[{"_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",6514507,"mediaKeyId","5029176-36f81ad6eeba57312abc41ceee989ae0","parentId",5029176,"title","Staff outlines zoning text amendments to align county code with state law and agricultural rules","audioSeconds",645,"startMs",6264000,"endMs",6909000,"viewUrl","/Search/View?dp=1&key=5029176-36f81ad6eeba57312abc41ceee989ae0&start=6264&end=6909","thumbnailUrl","https://assets.pipeline.soar.com/5029176-36f81ad6eeba57312abc41ceee989ae0/thumbnail_6264000.jpg","articleUrl","/articles/6514507/Calvert-County/Maryland/Staff-outlines-zoning-text-amendments-to-align-county-code-with-state-law-and-agricultural-rules","mediaUrl","https://secure.pipeline.soar.com/6514507-6859920291d0c2a659ae25d6e380defe/orig.mp4?Expires=1771164120&Signature=T90Fr8WIK4hG92MkmPuMA6edR94orWqJCVzztIovQQ1-l~1lE72kEtZNrFwSiX0NyQZCH4VZzrYdPtQ2jNDQJxzTwwhm9BalvDIpFiA49Fn2ubW9eDIA08FUiognY1WupXeZw9XFejK~aLhavxd0Uxw~Dc9rJX-YXgk7dwu9qyBytHd6Q1ooZi04VX~Ds45U0DO6e~4JoGGQnrInIUmCTlsnL7kW6kZGro8r0HEnoquC7~noVbPiniduXmX1r7yBYv10d4SfwA4aQ~Pl6w~V4Y53x6cHc9oxUA2eDqH75Q4KgenRP8JboLqHPDse6EWjQC30hECNkSmxfhK~Qic67g__&Key-Pair-Id=KUT5TJCACFTXG","author","Calvert County, MD","date","2025-06-19T13:03:49Z","article","Planning and Zoning staff presented a work session June 18 summarizing proposed zoning text amendments (25‑02 through 25‑12) intended to refine the county’s recently adopted zoning ordinance, ensure alignment with changes in state law, and move some agricultural preservation provisions into the forthcoming rules and regulations.

Staff outlined the package of proposed changes, including but not limited to: clarifying the definition of retaining wall (excluding walls under 36 inches from retaining‑wall rules); removing certain Agricultural Preservation Advisory Board provisions from the zoning ordinance and placing them in the updated agricultural preservation rules and regulations; limiting landfill of land‑clearing debris on Agricultural Preservation Districts (APDs) to debris originating on the APD and to not exceed 5% of the APD area; making sand, gravel and mineral extraction conditional uses in APDs with advisory board approval; allowing bed‑and‑breakfasts and food trucks as conditional uses on APDs under defined circumstances; adding a 7,500‑square‑foot cap on garden center/farm supply stores in the Farm and Forest and Rural Community districts; aligning accessory dwelling unit (ADU) size limits (75% of primary dwelling) and removing setback language that would exceed state ADU limitations; revising parking requirements for home day cares; making public utility lines and accessory structures a permitted use in all districts; clarifying when building permits are required for accessory structures (200 sq ft threshold) and when special exception review is needed for accessory structures on lots without a primary structure; and clarifying that final site plan or subdivision approvals are required prior to issuing building permits for category 1 and 2 developments.

Staff explained the policy rationale behind the changes — e.g., removing provisions better suited to agricultural preservation regulations, bringing accessory‑dwelling rules into alignment with recent state legislation, and reducing regulatory friction for small agricultural‑support retail under a size threshold. Commissioners asked for examples of accessory structures under the 200‑square‑foot threshold (sheds, small piers, outbuildings) and confirmed that zoning staff intends to require building permits for larger accessory structures and for projects in the critical area regardless of size.

