[{"_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",6345770,"mediaKeyId","2248582-62b07f4bafccd7e7d2a9f823295a5bc0","parentId",2248582,"title","Planning Commission actions: approvals and continuances from Dec. 14 meeting","audioSeconds",8998,"startMs",327000,"endMs",9325000,"viewUrl","/Search/View?dp=1&key=2248582-62b07f4bafccd7e7d2a9f823295a5bc0&start=327&end=9325","thumbnailUrl","https://assets.pipeline.soar.com/2248582-62b07f4bafccd7e7d2a9f823295a5bc0/thumbnail_327000.jpg","articleUrl","/articles/6345770/St-Marys-County/Maryland/Planning-Commission-actions-approvals-and-continuances-from-Dec-14-meeting","mediaUrl","https://secure.pipeline.soar.com/6345770-c16fb9f951d217f88e8f9c83367afc5d/orig.mp4?Expires=1776044542&Signature=CjWTiZ6wTl2jUAtbMirfqvqD95LyjtY6tEasRZ2kzpE5Y6ATRU~8PvxnLh1P8PEOXEDJvxXjZDPzyKLk2I8Ks7qAoPsdyzrUwd7cNTnKMQWaVuNU84hLi3HbTcP4Y9-LR~KoNigOTWH-jY-Kx0KjukAhh26Sx7-P8untMA54AHYIhIP57w92Q9odUFjp-6oFwfkxzH6j67oB2plTRHA5vgWbFi2E5eVkK8Mm7ddSWhYIquxubEpCs9n9TH9iFU8cfsYyDvCSV6gXThWaCL~HwQtuhMzmZXJHonWgWKAP7uCCKOQ~fZsakcljfCGd15-eFOND0qOISqVO~s60YJJowA__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-07T19:26:16Z","article","At its Dec. 14 meeting the Saint Mary’s County Planning Commission recorded the following formal actions and next steps:

- Approval: Concept site plan 15‑13200005 — Saint Mary’s Metropolitan Commission building expansion. The commission approved concept plan for a 1,760‑sq. ft. addition and a 4,830‑sq. ft. new building for MetCom’s operations in Hollywood. Staff recommended approval; no public opposition was raised at the hearing and the commission voted aye.

- Approval: Concept site plan 12‑13200001 — St. Anne’s Anglican Catholic Church parish hall. Staff recommended approval following review of required water category changes and stormwater concept work; commissioners voted to approve the concept plan.

- Continuance: Concept site plan 15‑13200004 — Hollywood Commercial Center (50,200 sq. ft.). The commission continued the hearing to Jan. 25, 2016 and left the record open so the applicant can provide full SHA comments and the traffic impact study, clearer right‑of‑way/dedication documentation, certified mail receipts and MetCom capacity/timing details. The continuation followed extensive public testimony on traffic, sight‑lines and utilities.

- Continuance: Concept site plan 15‑13200009 — Real Life Wesleyan Church (17,245 sq. ft.). The commission continued this case to Jan. 11, 2016 and requested a detailed downstream outfall/stormwater analysis and DPW review of access and sight‑line issues after neighbors described recurring flooding on adjacent properties.

- Administrative: The commission approved the minutes of the Oct. 26 and Nov. 9 hearings by voice vote.

Votes at a glance (recorded outcome):
- Approval, MetCom building expansion (15‑13200005): motion passed, recorded vote — all voting commissioners present voted aye.
- Approval, St. Anne’s parish hall (12‑13200001): motion passed, recorded vote — all voting commissioners present voted aye.
- Continuance, Hollywood Commercial Center (15‑13200004): motion passed to continue to Jan. 25, 2016; record left open for SHA, DPW and MetCom materials.
- Continuance, Real Life Wesleyan Church (15‑13200009): motion passed to continue to Jan. 11, 2016; record left open for DPW and stormwater submissions.

