Calvert County Planning Commission Regular Meeting – February 18, 2026

The Calvert County Planning Commission held a regular meeting on February 18, 2026, at 7:00 p.m. in the Chesapeake Room of the County Administration Building, with virtual participation available. The Commission addressed a draft chapter of the Prince Frederick Town Center Master Plan, a work session on the Marley Run Recreation Area, and a legislative update on state housing bills. Two members of the public provided comments.

Consent Calendar

• The Commission unanimously approved the proposed agenda as presented.
• The Commission unanimously approved the Summary of Actions from the January 21, 2026 regular meeting.

Public Comments & Testimony

• Susan DeZurick (Huntingtown, speaking as a member of Keep Calvert Country) expressed opposition to state housing bills (Starter and Silver Homes Act, Middle Housing Option Bill, Maryland Housing Certainty Act). She noted that her organization had sent an Action Network letter signed by nearly 500 Calvert County residents to the Southern Maryland delegation and committee chairs, urging bipartisan opposition. She stated that they are not opposed to starter homes but are concerned about market rates and the bills’ impacts on local control.
• Bob Estus (speaking as a member of Friends of Hunting Creek) discussed his ongoing work collecting local rainfall data (over 7,200 lines of data) and his intention to make it available. He noted that Public Works had already adopted a 30% increase in rainfall tables, which he considered good news, and he plans to provide a digestible summary of his data.

Discussion Items

• Prince Frederick Town Center Master Plan – Draft Chapter 2 (February 2026 Draft) Tay Harris, Long Range Planner, presented an overview of the draft plan. She summarized the history of Commission and Board actions from July 2025 through January 2026, including public hearings and remand to the Planning Commission for consistency review. Key points included:

  • The plan realigns town center boundaries to include employment center zone parcels (totaling 252 acres, with approximately 50–60 developable acres) and proposes rezoning those parcels from suburban traditional to Edge Commercial District.
  • Staff revised the plan based on public comments, notably adding language about Mill Creek watershed stress (38.8% developed land, 14% impervious surface; benthic macroinvertebrate and eDNA sampling from 2023).
  • A statement was added on page 36 clarifying that the Board of County Commissioners adopted a zoning ordinance in 2025 that significantly reduced allowed density from 14 units per acre to four units per acre, but the plan does not specify the number to avoid future amendments.
  • A recommendation on page 44 to assess impervious surface data every five to seven years was added, and Appendix C provides links to online town center maps.
  • Commissioners discussed definitions (e.g., dwelling attached to non-residential building, group home up to 16 residents) and the potential for increased residential density in a future Main Street designation, noting that any change would require a zoning ordinance amendment.
  • The Commission directed staff to schedule and advertise a public meeting for March 18, 2026 on the draft chapter. Motion passed unanimously.

• Marley Run Recreation Area – Resolution 3-92 Amendment Amanda Stillwagen, Parks and Safety Division Chief, presented a work session on proposed enhancements to Marley Run Recreation Area. The park currently has three baseball fields, a gravel parking lot, restroom/concession building, and maintenance sheds. Proposed improvements include paving the parking lot, adding curb and gutter, addressing stormwater management, regrading the existing berm along Cox Road, and improving ADA accessibility. However, the existing gravel parking and sheds encroach into a 100-foot buffer established by Resolution 51-89. Staff requested guidance on whether a public hearing was needed. Legal counsel explained that the Commission could recommend an amendment to the buffer to the Board of County Commissioners, which would then hold a public hearing. Commissioners discussed the berm’s visual and safety functions; staff indicated they would soften the berm and add vegetation. A commissioner moved to recommend amending Section 9 of Resolution 51-89 by eliminating the 100-foot buffer while maintaining the existing 35-foot setback. The motion was seconded and passed unanimously.

• Legislative Update Jason Brinkley, Director of Planning and Zoning, provided an update on state legislation affecting planning and zoning. He highlighted five bills:

  • HB 239 / SB 36 (Starter and Silver Homes Act of 2026): Allows townhouses in all residential areas and permits splitting any lot in subdivisions three years or older into three lots. The Board of County Commissioners sent a letter of opposition. 14 amendments were introduced but not yet detailed.
  • HB 778 (Middle Housing Option Bill): Redefines single-family dwelling to include townhomes, with similar impacts. BOCC also sent an opposition letter.
  • HB 548 / SB 325 (Maryland Housing Certainty Act): Extends tolling on residential developments to five years and shifts impact fee payment to occupancy. BOCC is drafting an opposition letter.
  • Brinkley noted these are governor-pushed bills early in the process. A commissioner suggested the Planning Commission might consider sending its own letter, but it was agreed to wait until the 14 amendments to HB 239 are reviewed. The information was presented for awareness.

• Site Plan and Subdivision Lists (Item 11B) – Commissioners had no questions or concerns, and the lists were acknowledged.

Key Outcomes

• Master Plan Public Hearing Scheduled: Unanimous vote (all in favor) to direct staff to schedule and advertise a public meeting on March 18, 2026 for the draft Prince Frederick Town Center Master Plan Chapter 2.
• Marley Run Buffer Recommendation: Unanimous vote to recommend that the Board of County Commissioners amend Resolution 51-89 by eliminating the 100-foot buffer and maintaining the 35-foot setback for the Marley Run Recreation Area improvements.
• Legislative Monitoring: Staff will continue tracking state bills and provide updates; the Planning Commission may consider issuing a separate letter after reviewing proposed amendments.
• The meeting adjourned at approximately [time not specified in transcript].