[{"_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",6347615,"mediaKeyId","2245084-bcfc90f7e9613de7353bef1d7127aed1","parentId",2245084,"title","Woods at Myrtle Point developer reports stabilization and amenities planning; HOA engagement flagged as limited","audioSeconds",9211,"startMs",9211000,"endMs",-1,"viewUrl","/Search/View?dp=1&key=2245084-bcfc90f7e9613de7353bef1d7127aed1&start=9211&end=0","thumbnailUrl","https://assets.pipeline.soar.com/2245084-bcfc90f7e9613de7353bef1d7127aed1/thumbnail_9211000.jpg","articleUrl","/articles/6347615/St-Marys-County/Maryland/Woods-at-Myrtle-Point-developer-reports-stabilization-and-amenities-planning-HOA-engagement-flagged-as-limited","mediaUrl","https://secure.pipeline.soar.com/6347615-68d2bf346a6d2422dedde2413a566d03/orig.mp4?Expires=1775000843&Signature=RV~g4ryWdG2c~gm9ArKZBIS614DfV9OynszQIAaMU7EVDVaJGJ7506nE4akDipx08S~2SGtnQwApEne3opdBRAgE9jGCs3dKsGA42FzQXTeuoaWz0bJmscyNjjKRH4p8Cq0oW~rKS~0VVLkQXauqLnlhywOQu84PlYjnY91N17RD5S9WX~5-hYt0zm0alI4A7Vr-QD02j9HafC~Dmm09CUY8J-imjoJAcMLxvaXBjfBg7dxbd3syi3ZUBPlTUtlsKQ9CT~Of4zWgMnlrKBB9hjjVPx3O~j1icPjthwNd4osu~Y1QDmE9uQi451p7jmiiX3vWeNvkLkXiYZwEZU-XRA__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-06T22:33:31Z","article","Representatives for the Woods at Myrtle Point subdivision updated the Planning Commission Oct. 26, 2009 on construction progress, remaining punch‑list items, and plans for recreational amenities and traffic improvements. Fulton Bank is funding development work and the developer reported stabilization and storm‑drain completion in Section 1, while the homeowners association (HOA) remains in early transition.

The update matters because incomplete infrastructure and unresolved punch‑list items can affect downstream properties and public safety, and the HOA transition influences long‑term maintenance and resident input.

P.F. Summers and consultant Chuck Miller told the commission that Section 1, Phase 1 has 18 occupied homes and a number of still‑undeveloped lots (36 undeveloped lots remain in the phase). Miller said Fulton Bank has funded development costs and completed construction of a private lane and the storm‑drain system; some punch‑list and surface‑paving items remain to be finished and the bank has funded erosion‑control maintenance and grass cutting on undeveloped lots.

Miller said the engineer is finalizing responses to State Highway comments on traffic improvements; once approved, the project team expects to construct the road improvements and meet the timeline tied to subsequent building permits. For recreation amenities, the developer presented a concept plan showing a pool, clubhouse and open field for informal ball use; staff and the applicant plan more detailed site plans and anticipate about a five‑to‑eight‑month approval timeframe for those elements.

Commissioners pressed the developer on homeowner communications and HOA governance. The developer said there have been three HOA meetings since the prior October and that board members include a resident treasurer and an at‑large resident member; commissioners urged more frequent HOA engagement so residents are informed and can raise concerns. Commissioners also asked the developer to address specific punch‑list items such as inconsistent street signage and outstanding siding and finish work on a small number of homes.

The commission requested that the developer and staff provide a current recorded plat when the project returns for future updates and invited residents to submit any written issues for staff review. Chuck Miller said field stabilization work and sediment controls are in place and that surface paving at the front entrance is planned to address water pooling during heavy rain events.

