[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6358302,"mediaKeyId","2212666-ef53f3a8eee4179a39a4d33830276257","parentId",2212666,"title","Developers present revised Wicomico Shores concept plan; staff and recreation officials urge collaboration on wetlands, drainage and course impacts","audioSeconds",1457,"startMs",7907425,"endMs",9365040,"viewUrl","/Search/View?dp=1&key=2212666-ef53f3a8eee4179a39a4d33830276257&start=7907&end=9365","thumbnailUrl","https://assets.pipeline.soar.com/2212666-ef53f3a8eee4179a39a4d33830276257/thumbnail_7907425.jpg","articleUrl","/articles/6358302/St-Marys-County/Maryland/Developers-present-revised-Wicomico-Shores-concept-plan-staff-and-recreation-officials-urge-collaboration-on-wetlands-drainage-and-course-impacts","mediaUrl","https://secure.pipeline.soar.com/6358302-f97d3ed217d7bb3190841baea708de22/orig.mp4?Expires=1771146098&Signature=MpwrMGXlSmnoG83ofph5a2Od51uyDAZDTLm2WfT~tsGc63RJ~OY3lhWrwcEjXmZRWFptFGeHMdUajoHoKy~kwZxAiY-oSW5EhYm9Lfv-7tYKWW-U-vHOqYe1qry52YY6re4FQX8O8xtxExA007BuMdgbxG8~JwoywFNNQbRcvP77MktOh~HPQhsXa7~iQ-hEmUZmpvyRwDjl8rq5eqAs9tMkfmxsC8uh1gBUcQACXAv9GqVH0AWJZStzwIeS74w6R91m46qmqSdyGaYetPvTfgtv2Z3Ybwol4lROkDxfStvfx7pFBAupSqJE~F4T0bSj91QnqYY4isaCVR6-ZGhKTg__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-02T19:29:50Z","article","Developers presented a revised overall concept development plan for Wicomico Shores on April 10, 2010; the presentation outlined a lower density alternative, wetlands delineation, and the effects of newly adopted state stormwater regulations on developable lots.

Larry Day presented the concept, noting the site contains roughly 226.03 acres, about 41.57 acres of which lie within the critical area. He said staff and engineers field‑delineated wetlands and specimen trees and that the new state stormwater regulations substantially change how the project must handle runoff: \"Since we were that far along... there's about 83 (lots) that would be affected\" under the new regulations, he said.

Day said existing water and sewer infrastructure (a Bio‑Let rapid infiltration system) is in place but the treatment plant serving the area is at or near capacity and would need upgrading for additional service; he estimated prior cost discussions put an upgrade at about $1 million. He described existing access patterns (the area is fed by a primary public road) and noted the project proposes to upgrade Coffee Hill Road and other internal roads; the developer also said some recorded lots in older plats are not buildable due to wetlands, steep slopes or hydric soils and that their plan includes a cushion to reallocate those rights to developable parcels.

Recreation and Parks director Phil Rollins said the golf course and driving range have site‑specific concerns, including existing encroachments onto developer land and the need to avoid fairways and tee impacts; Rollins also welcomed the possibility of cooperating on irrigation reuse and stormwater capture to support course irrigation. Commissioners raised questions about lot sizing in the RNC zone; several commissioners said the plan should mix smaller lots with quarter‑acre lots to match neighborhood character. Commissioner comments also urged careful avoidance of steep, erodible soils and woodland disturbance.

No formal commission action was taken; staff said the applicant will pursue phased preliminary plans and that internal coordination with METCOM, Public Works and resource agencies will be required before any final platting. Mr. Middleton (owner representative) and others present said they will work with county staff and Recreation & Parks on access, encroachments and potential public‑access dedications at the waterfront.","mediaType","Video","parentTitle","4/12/2010 St. Mary's County Planning Commission","oneSentenceSummary","Developers presented a revised concept plan for Wicomico Shores, a roughly 226‑acre property, emphasizing wetlands protection and the impacts of new state stormwater regulations on developable lots.","taxTitle","St. Mary's County, Maryland","taxId",51086,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6358307,"Planning commission OKs Saint Mary's Crossing concept plan after developer proffers workforce units, bus shelters and emergency access paving",1448,2334490,3783440,"/Search/View?dp=1&key=2212666-ef53f3a8eee4179a39a4d33830276257&start=2334&end=3783","https://assets.pipeline.soar.com/2212666-ef53f3a8eee4179a39a4d33830276257/thumbnail_2334490.jpg","/articles/6358307/St-Marys-County/Maryland/Planning-commission-OKs-Saint-Marys-Crossing-concept-plan-after-developer-proffers-workforce-units-bus-shelters-and-emergency-access-paving","https://secure.pipeline.soar.com/6358307-2922ee6421f477bdab5a19b9d9f1f032/orig.mp4?Expires=1771146098&Signature=OqXkppDHskU~RHIfw9J4ztkUbBZYZ~jzR~Lr6UH4VDaYDC24LBsWJsRi-5OMmbIIdpSuP-n~qwSXWjxJnvAo2F1CqmtSC7Whmxy3EbHzLuHvXeOiXiJrL79CbEeO4-HQ2pSySjnlm7fQrl2zx5AidIrStnOF5CrNWu2BPTI3V5zk2OuBAPHwYB9KQFAI1KE4V9hQyj4egJHKS~Cv3qTdyznHAHjgtVogT7UR5FoAurngVUnwR40avYMhd30R4Tsd7NhKpfwgFNPpZexwW~E7-mtNvWBgv52ylP49LCus7Ijib~DJKIPLzp6vzC3cFaBtlF0IRPyq5WpqBv-vbBqyYw__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission approved the concept site plan for Saint Mary's Crossing, a proposed multifamily rental project totaling 333 units, on April 10, 2010 after the applicant proffered a package of mitigations including workforce housing, transit shelters and an emergency access upgrade.