Ending: The commission asked staff to collect agency review letters and technical studies and to place the materials in the public record prior to the continued hearings.","mediaType","Video","parentTitle","12/14/2015 St. Mary's County Planning Commission","oneSentenceSummary","The Planning Commission approved two concept site plans and continued two others, and approved meeting minutes. Key continuances were set to allow further agency review of stormwater and traffic 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},6345774,"Real Life Wesleyan Church concept continued after neighbors cite flooding and sight‑line concerns",4026,9288000,13314000,"/Search/View?dp=1&key=2248582-62b07f4bafccd7e7d2a9f823295a5bc0&start=9288&end=13314","https://assets.pipeline.soar.com/2248582-62b07f4bafccd7e7d2a9f823295a5bc0/thumbnail_9288000.jpg","/articles/6345774/St-Marys-County/Maryland/Real-Life-Wesleyan-Church-concept-continued-after-neighbors-cite-flooding-and-sightline-concerns","https://secure.pipeline.soar.com/6345774-179fa52dafb20b6b84b177e51999632a/orig.mp4?Expires=1776044542&Signature=S3Xyc-7SCuchycoj4sX40IdNeqAD3AMfL6mGVZCo4SXaK-Sw7JOXkhaoRkiWzgn2mjwIPFxxHXIJVaZDdtvEroe3gv-NEI9g5qZi4pvmITCAAuFhMu3jOrpcohlj9CrTpYDHgIpRHtgBG8s0UXIxKA9kxBU1mX5YjCTSQ7ObJVK21MboUN0Dy~A3gAwjjOguvhrjsKiSqwjAY-jEFZaEQDwVPqymzz9XkiChQkuLBETdKTcIpxHIInIFFEGQ~4yXTo84Pr0b3VJu07e8KB7tNMgUy3nfBHkkPo1ZhSu7k0CViX2i58~hKfHq~6SBSDf3c4XX~knTWYSBWMRF3ptCDA__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff presented a concept site plan for Real Life Wesleyan Church (concept case 15‑13200009) on Dec. 14. The proposal calls for a new 17,245‑square‑foot church building on a 1.24‑acre‑plus parcel (staff reported the site contains 1 24.58 acres in the packet, and applicants described the planned hall and addition), with access from Old Village Road and a proposed additional access on Baptist Church Road. The plan proposes parking, buffer yards to adjacent residential parcels and stormwater management features including micro‑bioretention areas and swales.

Neighbors asked the Planning Commission to withhold approval until a more detailed stormwater and outfall analysis was provided. Clark Guy and Richard Guy, whose properties lie downhill from the proposed development, described chronic ponding and overflow on adjacent farmland and questioned whether the plan’s ESD (environmentally sensitive design) measures would handle larger storm events on clay soils and at existing downstream constraints. Clark Guy said existing runoff already floods a low point behind his house after storms and asked for a minimum 300‑foot downstream analysis of outfalls. Richard Guy and other neighbors asked the commission to consider eliminating the proposed Baptist Church Road access and relying on Old Village Road, citing narrow roads, high speeds and existing traffic conflict points on Baptist Church Road.

Applicant response and staff review: Civil engineer Jay Hobson and project engineer Pat Mudd told the commission the concept stormwater design meets county and soil conservation concept requirements and that the applicant had coordinated with soil conservation and DPW. Hobson said micro‑bioretention features and grass swales are proposed, and the team would retrofit an existing micro‑bioretention area in the parking area. He also offered to meet on‑site with neighbors to review outlet conditions and to consider additional measures if downstream problems exist.

Commission action and requested follow‑up: Commissioners heard DPW deputy director John Grover say background traffic operations at the intersection near the site were a concern and that DPW would need to confirm adequate outfall and capacity. Several commissioners and the county attorney advised caution about adding conditions beyond the county’s legal review thresholds but agreed additional investigation with DPW and the applicant would be appropriate. The commission voted to continue the hearing to Jan. 11, 2016 to allow the applicant to provide a more detailed stormwater analysis and for DPW to reconsider outfall and roadway concerns.