No formal action was taken; staff requested written input on outstanding issues and will continue to monitor completion of punch‑list items and the schedule for traffic and amenity work.","mediaType","Video","parentTitle","10/26/2009 St. Mary's County Planning Commission","oneSentenceSummary","Developer and bank representatives reported progress Oct. 26 on infrastructure and erosion controls at the Woods at Myrtle Point subdivision and presented plans for a pool, clubhouse and other amenities, while commissioners urged more frequent HOA engagement and additional punch‑list follow‑up.","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},6347625,"Planning commission tables Home2 Suites (Candlewood) concept plan after neighbors raise buffer and lighting concerns",2770,3400000,6170000,"/Search/View?dp=1&key=2245084-bcfc90f7e9613de7353bef1d7127aed1&start=3400&end=6170","https://assets.pipeline.soar.com/2245084-bcfc90f7e9613de7353bef1d7127aed1/thumbnail_3400000.jpg","/articles/6347625/St-Marys-County/Maryland/Planning-commission-tables-Home2-Suites-Candlewood-concept-plan-after-neighbors-raise-buffer-and-lighting-concerns","https://secure.pipeline.soar.com/6347625-87b40533bc569754583d941fab126597/orig.mp4?Expires=1775000843&Signature=R7sN0uyzTi4L7kL1233oTPbB229hbYcSQXISIfq5JJ2qAaQJSUm1zzGjACbiLAhcvUVxBkzkc6r8eP4C6QsY-rJc-KYdzfrLiSXhWkfPWocrhTxq~YkfdfRskgMDGeSX-qCzRub6QvaGGIDMaAT7bcYFkRkNtebCyju0~N5MNnohC1DTtKkv-ikHQSJGnM-RCwDN-w7PMydcD5RHW4rRqOArYGhdSOB9SrjAPJ9eMrVpMCpuol~yOeO6qLTyYUtmBfhNfxbsJe1UIvBideQzrQXNWIEm~H3thtmNc5-jrfgY3GQ9ffxGNxZ8YVe4b5IZ1LzuuvMSXvC7g7ATPcB2mw__&Key-Pair-Id=KUT5TJCACFTXG","Developers seeking Planning Commission approval for a Home2 Suites (Candlewood) hotel concept site plan in Lexington Park met detailed scrutiny Oct. 26, 2009. Commissioners and nearby residents urged stronger buffers, lower rear lighting, and design changes before the project returns.

The discussion matters because the proposed four‑story hotel will sit near single‑family yards and the commission must balance downtown mixed‑use development with neighborhood compatibility.

David Barry, Department of Land Use and Growth Management, summarized staff’s analysis that the site is in the Lexington Park Development District, is outside the Air Installations Compatible Use Zone as mapped, and can be served by public water and sewer. Barry said staff identified no regulatory issues that would prevent a favorable concept determination but noted that findings for adequate public facilities would be administrative prerequisites to final site‑plan approval.

Commissioner Shelby Guazzo told the applicant she had “felt sorry for the people at the bottom of the hill in their little single family houses,” and pressed for a thicker buffer, a six‑foot fence, and limits on rear lighting. Guazzo warned that lights mounted high on the building could shine downhill into neighboring yards and bedrooms. “The buffer yard has got to be more densely planted in canopy trees for me. It has got to have a fence, a 6 foot fence, and the lighting in the back of this building must be on the property line facing the building no higher than 15 feet,” she said.

Brian Norris, chief operating officer for Cherry Cove Land Development (the applicant), said the team expected to plant an “intensely planted” buffer and that the firm is pursuing LEED certification for the building, which makes lower‑use lighting and other energy features likely. Norris also said part of the site is being reserved for future FDR Boulevard right‑of‑way and that existing trees likely cannot be relied on as a permanent buffer because of root damage.

Commissioners and staff also discussed off‑site employee parking across the proposed FDR Boulevard and pedestrian safety for employees walking to the site. Norris said the off‑site parking was “predominantly employee parking.” Staff and commissioners flagged that the proposed driveway currently intrudes into the required buffer yard and told the applicant that the driveway must be redesigned so it does not disturb the buffer.

Barry noted the plan meets the minimum code requirements but said the commission could use its discretion to request design improvements. Commissioners asked the applicant to consider moving the building forward about 10 feet to increase rear buffering, or to provide other design changes to reduce the building’s perceived “looming” over rear yards. The commission ultimately voted to table the concept to allow the applicant to return with revisions addressing the buffer, lighting and parking/driveway issues.

