[{"_1":2,"_111":-5,"_112":-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],{"_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",6345671,"mediaKeyId","2248698-c410c865063d8b50b7d9b519500ae98d","parentId",2248698,"title","Commission approves concept plan for Smithfield Park Apartments, 76 units; trailer-park displacement and wetland buffers discussed","audioSeconds",958,"startMs",2195000,"endMs",3153000,"viewUrl","/Search/View?dp=1&key=2248698-c410c865063d8b50b7d9b519500ae98d&start=2195&end=3153","thumbnailUrl","https://assets.pipeline.soar.com/2248698-c410c865063d8b50b7d9b519500ae98d/thumbnail_2195000.jpg","articleUrl","/articles/6345671/St-Marys-County/Maryland/Commission-approves-concept-plan-for-Smithfield-Park-Apartments-76-units-trailer-park-displacement-and-wetland-buffers-discussed","mediaUrl","https://secure.pipeline.soar.com/6345671-a5edd0872700b99a9b8adc1b6e4cda12/orig.mp4?Expires=1770892411&Signature=hP8TkNBpekDxgDbLu6B1KkYXlvneKA0IoqF2f~daguw8e9bqGZRWa6uKczas8TfgOml2JQghFCJevG9iImsut0fLxeCg4kcINvR2UIShrUUSA6Fe~DKzSv2ANBOY25MLr~1XJzreFMLLbODSml8G2a3cnL2CjgdQHttU-0WKIarrcLxfgTpDz~Lt~M~hJYg8EepsC~67OIvOdr2aUCDCRc6vnMZx9nALppSM3hrnKJNz-nrsNzZSApNzcnIhYGpjkJMaiNyqIzFtXxLyN9erW6h~vgyXLkSJ8ViwQ8aLZBq2N9JHGIxV69NZ3jReJ3lNt-d4STLpNVmzdEQuw0aX4w__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-07T20:00:04Z","article","The St. Mary's County Planning Commission approved a concept site plan for Smithfield Park Apartments (case 07-13200027), a proposed 76-unit multifamily project in the Lexington Park Development District.

David Berry of the Department of Land Use and Growth Management said staff found no issues that would prevent a favorable concept determination and that final findings for adequate public facilities would be made administratively by the planning director prior to final site-plan approval. Berry noted the project lies in a high-density zoning district and that the county's Annual Growth Policy permits 100 multifamily units per year; the 76 units therefore comply with the policy's annual allocation.

Donnie Mills, project manager with Mahaffey and Associates, told the commission the owner has notified residents of the existing trailer park about the planned redevelopment. Commissioners asked whether the trailers were rentals and whether the relocation process and benefits to residents had been addressed; Mills said the units are rentals and that the owner has begun the legal process required under state law for mobile-home park closures and has notified occupants. Commissioners and the applicant noted state regulations require specified notice periods and processes for trailer-park closures; the applicant said compliance with those state requirements is underway.

Commissioners discussed site details including preservation of an existing house on the frontage (to be given its own lot), a footbridge across wetlands that must be shown on final plans, a sight‑distance easement along the Honeywell Road/Hermanville Road frontage, and the C‑buffer (30‑foot wetland buffer) along wetlands. Staff and the applicant agreed the standard 30‑foot wetland buffer should remain in the wetland crossing area and that planting within buffer zones should use wetland-appropriate species; if buffer reductions are requested, the fence/berm approach would require a permit and additional review. No permits for wetland disturbance or the footbridge had been submitted at the time of the concept review.

Commissioner Thompson moved to approve the concept site plan with the condition that the footbridge be shown on all final plans; Commissioner Veil seconded and the motion carried. The commission's approval was for concept compliance only; final engineering, APF, and all required permits and easements must be resolved before final site-plan approval or construction.

The commission asked the applicant to ensure final plans address relocation of trailer-park residents consistent with state regulations and to provide documentation of any mitigation, relocation assistance or owner-provided accommodations as required by law before final approvals.","mediaType","Video","parentTitle","11/10/2008 St. Mary's County Planning Commission","oneSentenceSummary","The St. Mary's County Planning Commission approved the concept site plan for Smithfield Park Apartments (case 07-13200027), a proposed 76-unit multifamily project in the Lexington Park Development District, and required the footbridge over wetlands be shown on final plans.","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},6345676,"Commission approves preliminary plan for Big Chestnut Phase 2, 13 lots; member recused",839,1282000,2121000,"/Search/View?dp=1&key=2248698-c410c865063d8b50b7d9b519500ae98d&start=1282&end=2121","https://assets.pipeline.soar.com/2248698-c410c865063d8b50b7d9b519500ae98d/thumbnail_1282000.jpg","/articles/6345676/St-Marys-County/Maryland/Commission-approves-preliminary-plan-for-Big-Chestnut-Phase-2-13-lots-member-recused","https://secure.pipeline.soar.com/6345676-8fe1f195d310ec93a78400177bd115e6/orig.mp4?Expires=1770892411&Signature=aM8PKFN3UWBAFE4Var8LTf7a4Tu4AHZXjOxJgJlXyBLE1Wj44GO7UQLPFL~dYuAL24PVZkRKE6xgpP2T~ntoVIg5jz61iaTcPNBhFYgEWSoMv9yPslg5omDFx3JPSc2fgPnbSywOIEH7jIfj9sQIDH3pQy1rvXEou399xoEsNM~rVvhFw7Awu5IUy5GS1sOPcYUqJirVwzoD941uX0198~Antz4WNeL~4JQ8Elel9F1C~cwZdVIN3ln~KcChlqbCvWOp-ZLNl1rh9I-9ejS54jPLPp6EK0iD~tI3Nmm6Xt9OooPqOfurc4Si7yMgweUOoJXgDjURmzRexNe4HYO5hQ__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission approved a preliminary plan for Big Chestnut Subdivision Phase 2 (case 08-12000011), authorizing 13 of the remaining 22 lots. The applicant was represented by NG&O Engineering; David Berry presented the staff report and noted no outstanding issues that would prevent approval.

