Calvert County Planning Commission Public Hearing - May 21, 2025

The Calvert County Planning Commission convened a public hearing on May 21, 2025, at 7:00 p.m. in a hybrid format (virtual and in-person) at the Harriet E. Brown Community Center. Chair John Thule called the meeting to order with a quorum present (Commissioners Bury, Freeland, Gadway, Kernan, McQueen, and Wheems). The hearing addressed three separate agenda items: the Hallowing Point Park Master Plan Update, Text Amendment Case #25-01 regarding county-owned facility water/sewer connections, and Draft Chapters 1 and 2 of the Master Plan of Town Centers.

Hallowing Point Park Master Plan Update

• Presentation: Stephanie Sperling, Park Planner, presented the draft master plan update for the 81-acre Hallowing Point Park (4755 Hallowing Point Road, Prince Frederick). The plan, developed with Murphy & Dittenhoffer Architects and based on over 2,000 survey responses, includes proposed improvements: paved walking paths, natural surface trails, conversion of multi-use fields to synthetic turf, upgrades to baseball/softball fields, new in-ground skate park, and improved signage. The 1998 master plan is being updated to guide the next 15–20 years.
• Agency Comments: Comments were received from Maryland Historical Trust (MHT), Maryland Department of the Environment, Maryland Department of Natural Resources, Maryland Department of Planning, the Calvert County Historic District Commission, and the Environmental Commission. Key concerns included the need to address two historic tobacco barns (one mid-19th century, potentially NRHP-eligible) and archaeological potential on a promontory. Staff committed to updating the plan to include treatment plans and signage.
• Public Comment: No members of the public signed up to speak on this item.
• Discussion: Commissioners discussed the pros and cons of synthetic turf versus Bermuda grass, safety, playability, maintenance costs, and environmental impacts. Commissioner Gadway expressed personal preference for Bermuda due to joint safety concerns. Director Bob Prandom noted ongoing discussions with the State Highway Administration about dangerous left-turn movements at the park entrance on MD 231. Commissioner Freeland requested that ingress/egress safety improvements be prioritized and that the historic barn be registered for protection.

Text Amendment Case #25-01 (Water & Sewerage Comprehensive Plan)

• Presentation: James Ritter, Deputy Director of Public Works, presented a proposed text amendment requiring all county-owned facilities within 300 feet of a public water or sewer line to connect to the system. The goal is to improve efficiency, environmental sustainability, and reduce reliance on wells and septic.
• Public Comment: No speakers signed up.
• Discussion: Commissioners raised two major concerns: (1) the mandatory connection would require abandonment of fully functional wells/septic systems on newly purchased properties, at taxpayer expense; (2) the earlier request to exempt irrigation systems (e.g., for athletic fields) from the requirement had not yet been incorporated. Staff indicated they intended to add an irrigation exemption but had not done so in the current draft. Commissioner Gadway noted that Hallowing Point Park has irrigation wells that would be affected. Commissioner Freeland stated he could not support the amendment as written.
• Outcome: A motion was made and seconded to defer the item and keep the record open, directing staff to address the two concerns: (a) revise the mandatory tie-in language for systems with functional infrastructure, and (b) explicitly exempt irrigation systems. The motion passed unanimously (all in favor).

Draft Chapter 1 & 2: Town Centers Master Plan

• Presentation: Tay Harris, Long Range Planner, presented Draft Chapter 1 (applicable to all town centers) and Draft Chapter 2 (Prince Frederick Town Center). The plan includes land use, environmental/natural resources, economic vitality, transportation, water resources, and community facilities sections. Key highlights: Prince Frederick is the county seat with significant residential growth anticipated through redevelopment; five recommended land uses and five focus areas; boundary expansion consistent with the Comprehensive Plan. The plan notes that several intersections are nearing capacity, and widening MD 4 and completing Dares Beach Road improvements are needed.
• Public Comment: Bob Estes (Friends of Hunting Creek) spoke. He highlighted the importance of tracking impervious surface (8% in Hunting Creek watershed, with 10% considered unhealthy) and suggested linking development approval to impervious surface thresholds. He praised the recognition of fragile soils and pervious surfaces but expressed skepticism about the cost-effectiveness of proposed loop roads. He also noted personal water damage issues from mold.
• Discussion: Commissioner Freeland raised a procedural objection: on April 16, 2025, the Planning Commission voted 7–0 to require that the draft master plan include language indicating that five intersections (MD 4 at 402, MD 4 at Commerce Lane, MD 4 at St. John’s Street, Main Street at St. John’s Street, and MD 4 at Stokely Road) are failing under the Adequate Public Facilities Ordinance (APFO), not merely “at or near capacity.” He stated the current draft’s language on page 73 is factually incorrect. He proposed remanding the plan back to Planning & Zoning with specific instructions to add accurate APFO language and note that failing intersections will restrict future commercial/residential development unless remediation occurs or a six-year delay is accepted.
• Commissioners discussed: Commissioner Gadway suggested hyperlinks to a DPW-maintained list of failing intersections to avoid needing future text amendments. Commissioner Kernan noted 545 approved but unbuilt housing units in the pipeline, indicating the congestion issue will worsen. Commissioner Freeland offered a formal motion (amended to remove specific record closure date). The motion: reiterate the April 16 requirement; add text stating that the five listed intersections are failing under APFO; include that this will restrict growth by requiring remediation (state, county, or developer) or a six-year delay; add language in an appendix identifying which strategies improve each specific intersection; and keep the public record open until a future Planning Commission meeting. The motion passed unanimously (all in favor). The item will be reviewed further in a work session with DPW.

Key Outcomes

• Hallowing Point Park Master Plan Update: The Commission voted unanimously to close the record, find the plan consistent with the Comprehensive Plan, and recommend adoption by the Board of County Commissioners.
• Text Amendment Case #25-01: Deferred by unanimous vote. The record remains open. Staff must address: (1) modifying the mandatory connection requirement for properties with functional wells/septic, and (2) exempting irrigation systems. The item will return for a future vote.
• Draft Chapters 1 & 2 Master Plan: Remanded to Planning & Zoning by unanimous vote. Staff must revise the traffic section to accurately describe the five failing intersections and their APFO implications, identify remedial strategies from Appendix A, and keep the public record open. A work session with the Department of Public Works is expected at the next Planning Commission meeting.