[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6347616,"mediaKeyId","2245086-8d4b8f89553db8107ea8225cbf460641","parentId",2245086,"title","Staff presents proposed growth-tier maps to implement state septic bill; few rural parcels lose development potential","audioSeconds",1342,"startMs",4702000,"endMs",6044000,"viewUrl","/Search/View?dp=1&key=2245086-8d4b8f89553db8107ea8225cbf460641&start=4702&end=6044","thumbnailUrl","https://assets.pipeline.soar.com/2245086-8d4b8f89553db8107ea8225cbf460641/thumbnail_4702000.jpg","articleUrl","/articles/6347616/St-Marys-County/Maryland/Staff-presents-proposed-growth-tier-maps-to-implement-state-septic-bill-few-rural-parcels-lose-development-potential","mediaUrl","https://secure.pipeline.soar.com/6347616-043b35babfbdfd4f509bcef3b886ddf8/orig.mp4?Expires=1775965920&Signature=G3X1BE9zEfhEqMHwQgFPf7L3j7QDQ1oPiwuU07uwb~1MYRuAwIo-hil05lRKhm1RIJuCXMOCPgIoJyECZIpM~WbJBluyL8Lvnwr6p4~TGNYBkLUrR2q34Vt93o7A8jctNEmQcUDKzTSUWvV3-8AU6qMsvqnj0N3e66VCZNHBG4TLxWTGjoV34C5-dORURv7u9NNYLNfcBpCYzLodMtPEBI2hs~DJByeCSKOgaU1~A8fQtRQ04OgpL9BcJhg0AAhx~sWV3vDu4J3YSmvoT5MHLNrq9WIbOKt7wXmvp0x0DkhA43vra9-I1Yjjp-YmiQa6jbuPtM3232ijHvm65ALvjA__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-06T22:26:25Z","article","Planning staff presented the county’s draft growth-tier maps required by the Sustainable Growth and Agricultural Preservation Act of 2012 and explained how various local mapping choices interact with state guidance. The mapping determines where major subdivisions are allowed and where local jurisdictions will restrict or permit development in the absence of public sewer.

Staff walked through criteria the state suggested—existing and proposed sewer service, locally designated growth areas, zoning districts, priority funding areas, rural legacy and priority preservation areas, and lands subject to conservation easements—and described how the county applied those factors. The draft mapping generally aligns with the county’s adopted 2010 comprehensive plan: growth areas (tiers 1 and 2) mirror the plan’s red growth-designation map, and most agricultural/forest/resource lands and protected parcels were mapped as tier 4 (rural protection).

Staff noted a subcategory to distinguish rural subdivisions that already have sewer service; these appear as a separate “tier 1A” in the draft. The county also proposed mapping areas where the watershed-implementation-plan (WIP) recommended sewer expansion as possible tier 3 candidates, although staff expected the state might not accept all such suggestions.

Staff quantified the impact: most rural parcels will not be affected; approximately 1,152 parcels would lose any new development potential under the mapped tiers, and county-wide development potential reductions were modest in staff’s analysis (several thousand lots only under extreme TDR scenarios). The presentation included recommendations for a few specific cases (scenic-corridor parcels along Routes 5 and 235 to remain tier 4 for character protection; limited infill exceptions were discussed but staff noted state guidance discourages mapping infill surrounded by ag/forest as tier 3).

Commissioners asked about practical effects: staff said the mapping primarily affects the ability to create major subdivisions outside growth areas and will not change existing zoning density; zoning remains the controlling code for density. Staff also explained the mapping can be adopted administratively by the county commissioners before the end-of-year state deadline, and later incorporated into the comprehensive plan update.

