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Record of Proceedings

Calvert County Planning Commission Public Hearing - June 17, 2026

County Commissioners & Boards — Wednesday, June 17, 2026
BodyCalvert County, Maryland
SessionCounty Commissioners & Boards
DateWednesday, June 17, 2026
StatusFILED
Video Record
0:00 / 1:27:20

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:08

Welcome to the June 17th 2026 public hearing of the Planning Commission.

0:15

My name is Wilson Freeland.

0:17

I'm going to turn the meeting over for some housekeeping to Ruth Davis Rogers.

0:24

Thank you so much, Mr.

0:25

Freeland.

0:26

Tonight, uh, welcome to the planning hearing meeting.

0:30

And we have one uh public hearing scheduled.

0:33

This hearing was duly advertised, and the certificate of publication is part of the record for each hearing.

0:40

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

0:47

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

0:52

Citizens are invited to provide comments after the presentation has concluded.

0:57

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

1:06

If you are attending in person, please sign the attendance sheet by the door.

1:10

And if you are attending virtually or by phone, please keep yourself muted to ensure no interruptions to this evening's presentation.

1:18

Individuals should call in advance if participating by telephone.

1:23

You can call 1872 nine five three, and the meeting ID is 808-543-065 pound.

1:36

That's 1872, and the meeting ID is 808-543-065 pound.

1:49

The planning commissioners will accommodate public comment during the public comment period.

1:55

And at this time, I'll hand the meeting back over to Mr.

1:58

Freeland.

1:59

Thank you very much.

2:00

We have at least 14 text amendments to go through this evening.

2:14

Okay.

2:15

Before we start, we do need to call a quorum.

2:18

I will call the meeting to order and take roll.

2:23

Commissioner Burry is attending virtually.

2:27

Commissioner Burry, are you present?

2:30

Uh yes, I am.

2:31

Can you hear me?

2:32

Yes.

2:32

Thank you, sir.

2:34

Commissioner Gadway.

2:36

Present.

2:37

Commissioner Kern?

2:38

Here.

2:39

Commissioner McQueen?

2:40

Here.

2:41

Commissioner Toy?

2:42

Present.

2:43

Commissioner Williams.

2:44

Here.

2:44

We have a quorum.

2:47

If you would join me in the Pledge of Allegiance.

2:55

Pledge allegiance to the flag of the United States of America.

3:00

And to the Republic for which it stands.

3:22

Okay, staff ready.

3:31

I'm going to introduce that our staff here.

3:35

We have proposed text amendments to the Calvert County Zoning Ordinance.

3:40

We have Rachel O'Shea here, who's the Deputy Director of Zoning.

3:44

She's sitting down.

3:45

And then the others that we have here is we have oh my gosh, I'm coming up linked.

3:52

We have Will Hager, uh planner three, and we have Beth Rimmer, who is the division chief of zoning and permitted.

4:06

Okay.

4:07

Uh good evening, Commissioners.

4:14

Okay.

4:15

We're here today to hold a public hearing for recommendations to the BOCC on the number of proposed text amendments.

4:21

But first we'll begin with some background.

4:23

A comprehensive rewrite and update of the zoning ordinance was adopted and came into effect March 1st, 2025, with additional text amendments adopted September 30th, 2025.

4:32

Tax amendments are being proposed to address recent changes made to state law as well as outstanding issues not addressed with the recent zoning ordinance updated tax amendments.

4:40

And we're here for the Planning Commission to make recommendations to the BOCC on proposed tax amendments 2601 through 2606, 2608 through 2619, 2621 through 2622, and 2624.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████59%
Procedural███████████████20%
Data Center Regulation███████9%
Environmental Protection█████7%
Technology and Innovation██2%
Affordable Housing█1%
Economic Development█1%
Signage Regulation█1%
Summary of Proceedings

Calvert County Planning Commission Public Hearing - June 17, 2026

The Calvert County Planning Commission held a public hearing on June 17, 2026, to consider a package of 20 text amendments (TA #26-01 through #26-06, #26-08 through #26-19, #26-21, #26-22, and #26-24) to the Calvert County Zoning Ordinance. The amendments addressed updates required by state law, clarifications, and policy adjustments. The commission voted to recommend adoption of 18 amendments, recommended non-adoption of one (TA 26-16), and adopted one with a modification (TA 26-13). Public comment was received at the end of the hearing regarding data center impacts.

