setting a seven-foot minimum clear height for covered off-street parking, Bill 26-02 authorizing borrowing of up to $618,000 for the Lewis Road sewer extension, and the start of the FY27 budget cycle as Pocomoke City, Berlin, Snow Hill, Ocean City and the Ocean Pines Association presented grant requests totaling more than $21 million. Commissioners also approved the County's 2026 transportation priority letter to the state, took positions on three bills in Annapolis, and asked the Board of Elections to reconsider a proposed Ocean City polling place.
The commissioners met in closed session at 9:00 a.m. to discuss legal and personnel matters and perform administrative functions, adjourning at 10:07 a.m. Actions announced afterward included hiring Keith Boyle as a Roads Worker II and promoting Allen Hermann, Jr. to assistant chief plant operator in the Water and Wastewater Division. In open session the board approved the February 17 minutes, issued a Professional Social Work Month proclamation, commended retiring County Library employee Alice Paterra for 28 years of service, and recognized Pocomoke City EMS paramedic Deyton Dean, PCVFC firefighters Tommy Wall and Christian Martin, and Pocomoke City Police Officer Chris Barrs for rescuing a resident from a house fire. No one spoke during the general public comment period.
The board unanimously approved consent agenda items 2–7 on a motion by Commissioner Bertino. Those items included out-of-state travel for three animal control officers to the Animal Care Expo in Pittsburgh April 6–10, an over-expenditure of $10,764.09 for a Berlin Senior Center water heater, returning a COVID-era motorhome to the Maryland Forest Service, concurrence with MDOT's Federal Functional Classification updates, a pilot speed hump program on select County roads, and a $24,109 change order with Absolute Security to add the County firing range to the camera replacement project.
On Bill 25-07, DRP Director Jennifer Keener explained the measure sets a minimum seven-foot clear height for enclosed or covered off-street parking in two-family, multi-family and townhouse dwellings, and said the Planning Commission recommended it favorably. She confirmed to Commissioner Bertino that no such standard currently exists. Commissioner Fiori said developers were advertising seven-foot garage heights while garage doors hung considerably lower, making access difficult for SUVs and large trucks. No one spoke at the hearing, and the bill was adopted unanimously.
The Bill 26-01 hearing consumed most of the morning. Ms. Keener described how a mistake by the former rental license coordinator, who resigned in September 2025, led to the revocation of 20 short-term rental licenses for townhouse units in two communities and affected eight single-family lot owners, who were offered the option of building a third parking space. She said she discovered the problem at an August 2025 site meeting about off-street parking at the Landings and then ordered an audit of all short-term rental properties, and that the law's interpretation had not changed. The Planning Commission unanimously recommended denial of the text amendment, which was submitted by Landings at Bayside property owner Christy Agnese; staff later determined an exemption limited to licenses revoked through staff error was not feasible. Commissioner Bertino called the situation "despicable" and said government must be held to a higher standard; Commissioner Mitrecic said what owners were told at the beginning has to stand. Seventeen speakers addressed the board. After the hearing, Commissioner Fiori clarified the bill concerned only the third parking space, not the legality of short-term rentals, and suggested the effective date track the legislation itself rather than January 1, 2026. The bill passed 6–1, Commissioner Bunting opposed.
After a 10-minute recess, the board unanimously adopted Bill 26-02, authorizing borrowing of not more than $618,000 to finance and refinance the Lewis Road sewer extension; County Attorney Roscoe Leslie said the bond bill is required to repay the project loan. The board then unanimously approved adding Beech Tree Road in the Beech Tree Subdivision to the Inventory of County Roads, following a presentation by Public Works' Dallas Baker. No one spoke at either hearing.
Five municipal and association delegations presented FY27 grant requests: Pocomoke City ($2,432,226), Berlin ($2,845,779), Snow Hill ($2,595,826), Ocean City ($10,797,956), and the Ocean Pines Association ($2,729,315). The commissioners then unanimously approved the 2026 Consolidated Transportation Program letter to MDOT, approved submission of the FY26 CDBG Special Projects re-application for Diakonia after the original October 2025 application was not selected, approved naming a private lane off Langmaid Road in Newark as Lewis Lane, and approved testimony opposing Senate Bills 885 and 761 on internet gaming and supporting House Bill 1605, which would repeal the requirement that counties pay 50% of compensation to wrongly convicted individuals. The board also unanimously authorized lobbyists to seek Congressionally Directed Spending funds to replace the Pocomoke Health Department and 50 Plus Center and for a combined Ocean Pines force main replacement and River Run sewer interconnection project.
The board reappointed Reverend James Jones and Alyce Marzola to the Drug and Alcohol Abuse Council. Commissioners then praised County staff's response to a recent blizzard, and Commissioner Mitrecic raised concerns about the Board of Elections' plan to use the Princess Royale Oceanfront Resort as the Ocean City polling site; the board unanimously agreed to send a letter proposing the Ocean City Senior Center for the Primary and the Roland E. Powell Convention Center for the General Election.
