[{"_1":2,"_99":-5,"_100":-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],{"_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",6345786,"mediaKeyId","2248576-cea337cae77cf49c036ea1fcd96d1506","parentId",2248576,"title","Planning Commission approves three development concept/preliminary plans: Shady Knowles, Bell Arbor, Willow's Run","audioSeconds",1158,"startMs",4636000,"endMs",5794000,"viewUrl","/Search/View?dp=1&key=2248576-cea337cae77cf49c036ea1fcd96d1506&start=4636&end=5794","thumbnailUrl","https://assets.pipeline.soar.com/2248576-cea337cae77cf49c036ea1fcd96d1506/thumbnail_4636000.jpg","articleUrl","/articles/6345786/St-Marys-County/Maryland/Planning-Commission-approves-three-development-conceptpreliminary-plans-Shady-Knowles-Bell-Arbor-Willows-Run","mediaUrl","https://secure.pipeline.soar.com/6345786-8caea88801274748587a3239a4569ce8/orig.mp4?Expires=1771197358&Signature=UpCrrjPIIYJ5C0Zfvuq2OThgk5YNPg4ZctQjC5VfdCpPbr0kR2NCgYypZ8V91DUGRLMFC78M~SvDOb~KlvgaWwbxHTUyXX48QCYyq2iEhaG76X6w9gha6t40TCjFXz52R9PZZCftqEUZPBYX6cuBifMXxphRWi4RMVBoSyz3m-3tsXrekn6oWWl4S8AN6xQg9041WSplxSfMoX8kjmOhcpYF~flqI9-FEbS0KrX7NIktxQB1VSpTgNJI7NrIYc7jN4R1WKbI3qx2G24W4XCFd8lrOoqmAmAfFSDEExuLXQJp7sQTsrscwNlTZoS7-GgbzQpbhbIgGR~oEYYEh8XX8Q__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-07T19:29:14Z","article","At its March 24, 2008 meeting the St. Mary's County Planning Commission approved three land‑use items after staff presentations and brief discussion:

- Shady Knowles (Concept Site Plan CCSP-05-13200035): The commission reapproved the concept site plan for Section 1 and approved Section 2, covering a total of 120 condominium units in the Patuxent Park West planning area. Staff said water and sewer are available across the street and that final findings of adequate public facilities will be made administratively by the planning director. The motion to approve was unanimous.

- Bell Arbor (Concept Site Plan 07-13200013): After an earlier tabling to resolve entrance layout and interparcel connections, the applicant revised the plan and the staff reported that DPW&T and the adjacent property owner had reached an agreement on entrances and cross‑connection. The commission approved the concept plan for the townhome project (the final submitted concept described 50 townhomes on approximately 32.52 acres). The motion to approve was unanimous.

- Willow's Run, Section 2 (Preliminary Subdivision PSUB-07-12000007): The commission approved a preliminary subdivision plan for 44 lots on 21.97 acres. Staff noted mitigation fees would be collected to address traffic impacts at the MD‑5 and Willows Road intersection and that access coordination had been resolved with the adjoining Bell Arbor project. The motion to approve was unanimous.

Each approval included standard development conditions: compliance with Chapter 70 adequate‑public‑facilities requirements before final site plan approval, required stormwater and erosion controls, and agency signoffs during engineering review. Agents appearing for the applicants included Jerry Nuckabee (Nuckabee Surveying) for Shady Knowles and Bell Arbor and Dean Wilkinson (R.A. Barrett & Associates) for Willow's Run.