Public Comments & Testimony

  • Leonard Zouza, speaking on behalf of Concerned Citizens of Calvert, commended the commission for working with the Environmental Commission to assess environmental risks from data centers. He raised concerns about financial and reliability threats: increasing power demand from data centers exceeding supply, leading to higher electricity costs (citing 15-20% increases in Maryland and 22% in Virginia from PJM); potential grid reliability issues and blackouts as early as 2027; and the risk that Tier 4 generators could run more often under federal orders, increasing local air pollution. He urged the commission to continue supporting environmental assessments and to provide information to the Board of County Commissioners to negotiate terms that minimize threats.

Discussion Items

  • TA 26-01 (Forest Conservation Update): Staff presented changes required by Senate Bill 526 (2023), including a new 1:1 reforestation ratio (with exceptions for priority funding areas and multifamily housing). County-offered policies include crediting monument trees and flexibility in town centers. No questions from commissioners; no public comment.
  • TA 26-02 (Exemption for County Projects): Would exempt land owned/leased by the county or Board of Education from zoning ordinance unless state/federal law requires compliance. No discussion.
  • TA 26-03 (Adding Tenant Homes to Definition of Dwelling): Removes tenant house as separate use, includes it under dwelling accessory to a residence; existing tenant homes exempt. No discussion.
  • TA 26-04 (Waiver for Off-Street Parking for ADUs): Adds exemption from parking requirements for ADUs if sufficient on-street parking exists, aligning with state law HB 1466. No discussion.
  • TA 26-05 (Add Accessory Retail Use): Allows retail accessory use in light industrial mixed-use district, up to 25% of net space, with parking requirements. No discussion.
  • TA 26-06 (Removing Provisions for Harbor Lines): Removes harbor line provisions since county lacks authority. No discussion.
  • TA 26-08 (Revisions to Sign Regulations): Includes clarifying changes and two substantive changes: allowing home occupations one free-standing sign (up to 4 sq ft, 6 ft height) without permit; and revising electronic message center (EMC) setback from 200 ft from residential property line to 200 ft from residential dwelling. Commissioner Gadway expressed concern that this could allow signs closer to houses; staff noted the change is more sensible for odd-shaped parcels. Vote: passed with one opposed (Commissioner Gadway).
  • TA 26-09 (Revising Sidewalk Requirements for Industrial Districts): Allows exemptions for I-1 and I-2 districts if justification provided, unless sidewalks are needed for thoroughfares or adjacent existing sidewalks. No discussion.
  • TA 26-10 (Revise Bike Rack Installation Requirements): Limits bike rack requirements to town centers only. No discussion.
  • TA 26-11 (Restore Setback Reduction Policy): Reinstates pre-2025 policy allowing zero-foot setbacks under certain conditions. No discussion.
  • TA 26-12 (Revise Conditions for Auto Filling Station & Auto Repair/Service Shop): Removes additional setback requirements (80 ft for filling stations, 150 ft for repair shops) from residential parcels, reverting to standard setbacks. Commissioner Burry raised concerns about rural commercial districts; staff noted that repair shops in rural commercial require special exception with Board of Appeals review, which can add conditions. Commissioner Gadway asked about nonconforming rebuilds. Vote: passed unanimously.
  • TA 26-13 (Revise Landscaping Requirements): Limits the 40-foot buffer requirement (from the zoning update) to solar energy generating systems, commercial power generating systems, and data centers; other uses revert to 20-foot buffer. Commissioner Gadway objected to including data centers, as a separate data center amendment (TA 26-23) is pending. Motion was made to recommend adoption with removal of data center language and deferral to TA 26-23. Vote: passed with one opposed.
  • TA 26-14 (Revise Gross Floor Area Language): Replaces "gross floor area" with "enclosed space" for residential/accessory structures to prevent garage conversion end-runs. Staff clarified basements with less than 6 ft ceiling don't count. No discussion.
  • TA 26-15 (Revise Manufactured Home Conditions): Permits manufactured homes as accessory dwellings to another manufactured home; removes requirement for wood/masonry exterior appearance. No discussion.
  • TA 26-16 (Food Truck Clarification): Proposed to prohibit food trucks in public rights-of-way. Commissioner Gadway opposed, citing examples where food trucks operate safely in rights-of-way (e.g., Liberty Lane) and noting existing restrictions on traffic interference. Motion to recommend non-adoption passed with one opposed. Staff suggested future revision with oversight by Department of Public Works.
  • TA 26-17 (Revise Personal Services Definition): Replaces "health club" with "personal training services" to clarify larger fitness centers are indoor commercial recreation. Commissioner Burry suggested amending to "personal fitness training" to avoid overbreadth. Staff agreed. Motion to recommend adoption with that amendment passed unanimously.
  • TA 26-18 (Restore Conditions for Office Use): Restores 5,000 sq ft gross floor area limit for offices/medical offices in St. Leonard Town Center. No discussion.
  • TA 26-19 (Revises Subdivision Article Statement): Clarifies plat signature and certification requirements. No discussion.
  • TA 26-21 (Revises Site Plan Applicability): Sets a 5,000 sq ft threshold for requiring a category two site plan for farm buildings and agritourism/ecotourism uses; below that, plot plan only. No discussion.
  • TA 26-22 (Adding Dispensaries Setback Requirement): Requires 100 ft setback from residential, rural community, and other districts for dispensaries, as allowed by state law. No discussion.
  • TA 26-24 (Revising Family Conveyance Requirements): Allows up to two family conveyance lots per eligible parcel for two years after adoption, then reverts to one. Commissioner Burry asked about outreach; staff noted they will work with Communications. Discussion about exception lot sunset (March 1, 2027) and potential extension due to lack of wet seasons. No opposition.

