Public Meetings - Calvert County, Maryland

The Calvert County Planning Commission met in hybrid format on Wednesday, October 21, 2026, after the 7:00 p.m. Water & Sewerage Comprehensive Plan public hearing. All seven commissioners were present, establishing a quorum. The commission approved routine items, initiated a 60-day review of a proposed comprehensive plan amendment, directed staff to move Text Amendment 26-31 to public hearings, and approved the 2027 regular meeting schedule. No major subdivisions, site plan applications, or long-range planning items were on the agenda. The agenda listed Teams/phone meeting ID 808 543 065, while the meeting administrator read the ID as 774-724-49. Administrative Approvals - The proposed agenda was approved as printed by voice vote. - The Summary of Actions for the September 16, 2026 Planning Commission public hearing and the September 16, 2026 regular meeting were approved by voice vote. Public Comments & Testimony - Judy Peterson, an at-large county commissioner candidate and Lusby resident, supported the proposed comprehensive plan amendment and rezoning of Industrial-2 districts to prior designations. She urged immediate environmental assessments and an impact statement, and criticized the process by which the original change occurred with little public notice. - Pam Werner, representing Indivisible Calvert County, thanked the commission for directing the reversal of the February 2025 rezoning and the removal of data centers as a permitted use. She argued the comprehensive rezoning process was used to avoid the county's change-or-mistake rule and said the February 2025 rezoning was the mistake that should be reversed. - Patty Stuckler, an at-large county commissioner candidate, thanked staff for the Huntingtown and Owings Town Center histories and supported historic preservation. - Stephanie Perone, a representative of Calvert Cliffs Nuclear Power Plant and Constellation Energy Generation and a Lusby resident, said Calvert Cliffs contributes about $21 million a year in local taxes and employs hundreds of local workers. She explained that Constellation requested a zoning change through the 2024 comprehensive rezoning process, and urged the commission to consider whether changing the plant zoning status could hinder new energy projects at the site. - Alyssa Domsell, outside counsel for Constellation, clarified that the power purchase agreement upgrades are at the existing plant and that the proposed rezoning of Parcel B was not specific to those upgrades. - Dr. Jeanette Waisaki, a Chesapeake Beach resident speaking for herself, opposed the I-2 designation at Calvert Cliffs, saying all public comments during the relevant process opposed I-2 in Lusby and that the change was made after the public comment period. She supported returning approximately 600 acres of buffer. - Tom Cale, a Solomons resident, criticized the county permitting and bond process, saying he paid $87,000 for permits and bonds, including a $51,000 bond held for two and a half years. He called the process a burden and linked it to affordability concerns. Discussion Items - Comprehensive Plan Amendment: Rezoning Industrial-2 Districts to Their Previous Zoning Designations – Tay Harris, Long Range Planner, presented the proposed amendment. On September 22, 2026, the Board of County Commissioners directed staff to process the rezoning of Industrial-2 properties to their former zoning classifications. Affected areas are in Lusby and would revert to Rural Community District, Farm and Forest District, or Industrial-1. Staff stated the total proposed affected area is 1,352 acres, with 726 acres adjacent to Calvert Cliffs and the remaining 2,062 acres at the Appeal Convenience Center and landfill and the Solomons Wastewater Treatment Plant; those acreage figures do not sum to the stated total. The commission asked staff to initiate the 60-day review required by Maryland Land Use Article Section 3-203C. - Text Amendment 26-31: Prohibiting Data Centers – Rachel O'Shea, Deputy Director of Zoning, presented the text amendment prepared after the September 22, 2026 BOCC direction. The use table would remove data centers as a permitted use in I-1 and I-2 districts, and the definition of data center would state the use is not permitted in any zoning district. In response to a commissioner question, Planning and Zoning Director Jason Brinkley said Text Amendment 26-23, an earlier data-center restrictions amendment, is not being moved forward at this time because the BOCC directed staff not to proceed. The commission directed staff to schedule public hearings for the Planning Commission and the Board of County Commissioners. - 2027 Planning Commission Annual Regular Meeting Schedule – The proposed schedule was presented by the PC Clerk and approved as submitted. - Histories of the Huntingtown and Owings Town Centers – Tay Harris and Christopher Sperling presented historical development patterns and regulatory/policy timelines for the two town centers. Topics included the 1706 Hunting Town, the Baltimore and Drum Point Railroad, town center establishment in 1983, TDR receiving areas, and changes to the town center master plans. Chris Sperling noted historic districts are voluntary, can restrict exterior appearance, and can make properties eligible for a 25% historic preservation tax credit. A commissioner corrected the presenter's spelling of Boone's Market to Bowen's Market (E.O. Bowen). No action was taken. - Site Plan and Subdivision Lists – The lists were included in the information packet; commissioners had no questions. Key Outcomes - The commission voted unanimously to initiate the 60-day review of the proposed comprehensive plan amendment to rezone Industrial-2 districts to their previous designations. - The commission voted unanimously to direct staff to proceed with the public adoption process for Text Amendment 26-31, including separate public hearings before the Planning Commission and the Board of County Commissioners. - The commission unanimously approved the proposed 2027 Planning Commission regular meeting schedule. - No final decisions were made on rezoning or data-center policy at this work session; actions taken were procedural.