Why this matters: the amendments are intended to implement the comprehensive zoning rewrite adopted March 1, 2025, resolve outstanding items and ensure county rules comply with state constraints on accessory dwelling regulation and with agricultural preservation policy being codified in separate rules. The item was informational; staff is preparing the formal text‑amendment public‑adoption process and did not seek action at the meeting.","mediaType","Video","parentTitle","Planning Commission Regular Meeting - Calvert County, MD - Jun. 18, 2025","oneSentenceSummary","Planning and zoning staff previewed multiple text amendments (25‑02 through 25‑12) to clarify retaining‑wall definitions, adjust agricultural preservation provisions, relax select accessory‑use rules, revise ADU standards consistent with state law, and clarify permitting thresholds and temporary sign rules.","taxTitle","Calvert County, Maryland","taxId",61673,"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},6514511,"Planning Commission adopts draft 2025 Calvert County annual report and directs staff to file it",641,4973000,5614000,"/Search/View?dp=1&key=5029176-36f81ad6eeba57312abc41ceee989ae0&start=4973&end=5614","https://assets.pipeline.soar.com/5029176-36f81ad6eeba57312abc41ceee989ae0/thumbnail_4973000.jpg","/articles/6514511/Calvert-County/Maryland/Planning-Commission-adopts-draft-2025-Calvert-County-annual-report-and-directs-staff-to-file-it","https://secure.pipeline.soar.com/6514511-5d1a6e5d21cdde500b58f3e313d61c64/orig.mp4?Expires=1771164120&Signature=PPdw~powFcOoFQykhpqiTEIHIvuGhqQw05FGmpvLzHYhcmOviBYXmboL71pJtnM8qcUL5VDTJm9hyiR3cnRjW0JdGF~0~IYN3rlg8W8y~Gp7RuDWtfzhNrCdA2qtnGyQINBFbg9x6I4Og8ZXPUHr84eTRwFueoXqBdOx-PLgoHdl3MtTXt4kc2hgBl2pms8PYIQQ-~9WKeqPX6Qw6BahzHy9RqGBXFpD~gOCcPBxmpsnCDd-HTZpAoeYh87EnRANk10hAr5kWWR34doA16Zxq2~ycGdrkKD-HUCi~VBTkhYc-YEVDyYnrE7iR9MK~BlzTEDq6c~zfg-jYgiMkei12g__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted June 18 to adopt the draft 2025 Calvert County Maryland annual report and directed staff to file the report with the Board of County Commissioners and then forward it to the Maryland Department of Planning, as required by state law.

Tay Harris, long‑range planner, summarized the report’s focus on development activity inside and outside the Priority Funding Area (PFA), capacity figures from 2018 (noted for planned update pending zoning ordinance adoption), permit and subdivision statistics for 2024, and program activity including capital projects and environmental and resilience efforts. Harris reported specific 2024 figures: 104 new residential permits (52 inside the PFA, 52 outside), nine approved minor subdivisions, no major subdivisions recorded in 2024, 18 approved and recorded site plans, and 21 funded capital improvement projects. The draft report also states that, as of Dec. 31, 2024, Calvert County had preserved 32,639 acres toward a comprehensive‑plan goal of 40,000 acres for agricultural preservation.

Commissioners discussed filing logistics and statutory sequence. One commissioner noted the report is presented to the Board of County Commissioners and then a copy is filed with the Maryland Department of Planning; the motion the commission adopted instructed staff to file the draft and route it per the statutory process. The motion to adopt and file the draft report passed by voice vote recorded as 6‑0.

