Public hearing opens on Pax River Village rezoning after Navy urges caution

A public hearing opened June 24 as the Commissioners of St. Mary’s County considered a comprehensive-plan and zoning-map amendment for four parcels in the Pax River Village Center in Lexington Park, a proposal that would change the sites’ land-use and zoning to “mixed use high intensity” (MXH) outside of the air‑installation compatible use (AQ/APZ) areas.

The applicant, Atlantic Realty, presented a plan to continue redevelopment of the Patuxent River Village Center and seek rezoning for areas outside the AQ line to support a mixed‑use project with housing, retail and a proposed day‑care center. “We’re really here to talk about their phase 2 of their project today,” attorney Chris Longmore told the commissioners, adding the developer “followed both that guidance and the guidance of our current zoning ordinance relating to the AQ zone” and presented a concept plan to the Planning Commission before seeking the rezoning.

The Planning Commission recommended the zoning map amendment by a 4–3 vote and approved the concept site plan 6–1; the commissioners held the public hearing after staff described the requested map and zoning changes and the legal standards the board must consider.

Naval Air Station Patuxent River’s commanding officer, Capt. Doug Burfield, urged the county not to approve the rezoning. “Naval Air Station Patuxent River … recommends that the commissioners of Saint Mary’s County do not approve this zone change,” Burfield said, citing the property’s proximity to the station’s Accident Potential Zone 2 (APZ‑2), the flight path for Runway 6 and noise contours that place the site inside the 60‑decibel contour noted in a 2019 noise study. He told the board a new ACU study is scheduled for completion by the end of the calendar year and warned that “decisions made prior to the release of this study may not be based on the most accurate information.”

Multiple residents and community leaders spoke in support of the rezoning at the hearing. Joan Sullivan Cowan told commissioners that townhomes would provide housing needed for “new hires on the Navy base, the sheriff’s department and our public schools,” and added the proposed site is outside the APZ area. Troy Cowan, a longtime resident, said the county needs housing and that disclosures already warn buyers about aircraft noise: “When we bought our house 10 years ago, we signed the real estate disclosure.” Bert Johnson noted the YMCA intends to operate a child‑care center planned for the redeveloped shopping center and described the YMCA’s capacity and experience in childcare.

County staff and the applicant said the rezoning request applies only to parcels or parcel portions outside the AQ/APZ lines and that the proposed design incorporates noise‑attenuating construction and other measures. Longmore said the developer’s phase 1 work removed deteriorated buildings within the AQ and APZ‑2 areas and that current proposals are intended to meet AQ guidance, while also supporting county revitalization goals for Lexington Park.

The commissioners left the record open for seven days; the public comment period will remain open until close of business July 1, 2025, and the board is scheduled to take a final decision on the Pax River zoning map and plan amendment at its July 15 meeting.

Why it matters: The request pairs local redevelopment goals for Lexington Park with concerns from NAS Pax River about resident safety and noise exposure adjacent to flight operations. The board must weigh county redevelopment policy and the Planning Commission recommendation against safety and compatibility concerns expressed by the base and community members.