On Wednesday, October 21, 2026, at 7:00 p.m., the Calvert County Planning Commission held a hybrid public hearing in the Chesapeake Room of the County Administration Building in Prince Frederick, MD, with virtual participation via TEAMS. The sole agenda item was a staff presentation on the Department of Public Works Water and Sewer Division's Water and Sewer Comprehensive Plan December 2025 Update. Planning Commission members considered whether the update was consistent with the Calvert County Comprehensive Plan and should be recommended to the Board of County Commissioners for adoption. Staff and a consultant from Whitman Requardt and Associates presented the update and responded to Commission questions. Public Comments & Testimony No members of the public provided testimony. No in-person sign-ups or virtual/phone speakers were present; the phone line was initially unavailable but restored before the public comment portion. Discussion Items - Staff explained that the update was initiated to reflect changes in system conditions, growth patterns, regulatory requirements, planned capital improvements, and consistency with the county comprehensive plan and Maryland Department of the Environment requirements. The update revises water and sewer category maps, incorporates approved capital improvement program projects, and updates capacity analyses for water supply, treatment, storage, wastewater conveyance, and treatment. - Consultant Francis Bonkowski noted the plan updates the previous 2014 plan to align with the 2019 Calvert County Comprehensive Plan. After an agency comment period, comments were received and addressed from county and municipal agencies, including Calvert County Planning and Zoning, the Department of Health, the Beaches Water Cooperative, and Anne Arundel County Planning and Zoning. - Commissioner questions raised concerns that the draft did not address recent sewer overflows, including incidents at Solomons and continuing problems in Chesapeake Beach. Public Works Director J.R. Cosgrove described one Solomons pump station failure caused by aging pumps and an electrical surge, acknowledged infrastructure age and funding limits, and stated that improvements such as watertight manhole covers are underway. - Commissioners also raised concerns about aquifer sustainability, sea level rise impacts on septic systems and treatment facilities, saltwater infiltration, PFAS contamination, outdated arsenic data from 2003, and the need to address climate change in functional plans. Staff noted that new state climate-change requirements as of October 1 apply to comprehensive and geographic plans, not functional plans like the water and sewer plan; however, commissioners asked for these topics to be included. - Director Cosgrove warned that delaying approval could affect MDE funding. He cited the Highland sewer system category change: an application was denied by MDE because the comprehensive plan had not yet been approved. Key Outcomes - An initial motion to return the draft to staff was restated as a motion to find the plan not consistent with the comprehensive plan because it inadequately treated aquifer sustainability, sea level rise, saltwater infiltration, PFAS, arsenic, and recent wastewater spills and remediation. That motion failed on a roll call vote, 2 in favor and 5 opposed. - A subsequent motion was made to close the record, find the proposed Water and Sewer Comprehensive Plan December 2025 Update consistent with the Calvert County Comprehensive Plan, and recommend adoption by the Board of County Commissioners, conditioned on inclusion of sections on aquifer sustainability; sea level rise impacts on septic and water treatment facilities; saltwater infiltration; PFAS and arsenic levels; and recent wastewater treatment plant spills and remediation issues. The motion was seconded and carried unanimously on a roll call vote. - The Planning Commission therefore approved the update with those conditions and will transmit its consistency finding and adoption recommendation to the Board of County Commissioners.

The Board of County Commissioners of Calvert County held its regular meeting on October 20, 2026. The agenda encompassed proclamations, a new county attorney introduction, public hearings on six zoning text amendments and agricultural preservation rules, a 23-item consent calendar, new business items, an ADA update, work sessions on fiscal year 2028 budget planning and a child care tax credit, and a public comment period. The Board adopted four text amendments, postponed two for further public input, approved the consent calendar, authorized a GIS contract and library agreement, and directed staff to evaluate property tax relief options and draft a child care property tax credit ordinance. Consent Calendar - 23 items were approved unanimously without separate discussion, including: apparatus grants for volunteer fire/EMS agencies; a three-year salt utilization agreement; recertification of development options; charitable gaming rules amendment; park project applications and budget amendments; NPDES MS4 annual report; home visiting program agreement; child support agreements; area plan ratification; CDBG report; heritage area grant; family leave delegation; historical society roof restoration budget adjustment; economic development letter of support; and aquatic center HVAC/roof budget amendment. Proclamations and Awards - National Veterans Small Business Week (Nov. 9–13, 2026): Recognized with a proclamation. Veterans Dave Homer and Jessica (mobile bookstore) spoke. - Domestic Violence Awareness Month (October 2026): Proclamation with statistics and remarks from advocates and officials including Calvert Safe Housing Network, State’s Attorney, and Sheriff. Board encouraged purple lights. - Cybersecurity Awareness Month (October 2026): Proclamation presented; emphasis on shared responsibility. - Phishmaster Contest Winner: Michael St. Marie (Technology Services) recognized. - New County Attorney: Bradley Neitzel introduced, effective Oct. 19, 2026. Public Comments & Testimony - Paige Wynero (property owners/farmers): Objected to proposed retroactive provision in Agricultural Preservation Rules; requested