Key Outcomes

  • TA 26-01: Recommended adoption (unanimous).
  • TA 26-02: Recommended adoption (unanimous).
  • TA 26-03: Recommended adoption (unanimous).
  • TA 26-04: Recommended adoption (unanimous).
  • TA 26-05: Recommended adoption (unanimous).
  • TA 26-06: Recommended adoption (unanimous).
  • TA 26-08: Recommended adoption (1 opposed – Commissioner Gadway).
  • TA 26-09: Recommended adoption (unanimous).
  • TA 26-10: Recommended adoption (unanimous).
  • TA 26-11: Recommended adoption (unanimous).
  • TA 26-12: Recommended adoption (unanimous).
  • TA 26-13: Recommended adoption with condition to remove data center language and defer to TA 26-23 (1 opposed).
  • TA 26-14: Recommended adoption (unanimous).
  • TA 26-15: Recommended adoption (unanimous).
  • TA 26-16: Recommended non-adoption (1 opposed).
  • TA 26-17: Recommended adoption with amendment to use "personal fitness training" (unanimous).
  • TA 26-18: Recommended adoption (unanimous).
  • TA 26-19: Recommended adoption (unanimous).
  • TA 26-21: Recommended adoption (unanimous).
  • TA 26-22: Recommended adoption (unanimous).
  • TA 26-24: Recommended adoption (unanimous).

The public hearing was then adjourned.

Meeting Transcript

Welcome to the June 17th 2026 public hearing of the Planning Commission. My name is Wilson Freeland. I'm going to turn the meeting over for some housekeeping to Ruth Davis Rogers. Thank you so much, Mr. Freeland. Tonight, uh, welcome to the planning hearing meeting. And we have one uh public hearing scheduled. This hearing was 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. This meeting is being recorded on both audio and video for record keeping purposes. Citizens are invited to provide comments after the presentation has concluded. Anyone here in person who wishes to speak must sign in on the sheet located at the table in the back of the room as you enter the door. If you are attending in person, please sign the attendance sheet by the door. And if you are attending virtually or by phone, please keep yourself muted to ensure no interruptions to this evening's presentation. Individuals should call in advance if participating by telephone. You can call 1872 nine five three, and the meeting ID is 808-543-065 pound. That's 1872, and the meeting ID is 808-543-065 pound. The planning commissioners will accommodate public comment during the public comment period. And at this time, I'll hand the meeting back over to Mr. Freeland. Thank you very much. We have at least 14 text amendments to go through this evening. Okay. Before we start, we do need to call a quorum. I will call the meeting to order and take roll. Commissioner Burry is attending virtually. Commissioner Burry, are you present? Uh yes, I am. Can you hear me? Yes. Thank you, sir. Commissioner Gadway. Present. Commissioner Kern? Here. Commissioner McQueen? Here. Commissioner Toy? Present. Commissioner Williams. Here. We have a quorum. If you would join me in the Pledge of Allegiance. Pledge allegiance to the flag of the United States of America. And to the Republic for which it stands. Okay, staff ready. I'm going to introduce that our staff here. We have proposed text amendments to the Calvert County Zoning Ordinance. We have Rachel O'Shea here, who's the Deputy Director of Zoning. She's sitting down.

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