The presentation concluded with staff stating they had transmitted the draft to the Maryland Department of Planning for review and would negotiate any comments; the county commissioners had reviewed and made clarifying direction before the staff sent the draft to state reviewers.","mediaType","Video","parentTitle","10/22/2012 St. Mary's County Planning Commission","oneSentenceSummary","County staff outlined draft tier maps required by the Sustainable Growth and Agricultural Preservation Act (septic bill). Most rural lands remain mapped as protected; staff estimated only about 1,152 parcels would lose development potential and recommended limited targeted exceptions.","taxTitle","St. Mary's County, Maryland","taxId",51086,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6347621,"Planning Commission approves concept plan for 15,455 sq ft addition to Faith Bible Church",157,3672000,3829000,"/Search/View?dp=1&key=2245086-8d4b8f89553db8107ea8225cbf460641&start=3672&end=3829","https://assets.pipeline.soar.com/2245086-8d4b8f89553db8107ea8225cbf460641/thumbnail_3672000.jpg","/articles/6347621/St-Marys-County/Maryland/Planning-Commission-approves-concept-plan-for-15455-sq-ft-addition-to-Faith-Bible-Church","https://secure.pipeline.soar.com/6347621-4fea83cd50c48cc253c48e43d2ecfa92/orig.mp4?Expires=1775965920&Signature=AwHUbmR4RkFn6ewsZaHPCt0rm-7BPVWZvbKbsqAkZP29vI8TpTO8dKxsSUEQvwDqwrQ-WMLBULU02n0CPzbiH8RMejBTW0gd0EMi5sCASGepzs5S3PDGEMw5C2Yr3OXOFfV7YMuuF1jxjBP~PHn-u9IhcfraOuJ83pGPtbit1m4NwnzpBFqRfMLKNJQsrbqmCPCJ5RRIcpJS4~NTNBfnzmU0qny1rn0dfM4FDcUCo60D1MMMwYe6916OoNh0I6w6UBkC-luR1d2-EARXHi9HruUiic1khiHWCAIvC0VH79oPe853BZldSy4h3Ma9D2qfU0z~-LXDgzqZ4861B-ShKg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a concept site plan for a 15,455-square-foot addition to Faith Bible Church and found that the project meets the findings required for concept approval.

Staff (David Barry, Department of Land Use and Growth Management) told the commission the site is a 4.05-acre parcel with an existing 4,405-square-foot church and parking. The project was reviewed through the TEC cycle and a Board of Appeals variance request related to TDRs was previously withdrawn. Under current zoning and FAR calculations the addition may require the purchase of transfer-development-rights (TDRs) to meet floor-area-ratio limits; staff noted there is a pending zoning text amendment that, if adopted, would exempt public and semipublic projects from the TDR requirement.

The applicant’s engineer, Ken Krauss of Krauss Engineering, said the church is prepared to proceed either with TDRs (fundraising) or under the text amendment if it succeeds; the team has been coordinating with State Highway Administration and county review on drainage and entrance work. The applicant's team told the commission they have prepared engineering documents and a traffic/entrance plan and are advancing stormwater and septic/sewage work with the health department.

A commissioner moved and the commission approved the concept plan; the motion carried by voice vote. Staff will continue to coordinate permitting, confirm TDR needs if the amendment does not pass, and finalize engineering and lighting and landscaping details during subsequent review stages.","The commission approved a concept site plan for a 15,455-square-foot addition to Faith Bible Church; the project may require transfer-development-rights (TDRs) unless a pending zoning text amendment for public/semi-public uses is adopted.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6347626,"Commission removes 55+ restriction, approves 100-unit Virginia Knowles concept site plan",1637,1995000,3632000,"/Search/View?dp=1&key=2245086-8d4b8f89553db8107ea8225cbf460641&start=1995&end=3632","https://assets.pipeline.soar.com/2245086-8d4b8f89553db8107ea8225cbf460641/thumbnail_1995000.jpg","/articles/6347626/St-Marys-County/Maryland/Commission-removes-55-restriction-approves-100-unit-Virginia-Knowles-concept-site-plan","https://secure.pipeline.soar.com/6347626-d416b4901cfb96d206232b3dba67455a/orig.mp4?Expires=1775965920&Signature=lXvPbiwPHzjdmEtWrVeQNjGfeUu68aU-j8Tk5KD9OtvN1-QsYr0TP3t0AM5MiFjaar8g3QUETomTY-Bqnwazg6KY0cwTEXaksd1OUQri1RHCmxnt7SaL1UcAbOM6m83KfvuchWbKB8h1~9KDXzHfCic9X2wFW8hsn1omb753xXpe-Gf0njAXHqSzHjZU6fYShXBXWxynAw3HYQpn4PDYtoLQR8TozOLmQL4sr0QYcRcWHXVCElN2~kkjrziX~J0LbjsX9XIfjiCyR9nDUTnBWKLUO~v1dbBRLyj05NKGHg5CStecPfH~47YfeYURyiD253vJKoxJ8cCnNt8q5Jm3Fg__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission approved the concept site plan for the Virginia Knowles development and voted to remove a prior deed restriction limiting units to residents age 55 and older.