changes. - Thomas Cale (individual): Criticized critical area bond process. - Myra Gowins (Calvert Citizen Janinit): Urged protection of Chesapeake Bay from development. - Pam Warner (Indivisible Calvert County): Questioned initiation of data center environmental studies; stressed legal necessity. - Patrick Flaherty (individual): Raised concerns about data center processes and commissioner accountability. - Roberto Hines (individual, Calvert Cliffs employee): Supported power purchase agreement for plant stability. - Stephanie Barone (Constellation Energy): Detailed zoning history; asked Board to consider impact on energy projects. - Amanda Delina (Treasurer): Announced reminder bills; provided constant yield rates; supported child care credit. - Michelle Tucker (individual): Suggested cost-saving measures on schools and lights. - Megan Tharanger (individual, Lusby): Requested studies and updates on data center impacts. Discussion Items - Zoning Text Amendments - TA 26-25 (electronic message centers): Postponed to Nov. 17 to allow public comment and inventory. - TA 26-26 (exception lot sunset extension): Adopted. - TA 26-27 (critical area replanting relief): Adopted. - TA 26-28 (home occupations, kennel special exception): Adopted. - TA 26-29 (ag preservation zoning updates): Postponed to Nov. 17 alongside ag rules. - TA 26-30 (Dunkirk Town Center setback correction): Adopted. - Agricultural Preservation Rules and Regulations: Public hearing held; record kept open; final consideration set for Nov. 17. - New Business - Approved three-year GIS enterprise contract with ESRI. - Approved five-year Memorandum of Agreement with Calvert Library. - ADA Self-Evaluation Annual Update: Staff reported progress on policy and barrier removal; no action required. - FY2028 Budget Planning: Board considered property tax relief options (rate reduction, homestead cap, targeted credits). Directed staff to return with detailed analysis of rate reduction scenarios, homestead cap impacts, and eligibility parameters for senior/disabled veteran credits. - Child Care Tax Credit: Board heard from providers and staff on HB 389. Directed staff to draft a local ordinance establishing a property tax credit for child care providers, with caps between $3,000 and $10,000. Key Outcomes - Adopted: TA 26-26, 26-27, 26-28, 26-30; consent agenda; GIS contract; Library MOA; closed session minutes (July 7 & 28, 2026). - Postponed: TA 26-25, TA 26-29, and Agricultural Preservation Rules to the November 17, 2026 meeting. - Approved: Open agenda and closed session summary (Sept. 29, 2026). Deferred other closed session minutes. - Directives: Budget staff to evaluate property tax relief options (including rate reduction, homestead cap, senior/disabled veteran credits); Community Resources to draft child care tax credit ordinance. - Introduction: Bradley Neitzel started as County Attorney.

The Calvert County Board of Appeals met on October 1, 2026, at 9:00 a.m. in a hybrid format to hear four variance cases, conduct an administrative session, and discuss updates to the rules of procedure and new critical area variance criteria effective that day. All four variance applications were approved unanimously. No public comments were received. Cases - Case BOA2026-0011 – Chad & Denise Boggs: Approved unanimously. The applicants sought a critical area variance for 8,338 sq. ft. of impacts to steep slopes and expanded buffer, and a general variance to reduce the buffer setback from 10’ to 0’ to construct a new single-family dwelling with finished basement, deck, porch, and garage at 3159 Holland Cliffs Road, Huntingtown (RCD & CA-LDA). The board found that the lot’s topography and septic/well constraints created an unwarranted hardship, and the variances were the minimum adjustment necessary. The motion was moved and seconded, with all members voting aye. - Case BOA2026-0016 – Rafael & Carmen Portela: Approved unanimously. The applicants sought a critical area variance for 1,020 sq. ft. of impacts to steep slopes and expanded buffer, and general variances to reduce the buffer setback from 10’ to 0’ and side setback from 5’ to 0’ to construct a backyard retaining wall with a fence at 4006 South Shore Drive, Port Republic (WCD & CA-LDA). The board accepted late-submitted applicant photos into the record. The Portelas testified about ongoing erosion and a deteriorated wooden wall creating safety hazards, especially for grandchildren. The board concluded the wall was a necessary engineering solution and that the applicants had overcome the presumption of non-conformance. The motion passed unanimously. - Case BOA2026-0017 – Roland Joun Jr. (representing Shahab Motamedi): Approved unanimously. The applicant sought a general variance to reduce the front setback from 15’ to 5’ to construct a new single-family dwelling on a slab at 12877 Calvert Terrace, Lusby (RD). The representative explained that combining two lots created Lot 30R, and due to well and septic placement constraints, the house could not be located without the setback reduction. The board found the variance was the minimum adjustment and granted it unanimously. - Case BOA2026-0019 – Casey Torgusson: Approved unanimously. The applicant sought a general variance to reduce the buffer setback from 10’ to 0’ for construction of two 12x16 storage sheds at 7825 Marshall Road, St. Leonard (FFD & CA-RCA). The applicant presented a diagram showing the limited buildable area on the peninsula lot. The sheds would be placed outside the 100-foot critical area buffer and would not require tree removal. The board accepted late-submitted site plan and photos. The motion passed unanimously. Administrative Session - Rules of Procedure Update: Still awaiting scheduling with the Board of County Commissioners. Lisa Smith Sanders will continue as attorney until the rules are approved or alternative procurement occurs. - Membership Updates: Ron Scott was approved as a full member; Barbara Warner becomes a member; Miriam Gholl becomes the second alternate. - Court Case Update: The Lusby Villas case is scheduled for circuit court on October 8, 2026; an update will be provided at the next meeting (likely December or January). - New Critical