Calvert County planning officials held a public input meeting in Owings on the county’s proposed Town Center Master Plan updates, presenting a multi-step timeline and a proposed boundary expansion that has drawn concern from nearby residents.

Jason Brinkley, director of planning and zoning, opened the meeting and described the session as the start of a community conversation on “the next chapter for Owings,” saying the county will take public feedback, return to the Planning Commission in November, and brief the Board of County Commissioners in December before further workshops in the new year.

The presentation explained that the master plan update will consolidate town-center master plans into one document, with a first chapter applying to all town centers and subsequent chapters (2–8) addressing individual centers; Owings is Chapter 4. Tamara Blake Wallace, deputy director for planning, said the master‑plan work ties to the county’s 2019 Comprehensive Plan and the county zoning ordinance update. Tay Harris, long‑range planner, described an online public survey run July 23–Aug. 25 that attracted 214 participants.

Why it matters: the county’s proposed expansion area (shown in the presentation as about 88 acres adjacent to the existing town center) would fold some Employment Center (EC)‑zoned parcels into the Owings Town Center boundary. That change affects what uses are allowed and whether some current uses would become nonconforming under alternative designations. Planning staff said the EC districts historically underperformed and the comprehensive plan recommended incorporating them into town centers where appropriate.

Key facts from county staff and the survey: the Owings Census‑designated population was 2,475 in 2023 (2,483 in 2020); the existing town center boundary contains 47 parcels totaling 65 acres (16 commercial parcels, 10 commercial‑residential, 20 residential, one agricultural). The proposed expansion area covers about 86 acres across nine parcels, where current land uses are predominantly residential (89%) and agricultural (11%). The online survey showed 39% of respondents preferred keeping the area a town center while 61% preferred redesignation to a rural commercial district; the top priorities named were land use, environment and natural resources, and parks and recreation.

Options presented: staff outlined four approaches under consideration — retain the existing town center designation; classify Owings as a minor town center (smaller scale, mainly one‑story uses); classify it as a major town center (larger nonresidential draws, likely needing public water/sewer); or convert it to a Rural Commercial District (RCD) intended to keep small‑scale businesses and a rural character. Staff cautioned that redesignating to RCD could create nonconforming uses (uses currently allowed in the town center that would not be permitted in RCD).

Public response and next steps: residents questioned the proposed expansion and sought clarity on whether the county plans to acquire or force changes to private property; Brinkley answered that the map is a “vision” and the plan does not take land — it would only change the future land‑use designation and the list of permitted uses if property owners or prospective buyers chose to pursue development. Several speakers asked for clearer outreach as not all households received postcards; staff said they will expand notifications and create an email group for meeting participants.

Quotes from the meeting: Harris said the survey was intended “to gather feedback for the vision for the Town Center.” Resident Brianna Bozzo said the plan shown online led her to believe “the roundabout is going right on my driveway.” Resident Maureen Dawn said, “My house is in the area that is designated town center.”

Ending: Planning staff said the master plan update process will continue for the next 12–18 months as a general goal but that timing depends on the scope of public comment and technical issues identified. Materials presented at the meeting will be posted on the county master plan update webpage and staff encouraged residents to sign up for email updates.