The applicant (Sonic Properties LLC) asked the commission to lift the age restriction on 100 multifamily units. Staff told the commission the property is within a designated growth area for water and sewer, meets Priority Funding Area requirements and the county’s annual growth policy as presented in staff materials. The Maryland Department of Planning had previously indicated the subject parcels are within the designated growth area and the proposed density (100 units on about 20 acres; roughly 5 units per acre) met PFA requirements.

Attorney/representative Chris Longmore and principal Ben Potter addressed the commission, explaining they had marketed the property for four years under the deed restriction but have been unable to secure financing or a development partner willing to build under the 55+ restriction. Potter said market conditions and lending realities made the 55+ restriction infeasible; he described active marketing and recent interest that still would not support a deed-restricted project.

Engineer Jerry Nuckleby told the commission the project team has continued engineering work, including submittals to the State Highway Administration and related sewer/pump-station work; materials and plans had been prepared over several years. Commissioners asked about traffic and State Highway Administration approvals; Nuckleby said the state had accepted the plan of a light at Airport View Drive and the applicant had been coordinating required improvements and contributions.

Commissioner Martin Siebert (recorded as making the motion) moved to approve the overall concept site plan and remove the age restriction; Commissioner Monroe Evans seconded. The chair called for a voice vote and the motion passed.

Staff will proceed with subsequent approvals and record any required follow-up items identified in the concept approval.","The Planning Commission approved the concept site plan for Virginia Knowles (Sonic Properties LLC), removing a previously imposed 55-and-over deed restriction and approving 100 residential units, finding the project meets annual growth policy requirements.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6347631,"Planning Commission backs changing minor-subdivision limit from 5 to 7 lots under state septic law",800,1160000,1960000,"/Search/View?dp=1&key=2245086-8d4b8f89553db8107ea8225cbf460641&start=1160&end=1960","https://assets.pipeline.soar.com/2245086-8d4b8f89553db8107ea8225cbf460641/thumbnail_1160000.jpg","/articles/6347631/St-Marys-County/Maryland/Planning-Commission-backs-changing-minor-subdivision-limit-from-5-to-7-lots-under-state-septic-law","https://secure.pipeline.soar.com/6347631-6facbcf5f0af0d4fb410cee97a381f20/orig.mp4?Expires=1775965920&Signature=T7itIu1oZp96QZ0oYoBwshM2NykKbCu31vxFYjN6mLPG-TjP7cYvK1O35Iqydd~4fMKtpGe~L6lZjNGxp6l5O7-WG2M8PHqcwtHcl8jDIy3S~qzl9PJ0lyEc3d9XItWF9Lu7VmvDVCy98Lajrj9Z6NhMBuvUrvjdBcIcTyPTYUh7VAgZRbEtWTP~2M6x6uLyDPk~cqxbORRylhIBRWyt7cxmiK6YKPSLjGZ9qWnn37zR5dfFwTgzi3yMeEPaqw6qoYWoetCT8uyII3Bl2s7nR7wgRn9Rcoo0xjuiu8gtgNbdlxHZNMajkeDmDg~HXN5hwOkXoOAImFTOYMEamuMvhQ__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission voted to forward resolutions recommending amendments to the county zoning and subdivision ordinances to raise the minor-subdivision threshold from five lots to seven lots, aligning local rules with the Sustainable Growth and Agricultural Preservation Act of 2012 (the septic bill).

Staff explained the change: everywhere the existing ordinance currently uses “5 lots” as the minor-subdivision threshold the number will be changed to “7.” The definition of major subdivision will be altered to read “8 or more lots.” The county will remove a prior phrase that treated farmsteads differently; under the new state rules a 15-acre farmstead lot counts toward the total lot count.

Staff and commissioners discussed practical effects. Staff said if an applicant submits fewer than seven lots but intends eventually to reach seven, the plat should include a note saying the submitted plat represents only a portion of the allowed total; staff committed to requiring such a note to preserve the applicant’s future rights. Commissioners clarified that the count is cumulative over time: the seven-lot limit is the cap regardless of phasing or timing, and staff will track future subdivisions tied to the same parent parcel.

Commissioners also noted that the county will hold an informational public meeting on Nov. 13 to explain changes and answer questions. Staff said legal advertisements were published and the county is working on mapping and other implementation tasks so the change can be transmitted to the Board of County Commissioners for adoption.

