Calvert County Planning Commission Regular Meeting - December 17, 2025
Calvert County Planning Commission Regular Meeting - December 17, 2025
The Calvert County Planning Commission held a regular hybrid meeting on Wednesday, December 17, 2025, at 7:00 PM. Chairperson called the meeting to order with a quorum of six members present (Commissioners Freeland, Gadway, Kernan, McQueen, Tui, Weems; Commissioner Burry arrived later). The meeting focused on two long-range planning items: the Dunkirk Town Center Master Plan draft and a Priority Funding Area (PFA) certification request in North Beach. Public comment was none.
Consent Calendar
- Approved the proposed agenda unanimously by voice vote.
- Approved the Summary of Actions from the November 19, 2025 regular meeting unanimously.
Discussion Items
A. Chapter 1: Town Centers and Chapter 3: Dunkirk Town Center Master Plan (Dec. 2025 Draft)
Kat Lockwood, Planner II, presented revisions reflecting agency, departmental, and public comments from a 60-day comment period (June 20 – August 19, 2025). Key updates included fiber-optic expansion (now countywide) and identification of vacant properties 10+ acres. Two parcels of 10+ acres are encumbered by septic drainage fields, forest retention, stormwater management, and planned road ROW, leaving 8–10 developable acres. Two additional parcels (8+ and 4+ acres) are north of the area. Tay Harris noted this information was also shared with the Board of County Commissioners.
B. Priority Funding Area Certification Request in North Beach
Kat Lockwood explained that the Calvert County Health Department sought state funds via the Maryland Department of the Environment (MDE) to connect a property at 369 3rd Street (failing septic) to public sewer. The proposed PFA certification area includes 506 units within ~135 acres, already designated a growth area (Tier 1) in the 2017 Growth Tier Map and the 2010/2019 Comprehensive Plans. The area is designated S1/W1 in the water and sewer plan. Commissioners questioned why adjacent small lots (categorized as S3/W3) were excluded; staff explained they lack current water/sewer access and would require a separate water/sewer category change process. Jason Brinkley noted that some excluded lots may be in flood/marsh areas. Tay Harris indicated the water and sewer plan is scheduled for review by the commission soon. A commissioner commented that leaving out small lots seemed "ridiculous" but acknowledged the need to expedite funding for the failing septic.
Key Outcomes
- Dunkirk Town Center Master Plan: The commission voted unanimously to advertise a public hearing on January 21, 2026, for the revised draft Chapter 1 (Town Centers) and Chapter 3 (Dunkirk Town Center Master Plan). (Motion by Commissioner [unstated], seconded, voice vote with all ayes.)
- North Beach PFA Certification: The commission voted unanimously to find that the proposed PFA certification area is consistent with the Calvert County Comprehensive Plan. (Motion by Commissioner [unstated], seconded, voice vote with all ayes.) This finding enables MDE to allocate funds for the sewer connection.
- Commissioner David Burry joined the meeting during the PFA discussion.
Meeting Transcript
I am Tamara Blake Wallace, Deputy Director of Planning, and Acting Planning Commission Administrator. This meeting will be conducted as a hybrid meeting, allowing for both virtual and in-person participation. This meeting is being recorded on both audio and video for record keeping purposes. If you are attending virtually or by phone, please keep yourself muted to ensure no interruptions to tonight's meeting. At this time, I will hand the meeting over to the chairman to call the meeting to order. Thank you, ma'am. I will take attendance in order to establish a quorum. Commissioner Freeland. Here. Commissioner Gadway. Here. Commissioner Kernan. Present. Commissioner McQueen. Here. I'm John Tui and Commissioner Weems. Here. And Commissioner Burry hopefully will be joining us, but we do have six members currently, which gives us enough for a quorum. So we are thereby called to order. If you'd all please stand and join me to Pledge of Allegiance. I pledge allegiance to the flag of the United States of America. Which is one nation under God. Individual liberty and justice for all. Gentlemen, we have an agenda in front of us. Any opinions on it? Mr. Chair. Yes, sir. I move to approve the agenda for this evening. Second. Thank you. We have a first and second. All those in favor? Aye. Aye. And we also have our summary of actions from our previous meeting, November 19th. Mr. Chairman, I move that we approve and adopt the summary of actions for the November 19th, 2025 regular meeting. Thank you, sir. Second. And we have a second. All those in favor? Aye. Thank you so much. Would you be so kind as to recognize everyone? Tonight we have with us from planning and zoning, Jason Brinkley, Director. Tay Harris, long range planner, Kat Lockwood, planner two. Katie Strauss, Planner 1, Becky Parkinson, Planning Commission Clerk, and John Maningly serving as our legal counsel. That brings us to item six, major subdivisions for final review and action. We do not have any on the agenda tonight.
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