Calvert County Planning Commission Regular Meeting – August 20, 2025

The Calvert County Planning Commission convened on Wednesday, August 20, 2025, at 7:00 p.m. at the Harriet E. Brown Community Center in Prince Frederick, Maryland. The meeting included a public hearing on a map and text amendment to the County Zoning Ordinance, followed by the regular meeting. The commission discussed a text amendment to the Ten-Year Comprehensive Solid Waste Management Plan, a proposed repeal and replacement of the Agricultural Preservation Rules & Regulations, and an update to the High Tide Flood Mitigation Plan. Public comment was heard on the agricultural preservation changes and overall planning direction.

Consent Calendar

• Approval of Agenda: Motion to approve the proposed agenda. Passed unanimously.
• Approval of Summary of Actions – July 16, 2025 Meeting: Motion to approve and adopt. Passed unanimously.

Public Comments & Testimony

• Jerry Pitcher (self): Expressed concerns about retroactively changing rules for existing Agricultural Preservation Districts (APDs), stating that property owners entered into binding contracts. He argued that altering rules after land is enrolled could lead to legal challenges and affect long-term estate plans. He also questioned the compensation for lost buildable lots and noted that accessory dwelling units (ADUs) in developments are not regulated for density impact.
• JC Hooker (resident): Thanked staff and the commission for their work. She urged the commission to consider the legacy of land ownership and the needs of young people who may wish to build on family farms. She emphasized the importance of allowing families to provide housing for their children, given the high cost of housing in the county, and asked that decisions account for future generations and climate change.

Discussion Items

1. Text Amendment of the Ten-Year Comprehensive Solid Waste Management Plan 2019-2028

• Presented by Maria Liubarskaia, Solid Waste Division Chief, DPW. The amendment proposes to add a privately owned and financed construction and demolition (C&D) waste processing facility at 5340 Catch Road, Prince Frederick, with a permitted capacity of 750 tons per day. The facility will serve Calvert County and Southern Maryland. A fiscal impact analysis is not yet available.
• Motion: Director of Public Works J.R. Cosgrove moved that the commission direct staff to forward the proposed amendment to necessary jurisdictions and agencies for a 60-day comment period, as required by Maryland Land Use Article 3-203. Motion seconded and passed unanimously (7-0).

2. Proposed Repeal and Replacement of the Agricultural Preservation Rules & Regulations

• Presented by Jennifer David, Rural Planner, P&Z. The update is a comprehensive rewrite of the original rules from 1978, aimed at simplifying, clarifying policies, and addressing issues identified by the TDR (Transfer of Development Rights) committee. Key changes include:
  • Reorganizing and updating the document.
  • Clarifying that density applies per APD, not per parcel.
  • Updating net acreage calculations for TDR certification (deducting wetlands).
  • Counting tenant houses toward density.
  • Expanding eligibility for the TDR Reserve Program (PAR Fund) to all TDR owners of record.
  • Permitting agritourism and up to 12 public events per year on APDs, subject to APAB approval.
• Discussion: Commissioner asked about grandfathering provisions for existing APDs. Staff noted that the proposed update would amend the zoning ordinance to remove a provision that allows properties to be governed by rules in effect at creation. The county attorney will review the legal implications. Commissioner also requested that the public be well-informed about the pros and cons of changing grandfathering language. Staff confirmed the public may comment until September 2025; a public information session is scheduled for August 28, 2025.
• No action was taken; the item was informational.

3. High Tide Flood Mitigation Plan – 2025 Update

• Presented by Amalia Pleake-Tamm, Environmental Planner III, P&Z, with Kara Buckmaster from Emergency Management. The update is required by state law and evaluates risks, vulnerabilities, and mitigation progress since the 2020 plan. Key points:
  • Calvert County experiences relative sea level rise above global averages due to land subsidence; the rate at Solomon’s increased from 3.88 mm/yr (2019) to 4.11 mm/yr (2025).
  • In 2024, high tide flood events were more than double the frequency of any prior year since 1980.
  • Vulnerable areas include waterfront communities, critical infrastructure (e.g., Chesapeake Beach wastewater treatment plant), historic and recreational resources, aquaculture, and natural resources.
  • Progress since 2020: Flood roadway tool launched, community education videos, promotion of state MyCoast app for citizen reporting, updated floodplain regulations (leading to improved Community Rating System score and lower insurance premiums), and upgrades at Lore Oyster House.
  • Future mitigation opportunities include enhanced modeling, water-level sensors, feasibility studies for frequently flooded roads, nature-based solutions, and continued public education.
• Commissioner expressed concern that the countywide plan lacks the granularity needed for specific communities, citing earlier staff work on Cove Point and Broomes Island plans that projected property submergence by 2100. He urged more detailed, long-term community-level planning to inform land use decisions. Staff acknowledged that improved modeling is in early stages and that they lack capacity to develop community-specific plans now, but noted that emergency management and online resources are available to help residents understand current risks.

Key Outcomes

• Vote: Unanimous approval (7-0) to initiate a 60-day comment period on the solid waste management plan amendment.
• Directive: None formal on agricultural preservation rules; staff will proceed with public comment and a public information session.
• No action on the high tide flood mitigation plan update; it was presented for information.
• Next steps: Public comment on the agricultural preservation rules opens August 21, 2025; a public information session is set for August 28, 2025. The commission urged continued public engagement on these items.
• Adjournment: The meeting adjourned following public comment.