Berry told the commission the parcel is about 189.1 acres, that prior commission actions had allocated nine lots earlier and that the project met the clustering and open-space requirements set by the subdivision ordinance. Staff said the sum of individual open-space parcels equals about 71.5 acres (roughly 3.8% of the total tract), which meets the Schedule 31.2.1 threshold for lots averaging 1.5 acres.

Bob Bowles, also of the Department of Land Use and Growth Management, clarified allotments under the Annual Growth Policy (AGP) and said the RPD (Rural Preservation District) allotment remaining for major subdivisions was approximately 107 dwelling units prior to this meeting; staff noted the Big Chestnut approvals would draw from that allocation.

John Norris, engineer for the applicant, explained that roads within the development have been built and dedicated to the county and that only two additional farmstead lots remain to be developed on the original tract. Commission member McNeil recused herself from this item, leaving the commission one member short for the vote.

Commissioner Evans moved approval, Commissioner Chase seconded; the motion passed unanimously among the remaining members present and the plan was approved as described in the staff report. Staff said any disturbance or construction involving wetlands would require permits from the Department of Natural Resources and the Maryland Department of the Environment prior to commencement of activity.

The commission also thanked the developer for contributing to asphalt upgrades on a county road near the project.

Planning staff recorded that covenants to preserve open space must be approved as to form by the county attorney prior to plat recording and that final engineering and agency permits are required before construction.","Planning Commission approved preliminary subdivision plan for Big Chestnut (08-12000011) for 13 lots of 22, concluding the applicant's allotment under the Annual Growth Policy; a commission member recused and staff noted wetland permitting and open-space requirements.",{"_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},6345681,"Planning Commission approves preliminary plan for Twin Ponds Section 2, 25 lots; schools APF to be reviewed for future phases",901,328000,1229000,"/Search/View?dp=1&key=2248698-c410c865063d8b50b7d9b519500ae98d&start=328&end=1229","https://assets.pipeline.soar.com/2248698-c410c865063d8b50b7d9b519500ae98d/thumbnail_328000.jpg","/articles/6345681/St-Marys-County/Maryland/Planning-Commission-approves-preliminary-plan-for-Twin-Ponds-Section-2-25-lots-schools-APF-to-be-reviewed-for-future-phases","https://secure.pipeline.soar.com/6345681-657b44e943f22bbefb712311eaf8d23a/orig.mp4?Expires=1770892411&Signature=eGmSs3g8c1AB2TO5nSjhNJ~cJuE9tnOj5KvHurv6aadYgZWzxSv~JoGjGbfNfCU9-cXDnCPDU9f1yn9rquhtP0Px9B6nLxkAiXrhEmsbddzOIoLLgyIkW321fCPuNSbSA-~zoMTNlClTfKuIZtZU8pDzfc7eQDp34IdsEFksVn-HHJ95135lHCzKw9n04eMSOM8zZItT3hLuHMitspwHYyuBqVweUpakNuZpOg2g8zU9sAkpMVh8HBWxLa6pQBmQIXpcMHFtJG2UoRatSjcvkA4RhLXGnM036tycFBntCx8uc2qn97cHEzsDrzvknVMNlUEz4NIsQ-iurHq48RIydQ__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission on the evening of November 2008 approved the preliminary subdivision and phasing plan for Twin Ponds Section 2 (case 04-12000003), authorizing 25 lots for Phase 2 while requiring the applicant to return for APF findings for schools for each future phase.

David Berry, planner with the Department of Land Use and Growth Management, told the commission the project is on about 67.8 acres and that prior approvals and technical reviews date back to 2004–2005. Berry said staff found the plan consistent with the county comprehensive plan and zoning standards and that adequate public facilities have been demonstrated except for schools, where a finding was made only for Phase 1 and the applicant must show APF for schools as each phase moves forward.

The staff report identified environmental constraints — wetlands, streams and buffers — and said drainage, erosion control and other engineering requirements would be addressed through final TEC (Technical Evaluation Committee) reviews. The report also noted that recreational-open-space requirements had not yet been fully met: about 3.63 acres of open space were provided and an additional 1.27 acres would be required to meet the 9% requirement under Schedule 31.2.1 of the subdivision regulations.