Why this matters: the annual report is a statutory requirement under Maryland law and provides a snapshot of development activity, capacity, preservation progress and policy implementation that informs county decision makers and state reviewers. Staff said an update to the development capacity analysis is planned once the county’s new zoning ordinance is adopted.","The commission adopted the county’s draft 2025 Maryland State annual report and directed staff to file it; commissioners clarified filing protocol (file with Board of County Commissioners, then forwarded to Maryland Department of Planning).",{"_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},6514514,"Planning Commission opens 60‑day review for Dunkirk Town Center master plan chapter",410,4551000,4961000,"/Search/View?dp=1&key=5029176-36f81ad6eeba57312abc41ceee989ae0&start=4551&end=4961","https://assets.pipeline.soar.com/5029176-36f81ad6eeba57312abc41ceee989ae0/thumbnail_4551000.jpg","/articles/6514514/Calvert-County/Maryland/Planning-Commission-opens-60day-review-for-Dunkirk-Town-Center-master-plan-chapter","https://secure.pipeline.soar.com/6514514-c15589d2d5f1eca18e3f930be914d378/orig.mp4?Expires=1771164120&Signature=kmprSMMYWsZAHTgor9WwGvZswuStuXRtMdbLQ7B1wjEQBQUWufGvOnTt53Dv51eCOq0JZNGXJWk4aOn~SxwkRlwngB9uv6AHvVjjKFZDJ9OOgz3kD9CbGk231p1MWvGcaQG013MhNQz7J4CYcnjd8jYyZFAUfl7oJZWo2md1qqPrqlbHM9DwGOER3gJibpS7E6EhLYaoe3Wl1zeIaDX9X-McUPqBEgq2TgKGq-ecYR6hjXaUw-mj3PlfkEVW2ly1txYOja8H8O6AdsA~3avaoYkGsOLMMrEN3nhlkMb1fgILizsNdIQFf5-YMIga2OMMsCPV4rpjRZoeor2puQOUsw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on June 18 directed staff to initiate the required 60‑day comment period for Chapter 3 of the town‑center master plan update, covering the Dunkirk Town Center.

Kat Lockwood, planner II, summarized the draft: the county is updating town center master plans in a streamlined format and prioritized older plans; staff presented draft Chapter 3 for Dunkirk after prior review of format and content. Lockwood said the draft had been revised following the commission’s prior request to check two data points: the unemployment rate (the Census‑derived data table indicated the unemployment rate was less than 1% and the draft profile was updated to reflect that) and the Solomons median‑income figure (which appears lower because it reports individual rather than household income and includes a larger retiree population). Staff also removed a previously suggested tree‑preservation goal from the Dunkirk draft because most forest cover there is associated with forest conservation areas and parkland rather than large continuous headwater forest areas — a preservation goal was retained for Prince Frederick where it was judged more appropriate.

During discussion Commissioner Freeland moved to forward the draft chapter for the 60‑day comment period; the motion was seconded and passed on a 6‑0 vote. Staff noted a brief written response to comments had been emailed to commissioners earlier the same day and that more detailed responses could follow if the commission requested them.

Why this matters: the town‑center master plan chapters inform land‑use guidance and future implementation priorities for redevelopment and public investments in town centers. The chapter‑by‑chapter approach is intended to accelerate updates for the county’s oldest town‑center master plans and to align master‑plan recommendations with current data.

Next steps: staff will circulate the draft Chapter 3 to required jurisdictions and stakeholders for 60‑day comment and will return to the commission with any substantive comment responses and recommended revisions, if needed.","The commission directed staff to send draft Chapter 3 (Dunkirk Town Center) for the statutorily required 60‑day public and interjurisdictional comment period after staff addressed two data corrections and removed a recommended tree preservation goal.",{"_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},6514519,"Planning Commission approves Armory Pavilion site plan for Prince Frederick; pavilion to reuse armory bricks and receive state grants",866,3644000,4510000,"/Search/View?dp=1&key=5029176-36f81ad6eeba57312abc41ceee989ae0&start=3644&end=4510","https://assets.pipeline.soar.com/5029176-36f81ad6eeba57312abc41ceee989ae0/thumbnail_3644000.jpg","/articles/6514519/Calvert-County/Maryland/Planning-Commission-approves-Armory-Pavilion-site-plan-for-Prince-Frederick-pavilion-to-reuse-armory-bricks-and-receive-state-grants","https://secure.pipeline.soar.com/6514519-505ab085308e6dd317234b6794046b4d/orig.mp4?Expires=1771142725&Signature=W10yAEa6ln1Z7qYequPSwNP1jD6HV0iVoVQ9LX1ff1J61ts5fhJZrHklZgaknW~F2omecGwHSz2h02KhIFHr1n3X9PEbWMZbi4drRRYOGC9K-uYEGcxzMONA82p~RQe6Ap5e6qhaTAh26xlk3WEEJpRg7n7xwN53ftAWaLjKGvDEbJiBG~5Q06D6-GpqFAl~UYjlKHgDyHYRkOxDOv0fPD36sYtnyDbRqcgg5AsITzkAnYcR6HFXKuwQZTCo7k8dSl98Sf4cTbNL0Z7RZiUwQafvS5wWy1wMavfTGqSjjKpj71atamO7UKK-22-ExtUyxY9iB4jPed-eLEdJKLnrwQ__&Key-Pair-Id=KUT5TJCACFTXG","The Calvert County Planning Commission voted June 18 to approve detailed site plan SPR 143255 to redevelop the former Prince Frederick National Guard Armory site into a publicly owned open‑air pavilion and a renovated storage building.