DRP Director Jennifer Keener laid out how the County arrived at the bill. She said the Code as written has required a third off-street parking space for short-term rentals purchased after January 1, 2020, that the requirement appears on the rental license application, and that the interpretation of the law had not changed. The problem, she said, originated with a mistake by the former rental license coordinator who resigned in September 2025. After discovering the issue at an August 2025 site meeting about off-street parking at the Landings, and anticipating a potential nuisance complaint, she had staff audit all short-term rental properties. The audit resulted in 20 revoked licenses for townhouse units in two communities and affected eight single-family lot owners, who were offered the option of adding a third space. The Planning Commission unanimously recommended denial of the text amendment but asked staff and the County Attorney to look for alternative language addressing only licenses revoked through staff error; staff later concluded such an exemption was not feasible.
Speakers divided along clear lines. Jason Beach, Donald Marsh and Charles Crawford, all of the Landings, and Chris Scheidt of Seaside Village opposed the amendment, citing existing parking shortages, reliance on the 2020 standard when buying, and the argument that the County — not neighbors — should bear the cost of fixing an administrative mistake. Supporters included Ann Borden, Debra Dills, attorney Mark Cropper for Seaside Venture LLC and Seaside Village 2 LLC, Greg Peterson, Jennifer Campbell, Karen Nixon, Kerry Moorer, Jim Brucculeri, John Magathan, Mark Vanschaick, Cassidy Stransel, Robert Knauer, Kelly Brown on behalf of Emily Brauman, and applicant Christy Agnese. Their arguments centered on good-faith reliance on County guidance, permits obtained before revocation, financial hardship and lost rental income, and the inability to physically add a third space. Mr. Peterson asked that affected properties be grandfathered; Mr. Knauer argued covenant questions belong with homeowners' associations rather than the County.
Commissioner Bertino said the County told property owners they could do something and then revoked those approvals three years later, that the owners should not be penalized, and that government must be held to a higher standard. Commissioner Mitrecic said what owners were originally told has to stand, and questioned how a third space requirement squares with reported HOA rules limiting residences to two vehicles, prompting discussion of the distinction between HOA and County rules. Commissioner Abbott backed property rights and expressed disappointment in the County's oversight. Commissioner Bunting, the lone no vote, repeated concerns about the short-term rental program and warned the amendment would apply countywide, not just to the affected communities, and noted HOAs may impose stricter requirements than County law. Commissioner Fiori reminded the room the bill addresses the parking space requirement, not whether short-term rentals are legal, and proposed tying the effective date to the legislation's own effective date.
Ms. Keener confirmed the bill creates a standard where none exists. Commissioner Fiori said the legislation was necessary because developers were advertising seven-foot garage heights while the garage doors hung considerably lower, making the structures hard to use for owners of SUVs and large trucks.
Commissioner Bunting thanked County staff for their response to a recent blizzard, and Commissioners Abbott, Bertino, Elder, Fiori and Purnell concurred. Commissioner Abbott called it a historic storm and described plowing and tree clearing as a monumental task. Commissioner Fiori told the public that County crews cannot remove trees tangled in power lines and must wait for the utilities, which he said were overwhelmed by the volume of downed trees and lines. Separately, Commissioner Mitrecic objected to the Board of Elections' proposal to use the Princess Royale Oceanfront Resort as the Ocean City polling site because of a Convention Center scheduling conflict, and the board voted to propose the Ocean City Senior Center for the Primary instead.
The commissioners met in closed session from 9:00 a.m. to 10:07 a.m. under GP §3-305(b)(1) and (7) and GP §3-104 to discuss legal and personnel matters and perform administrative functions. Announced actions included hiring Keith Boyle as a Roads Worker II in the Roads Division and promoting Plant Operator IV Allen Hermann, Jr. to assistant chief plant operator in the Water and Wastewater Division, along with a transfer request, review of a proposal, legal advice from counsel, and discussion of potential board appointments.
The commissioners proclaimed March as Professional Social Work Month, presenting it to representatives from the Department of Social Services, the Health Department and Life Crisis. They also commended Alice Paterra on her retirement after 28 years with the County Library, and recognized Pocomoke City EMS Paramedic Deyton Dean, PCVFC Firefighters Tommy Wall and Christian Martin, and Pocomoke City Police Officer Chris Barrs for rescuing a resident from a house fire.
Approved unanimously on a motion by Commissioner Bertino. The package covered out-of-state travel for three animal control officers to the Animal Care Expo in Pittsburgh April 6–10, 2026; a $10,764.09 over-expenditure to replace a Berlin Senior Center water heater and related maintenance; return of a COVID-era motorhome to the Maryland Forest Service; concurrence with MDOT's Federal Functional Classification updates for listed County roads; a pilot speed hump program on select County roads; and a $24,109 change order with Absolute Security to add the County firing range to the camera replacement project.
