Planning commission recommends rezoning of Great Mills Goddard Road property to mixed‑use

The St. Mary's County Planning Commission on Feb. 24 recommended that the county commissioners rezone an 8.27‑acre property at 20698 Goddard Road in Great Mills from Rural Preservation to Mixed Use Medium Intensity and include it in the Lexington Park Development District. The commission voted 5–2 to forward a favorable recommendation to the Board of County Commissioners.

The rezoning request, filed by property owners Robert and Robin Belden and presented by agent Christopher Longmore, seeks to change the land‑use designation and corresponding zoning to MXM (Medium Intensity Mixed Use). Longmore told the commission the application is being presented as a “substantial change” case rather than a claim of a prior zoning mistake and asked the commission for a favorable recommendation to the county commissioners.

Commissioners considered several factors in their deliberations: the property’s proximity to existing MXM and industrial parcels on Maryland Route 5, recent commercial activity nearby (including a relocated post office), and the long‑planned — but currently delayed — state road improvements at the Route 5/Route 246 intersection. County staff and agency comments entered into the record showed no formal objections from reviewing agencies; Longmore said he had also handed up additional agency comments, including capital‑facilities notes from the Department of Public Works and a “no comment” from the State Highway Administration.

Applicant plans and neighborhood character Christopher Longmore and Robert Belden described the owners’ intent as a low‑intensity mix of office, light manufacturing and maintenance space intended to serve Department of Defense contractors and other local businesses. Longmore said any future site‑specific development would require the usual concept and final site plans and permitting. Owner Robert Belden, who said the site is currently a hayfield, told commissioners: “This is a hayfield right now,” and that his family intends to use the property for a modest combination of office and light manufacturing to avoid leasing expensive off‑site space.

Traffic, road funding and timing Several commissioners and members of the public raised traffic and timing concerns. Commissioners noted that major state road work referenced in the staff report — improvements to Maryland Route 5 near the Great Mills/Point Lookout Road intersection — has been placed on a long funding horizon in state documents. Commissioner comments stressed that until those improvements are completed, traffic at the Route 5/Indian Bridge/Great Mills Road area can be congested and any new development would need to address adequate public facilities and traffic impacts when site plans are submitted.

Neighborhood impacts and buffers Commission members also emphasized protecting adjacent residential properties during later site‑plan reviews. Commissioners asked applicants to expect careful scrutiny of setbacks, buffer yards and landscaping if the property is developed. Longmore acknowledged those concerns and said that any future development would be subject to the county’s buffer and setback rules and to agency review.

Public and agency review Staff noted the required public notices were published and certified mail receipts were added to the record. The application has been in process since January of last year, Longmore said, and the Maryland Department of Planning had reviewed the proposal without objection; other agencies either had no comment or provided conditional comments. Longmore also cited county population figures and said the county population had increased about 9% since the last comprehensive plan (presenting census‑derived numbers for the record).

Vote and next steps The planning commission’s recommendation will be transmitted to the Board of County Commissioners for a public hearing; staff materials indicated that the board normally schedules the public hearing within 60 days after receiving the planning commission’s recommendation. The board of county commissioners will make the final decision on the zoning map amendment and any change to the Lexington Park Development District boundary.

Clarifying details and record items: the application was for Zone 240040 (Goddard/Belden property); staff listed the property address as 20698 Goddard Road, Great Mills; the applicant supplied additional agency comments (capital facilities and State Highway Administration items) for the record. The planning commission’s recommendation was recorded and forwarded to the county commissioners for final action.