Area Variance Criteria: Effective October 1, 2026, the state has tightened variance standards. Key changes include: (1) applicants must demonstrate a substantial need not based on convenience, personal preference, or financial advantage; (2) the development cannot be located outside a habitat protection area; (3) a rebuttable presumption exists that an existing accessory structure demonstrates reasonable significant use when seeking a variance for a new accessory structure; and (4) comparisons with other properties must involve properties in the critical area, developed after program adoption, conforming and legally authorized, and similarly situated. Training will be provided via a recorded session. The board discussed the need for more detailed findings in orders. Key Outcomes - All four variance cases (BOA2026-0011, 0016, 0017, 0019) were approved unanimously, subject to successful completion of the Calvert County permitting and inspection process. - The board acknowledged the new critical area variance criteria and will require more detailed findings and conclusions in future orders. - The next regular meeting is tentatively scheduled for December 2026, subject to case volume.

This meeting of the Calvert County Board of Commissioners included a mix of routine consent items, work sessions on code revisions and the fiscal year 2028 budget, and several new business items—most notably a controversial vote to increase severance for department heads from three to six months. The board also approved appointments, recognized lifesaving efforts, received public comment, and conducted a bond sale. Public Service Announcements & Citations - The board celebrated the swearing-in of Carroll H. Spriggs II as Maryland State Fire Marshal, the first African American to hold the post. - A citation was presented to the North Beach Senior Center staff (Carla Schauer, Tammy Messer, Susan Whitney, Kelly Jones) for their lifesaving response to a medical emergency on May 11, 2026. - The Edward T. All Aquatic Center will reopen December 1, 2026, after additional plaster repairs (covered by contingency funds). - The county issued $76 million in general obligation bonds (final sale $78.7 million at 4.66% interest). Consent Calendar - Approved consent items 1, 2, and 4 (Apparatus Grant for North Beach VFD Ambulance 19, Gambling Permit Review Committee Q4 recommendations, Museum Assistance Program grant application). - Consent item 3 (contract amendments for department heads) was moved to new business for separate discussion. Appointments - County Attorney: Employment agreement for Bradley J. Neitzel (start Oct. 19, 2026) was approved contingent on the outcome of the contract term discussion (later tied to the severance vote). - Board of Appeals: Appointments of Ronald Scott, Barbara Warner, and Miriam Gould were tabled by a 3-2 vote. Commissioners Grasso and Hart expressed concerns about a pending lawsuit involving the board’s actions and preferred to let the incoming board decide. Director Brinkley warned that delays could jeopardize quorum and legal operations. Presentations - One Maryland One Book: Carrie Wilson (Calvert Library) presented the 2026 selection, No Sense in Wishing by Lawrence Burney. Literacy rates in the county show only 66.6% of students meeting proficiency. - Tri-County Council Workforce Development: Ruthie Davis warned that a Maryland Department of Labor consultant review could restructure local workforce areas, potentially reducing local control. Commissioners expressed strong support for preserving the region’s distinct needs. Work Session: Proposed Revisions to Chapter 92 (Property Maintenance) - Director Jason Brinkley and Chief Enforcement Officer Chris Breedlove presented changes including: uniform standards across zones, extending compliance time from 30 to 60 days, removing “dangerous tree” provisions (no certified arborist on staff), and exempting agricultural/natural areas from excessive growth rules. The board gave direction to prepare amendments for a public hearing. Work Session: Financial Outlook & FY28 Budget Planning - CFO Malena Brookshire and staff reviewed the county’s triple-A credit rating, FY26 projected surplus of at least $10 million, and a preliminary FY28 planning gap of $15.3 million. - Commissioners requested analysis of a property tax rate reduction (5-6 cents). Staff noted one cent equals about $1.6 million in recurring revenue. The analysis will be presented at the October 20 meeting. New Business - Department Head Contract Amendments: After extended debate, the board voted to increase severance from 3 months to 6 months for non-merit employees (including directors and deputies), effective July 1, 2026. The motion passed (4-1? The transcript shows ayes and opposed, but final “Motion passes”; the vote appeared split with at least one commissioner opposing). Public comment decried the change as fiscally irresponsible and a legislative act requiring a hearing. - Ethics Commission Stipend: Approved $600/meeting for the chair and $500 for members for the remainder of FY27 (estimated $27,900). The commission reported 19 advisory opinions, 11 complaints, and 700+ financial disclosure reviews in FY26. - Land Purchase for Marine Museum: Approved the purchase of 215 Lore Road, Solomons, for future museum programming and waterfront access. Funded through program open space funds. - Bond Sale Resolution: Approved the award at a true interest cost of 4.66%, with Hilltop Securities as the winning bidder. Public Comment - Patty Steckler (candidate) and Kenneth Lee criticized the severance increase, calling it a preemptive move against a potential new board. - Amanda Dolina (Treasurer’s office) announced a booth at the county fair. - Megan Farringer urged transparency regarding data center development at the Patuxent Business Park. - Catherine Craytu alleged the board manufactured a fiscal crisis to force changes at the school board. - Sheila Kufal opposed the severance expansion as excessive. Commissioners Reports & Adjournment - Reports covered attendance at community events, the county fair, and remembrances of a community member. - The board moved into executive session to discuss pending litigation.

