Planning commission recommends rezoning to allow Salt Life Park expansion; several site-plan waivers approved

The Worcester County Planning Commission on Thursday recommended rezoning a parcel adjacent to Salt Life Park from R-2 (suburban residential) to R-4 (higher-density residential), a change applicants said would allow a continuation of the mobile-home-style community known as Salt Life Park and enable an infill development they describe as more affordable for year-round residents.

The recommendation followed a lengthy presentation from Hugh Propper, who said he represented the applicant, Salt Lake Homes LLC, and testimony from owner Mark Odychowski about improvements already completed at Salt Life Park phases 1 and 2. Commissioners heard technical testimony on wetlands mapping changes and public-facility capacity before voting to recommend the rezoning.

Why it matters: The commission framed the request as infill development that continues an existing community and is consistent with the county comprehensive plan’s stated objective to concentrate development in appropriate areas. Commissioners cited recent growth in the neighborhood, re‑delineation of critical-area maps, and existing amenities at Salt Life Park as reasons supporting a finding of “substantial change in the character of the neighborhood” since the last comprehensive rezoning.

What was presented and discussed - Applicant’s case: Attorney and representative Hugh Propper told commissioners the parcel had been bisected by a zoning line when the 2009 zoning map was adopted and argued that land-use changes and nearby development justify rezoning. He said the change would allow the continuation of Salt Life Park (phase 3) and cited the county comprehensive plan’s emphasis on infill development. Propper summarized the applicant’s three-part case: define the neighborhood, document change in its character, and show that rezoning better implements the comp plan. - Owner’s remarks: Owner and developer Mark Odychowski described prior work at Salt Life Park (maintenance, new amenities such as a pool, pavilion and mailbox center) and said the proposed phase would use the same entrance and amenity center already built for earlier phases. - Critical-area mapping and wetlands: County staff and the applicant’s environmental consultant addressed an updated critical-area map and a re‑delineation of wetlands that reduced the area classified as regulated critical area on the subject parcel. Staff said Maryland Department of the Environment (MDE) concurrence on the revised delineation had been obtained for the phase‑3 area discussed in the application. - Public facilities and sewer capacity: Commissioners asked whether sewer “EDUs” (equivalent dwelling units) and water capacity were available. Staff and other speakers said the parcel lies in the Mystic Harbor service area and that the property currently has an allocation of seven EDUs, one of which serves the owner’s house, leaving six available for future connections; they also discussed options to obtain capacity through West Ocean City sewer or other mechanisms but noted the timing and cost of available EDUs could affect buildout timing. - Density and character concerns: Commissioners noted that R-2 allows six units per acre and R-4 allows eight units per acre, but several said site constraints (setbacks, roads, wetlands) may limit the number of buildable units regardless of the change in zoning.

Outcome and next steps The commission voted to recommend the rezoning from R-2 to R-4. The motion on the record asked the commission to find a substantial change in the neighborhood since the 2009 zoning map adoption and that the rezoning would be more consistent with the county comprehensive plan. A formal vote to forward the recommendation was recorded and the motion carried.

Votes at a glance (other actions recorded at the same meeting) - Motion to send concerns about Board of Zoning Appeals case 25-27 to the DZA (Development/Zoning Authority): commissioners voted in favor; outcome: motion passed. - Irrigation waiver (Lewis Hill House LLC, boat storage parcel): commissioners approved a waiver from irrigation/landscaping watering requirements for a three-acre parcel to be used for boat storage; outcome: approved. - Major site-plan and landscaping waiver (Riverview Park): the commission approved the Riverview Park major site plan, including waivers for landscaping/irrigation and an upgraded wastewater treatment plant, and recommended approval with the requested waivers; outcome: approved. - Nonprofit sports facility (phase 2 expansion of an existing baseball training facility): commissioners approved the site plan with conditions that the applicant add a canopy over the west-side door and decorative facade features (applicant agreed to decorative or “fake” windows to break up the facade); outcome: approved with conditions.

Details commissioners and applicants emphasized - Service-area and utility limits: Staff and applicants said the parcel is in the Mystic Harbor service area and currently has seven EDUs allocated; one EDU is in use for an existing dwelling on the property, leaving six. Several commissioners urged that any future development plan show how EDUs or sewer capacity would be obtained prior to final approvals. - Critical-area remapping: County staff described an ongoing update to critical-area maps across the county, using newer GIS data; for the subject parcel the updated map reduced the area regulated as critical area, which the applicant argued makes the parcel more suitable for infill. - Compatibility and design: Commissioners recommended design features (canopy and facade breaks) for the nonprofit facility to reduce visual impact and insisted on documenting setbacks, parking and landscaping in final plans.

Attributions and sources Comments, technical testimony, and the primary presentation on behalf of the applicant were delivered on the record by Hugh Propper (representative for Salt Lake Homes LLC), Mark Odychowski (owner/president, Salt Lake Homes LLC), Frank Lynch (registered professional surveyor), and an environmental consultant, Chris Matejev. County staff also presented supporting maps and answered questions about the comprehensive plan, critical-area map updates, and service-area EDUs.

Taper/What’s next The Planning Commission’s recommendation will be transmitted to the next decision-making body as required by county process. Applicants and staff noted that availability of sewer and water capacity and final site details will determine the timing and scope of any final approvals and construction.