Ending: The commission left the record open and instructed staff to coordinate a DPW review of the stormwater design, emphasizing that final site plan approval will require documented adequate outfall and DPW sign‑off.","Neighbors near the Real Life Wesleyan Church concept site in Mechanicsville urged the Planning Commission to seek more detailed stormwater and traffic analysis after multiple residents reported existing drainage and sight‑line problems; the commission continued the case to Jan. 11, 2016.",{"_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},6345779,"Planners continue Hollywood Commercial Center concept after community raises traffic and utilities concerns",3541,1790000,5331000,"/Search/View?dp=1&key=2248582-62b07f4bafccd7e7d2a9f823295a5bc0&start=1790&end=5331","https://assets.pipeline.soar.com/2248582-62b07f4bafccd7e7d2a9f823295a5bc0/thumbnail_1790000.jpg","/articles/6345779/St-Marys-County/Maryland/Planners-continue-Hollywood-Commercial-Center-concept-after-community-raises-traffic-and-utilities-concerns","https://secure.pipeline.soar.com/6345779-691fdeff6871e649a5f8382efa5f75e6/orig.mp4?Expires=1776044542&Signature=Hky7vVtr0RJ6~8Z6DeySA1PUkwhDjOBDV1RjZI-9amLBzl7X9WBb4waKgX3zqI8ZoCER3VcPoWxl9xUBxl2dOF1KWXeFhgsHdQEHLrrtRwlODIGFQrQos5-xC0O84O2kpzvh1rXQxzOZQUnEuOsS7aKZbE3cMZQGRTPe6nPbD2uEWDMsbwTph~~BtLOBLoeEaiXnLMXrRACl~ITdYOh4wEh5W1acyppNdRVwWlWq-cxKmms1fmw9QsjP1kERisZkXnenW7364hFv04lEQKlu-BRSrIoseYRg9PjRFI~mmuPVyX1u9qgcrdw7P5a5ZsDYIBw4Z04sY60~CWNPTDv0iQ__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff and applicants presented a concept site plan Dec. 14 for the Hollywood Commercial Center — a proposed multi‑use commercial development featuring about 50,200 square feet of buildings on roughly 14 of a 22‑acre parcel at the northeast corner of Route 235 (Three Notch Road) and Sotterley Road/Old 3 Notch Road. Staff said the parcel is zoned Town Center Mixed Use (TMX) and the proposed uses are consistent with zoning.

Why the hearing was extended: Residents and commissioners pressed the developer and county staff for additional, written detail on several points the staff report or applicants had not fully documented, especially: traffic impacts at the Route 235/245 intersection, required right‑of‑way dedications and proposed off‑site roadway geometry; State Highway Administration (SHA) comments and whether SHA had reviewed and accepted the submitted traffic impact study (TIS); water and sewer extension timing and whether nearby residences would be required to connect; the presence of an 8‑acre conceptual layout in the applicant’s materials that showed a large additional parking area or alternate development; and validated certified‑mail notice receipts.

What the applicant described: Nick Leffler of Kimley‑Horn and Associates and traffic engineer Edward Papazian told the commission the project is planned to be built in three phases (convenience store with motor fuel sales nearest the intersection, restaurant/retail pads and larger retail pads). The applicant described three site accesses — 1) a primary entrance on Sotterley/245; 2) an entrance on Old 3 Notch Road intended mainly for local traffic; and 3) a right‑in/right‑out on MD 235. The site plan shown to the commission proposed smaller dispersed parking lots (totaling roughly 80–100 primary spaces in several lots) and an on‑site pump station and public water extension tied to a nearby Hollywood water tank to provide public water and sanitary sewer service.

Traffic safety concerns and agency reviews: Commissioners and public speakers repeatedly described the intersection of MD 235 and MD 245 (the local “Lazy X”/Hollywood intersection) as congested and difficult to navigate. Staff and the applicant said SHA and county Department of Public Works (DPW) had provided review comments and that DPW recommended off‑site shoulder, auxiliary turning lane and other modifications, with phased off‑site improvements tied to the project’s three phases. DPW deputy director John Grover told the commission the intersection currently operates at LOS B under background conditions and that the project would push conditions to LOS D in a future phase unless the proffered improvements are implemented; Grover said the planned improvements could restore operations closer to LOS C with mitigation. Applicant representatives said SHA had provided review comments (a Dec. 9 SHA letter was referenced at the hearing) but commissioners requested full written SHA comments and the TIS submittal package for the record.

