Calvert County Planning Commission Regular Meeting - June 18, 2025

The Calvert County Planning Commission held a regular meeting on Wednesday, June 18, 2025, at 7:00 PM at the Harriet E. Brown Community Center in Prince Frederick, MD, with virtual participation via Zoom. All six commissioners were present: David Burry (online, later disconnected), Wilson Freeland, Greg Kernan, James S. McQueen Sr., John Toohey, and Dale Weems. The meeting included a work session on traffic studies, approval of the Armory Pavilion site plan, initiation of the Dunkirk Town Center Master Plan 60-day comment period, adoption of the 2025 Maryland State Annual Report, and informational presentations on a zoning map amendment and 11 zoning text amendments.

Consent Calendar

• The proposed agenda was approved with an amendment to move the traffic studies work session earlier in the meeting.
• Summary of Actions from the May 21, 2025 Planning Commission Public Hearing and Regular Meeting were approved unanimously.

Commissioner’s Citation

• Dr. Richard Holler was recognized with a Board of County Commissioners citation for nine years of service on the Planning Commission, concluding his term on February 28, 2025. His distinguished career included service as County Administrator (1991–1999), overseeing budgets exceeding $145 million, and educational leadership roles. The citation was presented by Commissioner Hance and acknowledged by the full commission.

Discussion Items

• Traffic Studies Work Session (Item 10c): Derek Oscar of Hartley College presented an educational briefing on traffic impact analysis (TIA) methodology, level of service (LOS) grading, signal timing, and study requirements.

  • Key Points:
    • County roads require LOS C or better; state roads require LOS D or better.
    • Traffic counts are collected via manual counts or video, and future trip generation is based on ITE trip generation manual.
    • Signal coordination along Route 2/4 was discussed; Commissioner Gadway noted that signals in Dunkirk and Prince Frederick appear uncoordinated, leading to multiple red lights. SHA attributes disruptions to emergency vehicle preemption, but re-evaluation was recommended.
    • Stokely Road intersection at Route 4 is a major problem area; SHA has Phase 5A/5B plans to widen Route 4 but lacks funding. Commissioner Gadway suggested studying impacts on all town center intersections, and Director of Public Works J.R. Cross said current APFO ordinance allows the director to expand the study area.
    • Commissioner Freeland noted that regional traffic growth, not just local development, drives congestion, and that traffic studies often have a limited geographic scope that excludes critical downstream intersections.
    • Multiple commissioners expressed concerns that TIA data is shared among agencies but is still an estimate.

• Armory Pavilion Site Plan (SPR-143255) – Approval (Item 7a):

  • Christine Finamore, Principal Planner, presented the proposal to redevelop the former National Guard Armory site (4.86 acres) into a publicly owned open-air pavilion (13,500 sq ft), restroom/storage building renovation (5,000 sq ft), parking (64 spaces), green space, and a memorial using salvaged bricks. Four state grants fund the project.
  • Staff recommended approval with three conditions (conditional approval, outstanding agency comments, 24-month expiration).
  • Discussion included use of memorial bricks, a retaining wall with a gate for maintenance access, circulation for food trucks/farmers markets, and management by Parks & Recreation.
  • Vote: Motion to approve with staff conditions carried 6-0 (Commissioner Burry disconnected).

• Long Range Planning – Dunkirk Town Center Master Plan Update (Item 9a):

  • Kat Lockwood, Planner II, reported on revisions to Chapter 3: the unemployment rate was corrected to less than 1% (previously 35%) due to retiree demographics, and a tree preservation recommendation was removed as inapplicable. Comments received that day were addressed via email.
  • Action: Motion to direct staff to forward the draft to necessary jurisdictions for a 60-day comment period carried 6-0.

• Long Range Planning – Draft 2025 Maryland State Annual Report (Item 9b):

  • Tay Harris, Long Range Planner, summarized data for calendar year 2024: 104 new residential permits (52 inside PFA, 52 outside), 9 approved minor subdivisions, 18 approved site plans, 99 residential units constructed, 32,639 acres preserved (82% of 40,000-acre goal). Development capacity: 22,371 residentially zoned acres (86% outside PFA); 15,800 capacity units (82% inside PFA).
  • Action: Motion to adopt and direct staff to file with the Board of County Commissioners carried 6-0.

• Map Amendment #25-01 – Rezoning Request for Owings Town Center (Item 10a):

  • Will Hager, Planner III, presented an informational work session on rezoning 136 and 150 East Chesapeake Road from Rural Commercial and Rural Neighborhood to Town Center Core district to expand a non-conforming automobile filling station. Average daily traffic on MD 260 declined from 7,971 (2013) to 7,045 (2023). No commission action required; a joint public hearing with BOCC will be scheduled.

• Zoning Text Amendments #25-02 through #25-12 (Item 10b):

  • Will Hager presented proposed amendments addressing retaining wall definitions, agricultural preservation provisions, ADU setbacks (aligning with state law), home daycare parking, accessory structure permit thresholds, and temporary sign regulations. This was an informational work session; no action was taken.

Key Outcomes

• Commissioner Citation: Dr. Richard Holler recognized for nine years of service.
• Traffic Studies Work Session: Discussion held; no formal action; staff to consider expanding study area scope as provided in APFO.
• Armory Pavilion Site Plan: Approved (6-0) with staff conditions.
• Dunkirk Town Center Master Plan (Chapter 3): Staff directed to initiate 60-day comment period (6-0).
• 2025 Maryland State Annual Report: Adopted and to be filed with BOCC (6-0).
• Map Amendment #25-01 and Zoning Text Amendments: Informational; future public hearings scheduled.
• Public Comment: None.
• Adjournment: Motion to adjourn carried unanimously at approximately 9:30 PM.