All three items will move to the next design and permitting steps; final site plan or subdivision plat approvals remain contingent on engineering, DPW&T and other technical‑agency signoffs and payment of any mitigation fees required by county ordinance.","mediaType","Video","parentTitle","3/24/2008 St. Mary's County Planning Commission","oneSentenceSummary","The commission granted concept approval to Shady Knowles (Sections 1 and 2) and Bell Arbor, and approved preliminary subdivision for Willow's Run Section 2. All three approvals included staff‑recommended conditions and delegated final findings of adequate public facilities to administrative review where applicable.","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},6345791,"Planning Commission recommends CWSP service‑category change to allow sewer hookup at 22669 Old Rolling Road",946,70000,1016000,"/Search/View?dp=1&key=2248576-cea337cae77cf49c036ea1fcd96d1506&start=70&end=1016","https://assets.pipeline.soar.com/2248576-cea337cae77cf49c036ea1fcd96d1506/thumbnail_70000.jpg","/articles/6345791/St-Marys-County/Maryland/Planning-Commission-recommends-CWSP-servicecategory-change-to-allow-sewer-hookup-at-22669-Old-Rolling-Road","https://secure.pipeline.soar.com/6345791-409cfa74f613caf0d2f7feb0c4ecee54/orig.mp4?Expires=1771197358&Signature=JxbbwhguXO2SgVizkgao7m-ZJmzKjSrseLIrVVF9z1kRLyjZ5H0QlCNU6PmKVm1QjkDElRXtrBV4sss8GO2qtYAaoreWsQDlFcFIj3-P2sXGnfsvFeB3x-4QWW-Zgm0YA9L9zuiXKMktuhIzHLiFGmQtt0UDdZVq3M5t5mqMelVjxSn9wILWa~MDqOuljTZ5kHbeVhJE5Qci05putA78ow3TRToEHJOj2XC2a1qeM3XqodQTOZUVCPceRoLqMHKIP-3-~0o9fJ9gPcNk92Lm-twc2d93luooNbykjzNU9qmwRNHk3P74hlCUssdGZJaziphaXbLoPQw9MNHmsoDU~g__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission voted March 24, 2008, to recommend that the Board of County Commissioners amend the Comprehensive Water and Sewerage Plan (CWSP) service area map to change a single parcel's service classification from S6 (service in six to 10 years) to S3D (service in three to five years, developer financed) to allow a public sewer connection for an existing house at 22669 Old Rolling Road in the California area.

The staff presentation identified the property as Tax Map 42, Grid 5, Parcel 115, a 1.34‑acre lot in the Eighth Election District. Planner Dave Chapman (capital facilities planner, Department of Land Use and Growth Management) told the commission the parcel is in a development district and that a small sewer line runs in the Old Rolling Road right‑of‑way abutting the property. Chapman said the Marley Taylor Wastewater Treatment Plant has capacity for this connection and that certified mailing and public‑notice requirements for the CWSP hearing had been met. Health Department and Metropolitan Commission (MetCom) comments in the file showed no objection to the amendment.

Commissioners asked whether the homeowner’s out‑of‑pocket cost was known; staff and discussion indicated the homeowner would bear costs such as pump installation and any required upsizing of the line, and an in‑meeting estimate mentioned a low‑to‑mid five‑figure range (a participant said \"15 to 20\" during discussion); the applicant had not finalized cost details with MetCom at the hearing.

The Planning Commission moved to recommend the CWSP amendment (motion by Commissioner McNeil; second by Commissioner Hayden) and authorized the chair to sign a resolution transmitting the recommendation to the Board of County Commissioners. The commission closed the public hearing with no members of the public speaking.

The recommendation is advisory; final plan adoption and any scheduling of construction and utility work require Board of County Commissioners action and subsequent utility permitting and engineering review by MetCom and other agencies.","The commission recommended a change to the county Comprehensive Water and Sewerage Plan (CWSP) to reclassify a 1.34‑acre parcel to permit developer‑financed public sewer service to an existing single‑family dwelling at 22669 Old Rolling Road in California, Maryland.",{"_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},6345796,"Planning Commission recommends denial of Saint Mary's Crossing PUD, citing traffic and environmental concerns",3512,1074000,4586000,"/Search/View?dp=1&key=2248576-cea337cae77cf49c036ea1fcd96d1506&start=1074&end=4586","https://assets.pipeline.soar.com/2248576-cea337cae77cf49c036ea1fcd96d1506/thumbnail_1074000.jpg","/articles/6345796/St-Marys-County/Maryland/Planning-Commission-recommends-denial-of-Saint-Marys-Crossing-PUD-citing-traffic-and-environmental-concerns","https://secure.pipeline.soar.com/6345796-594a1c843c8da0f3fa4e3d4f35a00076/orig.mp4?Expires=1771197358&Signature=VptSlceDnYR-kcXULWPTPV-S7EWcGh5Hsl9RmGXdBPHOhuVt~kd1zkU1rrXwAfQlRJIWAUuGoSiW3aQXsTfhhlf6O59lolZsnt5IkLhEBTJyMJXlpmh15WVBkqO3wi1jauoHbYV5yyK-5U4k4awKx5jrfW8vfkDqeOoEfOoYGB3c1XkP7DgJax~I-bh7dq-jcF27aHYE7tSPiFaB5eYztWklB-MtatdYT2~MMFTzeBd2twLswsLxwNa3l8CRT7OS9owShaUCWHmIAh8njNPJfYyzlQGBVdJls8wmUmgRlyqOjLN4DIEA-JWZDrpMuGUYy3NYbvVunG2Ymz-Y7ddXhg__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission voted to recommend denial of the Saint Mary's Crossing planned unit development (PUD) after a prolonged public hearing and technical review that highlighted traffic safety, road‑frontage and environmental concerns.