The Calvert County Board of County Commissioners convened on Tuesday, September 22, 2026, at 10:00 a.m. in Prince Frederick, Maryland. The meeting included proclamations, an appointment, consent items, new business, two presentations, a work session on data centers, a transportation program tour, and public comment. The board addressed multiple topics including emergency preparedness, senior centers, recovery month, economic development, data center regulations, and transportation infrastructure. Consent Calendar - Approved the open agenda and the closed session summary from August 18, 2026. - Approved the consent agenda items: (1) Calvert County Youth Recreational Opportunities Fund Annual Report; (2) Road Dedication Application for Hagner Reid Mister. Proclamations - Preparedness Month (September 2026): Recognized with county emergency management staff discussing the recent Calvex exercise with over 60 participants and four FEMA evaluators. Hydronet and Mesonet sites were highlighted. - National Senior Center Month (September 2026): Celebrated with Office on Aging staff and senior center volunteers, highlighting services at three senior centers and partnerships with Calvert Health (645 interactions this year) and other organizations. - National Recovery Month (September 2026): Recognized with health department leadership. Noted 500+ attendees at the first tri-county Recovery Fest, 988 Kindness Rocks project, and partnerships with Sheppard Pratt. Calvert Health cited mental health as a top priority. Appointment - Appointed Yannick Hammond to the Housing Authority of Calvert County for a five-year term. No vacancies remain after this appointment. New Business - Calvert Library Mobile Services Vehicle Customization: Approved budget adjustment BA2027-000113 and authorized the board president to sign a memorandum of agreement with the Calvert Library and Calvert Library Foundation. Funding includes $37,203 capital grant, $25,000 state library grant, and up to $53,000 from the foundation. No additional county funds are required. Presentations & Discussions - Patuxent Business Park RFP: Julie Oberg (Economic Development) and Nick Henninger-Ayub (MEDCO) presented the RFP for flexible industrial development of 10 remaining lots. They emphasized the exclusion of data centers (any proposal with data center use will be disqualified) and aimed to attract light manufacturing, R&D, and defense-adjacent industries. The proposal deadline is October 23, 2026, with developer selection targeted by November 13, 2026. Commissioner concerns about timeline, acreage, and local input were raised. No action taken. - AICUZ Study for NAS Patuxent River: Captain Robert Chandler and Hannah Payevsky presented the 2026 Air Installations Compatible Use Zones study. They noted new curved APZs extending over Drum Point into Calvert County and recommended adoption of an overlay zone and MACRA. The study does not create new regulations but provides guidance. Calvert County was encouraged to coordinate with the Navy on development reviews. - Data Centers Work Session: Staff presented four regulatory options. Commissioners reached consensus to move forward with: (1) extending the existing moratorium (expires February 28, 2027); (2) removing data centers as a permitted use; (3) rezoning heavy industrial properties back to prior zoning. The board directed staff to begin the planning commission and public hearing process, aiming for potential votes in December 2026 or January 2027 for options 1 and 2, with option 3 taking about six months. - MDOT Consolidated Transportation Program Tour: Secretary Katie Thompson and MDOT leaders updated the board on the FY2027-FY2032 CTP totaling $21.9 billion. Key items included the Thomas Johnson Bridge (navigation study completion anticipated summer 2027, bridge rated 'fair'), safety projects on MD 231, crosswalk improvements (some not yet funded), and transit funding of $1.3 million for Calvert County. Commissioner concerns about traffic congestion and lack of expansion funding were addressed. Public Comments & Testimony - A private citizen (name not provided) detailed a timeline of water/sewer rate concerns, noting the 2024 rate model included future connections (e.g., Magnolia Landing, Villages of Calvert) and questioned growth assumptions. - Michael Block urged rezoning the Constellation site back to forest and farming, citing inadequate understanding of data center impacts. - Len Zouza (Concerned Citizens of Solomons) supported the moratorium but warned about electricity cost increases, disconnections, and grid strain from data centers. - Patrick Flaherty noted procedural hurdles to extending the moratorium, requiring a new public hearing. - Nancy and Carl Elwine (Citizens for Calvert) described the rezoning as improper and urged returning 800 acres to forest and farming, distrusting Constellation. - Judy Peterson (commissioner candidate) emphasized rebuilding public trust and improving public engagement. - Nick Graziano (Southern Maryland for All) proposed citizen advisory groups to assist the board. - Tom Peter (Set Energy) offered to present his data center proposal publicly during the moratorium, with transparency and community benefits. - Patty Stuckler (commissioner candidate) thanked the board for pursuing data center options and stressed protecting farmland. - Dylan Johnson made accusations about candidates, but was redirected by the board. - Megan Farringer (online) requested that Lusby residents be included in Patuxent Business Park discussions and future briefings. Commissioner Reports - Commissioner Grasso reported attending numerous community events, including the MAC lab ribbon cutting, food pantry anniversary, and overdose vigil. - Commissioner Hance highlighted the MAC lab expansion and recent losses of community members. - Commissioner Hart emphasized the need to write environmental codes proactively and praised public participation. - Commissioner Cox thanked staff for the Triple A bond rating achievement (eighth consecutive) and recognized staff efforts. - Board President Ireland acknowledged the Nor'easter and reminded residents in low-lying areas to stay informed. Key Outcomes - Approved appointment of Yannick Hammond to Housing Authority. - Approved budget adjustment BA2027-000113 and MOA for library mobile services. - Consensual direction to staff to proceed with data center options 1, 2, and 3 (extend moratorium, remove permitted use, rezone heavy industrial). - No floor action on Patuxent Business Park RFP; informational only. - Executive session held at the end of the meeting to discuss personnel matters.