Planning staff described the proposal as a combined public building and park facility on two parcels in Prince Frederick totaling 4.886 acres in the Newtown subarea. Christine Fenimore, principal planner, told commissioners the application proposes “a publicly owned and operated open air pavilion, just over 13,500 square feet, façade and interior updates to the existing storage building just under 5,000 square feet for a total building square footage of 18,298 square feet.” She said the Department of Public Works had reviewed and approved the project’s traffic impact analysis in May 2025, and that the site plan had agency comments attached for final plan approval.

The project includes parking (64 spaces required per staff calculations), green space, a memorial element incorporating salvaged memorial bricks, stormwater management, and reuse of the existing building for restrooms, storage and flexible space. Jared Kosko, director of public works, confirmed plans to incorporate the salvaged bricks into a memorial feature and said roughly 600 bricks had been preserved.

Planning staff recommended conditional approval with three standard conditions: that commission approval be conditional pending final site plan engineering review, that all outstanding agency comments be addressed before final approval, and that the conditional approval expire after 24 months if final approval is not obtained. Commissioner Freeland moved to approve SPR 143255 with the staff recommendations; the motion was seconded and the commission voted in favor. The clerk noted one commissioner had logged off during the vote; the final tally recorded in the minutes was 6‑0 in favor with one member absent.

Why this matters: the pavilion is a publicly owned recreation and cultural facility in the Prince Frederick town center area and was awarded four state grants for demolition, design and construction. Parks and Recreation staff said the facility will be managed primarily by Parks and Rec, with Economic Development and other county departments supporting events such as farmer’s markets, food trucks and seasonal uses including a potential winter ice rink under the pavilion.

Commissioners asked about site circulation for vendor and food‑truck events, retaining walls and rear maintenance access, incorporation of a bronze plaque from the original armory, and whether crosswalks or pedestrian signals would be provided at the Armory Road access; staff said the intersection will remain unsignalized (a three‑way stop) but will include crosswalks as part of the Armory Road improvements associated with nearby development. Planning staff noted the site plan packet was an engineering document (35 pages) and that final engineering and agency comment resolution would occur before issuance of any building permits.","The commission approved site plan SPR 143255 to redevelop the former Prince Frederick National Guard Armory into a publicly owned open‑air pavilion and refurbished storage building. The project has four state grants and an approved TIA; approval was conditional and the planning commission vote was 6‑0.",{"_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},6514524,"Calvert County staff brief planning commissioners on traffic-impact analyses, signal timing and study scope",2352,733000,3085000,"/Search/View?dp=1&key=5029176-36f81ad6eeba57312abc41ceee989ae0&start=733&end=3085","https://assets.pipeline.soar.com/5029176-36f81ad6eeba57312abc41ceee989ae0/thumbnail_733000.jpg","/articles/6514524/Calvert-County/Maryland/Calvert-County-staff-brief-planning-commissioners-on-traffic-impact-analyses-signal-timing-and-study-scope","https://secure.pipeline.soar.com/6514524-6772468a0189c294d3bf234462ac4d89/orig.mp4?Expires=1771164120&Signature=dmqYzdYrQl88dEraIc81TMbKPB2s7UiOwiBGi3eV1hxhAFDsw5gjOj9Bw6JLgsS8xbLyHWgK3WHSVzQ3ETnvuumeCeY00oT-LhnsMWLlTD5xxG9ktkkziqC7Amvil0KzssTX3790IItIduQJTNrEIq7XokNi5ATjXJh1IO0TCmtcrhmmyQFc~VV66Tcp0gyd-bvPP0cd5Vw5ftS0qHPcj0KOpJ6Nq~kMRp3j5ykzrQcCjePNNsZMwYoDEPHMdp8u-n~Jx5ouZDYO7i3DOFMKUgIkKRDN~E4ofKRlW7wAkKy2nD8-kdTzS6WRXjB~MQMbJZaILowZcfuDb3qkeDJa0A__&Key-Pair-Id=KUT5TJCACFTXG","Calvert County Public Works staff gave the Planning Commission a technical briefing June 18 on how traffic impact analyses (TIAs) are prepared, how signal timing and level-of-service metrics are calculated, and how study areas are defined for proposed development.