The planning commission approved a resolution recommending approval of the text amendments and authorized the chair to sign and transmit the recommendation to the Board of County Commissioners.","The commission recommended code amendments that raise the county’s minor-subdivision threshold from five to seven lots to align with the Sustainable Growth and Agricultural Preservation Act (the septic bill); commissioners discussed plat notes, phased subdivision, and an informational public meeting.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6347636,"Planning Commission OKs text amendment to allow farm breweries in Rural Preservation District",228,271000,499000,"/Search/View?dp=1&key=2245086-8d4b8f89553db8107ea8225cbf460641&start=271&end=499","https://assets.pipeline.soar.com/2245086-8d4b8f89553db8107ea8225cbf460641/thumbnail_271000.jpg","/articles/6347636/St-Marys-County/Maryland/Planning-Commission-OKs-text-amendment-to-allow-farm-breweries-in-Rural-Preservation-District","https://secure.pipeline.soar.com/6347636-19a54dcdcb8ae9832713f5c671023dab/orig.mp4?Expires=1775965920&Signature=m2d31MeNmnfIwxit9Px-V~NcK2q3OvCsFrEff89rzypcoIRyopnVNP4Co3YNo8lRZdw~PdZQ0c7CmxtaS81IIVOMjFMvZqrGL9SSs4FMALIvjfPWkAQKmT8y8X5hz43fiTgGDTprVM6qYY-6wppfkehlC~rnQRuF8wxWTQusV9FHxpBPAOLNzE6FU7lS~MYI7gqiI-VWYJDGf9EkW2F~AbO1~WCxO8bc9AI2sPQiIXymqyz0Nw4SHMoAiQFijDF8bHH66ZelzmbpCDqfXh4GKIND~m7ZDpwFxDrfQKEk5bDWtKR1MTtLTsdvjAFy33zqLIc-inkT3DUSyXvMP6Gqnw__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission voted to approve a staff-drafted resolution recommending amendments to the county zoning and subdivision codes to create a new use type for “farm brewery” and to allow it as a permitted use in the Rural Preservation District.

The change would add a new use type 12C — Farm Brewery — to Schedule 50.4 (use classifications), add standards for the new use to Chapter 21 (specific regulations), establish parking at 1 space per 1,000 square feet in Schedule 64.3.0.1, and add a definition in Chapter 90 of the county code. The commission approved the resolution as presented by staff and authorized the chair to sign and transmit the recommendation to the Board of County Commissioners.

Staff described the record from an earlier public hearing on Sept. 10, 2012: two members of the public testified in support, and one (Joseph Wood) raised concerns about the proposed annual capacity limit of 15,000 barrels. Yvonne Chelet, who presented the staff report, told the commission the proposed text also clarifies how promotional and special events are handled and limits the maximum footprint for incidental retail, sampling and promotional activities consistent with existing Schedule 32.1 footprint limits for commercial uses in the RPD.

Deputy County Attorney David Weiskopf told the commission that state law controlling the class 8 farm brewery license constrains what local jurisdictions may regulate. \"Notwithstanding any local law, a licensee may exercise the privileges of a class 8 farm brewery license,\" he said, meaning local government may set zoning standards (setbacks, buffers, floor-area ratio and parking) but generally cannot regulate matters the state has reserved to the alcohol licensing statute (for example, hours of operation or production limits set by the state license).

Staff summarized the local controls that would remain: site-plan approval, adequate parking, compliance of promotional events with the ordinance's special-event use types (indoor/outdoor), and allowance for incidental retail and sampling. The commission debated whether local zoning limits (setbacks, floor-area ratio) would effectively limit production capacity on a small parcel but concluded zoning controls and the state license operate in different spheres: the state sets production caps; zoning controls the physical footprint and placement of buildings.

The commission voted in favor of the resolution with no recorded dissents. The resolution will be forwarded to the county commissioners for final action.

The action preserves local zoning control over site layout and impacts while recognizing the state's exclusive authority over the alcohol-license privileges attached to class 8 farm brewery licenses.

The commission's vote followed a staff recommendation and no additional written opposition submitted during the record-open period other than the concerns documented from Joseph Wood.","The St. Mary's County Planning Commission voted to recommend code changes to allow a new use type, “farm brewery,” in the Rural Preservation District with site-plan and parking standards; county staff said state alcohol licensing limits what local government may regulate.","actionData","errors"]

Article not found

Staff presents proposed growth-tier maps to implement state septic bill; few rural parcels lose development potential

Planning Commission approves concept plan for 15,455 sq ft addition to Faith Bible Church

Commission removes 55+ restriction, approves 100-unit Virginia Knowles concept site plan

Planning Commission backs changing minor-subdivision limit from 5 to 7 lots under state septic law

Planning Commission OKs text amendment to allow farm breweries in Rural Preservation District