[{"_1":2,"_87":-5,"_88":-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],{"_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",6345695,"mediaKeyId","2248692-03af1b142c06500842d17d2dea8ab3db","parentId",2248692,"title","Planning commission forwards Oakcrest Center PUD concept to county commissioners for review after 17-year lapse","audioSeconds",928,"startMs",2582000,"endMs",3510000,"viewUrl","/Search/View?dp=1&key=2248692-03af1b142c06500842d17d2dea8ab3db&start=2582&end=3510","thumbnailUrl","https://assets.pipeline.soar.com/2248692-03af1b142c06500842d17d2dea8ab3db/thumbnail_2582000.jpg","articleUrl","/articles/6345695/St-Marys-County/Maryland/Planning-commission-forwards-Oakcrest-Center-PUD-concept-to-county-commissioners-for-review-after-17-year-lapse","mediaUrl","https://secure.pipeline.soar.com/6345695-95b17b89fff452421e27259afb152492/orig.mp4?Expires=1771122287&Signature=fbgaxonnKRtn8F7sZTSsJ5P9NcegcwK9c9kr0vYWHaJA5jdYxJANeaPTAgXew8LZ32sOau6Ifkeyka1Um8hvXbddFo4MWF2Y6i90tnW6brl--reL3suqRPi1cTWB9zyyMEWd2BHu2ZTYcfOmJEyNdu3nBv4mX~VMdqRE~Q08pJKX7o-1PU-tb4pVP3Si~obfwljK51G5RAjnmRZH3mypsUPUvKm-dSdBhDAKIixHNn~oU-qNd59gR6OiPtGP31NfGhTW6fn5pYvIWwjLj4MM4POxysbtsnVDppiuZJEEaHBlPm5OGz5DYQFpsrhU5xDgnNHRlz9w~lB4AxOeOV1vBQ__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-07T20:02:46Z","article","The St. Mary's County Planning Commission on Dec. 10, 2007 voted to forward the Oakcrest Center Planned Unit Development (PUD) concept plan (CCSP 04-13200010) to the Board of County Commissioners for their review because of the passage of time since the PUD's initial approval, changes in ownership, and unresolved phasing and traffic-mitigation items.

Planning staff noted the PUD was originally approved Aug. 21, 1990 (recorded pursuant to resolution Z90-04 and Z90-04A) and that the phasing plan and traffic mitigation remained outstanding. A staff presentation said the approved PUD document and current zoning chapters (44 and 60) provide the process to be followed; staff recommended each phase be brought back to the planning commission for review.

Owner Ramon Benitez and agent Mahaffey of Mahaffey & Associates attended. Benitez told the commission the property had changed hands recently: \"Approximately 2 months ago,\" he said when asked about the purchase. Commissioners raised concerns about the 17-year interval since initial approval, two ownership changes, the lack of on-site construction, and that the project's latest concept plans emphasize retail/commercial uses rather than large industrial park development historically envisioned. Commissioner Thompson moved to forward the concept to the Board of County Commissioners for review; Thompson said the request was based on \"the passage of time and because of other outstanding issues\" and sought the board's guidance on whether to continue or amend the PUD resolution.

Commissioners discussed that the Board of County Commissioners could re-examine a long-dormant PUD and that the applicant should supplement materials for the commissioners with updated development plans, historic context, market analysis and technical data (traffic, public works) to support a timely review. Planning staff and several commissioners said they did not object to the concept itself but that forwarding it was a procedural step to get county-level guidance and public input before proceeding.

