The Pocomoke City Mayor and Council took up a proposed zoning change for an 18-unit senior housing development on 6th Street, considered three applications for state funding totaling more than $4 million, and heard Mayor Todd Nock propose lowering the city’s homestead tax cap during its October 5 meeting.
The meeting began at 6:32 p.m. at City Hall. The council also approved the declaration of two city-owned EMS vehicles as surplus and received updates on the delayed street sweeper and ongoing bridge work.
6th Street Senior Housing Proposal Moves to Council
A proposed 18-unit senior housing development on 6th & Bank Street that received approval from the Planning and Zoning Commission in September is now moving through the City Council’s review process.
The council held the first reading of Ordinance 2027-O-2, which would amend the city’s official zoning map for Tax Map 400, Parcels 315, 316 and 317, changing the properties from B-2 General Business to a Planned Redevelopment District (PRD) floating zone.
The properties are owned by Larry Dean Guy and Deborah Guy.
The proposed development calls for 18 residential units in three buildings for residents 55 and older. The plans include 24 parking spaces, sidewalks, community space and approximately 48.73% open space. During its September 23 meeting, the Planning and Zoning Commission approved the PRD and Master Development Plan and separately approved the site plan.
At the October 5 council meeting, Mayor Nock read the proposed ordinance, which would change the zoning designation and approve the Master Development Plan included as an exhibit.
The ordinance states that the PRD designation is intended to encourage infill development and redevelopment while providing flexible development standards. It also states that the Planning and Zoning Commission recommended approval of the Master Development Plan and proposed PRD floating zone and that the proposed amendment is consistent with the city’s Comprehensive Plan and compatible with adjoining land uses.
The October 5 meeting was a first reading of the ordinance. No final vote on the zoning change was taken during the meeting.
City Seeks More Than $4 Million in State Funding
The council also held first readings on three resolutions seeking state financial assistance for projects connected to community reinvestment and revitalization.
The first, Resolution 2027-R-3, concerns a proposed Community Legacy Project. The resolution would authorize the city to request a grant of up to $50,000 through the Maryland Department of Housing and Community Development or another applicable state program.
The second, Resolution 2027-R-4, concerns a Maryland Façade Improvement Project. The proposed application would seek up to $300,000 in grant funding.
The third, Resolution 2027-R-5, seeks funding through the Strategic Demolition Fund – Statewide Program. The proposed grant request is for up to $3.8 million.
Combined, the three proposed applications represent up to $4.1 million in requested state assistance.
The resolutions state that the proposed projects are intended to contribute to reinvestment and revitalization in Pocomoke City and Worcester County. Each resolution would authorize Mayor Nock to endorse the application.
All three items were presented as first readings on October 5.
Council Approves Surplus EMS Vehicles
The council also held a public hearing and vote on Resolution 2027-R-2, concerning city-owned vehicles and equipment that had been determined to be surplus.
The resolution identified two EMS vehicles:
- 2019 Ford F-550 PL Custom
- 2016 Ford F-550 PL Custom
Mayor Nock opened the public hearing and invited comments. No public comments were offered.
Council then voted to approve the resolution.
Street Sweeper Delivery Still Uncertain
During public comments, Ed Popchock of Cedar Street asked about the status of the city’s street sweeper. Mayor Nock said the city was still waiting for the equipment and that the delivery timeline previously provided to the city may have been inaccurate.
“We will update the public when we get more information,” Nock said.
Popchock also thanked the city for addressing vegetation along 11th Street, saying the area had become overgrown.
Bridge Work Remains Behind Schedule
City Manager Brandy Matthews provided an update on the ongoing bridge painting project.
Matthews said she had spoken with the company performing the work and that the company’s anticipated date for returning the bridge to the down, or closed, position remained November 8.
However, she said she had also received information indicating that the work was approximately 30 days behind schedule. According to Matthews, work did not begin until September 28.
Matthews said she would check on the project’s progress and provide another update. She emphasized the importance of having the bridge returned to the down position before the Christmas parade so that people would be able to cross the bridge.
Mayor Proposes Lowering Homestead Tax Cap
The most significant policy discussion of the meeting came during Mayor Nock’s comments, when he proposed reducing Pocomoke City’s homestead tax cap.
Nock said he is proposing that, beginning with Fiscal Year 2028, the city’s homestead tax limit be reduced from 10% to 4%. He noted that Berlin’s limit is 5% and Snow Hill’s is 3%, putting his proposed limit between the two municipalities. Nock said Worcester County’s limit is zero.
Nock also proposed that the city commit to the constant-yield tax rate, with the goal of avoiding an increase in taxes. He said he would like the city to eventually consider lowering taxes when the issue comes back for discussion during the budget process in January. The mayor said the proposal was motivated in part by concerns about housing affordability and keeping existing residents in Pocomoke City.
“We have to make it more affordable for people to live here if we want to keep them here,” Nock said.
Nock questioned how residents earning Eastern Shore wages could afford homes selling for $300,000 to $400,000 and argued that the city should be concerned not only with attracting new development, but also with allowing existing residents to remain in their homes.
“I understand that there is not a housing shortage. There is an affordability shortage,” Nock said.
He specifically cited retirees and long-term homeowners as residents who could be affected by rising property assessments.
“It should never be the city’s prerogative to price people out of their home,” Nock said.
Nock also connected the issue to the city’s broader development efforts, saying growth should include retaining people who have already lived in the community. The mayor asked the council for a commitment to continue considering a reduction in the homestead tax limit and to maintain the constant-yield approach.
The discussion reflected support for further consideration, but there wasn’t a formal vote adopting the proposed 4% limit or a new tax policy. The proposal is expected to be considered further as part of the city’s budget process.
Upcoming Meetings and City Business
Matthews announced several upcoming meetings, including the next regular Mayor and Council meeting on October 19 at 6:30 p.m., a Beautification Committee meeting on October 21, a Planning and Zoning meeting on October 22 and a work session on October 26.
She also reminded residents that City Hall would be closed Monday, October 12. Trash collection would operate Tuesday through Friday that week, while bulk pickup would remain scheduled for Wednesday.
The council also discussed the date for its November meeting in connection with the upcoming second reading of Ordinance 2027-O-2. November 2 was identified as the date being considered.