Water, sewer and service area questions: Kevin McFadden, identified as the real estate developer, and MetCom representatives told the commission the project would extend a MetCom water line and a Sanitary pump station on site. MetCom said no mandatory connections would be required when water and sewer were extended; properties could choose to connect later. MetCom also said a new water tower serving the area was scheduled to be completed in February (presented as February in the meeting) and that developer‑provided facilities would have to meet MetCom pressure and capacity standards.

Public concerns and the applicant’s response: Numerous nearby residents — including Brian Granados, Diane Johnson, Mike Thompson and others — objected or asked for more analysis, focusing on queueing at the new entrances, whether right‑turn and left‑turn storage would be adequate, the proximity of proposed accesses to existing crossovers and emergency accesses along MD 235, and the presence of an 8‑acre conceptual layout in the plan set that showed a large parking field or future use. The applicant said the 8 acres were not part of the current development application and represented a conceptual utilities/layout exhibit for capacity planning; the applicant and staff confirmed any future development of that acreage would require separate public review.

Commission action: The Planning Commission voted to continue the public hearing and leave the record open. Commissioners said they wanted written SHA review comments and the traffic impact study resubmitted in full, clearer right‑of‑way and dedication figures for frontage improvements, documentation of certified mailing receipts, and details from MetCom about capacity and the new water tower. The commission set the continuation for Jan. 25, 2016 (the applicant requested an earlier date where practicable; commissioners agreed to the later January date to allow SHA response during the holiday period).

Ending: The commission did not vote on concept approval. Commissioners emphasized safety at the MD 235/245 intersection as the principal outstanding public‑safety issue, and asked staff, DPW and the applicant to coordinate with SHA and MetCom to provide the requested technical documentation before the continued hearing.","A proposed 50,200 sq. ft. Hollywood Commercial Center drew extensive public comment on traffic safety at the Route 235/245 ‘Lazy X’ intersection, state highway reviews, water and sewer extension timing and future development of an adjacent 8‑acre parcel; the Planning Commission continued the case to Jan. 25, 2016 for more information.",{"_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},6345784,"Maryland Park Service previews Newtown Neck master plan emphasizing conservation and phased visitor facilities",1234,387000,1621000,"/Search/View?dp=1&key=2248582-62b07f4bafccd7e7d2a9f823295a5bc0&start=387&end=1621","https://assets.pipeline.soar.com/2248582-62b07f4bafccd7e7d2a9f823295a5bc0/thumbnail_387000.jpg","/articles/6345784/St-Marys-County/Maryland/Maryland-Park-Service-previews-Newtown-Neck-master-plan-emphasizing-conservation-and-phased-visitor-facilities","https://secure.pipeline.soar.com/6345784-bbcd35319f80304d08fbcd09b29a937d/orig.mp4?Expires=1776044542&Signature=ZDxoWNu~SVwb-U93Kghcq6zoKOCb2D7ukBAgqqhJqdl8Xs8fW3e8k9SPTxeo4sQffM6Nq3PjkBbphHyweyOKnCyzqMqQpepUy8vCqPtbd9zux13Fdgi6Naq350fecP9DQ3bJOAaI-zB7C8geoBZzCXnNdwRvOgEtKnDycBM2Bo3PyWehOsmp3dL4J0UzQ~lue7TzRx~ffNQKY2kU6I~A9l6fROJNEC0nkvql~~U1FTC0U18i04W65my6FM0ORGKmN867FKR2MqnexGgwSLiBCYUKiPUWPv0fM2CNmSvyq9L3z~c0o9Xf5zFb5qxQlCcZ0aREQNHqTsXI7FzoD~qOiQ__&Key-Pair-Id=KUT5TJCACFTXG","Mary Owens, chief of planning for the Maryland Park Service, told the Saint Mary’s County Planning Commission on Dec. 14 that the department is near finalizing a master plan for Newtown Neck State Park intended to protect natural and cultural resources while allowing modest public access and interpretation.

