Owner seeks rezoning for 8.27-acre Goddard Road parcel; commissioners hold public hearing

The Commissioners of St. Mary’s County opened and closed a public hearing April 29 on a request to change the land‑use and zoning designation for 20698 Goddard Road in Great Mills from Rural Preservation to Mixed Use Medium Intensity and to add the property to the Lexington Park Development District.

The rezoning application, filed by property owners Robert and Robin Belden, would change the parcel’s land use and zoning to MXM (Medium Intensity Mixed Use). The applicant’s attorney, Chris Longmore, told commissioners the owners’ intention is to develop a DOD‑support facility for IPT Corporation with office, light manufacturing and maintenance uses and that they currently “have no intention to develop this with any residential use.”

County planning staff told the board the parcel is 8.27 acres and lies immediately adjacent to existing MXM zoning along Route 5. Under MXM rules the base residential density ranges from 1 to 5 dwelling units per acre and can rise to 25 units per acre and up to 30 units per acre with the purchase of TDRs; staff noted RPD zoning would generally allow 1 dwelling unit per 5 acres. Commissioners and staff discussed the significant potential density difference between the current designation and the maximums allowed in MXM during a later site‑plan review and cautioned that rezoning alone does not approve any site plan.

In discussion, Commissioner Mike Hewitt asked how many units could be built “now” and the staff response quantified the difference in allowed densities and repeated that any specific development would require planning commission review and a separate site plan. Longmore emphasized the rezoning request is a preliminary zoning change and that any future project would return to the planning commission for public review and notifications to owners within 200 feet.

One resident, Jesse Grumbles of 20583 Goddard Road, spoke during the hearing and opposed the request. Grumbles described the neighborhood as “a rural area” near the St. Mary’s River and said traffic at the Maryland Route 5/Great Mills Road intersection already causes significant delays. “I do think it would be a big mistake to proceed with doing this,” Grumbles said, adding that he believed the change would hurt nearby property values.

The county’s planning commission recommended approval by a 5–2 vote at its February hearing; planning staff circulated agency reviews and reported no adverse comments from reviewing agencies. Longmore said the Maryland Department of Planning reviewed the application without objection but provided criteria for the commissioners to consider when deciding whether to expand the Lexington Park Development District boundary.

No final rezoning vote was held April 29. The commissioners closed the public hearing and left the written public comment period open for seven days, through close of business May 6, 2025; staff said comments could be submitted by email (CSMC@STMarysCountyMD.gov) or U.S. mail (PO Box 653, Leonardtown, MD 20650). If the commission approves a map amendment, Longmore reminded the board that the applicant would still need to submit engineered site plans and obtain planning commission approval and any necessary permits before constructing the proposed facility.

Why this matters: The request would change a small parcel’s designation from rural preservation, meant to protect open space and resource‑based uses, to a designation intended to allow clustered commercial and residential uses adjacent to transportation corridors. Commissioners noted that such boundary expansions raise questions about long‑term planning as the county updates its comprehensive plan.