The Calvert County Planning Commission held a hybrid regular meeting on Wednesday, September 16, 2026, in the Chesapeake Room of the County Administration Building (150 Main Street, Prince Frederick, MD), with virtual participation via Microsoft Teams and phone. A public hearing was convened at 7:00 p.m. prior to the regular meeting. The commission acted on one major preliminary subdivision (Westside on Main), reviewed a detailed site development plan for a light manufacturing building, and discussed a proposed representative position. Routine Approvals - Agenda approved by motion without discussion. - Summary of Actions – August 19, 2026 Regular Meeting approved by motion without discussion. Major Subdivision Preliminary Review and Action: SD-143478 Westside on Main - Project Description: Preliminary subdivision plan for 24 residential lots (Lots 1–24) and two commercial lots (Lots 1–2) at 305 and 445 Main Street in the Old Town sub-area of the Prince Frederick Town Center. The project was reviewed under the 2020 process, combining the conceptual site plan (CSPR 143260) and preliminary subdivision plan (SD 143478). - Staff Recommendation: Conditional approval subject to the conditions and agency comments in the staff report, including final approval of the traffic impact analysis (TIA) and any required roadway or access improvements through the detailed site development plan process, with applicable county and state highway administration review. - Commissioner Concerns on Density: Commissioner Gadway stated that the Board of County Commissioners (BOCC) made clear in August 2024 that future density in Prince Frederick should be 4 dwelling units per acre (du/ac), not 14. He expressed that the proposed density of 6.7 du/ac plus commercial uses on Main Street would "forever redefine what Main Street looks like," though he indicated he would have no problem with the project at 4 du/ac. - Traffic Impact: Staff explained the project remains under the traffic threshold (recently reduced by half in the last couple of years), so a new traffic impact study would only be triggered if a future intensification of use occurs. - Grandfathering Discussion: Staff confirmed the grandfathering/grandfathering clause originated from this board's January 2026 recommendation and that a project submitted prior to the zoning ordinance date may proceed if it meets specified requirements. Staff noted a project generally is not vested until all approvals are achieved and construction has commenced. - Neighboring Business Outreach: The applicant stated that representatives of Infinity (the adjacent business) were consulted and had concerns about the project's appearance and construction; the applicant presented a street-level rendering of the project in response. - Decision: A motion carried via roll call vote finding SD 143478 consistent with the comprehensive plan and approving the preliminary subdivision with the conditions recommended by staff and contained in the staff report. Site Plan Review and Action: Light Manufacturing Building (12,350 sq ft) - Project Description: Category one detailed site development plan, representing step two of the site plan process under the 2025 zoning ordinance update, for a 12,350 square foot light manufacturing building with a partial mezzanine level, associated parking, access, landscaping, and stormwater improvements. - Background: A change of use application was filed on 2/2/2024 and heard by the Planning Commission on February 21, 2024. Building one approval was conditioned on approval of building two because the only fixed on-site restroom facilities are in building two. A redline site plan was required for building two for the change of use from flex space to indoor recreation. - Staff-Recommended Conditions: Site plan approval per Section 4201 of the I-1 district requirements, a drop-off area accommodating at least three vehicles, and a designated indoor waiting area of a minimum of 100 square feet. All outstanding agency and final review comments must be addressed to the satisfaction of the appropriate reviewing agencies before final approval. - Deferral Motion: A commissioner moved to defer the site plan case and request placement on the BOCC agenda for discussion, citing the need for input from the Board of County Commissioners. The motion passed by voice vote with no discussion. Items for Discussion and/or Action: Proposed Representative Position - Staff noted the parameters of the proposed position, along with administrative guidelines, were included in the meeting packet. The representative would have no standing authority and would not necessarily be a requirement. - A commissioner stated the additional information needed was input from the BOCC and moved to defer the item and request placement on the BOCC agenda for discussion rather than consideration. The motion passed by voice vote. Public Comments & Testimony - None - no public comments were offered at the time public comment was called. Key Outcomes - SD-143478 Westside on Main preliminary subdivision plan: APPROVED with staff conditions via roll call vote. - Light manufacturing building site plan: DEFERRED - action postponed and request made to place the item on the BOCC agenda for discussion. - Proposed representative position: DEFERRED - request made to place the item on the BOCC agenda for discussion.