Phil Higgs, a professional land surveyor representing the applicant, said record plats for an earlier nine-lot approval had been approved by staff but not recorded because nine lots alone were not financially feasible; the additional lots in this phase would make the project viable. Commissioners also questioned the sewer connections and were told sewer service for the area is tied to a pump station being designed and approved as part of the Broad Creek second phase; the pump station is a joint effort between adjacent property owners and MetCom (the county sewer utility). Staff said the pump station would allow service to additional areas but that final routing and looping details would be resolved through MetCom design and subsequent engineering review.

Commissioner Thompson moved to approve the preliminary plan with the condition that the applicant return for APF findings for schools for each successive phase; Commissioner Hayden seconded. The motion carried and the commission approved the preliminary plan as described in the director's report.

The commission record shows the approval obligates the applicant to finalize deed restrictions, homeowners association documents for common open space and to obtain all required agency permits before final plat recording and construction.

Planning staff indicated the applicant must return for subsequent APF determinations for schools and that final engineering and wetland permitting must be completed before any construction activity within wetland buffers.

The commission meeting also included requests from commissioners for a future presentation by MetCom to explain broader sewer planning and how the Broad Creek/Twin Ponds connections will serve the Hollywood area.","St. Mary's County Planning Commission granted preliminary approval for Twin Ponds Section 2 (04-12000003) for 25 lots, with a condition that the applicant return for school adequate public facilities (APF) findings for subsequent phases; staff noted wetlands, open-space shortfall and sewer phasing tied to Broad Creek pump station.",{"_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},6345667,"Planning Commission schedules wind-turbine work session for Nov. 17 to advise commissioners before Nov. 18 hearing",479,3353000,3832000,"/Search/View?dp=1&key=2248698-c410c865063d8b50b7d9b519500ae98d&start=3353&end=3832","https://assets.pipeline.soar.com/2248698-c410c865063d8b50b7d9b519500ae98d/thumbnail_3353000.jpg","/articles/6345667/St-Marys-County/Maryland/Planning-Commission-schedules-wind-turbine-work-session-for-Nov-17-to-advise-commissioners-before-Nov-18-hearing","https://secure.pipeline.soar.com/6345667-d501b5b01c902c80bb764bb7f037e59d/orig.mp4?Expires=1770892411&Signature=S7RuYhjiVncVHxbXaT6qEB-kjHXkeLMAuOGC-8Ra-SRdD6yAHHj5Y5zjrhgUUs~nf1EQvPaRm~Iyhymw~Jp7hWbEZHE-zkzMMRhYnD~xVqWQszL9AuWaQPsmNKVZb7N~bDvgBC9KnFO-XAV6gMNzZQJ9P0Fgrjp7rS6c3PUn8d7sLf7eFW6u2fIEfKFaNlH4Ek2E-vdadoeIHqfMcgpT76ExgUc8Xr9T3iPTvl9kRm173o-j59044COf0Pk21h-PqYmrkNQQ4q5pg-9sI26cBoGo6MlXE3Vh9sgaPBLjts7gySJ7DGQH5uQFTW9kJyEf-tVSczBG7CLJT1xb9jnzeQ__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission agreed to hold a work session on wind turbines on Monday, Nov. 17 at 3 p.m. in the Land Use and Growth Management conference room. Staff said the Board of County Commissioners had continued its wind-turbine hearing to Nov. 18 and the commission's work session would provide input in advance of that meeting.

Staff asked the commission whether it preferred Room 14 or the Land Use conference room and commissioners chose the conference room. The purpose of the work session is informational: commissioners said they expect to review recently received materials, address standards for turbine siting (including possible lot-size thresholds, setbacks, buffer considerations and how lot size or yard buffers might control turbine height), and to reach consensus on language to pass along to the Board of County Commissioners. Commissioners clarified that any resolution or formal recommendation would be informational to the BOCC and that the work session itself is a public meeting and may yield a formal motion or recommendation to the commissioners, but that the planning commission cannot bind the BOCC.

Commissioners also said they want to discuss smaller residential turbines and how standards might accommodate experimentation without broadly restricting smaller installations on small lots. Staff and commissioners noted that many technical and policy details have emerged since the item last came before the commission and agreed the Nov. 17 work session would be used for fact‑finding and drafting recommended standards to forward to the BOCC at its Nov. 18 meeting.","The St. Mary's County Planning Commission set a work session on wind turbines for Monday, Nov. 17 at 3 p.m. in the Land Use & Growth Management conference room to provide informational recommendations to the Board of County Commissioners, ahead of the BOCC public hearing continued to Nov. 18.","actionData","errors"]

Article not found

Commission approves concept plan for Smithfield Park Apartments, 76 units; trailer-park displacement and wetland buffers discussed

Commission approves preliminary plan for Big Chestnut Phase 2, 13 lots; member recused

Planning Commission approves preliminary plan for Twin Ponds Section 2, 25 lots; schools APF to be reviewed for future phases

Planning Commission schedules wind-turbine work session for Nov. 17 to advise commissioners before Nov. 18 hearing