The recommendation, made March 24, 2008, concerns PUD application ZPUD-06-14500004 from Saint Mary's Crossing LLC for a large mixed‑use residential project on property described in staff materials (the application materials identify multiple plan versions; staff recitation referenced up to 868 dwelling units). Planning Commission member Mary Guazzo moved to deny; the motion, seconded by Commissioner McNeil, passed with five in favor and one abstention (Commissioner Evans). The commission authorized the chair to sign a resolution transmitting the recommendation to the Board of County Commissioners.

The commission’s action followed a multi‑session review by county staff and technical agencies and a lengthy public record. Department of Land Use and Growth Management planner Bob Boles read a staff report that compiled 22 conditions intended to address transportation, utilities, phasing, school site donation and environmental controls. The conditions included requirements that the applicant construct a second access built to public standards and ultimately dedicated to the county, obtain MDE and U.S. Army Corps of Engineers permits before grading permits for later phases, extend water and sewer to the school site, and provide a minimum 26‑acre school site to the Board of Education.

A central point of contention was traffic where the development would connect to Maryland Route 4 (Saint Andrews Church Road). State Highway Administration (SHA) staff told the Planning Commission that the projected traffic would require significant mitigation at the Hunt Club Road/Maryland 4 intersection. SHA traffic engineer Mike Niederhauser said that, based on the materials reviewed, a two‑lane roundabout would be required by the time the first phase was open: \"With phase 1 of development, it would absolutely need to be opened as a 2 lane roundabout,\" he said. SHA’s letter and verbal comments also asked for expanded traffic study limits (including intersections at MD‑4 with MD‑5 and MD‑235) and updated traffic counts.

Commissioners raised two interrelated concerns: (1) whether road frontage and a disputed private right‑of‑way could be upgraded and dedicated in a way that legally and practically insulated the county from future maintenance and liability, and (2) whether the county and SHA had adequate assurances that intersection mitigation (signalization or a roundabout) would be in place early enough to protect existing traffic operations. County counsel and staff repeatedly asked for either a deed and dedication of the secondary access or a binding road‑maintenance agreement among affected property owners.

Commissioner Guazzo grounded her denial motion in public‑health, safety and welfare findings required for approval under Chapter 44 of the zoning ordinance. In remarks recorded in the hearing she said a large number of added dwelling units and associated impervious area pressed between the main branch of the St. Mary’s River and a tributary would not \"maximize the conservation and efficient use of open space and natural resources,\" a PUD purpose clause she cited. Guazzo also flagged concerns that the phasing plan proposed adding several hundred units in the first two years, which she said would exacerbate failing traffic conditions.

Developer representatives and the project owner, Steve Kacirzyk, urged the commission to forward the application to the county commissioners even if not all points were resolved. Kacirzyk said the project would provide workforce housing, a school site and net county revenue, and asked the commission to finalize comments so the Board could act. County staff noted that the donation of a school site would reduce, but not eliminate, requirements for transfer‑of‑development‑rights (TDR) credits and mitigation fees; staff’s rough arithmetic in the hearing placed combined per‑unit mitigation and impact costs (TDR equivalent plus traffic mitigation and impact fees) in the low‑to‑mid five‑figure range per unit at the building‑permit stage.

Following the vote the commission’s recommendation and the SHA letter will be part of the administrative record transmitted to the Board of County Commissioners. The Board will consider the Planning Commission’s recommendation and all evidence in a separate decision process.

If the Board receives the Planning Commission’s recommendation, it may accept, modify or reject that recommendation and impose its own conditions or requirements.

Votes and next steps: The Planning Commission vote was a formal recommendation only; final approval or denial of rezoning and PUD plan lies with the Board of County Commissioners.","The St. Mary's County Planning Commission voted to recommend denial of the Saint Mary's Crossing planned unit development (PUD) to the Board of County Commissioners, citing unresolved traffic mitigation, road‑frontage and environmental concerns including proximity to the St. Mary’s River.","actionData","errors"]

Article not found

Planning Commission approves three development concept/preliminary plans: Shady Knowles, Bell Arbor, Willow's Run

Planning Commission recommends CWSP service‑category change to allow sewer hookup at 22669 Old Rolling Road

Planning Commission recommends denial of Saint Mary's Crossing PUD, citing traffic and environmental concerns