Planning commission approves Prince Frederick assisted‑living concept plan, adds sidewalk requirement

The Calvert County Planning Commission voted to approve the conceptual site plan for CSPR 143166, a proposed Prince Frederick assisted living and memory care campus, and added a requirement that the developer provide a continuous sidewalk along the property’s Armory Road frontage.

Christine Venimore, principal planner, told the commission the concept plan covers 22.18 acres in Prince Frederick (Armory Road frontage, Tax Map 24, Parcel 779 and part of Parcel 598). Staff described the project as a main assisted‑living and memory care building (about 69,251 square feet total, with roughly a 41,300‑square‑foot footprint), 98 beds, and 20 single‑story market‑rate duplex cottages intended for senior rental use. Venimore said required parking is 95 spaces (the applicant proposes meeting that requirement, including 44 ADA spaces) and that the project has submitted a traffic impact analysis that is under Department of Public Works review with only minor comments.

The applicant’s representative, Doug Cooper of SHA Capital Partners, clarified the cottages are market‑rate senior rental units and “no assisted living or memory care is gonna be in those cottages. It’s only the main building that will be a licensed assisted living building.” The civil engineer explained that installing a sidewalk along the frontage would require a retaining wall adjacent to an existing stormwater management pond but said the team could make the sidewalk fit if the commission required it. The traffic consultant (Wells and Associates) identified mitigation likely limited to signal‑timing adjustments at the Solomon Island Road/Church Street/Hollowing Point intersection.

Commissioners pressed staff and the applicant about pedestrian access to downtown Prince Frederick and public safety for future residents. Several commissioners said continuous sidewalks are important for senior walkers; staff and the engineer noted right‑of‑way, topography and an existing pond complicate a sidewalk on the site’s frontage and suggested bike lanes and signage as an alternative discussion point with DPW. After debate, a commissioner moved to approve the concept plan with staff’s four recommended conditions and a modification adding sidewalk across the front of the property “from end to end.” The motion was seconded, a roll call was held, and the motion passed 7–0.

Staff told commissioners that the approval is for the conceptual stage only; the project must return for detailed and final site plan approvals and still must meet forest conservation, stormwater, landscaping, lighting and adequate public facilities requirements.

The commission’s action was procedural in nature: it approved the concept plan with conditions and a modification. The developer may now proceed to prepare the detailed site plan and address outstanding DPW comments and the staff conditions cited in the packet.

Next steps: the applicant will advance a detailed site plan (required before permits) and continue coordination with DPW on traffic mitigation and sidewalk feasibility. The planning commission’s recommendation and conditions will be included in the file forwarded to subsequent review stages.