Calvert County Planning Commission Regular Meeting – April 16, 2025

The Calvert County Planning Commission held a regular hybrid meeting on Wednesday, April 16, 2025, at 7:00 p.m. at the Harriet E. Brown Community Center. All seven commissioners were present (Bury, Freeland, Gadway, Kernan, McQueen, Toohey, Weems), establishing a quorum. The meeting covered final approval of a major subdivision, two conceptual site plans, a long-range planning discussion on the Master Plan of Town Centers, and other items. Key actions included approval of Magnolia Ridge Phase I (6-1), approval of 145 Adelina Business Office and Calvert County Industrial Park Lot 37 site plans (both 7-0), and direction to hold a public hearing on the draft town center master plan chapters on May 21, 2025, after adding specific language about failing intersections.

Call to Order & Administrative Actions

• The agenda was amended to add an upcoming annual meeting discussion under Item 10.
• The Summary of Actions from the March 19, 2025 regular meeting was approved unanimously.

Major Subdivision Final Approval

• Magnolia Ridge – Phase I (SDFP-143192): Final plat for 57 townhouse lots, open space parcels, and associated roads. Staff confirmed all conditions met. A motion to approve carried 6-1, with Commissioner Gadway dissenting. (No reason given in transcript.)

Conceptual Site Plan Approvals

• 145 Adelina Business Office (CSPR-143116): Remodel of existing residence to office (1,630 sq ft) and new accessory warehouse (7,400 sq ft) on 2.44 acres zoned Rural Commercial. A traffic impact analysis (TIA) is required but not yet finalized. Commissioner Freeland requested a condition to deny future access to MD 231; the applicant agreed. The commission approved with staff conditions plus the additional modification limiting access to MD 231, 7-0.
• Calvert County Industrial Park, Lot 37 (CSPR-143186): Two one-story flex-space buildings (34,000 sq ft total) on 6.75 acres. A TIA is required. Staff recommended approval with standard conditions. Commissioner questions clarified building height and mezzanine definition. Approved 7-0.

Long-Range Planning – Master Plan of Town Centers

• Staff presented draft Chapters 1 (background) and 2 (Prince Frederick Town Center updates). Revisions incorporated previous commission and public comments.
• Discussion of failing intersections: Commissioner Gadway noted that five intersections in Prince Frederick currently fail Adequate Public Facilities Ordinance (APFO) criteria (Routes 4 at 402, Commerce Lane, Church Street, Main Street at Church Street, and Route 4 at Stokely Road). He moved to add text in Chapter 2 explicitly citing these intersections and stating that future commercial and residential growth would require either traffic remediation or a six‑year delay unless overridden by SHA. The motion passed 7-0.
• Commissioner Freeland identified two typographical errors in the draft (a missing word and a list that belonged in Chapter 2), which staff agreed to correct.
• A subsequent motion directed staff to place the draft chapters, with the approved modifications, on the agenda for a public hearing on May 21, 2025. Approved 7-0.

Items of Interest – APF School Report

• The April 1, 2025 Adequate Public Facilities Report for Schools noted Mount Harmony Elementary at 106% capacity due to six student transfers. Commissioner Gadway raised the conflict between BOE transfer policy and APFO restrictions on new residential development. Staff agreed to discuss the issue with the Board of Education.

Annual Meeting Discussion (Deferred)

• A discussion on the upcoming annual meeting and proposed procedural changes was deferred to the May 21 meeting to avoid any substantive Open Meetings Act concerns, by consensus.

Public Comment

• Bob Estus (Friends of Hunting Creek): Expressed frustration with continued development in areas already overloaded with traffic and environmental degradation. Questioned the value of the proposed Eastern Loop Road, citing cost and limited benefit. He urged the commission to stop approving incremental development that worsens infrastructure and pollution.

Adjournment

• The meeting was adjourned at an unspecified time.

Key Outcomes

• Magnolia Ridge Phase I final plat approved (6-1).
• 145 Adelina Business Office conceptual site plan approved with added condition denying MD 231 access (7-0).
• Calvert County Industrial Park Lot 37 conceptual site plan approved (7-0).
• Master Plan of Town Centers draft Chapters 1 and 2 amended to include failing intersection language and set for public hearing on May 21, 2025 (7-0).
• Director of Public Works to coordinate with staff on a comprehensive traffic study for failing intersections.
• Staff to discuss APFO/transfer policy conflict with Board of Education.
• Commissioner Burry’s procedural question about the Planning Commission’s role in APFO review during conceptual site plan was clarified: under the “old process,” approval authority for detailed plans is delegated to the Planning Commission Administrator; the Commission may request to see certain items.