Welcome everybody to the March 18th, 2026 Planning Commission meeting.

I am Ruth Davis Rogers, the Planning Commission Administrator.

Tonight we have two public hearings scheduled.

All hearings were duly advertised, and the certificate of publication is part of the record for each hearing.

This meeting will be conducted as a hybrid meeting, allowing for both virtual and in-person participation.

Citizens are invited to provide comments on any or all of the hearings after each presentation has concluded.

Each of the hearings will have a separate comment period followed by a brief presentation.

Anyone here in person who wishes to speak must sign in on the sheet located on the table as you enter through the door.

This meeting is being recorded on both audio and video for record keeping purposes.

At this time, I'll hand the meeting over to Mr.

Toy.

Thank you, ma'am.

Good evening.

Welcome to the Calvert County Plan Commission public hearing.

I'm going to take attendance in order to establish a quorum.

Commissioner Burry?

Here.

Commissioner Freeland.

Here.

Commissioner Gadway.

Here.

Commissioner Kernan.

Here.

Commissioner McQueen.

Here.

And Commissioner Weems.

Here.

We have full attendance.

We have a quorum.

We are now called to order.

If you'd all please rise and join me for the Pledge of Allegiance.

I pledge allegiance to the flag of the United States of America.

And to the Republic for which it stands.

One nation under God, individual, with liberty and justice for all.

Okay.

The first item on the agenda is a presentation by staff by Tay Harris, the division chief of long range planning.

Good evening.

I'm Tay Harris.

I'm the long range planner for the Department of Planning and Zoning.

It's nice to see you all this evening.

Good evening.

Thank you for joining us.

So the first item on the public hearing is for the Prince Frederick Town Center Master Plan, March 2026 draft.

This is Chapter 2 of the Master Plan of Town Centers.

On July 16, 2025, the Planning Commission determined that Chapter 2 is consistent with the Calvert County Comprehensive Plan.

On September 30th, 2025, December 2nd, 2025, and January 13th, 2026, the Board of County Commissioners held a public hearing and two public hearing continuances to discuss the build-out status of Symphony Woods and Calvert Town subdivisions, mitigation language associated with adequate public facilities for roads, the approval time for incorporating employment centered zone parcels into the town center, the development potential of employment centered zone parcels, definitions and permitted uses in the town center and employment centered districts, and remanding Chapter 2 to the Planning Commission to consider consistency with the comprehensive plan.

On February 18th, 2026, Planning and Zoning Staff requested feedback from the Planning Commission on the alternative Prince Frederick Town Center proposed districts map.

The map proposes rezoning employment-centered zone parcels for inclusion in the town center, changing the designation from suburban traditional to edge commercial.

The intent of the edge commercial district is to allow uses that minimize impacts to infrastructure and environment and other ecologically valued natural resources land while remaining consistent with the intent of town centers.

Other proposed revisions since the beginning of February are found on page 41.

Here it states that the Prince Frederick Town Center Master Plan updated update maps are listed in appendix C of the Master Plan and also may be found on the County's website.

On page 36, uh included in strategic directions for the town center master plan, Huntingtown Creek Headwaters protection through zoning and raised awareness of its ecological value was added to number seven.

On page 48, in the context of the discussion for development on the PowerPoint.

Yes.

Thank you, Tamara.

Okay, so then on page 48, in the context of development in the pipeline and development capacity in the town center, the statement was added in 2025.

The Board of County Commissioners adopted the Calvert County Zoning Ordinance, significantly reducing the allowed density.

On page 51, added to the intent for the commercial edge district is minimizing impacts to sensitive areas and other ecologically valued natural resources land in addition to existing infrastructure.

Additionally, statement about Mill Creek impervis surface and the watersheds were added, and it includes Mill Creek, a major tributary to the Hunting Creek, drains into the western part of the Prince Frederick Town Center, including the proposed edge commercial district.

In 2023, developed land in the Upper Mill Creek watershed accounted for 38.8% of the area, including 14.6 impervious surface.