Motion and vote: The Planning Commission voted to table the proposal pending applicant revisions. The motion passed (6 in favor, 1 abstention). Commissioners indicated staff should ensure the driveway is removed from the buffer area, and suggested the applicant examine building placement, increased planting, lower‑mounted rear lighting, and other residential‑style design features before resubmission.","Developers seeking approval for a 62,226‑square‑foot Home2 Suites/Candlewood hotel concept plan in Lexington Park confronted neighborhood concerns about a thin buffer, lighting and off‑site parking; the Planning Commission voted to table the plan Oct. 26 to allow revisions.",{"_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},6347630,"Planners delay vote on county political sign rules after ACLU concerns and state regulations reviewed",799,2474000,3273000,"/Search/View?dp=1&key=2245084-bcfc90f7e9613de7353bef1d7127aed1&start=2474&end=3273","https://assets.pipeline.soar.com/2245084-bcfc90f7e9613de7353bef1d7127aed1/thumbnail_2474000.jpg","/articles/6347630/St-Marys-County/Maryland/Planners-delay-vote-on-county-political-sign-rules-after-ACLU-concerns-and-state-regulations-reviewed","https://secure.pipeline.soar.com/6347630-d973057de208c892f3ba66d305d7ba2c/orig.mp4?Expires=1775000843&Signature=idFDzGh3uVARXkdrz2sS0M~a7ZmaClzvI8YpWK8lgRm2hBLwrW4lUzn~0LH7w1hACGJBfa6M-5dCgIXdMhCCapV46Cul~q4Ktn8fXlBomef8NjY4sq2XMh5ookJGN-vIhres7i-FZqVm1NODj9UYtIz2uheUBJhgaMqiR2RYFib6ivqXCcAtDB~T3QEPaAG1fKnsniCDjGPqTPYKynW59s5Y439JdL4zs98zXI4SDMadDakxHrQosLymIUs7jfjqXEFsO5DE1g-gYfQpq0dnypv9FSHa2FSQ1mpXBTCk6EnXPO702G1wBp~M3aY2f~L5Tkdlv4xA0mY4IwMTXWvI5Q__&Key-Pair-Id=KUT5TJCACFTXG","St. Mary's County planning staff recommended updating sign regulations to allow political campaign signs in all zoning districts while respecting state regulations and prohibiting signs in public rights‑of‑way. Commissioners deferred a final decision on Oct. 26, 2009, and asked staff to arrange a work session with the county attorney and other stakeholders.

The matter matters because sign regulations touch First Amendment free‑speech protections as well as local traffic and safety rules along state roads.

Yvonne Chalet, planning staff, summarized outreach after a public hearing and follow‑up with neighboring jurisdictions and agencies. Chalet told the commission that the State Highway Administration maintains regulations that limit political signs in proximity to state roads — for example durational limits of 45 days before and 15 days after a primary, with a similar 15‑day removal requirement after the general election unless moving to the general. Chalet also said she had discussed recent Baltimore federal court litigation with Deborah Gian of the ACLU and provided the commission with the ACLU’s comments.

Chalet said staff’s draft keeps sign sizes and most dimensional rules but recommends removing internal time limits in county code to avoid possible First Amendment challenges while making clear signs may not be affixed to public structures or placed in public rights‑of‑way. She said the department has “not experienced any significant problem with campaign signs” but acknowledged occasional stray or damaged signs after elections.

Several commissioners voiced concerns about enforcement, durability of signs that appear permanent, and ensuring public‑safety authority if a sign becomes hazardous. Commissioner Shelby Guazzo said she preferred leaving the word “temporary” in the ordinance and opposed deleting the county prohibition on illuminated campaign signs; staff and county legal counsel noted signs may be illuminated under chapter 63 lighting standards and singled‑out prohibitions on one sign category could be legally vulnerable.

After discussion, Commissioner Shelby Guazzo moved to table the decision until the third meeting from now; Susan McNeil seconded the motion and commissioners voted in favor. Commissioners also requested a work session with the county attorney (Mr. Weiskopf) and staff to discuss legal constraints and alternatives before returning with a revised recommendation.

Staff had provided the commission with model language from Leonardtown and Calvert County as background and noted that Leonardtown technically requires permits and time limits but told staff it does not actively enforce those limits. Chalet cautioned that a county rule referencing state regulations could be problematic if those state rules face a constitutional challenge.