On a motion by Mister Thompson the planning commission voted to forward the Oakcrest Center concept to the Board of County Commissioners for their review and input; a second was recorded and the motion passed. The commission directed the applicant to provide supplemental information for the commissioners' review and to coordinate outstanding phasing and traffic-mitigation details with county technical staff.","mediaType","Video","parentTitle","12/10/2007 St. Mary's County Planning Commission","oneSentenceSummary","The Planning Commission voted Dec. 10, 2007 to forward the Oakcrest Center Planned Unit Development concept plan to the Board of County Commissioners for review, citing the long lapse since the original 1990 approval, ownership changes, and outstanding phasing and traffic‑mitigation issues.","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},6345700,"Planning commission approves Virginia Knowles 55+ townhouse concept with conditions",2444,129000,2573000,"/Search/View?dp=1&key=2248692-03af1b142c06500842d17d2dea8ab3db&start=129&end=2573","https://assets.pipeline.soar.com/2248692-03af1b142c06500842d17d2dea8ab3db/thumbnail_129000.jpg","/articles/6345700/St-Marys-County/Maryland/Planning-commission-approves-Virginia-Knowles-55-townhouse-concept-with-conditions","https://secure.pipeline.soar.com/6345700-2d2c7bd30bc6600531aeea331b9f4fbe/orig.mp4?Expires=1771122287&Signature=Akes6BaXaBG8CaG1ZNoMsxfDkJHdcE6pVMbMg82~VQ6-sUeLp4VV6cnTJWM9~0xKbn1zX1V5eH7AetfEBJQJKmvgH4GIvCMmafvhXmOxfTdNmBbTgmv-QwrdsjbJZ6e4EQUpFGAvMNbSimulU--Vx4vFNQeWeEcXXmfAwyXVlMpBo6AqgFXVIwvsXQ-1rBHsSGYWj~D5nP5EffKvf~PsPWTKL4jppPrDI4yRcJVvTUUsF2Fm9LIaCjepvqXLdglPhJAFeMSsXgAdBaLQUFMzeRVMsu42JR2yY9S6D3lg1fTdXVv7vE5ecjUMACfXkHcBFk8Dp~p0u~94v4LQu02Pbg__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission on Dec. 10, 2007 approved a concept site plan for 100 townhouses intended for residents aged 55 or older at a site known as Virginia Knowles (CCSP 05-13200009), subject to outstanding traffic-mitigation requirements, approximately 40 transfer-of-development-rights (TDR) credits or equivalent design enhancements, and a condition that the project comply with the Maryland Stormwater Management Act guidelines once they are finalized.

Planning staff member Bob Bowles, with the Department of Land Use and Growth Management, told commissioners the concept plan has outstanding items: \"There are some outstanding issues. 1 is review and approval of the traffic study analysis. Design enhancements and approximately 40 TDRs will be needed to reach proposed density of 100 units.\" Bowles summarized the project's procedural history: the concept and a water-and-sewer plan amendment were reviewed in 2005, the county approved the water-and-sewer plan change and the Maryland Department of the Environment issued final approval on June 27, 2006.

Agent Jerry Nuckleby of Nuckleby's Surveying Inc. said the applicant has worked with Public Works on traffic mitigation and proposed making a private road into a county-standard public road that would bisect the property and provide two access points. \"We have worked closely for the past year and a half with Public Works. A traffic study was done and submitted to them 11/02/2005,\" Nuckleby said. He described revisions to reduce curb cuts: removing individual driveways on 18 units and replacing them with two shared parking/service areas so garages would not back directly onto the county road.

Commissioners pressed the applicant on traffic access, acceleration/deceleration lanes on Route 235, and the interparcel connection to Joy Chapel Road. Nuckleby said mitigation details, including lane lengths, were still under negotiation with state and county traffic staff: \"I'm sure it would be over 700 feet. They're still negotiating the length with state and everything.\" Several commissioners also raised the neighborhood impacts of weekend traffic near nearby businesses and taverns and asked that weekend and seasonal traffic patterns be considered in final design and mitigation.

The plan is being proposed as housing for people 55 and older to avoid triggering school adequacy-of-public-facilities (APF) requirements while the market supports it. The applicant and staff said the developer could return to the commission in the future to seek conversion of unsold 55+ units if school seats later become available; any conversion would require agreement of existing owners and the homeowners association. Nuckleby said, \"We would come back before you and ask that the remaining portion be considered\" for conversion if market conditions and APF availability change.

On a motion by Missus Guazza, seconded by Mister Chase, the planning commission approved the concept site plan with the condition that the project return at the subdivision stage for preliminary subdivision approval and be designed to comply with the Maryland stormwater management standards that took effect Oct. 1, 2007. The motion passed with Mister Thompson recorded as opposed.

What happens next: the applicant must resolve traffic mitigation details with Public Works, provide the design enhancements or TDRs to reach the requested density, complete engineering and stormwater design per county and state standards, and return for review at the preliminary subdivision/construction drawing stage.","The St. Mary's County Planning Commission on Dec. 10, 2007 approved a concept site plan for 100 townhouses marketed to residents 55 and older, subject to traffic mitigation, roughly 40 transfer-of-development-rights credits or design enhancements, and compliance with new state stormwater rules.","actionData","errors"]

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Planning commission forwards Oakcrest Center PUD concept to county commissioners for review after 17-year lapse

Planning commission approves Virginia Knowles 55+ townhouse concept with conditions