The presentation outlined standard practice for traffic studies: field counts (usually by 15-minute turning-movement counts or video), peak‑hour selection, use of the Highway Capacity Manual methodologies and microsimulation tools such as Synchro/SimTraffic, and trip‑generation estimates derived from the Institute of Transportation Engineers (ITE) manuals. A county traffic analyst summarized: “Level of service … is sort of a grade that we give, like, intersections and segments of roadway and how well they're operating.”

Commissioners and members of the public pressed staff on several recurring concerns: whether the State Highway Administration’s (SHA) corridor signal timings are properly maintained and reoptimized, how emergency‑vehicle preemption affects coordinated systems, and whether the typical study-area radius (often one mile or to the first major intersections) captures regional commuting impacts. Staff said SHA uses coordinated timing for many Route 2/4/231 signals and that the county and SHA perform periodic reviews; they also confirmed emergency preemptions can temporarily “throw the whole system off” and require multiple cycles to reestablish coordination.

Why this matters: traffic studies determine whether mitigation is required for new development, and mitigation (from turn lanes to signal work) can materially affect project feasibility and concurrency with county policy. Commissioners noted repeated citizen complaints focused on choke points—Stokely Road and Dunkirk were singled out—and asked whether study areas and the county’s Adequate Public Facilities (APF) procedures were broad enough to capture the worst operational impacts. A commissioner proposed a policy change to require town‑center developments to include all town‑center intersections in TIAs; staff said the APFO ordinance and the director of public works retain discretion to expand study areas.

Key technical points and staff clarifications included:
- Data collection: TIAs use recent turning‑movement counts (now often video) to identify the worst 60‑minute peak window; those counts are then grown to a future build year and combined with ITE trip rates to produce future no‑build and build conditions.
- Level of service (LOS): LOS is calculated from average control delay (seconds per vehicle); the county typically treats LOS C as adequate on county roads, whereas SHA corridors often accept LOS D as adequate.
- Signal timing: Signals may be isolated, coordinated (pre‑set plans by time of day), or adaptive. The county has coordinated corridors but not system‑wide adaptive control; staff said adaptive systems help non‑peak variability but may not materially improve peak‑period congestion.
- Study-area scope: The standard study area is tuned to capture intersections directly affected by a site; staff said they sometimes expand the study area (as they did for a recent Prince Frederick case) when impacts plausibly extend to additional intersections.
- Mitigation and responsibility: Major corridor fixes (for example Route 4 widening phases including the Stokely Road area) are SHA projects that require state funding; staff and commissioners agreed county staff will continue pushing SHA for design and construction funding but that it is difficult to require developers to pay for large state corridor projects.

Commissioners emphasized regional traffic growth—commuters traveling beyond local mile radii—and asked staff to consider how study scopes and APF rules reflect that reality. Staff reiterated that TIAs are estimates based on accepted practice, and that the director of public works can expand study areas or require additional analysis when warranted. The briefing closed with staff offering to share TIAs they receive (they are shareable on request) and reaffirming that modeling inputs, counts and assumptions are documented in each TIA.","County staff explained how traffic impact analyses are prepared and interpreted, discussed signal coordination and maintenance, and answered commissioners’ questions about study areas, data sources and mitigation options including state-led road widening projects.","actionData","errors"]

Article not found

Staff outlines zoning text amendments to align county code with state law and agricultural rules

Planning Commission adopts draft 2025 Calvert County annual report and directs staff to file it

Planning Commission opens 60‑day review for Dunkirk Town Center master plan chapter

Planning Commission approves Armory Pavilion site plan for Prince Frederick; pavilion to reuse armory bricks and receive state grants

Calvert County staff brief planning commissioners on traffic-impact analyses, signal timing and study scope