The commission did not adopt a new rule at the meeting; members directed staff to prepare options and to hold a legal work session so the body can review alternatives prior to voting.","Staff recommended allowing campaign signs in all zoning districts with restrictions on public rights-of-way and attachment to public structures; commissioners tabled the decision to seek legal guidance and a broader work session involving the county attorney.",{"_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},6347635,"Planning commission reviews county capital improvement priorities; major projects pushed to later years",2066,422000,2488000,"/Search/View?dp=1&key=2245084-bcfc90f7e9613de7353bef1d7127aed1&start=422&end=2488","https://assets.pipeline.soar.com/2245084-bcfc90f7e9613de7353bef1d7127aed1/thumbnail_422000.jpg","/articles/6347635/St-Marys-County/Maryland/Planning-commission-reviews-county-capital-improvement-priorities-major-projects-pushed-to-later-years","https://secure.pipeline.soar.com/6347635-90c7c53bda983a1fab9c8dc9a71470f0/orig.mp4?Expires=1775000843&Signature=bJgFKdq8kD4mZVBRg8JFpfUMjDb~~NDYUdG9TzUhq2fz9PN01yydxOKcfUIIEODsnQh1phBwpK5nxY5OvPhUwZpb8JWbhc9tOW0y7FOQx3C1wMcgxarxl7xvOxfSu~0fc4MNg7TS1R8qbmmgEciPwj2c7bhzqxYQNQac02YoBd2XW2N~D1-bJYVqSH1eeYrsDUya8VXb3oRP-CPYlsKEVIoXQySRZxpx2~XidiNk8xFvfOb6aMM-g2liwIHdwMb8himw~3PnlnvssRTFdhNYv63EbE~dMObN5aYmdi9Go--zaCU1gKGnIjnDPMn1F451MGbGGF5VG1cF9ADDpjP6Ww__&Key-Pair-Id=KUT5TJCACFTXG","St. Mary's County planning staff presented an update to the county's Capital Improvement Plan (CIP) during the Planning Commission meeting Oct. 26, 2009, laying out schedule changes and funding updates for multiple projects including the jail expansion, radio system coverage, airport improvements and FDR Boulevard property acquisitions.

The CIP update matters because it sets the county's capital spending and bond timing across departments; several large projects were deferred or rephased after changes in state and federal funding and to coordinate with bond sales.

Elaine Kramer, who presented the CIP, told the commission the list in the county budget book reflects a number of projects moved later “because the design hasn't progressed as far as the construction funding” and because the county timed changes to support bond sales. Kramer said some projects were “pushed out” rather than removed from the program.

On the county jail, staff said design work is under way and the project was rescheduled into FY2011 for construction funding. “The design, we're currently selecting the architect now,” said George Erickson, public facilities staff. Erickson added construction funding is not needed for “12 to 15 months,” and that the sheriff had sought funding for both phases of an addition but the state only awarded phase‑1 design funds.

A public‑safety communications project appears in the CIP as a radio system coverage enhancement budgeted at about $2,587,000. Erickson said the State is erecting two towers — at the Bethune School site and at the Valley Lee convenience center site — and the county is evaluating whether it can place county equipment on those towers to address existing coverage “void spots.” Kramer cautioned the county will only spend the budgeted money if attaching to the State towers is practical and in the right locations.

Airport improvements also remain in the five‑year plan. Staff reported the environmental assessment is complete and the Federal Aviation Administration issued a Finding of No Significant Impact. Wetland mitigation design is about 80 percent complete, and runway lengthening is scheduled in the 2014–2015 timeframe. Kramer said federal grants have covered the large share of airport work to date; when asked about cost shares she said, “The state picks up 2.5, we pick up 2.5, and the Feds do 95.”

On FDR Boulevard, staff said property acquisitions continue and noted a pending offer for the Turner property (called Rosie’s Place). The five‑year plan includes $5.9 million in FY2011 and $4.4 million in FY2012 tied to early phases of roadway construction from Route 4 toward Chancellor's Run Road.

Donna Sasser from Ag Land Preservation updated commissioners on a proposed installment purchase agreement (IPA) program included in the comprehensive plan and said county staff plan to use CIP work sessions to walk through an IPA so it could be enacted by next June if the board chooses. Kramer said past excess collections leave about $1.5 million available to start a purchase program now.

Commissioners also pressed staff about how developer mitigation funds are being tracked. Kramer said the county maintains separate mitigation revenue accounts for roads, schools and parks and is developing a process, working with Land Use and Growth Management, to appropriate those funds for identified projects. She said staff would bring a process to the Board of County Commissioners soon to address both collected funds and future fee accounting.

Phil Rollins, Recreation and Parks, described enterprise fund operations for Wicomico Shores and recreation programs, noting most programs are self‑supporting but the Great Mills pool operates at a deficit and requires a subsidy: “The Recreation Enterprise Fund … probably anywhere from $25,000 to $40,000 is the deficit,” he said, adding the county subsidized the fund in past years to cover the pool’s operating shortfall.