On Wednesday, September 16, 2026, at 7:00 p.m., the Calvert County Planning Commission held a hybrid public hearing (in person at the County Administration Building in Prince Frederick and virtually via Microsoft Teams and telephone) to consider six proposed text amendments (TA 26-25 through TA 26-30) to the Calvert County Zoning Ordinance. A quorum was present, with Chair Freeland presiding alongside Commissioners Gadway, Kernan, McQueen, and Weems. Staff from the Department of Planning & Zoning (Will Hager, Planner 3; Rachel O'Shea, Deputy Director of Zoning; and Beth Rimmer, Division Chief) presented each amendment. The Commission closed the record and voted to recommend adoption of all six amendments by the Board of County Commissioners. No members of the public provided oral testimony during the hearing. Public Comments & Testimony - No testimony was given on any of the six amendments. One individual signed the in-person speaker sheet but did not indicate which amendment they wished to address, and no speaker came forward when called. Staff confirmed for each amendment that there was no public comment or no one online to speak. Discussion Items - TA 26-25 - Section 29-5, Permitted Signs: Would allow electronic message centers (reader boards) at public recreation areas with reader boards in existence as of the effective date of March 1, 2025, in any zoning district. In response to commissioner questions about new recreation areas, staff noted that a prior text amendment exempts county- and school district-owned properties, but this amendment would also apply to public recreation areas not owned by the county (such as the fairgrounds). - TA 26-26 - Section 31-5, Exception Lots and Family Conveyance Lots: Extends the sunset date for obtaining preliminary approval of exception lots by one year, from March 1, 2027, to March 1, 2028. Staff stated the extension responds to recent conditions that have not been conducive to perk testing, providing fairness to property owners who have been unable to complete perk tests; after the new sunset date, the ability to create exception lots would end. - TA 26-27 - Section 22-3, Limited Developed Area: For clearing of 30 percent or more but less than 50 percent of existing natural vegetation, the amendment would require replacement planting at two times the area of the entire clearing. Staff stated the current replacement planting requirement is too burdensome and costly for property owners and that the Critical Area Commission agreed to relax the requirements in these specific circumstances to lower the financial burden on property owners. - TA 26-28 - Section 18-7, Business and Personal Service (Home Occupations): The amendment explicitly exempts in-home daycares and home commercial kennels from the condition that a home occupation be conducted entirely within the dwelling or an enclosed accessory structure, and it adds a special exception requirement before the Board of Appeals for home occupation kennels operated commercially. Staff explained the special exception process notifies neighbors, gives them an opportunity to comment in writing or at the required public hearing, and allows the Board to impose conditions such as minimum setbacks. In response to commissioner questions, staff clarified that the indoor kennel area is limited to 600 square feet; the entire yard may be used for an outside run area, but the dogs must be housed in the indoor area; standalone kennel buildings are defined separately with their own setback requirements; and noise complaints would be addressed through the Calvert County noise ordinance by the Calvert County Police Department and/or animal control, since the zoning ordinance does not regulate noise. Staff noted past neighbor complaints about commercial kennels operating at residences and framed the special exception process as a way to resolve potential disputes before they become problems. - TA 26-29 - Section 4-2, Agricultural Preservation District (APD); Section 18-2, Use Tables; Section 18-11, Industrial: A companion piece to the updated agricultural preservation rules and regulations, tentatively scheduled for public hearing in October. The amendment removes provisions from the zoning ordinance that are now more appropriately placed in the updated rules and regulations, adds conditions for land clearing debris and landfills to the zoning ordinance, and removes the special exception requirement for sand, gravel, or mineral extraction without processing on APD parcels because Agricultural Preservation Advisory Board approval is already required, making Board of Appeals approval unnecessary. - TA 26-30 - Section 255, General Design Requirements (Dunkirk Town Center): Restores the setback policy for new lots in Dunkirk Town Center that was in place prior to the zoning ordinance update effective March 1, 2025. Staff stated this simply corrects an omission made during that update. Key Outcomes - The Planning Commission closed the public record and recommended adoption of all six proposed text amendments (TA 26-25 through TA 26-30) by the Board of County Commissioners. Each motion passed by voice vote with all commissioners in favor and no opposition or dissent noted in the transcript. - The Board of County Commissioners will take final action on the recommendations. The companion update to the agricultural preservation rules and regulations referenced in TA 26-29 is tentatively scheduled for a public hearing in October 2026. - With no further text amendments to consider, the public hearing ended and the Commission took a five-minute break before moving into its next session.