Adopted unanimously after a public hearing at which no one spoke. The bill establishes a minimum seven-foot clear height for off-street parking provided in enclosed or covered structures serving two-family, multi-family and townhouse dwelling units. DRP Director Jennifer Keener said the Planning Commission gave a favorable recommendation and confirmed no such standard currently exists; Commissioner Fiori said garage doors often hang well below advertised seven-foot heights, blocking SUVs and large trucks.
Adopted 6–1, with Commissioner Bunting opposed, after a lengthy public hearing with 17 speakers. The bill moves the effective date triggering the third off-street parking space requirement for short-term rentals from January 1, 2020; on Commissioner Fiori's motion, the requirement will take effect on the date the legislation goes into effect rather than January 1, 2026. Staff said a former rental license coordinator's mistake led to 20 revoked licenses in two townhouse communities and affected eight single-family lot owners. The Planning Commission had unanimously recommended denial of the text amendment, which was submitted by Landings at Bayside owner Christy Agnese.
Adopted unanimously on a motion by Commissioner Purnell after a public hearing with no comment. The bill empowers and authorizes the commissioners to borrow not more than $618,000 to finance and refinance improvements to the Lewis Road sewer extension project. County Attorney Roscoe Leslie said the bond bill is required to repay the project loan.
Following a public hearing with no comment and a presentation by Public Works' Dallas Baker, the commissioners unanimously approved adding Beech Tree Road in the Beech Tree Subdivision to the Inventory of County Roads.
Representatives of four towns and the Ocean Pines Association presented FY27 grant requests: Pocomoke City (Mayor Todd Nock and City Manager Brandy Matthews) $2,432,226; Berlin (Mayor Zack Tyndal) $2,845,779; Snow Hill (Mayor Janet Simpson and Town Manager Rick Pollitt) $2,595,826; Ocean City (Mayor Rick Meehan and Town Manager Terry McGean) $10,797,956; and the Ocean Pines Association (President John Lathum) $2,729,315. The minutes record no commissioner action on the requests at this meeting.
Approved unanimously at the request of Dallas Baker. The letter to MDOT lists dualizing MD 90 and MD 589, a new US 50 drawbridge into Ocean City, signalizing intersections at MD 611/MD 376, MD 367/MD 368, US 13/MD 366 and US 50/MD 610, safety improvements on US 113 near Corkers Creek, flood elimination on MD 12 north of Snow Hill, a dedicated right-turn lane on southbound St. Martins Neck Road at MD 90, an Access Management Strategic Plan for the MD 611 corridor, and a shared-use path on MD 611 from US 50 to Assateague Park.
At the request of Grants and Contract Accountant Shelby Mich and on a motion by Commissioner Mitrecic, the commissioners approved submitting a re-application under the Community Development Block Grant Special Projects category for Diakonia. The original application from the October 2025 competitive round was not selected, but the County was invited to submit a revised application with a narrower scope of work.
At the request of DRP Director Jennifer Keener and on a motion by Commissioner Bertino, the commissioners approved naming an existing private lane/access easement off Langmaid Road in Newark, serving three or more buildable lots and structures, as Lewis Lane.
At the request of Legislative Analyst Charlene Sharpe and on a motion by Commissioner Bertino, the commissioners approved testimony opposing Senate Bill 885 (internet gaming and online bingo) and Senate Bill 761 (internet gaming to support public education funding), and supporting House Bill 1605, which would repeal the requirement that counties pay 50% of compensation awarded to wrongly convicted individuals. The board then unanimously authorized lobbyists to apply for Congressionally Directed Spending to replace the Pocomoke Health Department and 50 Plus Center and for a combined Ocean Pines force main replacement and River Run sewer interconnection project.
On nomination by Commissioner Purnell, the commissioners unanimously reappointed Reverend James Jones and Alyce Marzola to the Drug and Alcohol Abuse Council.
Commissioner Bunting thanked County staff for their response to a recent blizzard, with Commissioners Abbott, Bertino, Elder, Fiori and Purnell concurring. Commissioner Abbott called it a historic storm requiring a monumental plowing and tree-clearing effort. Commissioner Fiori told the public that County crews cannot remove trees entangled in power lines and must wait for the utilities, which he said were overwhelmed by the volume of downed trees and lines.
Commissioner Mitrecic raised concern that, because of a scheduling conflict at the Roland E. Powell Convention Center, the Board of Elections proposes using the Princess Royale Oceanfront Resort at 9100 Coastal Highway as the Ocean City polling site for both the Primary and General Elections, with the Convention Center used for General Election early voting. On his motion, the commissioners unanimously agreed to send a letter proposing the Ocean City Senior Center for the Primary and the Convention Center for the General Election.
short-term rentals zoning land use budget public works transportation state policy public safety
Based on the official minutes of the March 3, 2026 Worcester County Commissioners meeting. Minutes are a condensed record of formal actions and may omit discussion or public comment that occurred in the room; the linked agenda, packet and video are provided for additional context.