Staff said next steps will include additional work sessions with departments to refine CIP timing and project scopes and to prepare items for the county commissioners’ consideration in the budget and bond schedules.","County staff presented the draft Capital Improvement Plan for FY2010–FY2014, reporting schedule shifts on the jail, a $2.6 million radio coverage project tied to state towers, airport environmental clearance and runway timing, and funding earmarks for agricultural preservation and mitigation accounts.",{"_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},6347620,"Commission approves concept plan for Future Home Healthcare; directs developer to seek buffer reduction if desired",2860,6288000,9148000,"/Search/View?dp=1&key=2245084-bcfc90f7e9613de7353bef1d7127aed1&start=6288&end=9148","https://assets.pipeline.soar.com/2245084-bcfc90f7e9613de7353bef1d7127aed1/thumbnail_6288000.jpg","/articles/6347620/St-Marys-County/Maryland/Commission-approves-concept-plan-for-Future-Home-Healthcare-directs-developer-to-seek-buffer-reduction-if-desired","https://secure.pipeline.soar.com/6347620-411f6cda40e0c2f8ac145f3e0280c759/orig.mp4?Expires=1775000843&Signature=A2ujP9O58EOU3YHoQfyNyI0Vlg0hWJrvApf8I0m0Ms7h3AvEZx6RdKGhuUNC5oyuIEVNP4trkycHQPcImdXScTr6UZWArayW5PojPCOFgb2c9MUu9DdJxKfpyv3nrS7pZiQpTobkih2zRj8kHnShjl23hveFdDyDLehFYrv563roUwi4GhwP9yWBKHEITRMPOyslXPxMp2lnx5C8I9Iy0c5j3bjKY91UfRUhQKeMQnF~jWD19bjOWRJK9RDbOTj2KfsHbw2uj1AbWLTJHioFBKBi9gC8R5nMYr-u2FzFBTSozNGZLmr8g2lh3p8u2bOXbu~zYz29oUnH-lzsJV-ryw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on Oct. 26, 2009 approved concept plan actions that allow a 124‑bed Future Home Healthcare facility to proceed to a comprehensive water and sewer amendment and to continue through the county review process, while recommending the developer pursue a buffer‑width reduction through the Board of Appeals.

The decisions matter because the project is large in footprint and sits in a village area where county code expects residential services to present a residential character; staff asked the commission to make a finding on the appearance standard.

David Barry, Department of Land Use and Growth Management, told the commission the proposal is a 124‑bed facility (equivalent to 15.5 dwelling units under section 51.18.a.2 of the zoning ordinance). Barry said staff had reviewed the project in the December 2008 TEC cycle and provided sample motions for the commission. He noted sewer and water findings would be completed administratively before final site‑plan approval but said the concept plan can be used as the basis to seek the water/sewer category change.

Barry and planning staff raised concern that the proposed building’s overall horizontal length — roughly 413 feet — and single‑story plan could undermine a “residential appearance” objective in the BMX zoning district. Staff recommended options including a two‑story redesign, pitched roof forms, mixed materials (brick, tile, native stone, wood or synthetic equivalents), varied fenestration and other design elements to avoid long blank walls and create a more residential scale.

Jerry Nuckelby, representing the applicant (Future Home Healthcare and Management Corporation), said the operator runs multiple similar facilities in Maryland and prefers a one‑story layout for resident safety and operational reasons. Nuckelby noted the design includes multiple step‑backs, a pitched roof, a mixture of brick and siding, and many windows; he also said the applicant may need to use a portion of green roof to meet stormwater requirements. “A one‑story building is also more user friendly… it is far easier and faster to evacuate a one‑story building than a two or three‑story building,” Nuckelby told the commission, adding practical accessibility benefits for residents and staff.

Commission action: The commission first approved a motion finding the concept plan meets concept development plan requirements to proceed with a water and sewer category change (motion, second; vote in favor). The commission then approved concept plan findings with a condition that the berm in the forward buffer yard along Route 5 be eliminated and recommended the developer pursue a variance from the buffer width at the Board of Appeals. The second motion passed unanimously.

Staff said final site‑plan approval will be conditioned on meeting Chapter 70 adequate public facility requirements and any changes resulting from the comprehensive water and sewer amendment.","The Planning Commission approved a concept site/development plan for a proposed 124‑bed Future Home Healthcare facility with conditions and a recommendation to seek a buffer‑width reduction through the Board of Appeals; staff raised questions about the building’s residential appearance and recommended architectural treatments.","actionData","errors"]

Article not found

Woods at Myrtle Point developer reports stabilization and amenities planning; HOA engagement flagged as limited

Planning commission tables Home2 Suites (Candlewood) concept plan after neighbors raise buffer and lighting concerns

Planners delay vote on county political sign rules after ACLU concerns and state regulations reviewed

Planning commission reviews county capital improvement priorities; major projects pushed to later years

Commission approves concept plan for Future Home Healthcare; directs developer to seek buffer reduction if desired