Owens said the property, west of Route 5 and accessed from the end of Route 243, includes about seven miles of shoreline and a mix of meadow, agricultural fields, forest and marsh. “It is an absolutely gorgeous property,” Owens said, and the department expects the park to be a regional attraction with connections to the Captain John Smith Chesapeake Trail, the Star-Spangled Banner Trail and the Religious Freedom Byway.

The draft plan, Owens said, was developed after an extensive public process that included an 11‑member citizens advisory committee that met 11 times, two community open houses and online surveys. The Maryland Park Service acquired the property through the department’s 2009 Maryland Province properties effort, Owens said, and reopened the park in February 2014 after Army Corps of Engineers work to investigate and clear inert munitions casings found on the site.

Why the plan matters: Newtown Neck combines sensitive natural systems and archaeological resources with extensive shoreline that the department says is suitable for passive recreation and interpretation. The master plan attempts to balance public access with the protection of wetlands, forest interior habitat and cultural sites.

Key elements described by Owens include:
- A conservation buffer around the neighboring Saint Francis Xavier Church where no improvements are planned.
- Approximately 10 miles of multi‑use trails for hikers and equestrians (the department estimates 2–3 miles already exist).
- Two composting toilet comfort stations (one near Lacey Beach, one at the Russell area), two kayak launches and two paddle‑in campsites (reservations required).
- A modest “turnaround” and minor roadway improvements to formalize visitor circulation; several smaller parking areas totaling about 80–100 spaces in multiple lots rather than a single large lot.
- Reuse and stabilization of existing farm buildings (the Russell House is used as an operational ranger residence; several barns would be retained for storage or agrarian leases; non‑historic deteriorated structures such as the Lacey House are proposed for demolition).

Owens said cultural and archaeological surveys identified roughly 40 known sites and additional features; the park received a Maryland Heritage Authority grant to complete archaeological work and is coordinating with the Maryland Historical Trust on reporting and site protections. She said much of the historically disturbed landscape in the Russell activity area means proposed improvements there would limit digging to shallow depths and favor use of existing cleared areas and structures.

Phase 1 funding and timing: Owens described a multi‑phase, 15‑year framework. She said roughly $700,000 in planned improvements are identified for an initial phase (2015–2020 in the plan documents presented to the commission) to support parking, restroom facilities, picnic areas and stabilization of barns and other buildings. Owens said the park would pursue available grants — she noted a $400,000 federal Land and Water Conservation Fund grant remains available for the property — and that some initial work could begin as funds are secured. Owens said the department anticipates beginning implementation in February (the oral presentation used shorthand that read as “02/2006” in the meeting transcript; DNR staff later told the commission they expected to begin initial projects in early spring as funds and approvals allow).

Environmental constraints and protections: Owens told commissioners that the property is largely coastal plain with low topography, hydric soils and extensive wetlands, and that climate change and flooding were central planning constraints. She said much of the interior forest is non‑tidal wetland and provides habitat for forest‑interior dwelling species and will remain forested; trail work will avoid clearing. Owens said no rare, threatened or endangered species were known on the property at the time of the presentation.

Next steps: Owens said DNR planned to present the draft master plan to the county commissioners the day after the hearing, respond to comments, and submit the plan for DNR secretary review. She told the Planning Commission the department hoped to obtain final approval in early spring and pursue implementation as funds allow.

Commissioners asked procedural questions about future public hearings and the transcript record; Owens said DNR would continue community outreach during implementation and that each project would undergo agency review (including MHT, US Fish and Wildlife Service as needed, and MDE) before construction.

Ending: Owens told the commission she and park staff were available to meet with neighbors and county staff as individual projects proceed. Planning staff did not ask the commission to take formal action; the presentation was informational.","Maryland Park Service officials presented a draft master plan for Newtown Neck State Park, describing extensive natural and cultural resources, proposed low-impact visitor amenities and a phased, 15-year implementation plan with initial funding identified for early improvements.","actionData","errors"]

Article not found

Planning Commission actions: approvals and continuances from Dec. 14 meeting

Real Life Wesleyan Church concept continued after neighbors cite flooding and sight‑line concerns

Planners continue Hollywood Commercial Center concept after community raises traffic and utilities concerns

Maryland Park Service previews Newtown Neck master plan emphasizing conservation and phased visitor facilities