The Calvert County Planning Commission met on August 19, 2026, to consider long-range planning updates for Huntingtown and Owings town centers, a change of address appeal, a shore erosion control district project, a work session on zoning text amendments, and a proposal for a youth planning commissioner. The meeting included public comment and several unanimous or split votes. Huntingtown Town Center Master Plan Update - Tay Harris and Kat Lockwood presented Chapter 5 of the Huntingtown Town Center Master Plan update. The town center contains 81 parcels on 304 acres. An online survey (July 23–August 25, 2025) drew 398 participants (93% in the Huntingtown zip code). 61% supported rezoning and 39% preferred to remain a town center, but this slide was corrected to indicate the numbers were flipped; corrected data to be posted. - Survey respondents valued rural character, basic services, and shopping/dining; top concerns were traffic, overdevelopment, and vacant storefronts. The commission directed staff to initiate the master plan update and hold a kickoff meeting on September 15, 2026, at the Huntingtown Volunteer Firehouse. Vote: Unanimous. Owings Town Center Master Plan Update - Tay Harris presented Chapter 4 for Owings. The town center has 45 parcels on 75 acres; a proposed expansion area of 88 acres (11 parcels) is zoned Employment Center District, which is temporary per the comprehensive plan. An online survey (214 participants, 34% in Owings zip code) found 69% wanted rezoning away from town center designation. - Commissioners expressed concerns about expansion allowing up to 4 dwelling units/acre. Staff planned a kickoff meeting September 24, 2026, at Grace Brethren Church, plus a grassroots outreach (flyers, social media). The commission directed staff to initiate the update, with the understanding that if public sentiment confirms rezoning, the process will become a rezoning effort. Vote: Unanimous. Change of Address Appeal – 2695 German Chapel Road, Prince Frederick - Public Safety staff (Stanley Harris, Sierra Newsom) requested to change the address due to non-sequential numbering that could cause 911 routing errors under future geospatial systems. The appellant (Mr. Mister) submitted a written appeal but did not appear. His letter argued the change would cause significant inconvenience. - The commission discussed precedent and potential public safety impacts. A motion was made to deny the address change until property transfer. Vote: 4-2 (Ayes: Gadway, Kernan, McQueen, Weems; Nays: Bury, Toohey). Motion carried. Shore Erosion Control District – Neeld Estate Citizens’ Association Capital Improvement Project - Jason Leavitt (Soil Conservation District) presented a proposal for a third headland breakwater and beach restoration at Plum Point. Total cost $791,000, funded via a 20-year 0% DNR loan repaid by a special assessment on 118 residential dwellings ($335.47/year per residence). The project has all permits and was approved by the Board of Public Works on the same day. - The commission found the project consistent with the comprehensive plan. Vote: Unanimous. Zoning Ordinance Work Session – Text Amendments TA 26-25 through 26-30 - Rachel O'Shea and Will Hager reviewed six proposed amendments: reader board signs (TA 26-25), extension of exception lot sunset date to March 1, 2028 (TA 26-26), relaxed replanting requirements in Limited Development Area (TA 26-27), clarification of home occupation conditions (TA 26-28), removal of outdated agricultural preservation provisions (TA 26-29), and restoration of Dunkirk Town Center setback policy (TA 26-30). No action was taken; discussion was informational. Staff noted a future text amendment to ban data centers may be added. Items of Interest - A letter from Calvert High School student Michael Bowles (class president) expressed concerns about construction noise and safety from a project next to the school, requesting a stop to high-density building. The letter was shared with the commission. - Commissioner Weems proposed creating a non-voting Youth Planning Commissioner position for a six-month pilot program starting November/December 2026. The student would review projects and gain experience. No action requested; further legal and logistical details to be presented at a future meeting. The idea was well received. Public Comments - Craig May (Maraj Farms, speaking as an individual) expressed concerns about shifting agricultural preservation regulations to the zoning ordinance, stating that increasing regulations make it difficult for local food and fiber businesses to operate innovatively. He urged the commission to support local production. Key Outcomes - Huntingtown Master Plan update: Initiated unanimously. Kickoff meeting September 15, 2026. - Owings Master Plan update: Initiated unanimously. Kickoff meeting September 24, 2026; outreach to property owners to be explored. - Address change for 2695 German Chapel Road: Denied until property transfer (4-2 vote). - Neeld Estate shore erosion project: Found consistent with comprehensive plan (unanimous). - Zoning text amendments: Discussed; public hearings to be scheduled. - Youth Planning Commissioner: Proposal under consideration; staff to return with details. - Meeting adjourned after public comment.