Staff presented the concept plan and its long review history, noting a prior denial by the Board of County Commissioners of a planned unit development in 2009 and that the current plan is a revision consistent with the county's comprehensive plan. \"Final findings for adequate public facilities for all phases will be made administratively by the planning director as a prerequisite to final site plan approval,\" staff said. The project sits in the outer edge of the Lexington Park Development District and proposes clustered multifamily buildings, a community center and landscaping to preserve the Saint Andrews Church Road view shed.

Applicant John Norris and owner representative George Ratliff described a development envelope of about 60.76 acres to be developed within a roughly 249‑acre parcel, public water and sewer service, and a mix of one‑, two‑ and three‑bedroom units. Norris said the project team would design stormwater management to meet the new state rules and pursue an innovative on‑site cistern/pond solution to reuse runoff for irrigation. He also said the applicant planned to fund and construct a traffic signal at the intersection of Wildwood Parkway and Maryland Route 4 if state approval and warranting could be obtained.

Ratliff offered a proffer on workforce housing and local occupancy concessions: \"we are prepared to offer 1 unit per building for bona fide St. Mary's County school teacher, police officer, fireman, or EMS technician... and that would be offered at a conventional percentage of income rate.\" Later in the hearing Ratliff confirmed there are nine buildings, so the proffer totals nine workforce units.

The applicant also agreed to provide two covered bus shelters at appropriate locations and to pave Johnson Pond Lane to county emergency‑access standards for fire and EMS access. During the public comment period multiple neighbors told the commission they had safety concerns about additional traffic on Maryland Route 4 and asked where a proposed signal would be located; speakers described morning and afternoon congestion at nearby driveways and intersections.

Commissioner Missus Squazo moved approval with the applicant's on‑record proffers and the stated emergency access paving; Commissioner Miner seconded. The commission voted in favor; the motion carried.

Commissioners and staff noted remaining steps: a traffic signal warrant study and detailed APF findings at final site plan; Metcom and sewer routing and coordination for the site; consultation with Maryland Department of the Environment and state agencies on the proposed stormwater/pond cistern approach; and meeting with transit and the school system about bus stops and pickup locations. Several residents urged additional outreach on road safety and sight distance before construction.","The commission approved a concept site plan for Saint Mary's Crossing (333 multifamily rental units) with proffers: nine workforce units (one per building), two covered bus shelters and upgraded Johnson Pond Lane for emergency access; several neighbors raised traffic and safety concerns at Route 4.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6358312,"Planning commission approves preliminary plan for Crossings at Riverside Farm with phasing condition",1772,516230,2288729,"/Search/View?dp=1&key=2212666-ef53f3a8eee4179a39a4d33830276257&start=516&end=2288","https://assets.pipeline.soar.com/2212666-ef53f3a8eee4179a39a4d33830276257/thumbnail_516230.jpg","/articles/6358312/St-Marys-County/Maryland/Planning-commission-approves-preliminary-plan-for-Crossings-at-Riverside-Farm-with-phasing-condition","https://secure.pipeline.soar.com/6358312-2acd7ff656c3d4a5fdaaab482053821a/orig.mp4?Expires=1771146098&Signature=Ui6I7XTyEujBihYM7--d09~YNivBd6hd83HNcr63BYjhNi~dqprk9ekzUE0ajJLXpiotl~m94VT74GubwXdIoI-N5lIdt0v5v4wxFn2k3vwG7m3T~SB33gGod9wkmAN0VOpDQivCX2s1U4TV-SgSK4NsAYdHlPyoBDLpBz~ZscRVrJXf7dM9af-Bj6MgvR14RFhg4Q70jfISntB9AeL6YhwrWKuzBXN4NLqr5~2jqMRc2lsNz~aT8Cl4YjOv5j2khQHiXot1eLwyw2Ui8gdcgWp2fRpf2GpMTLMnxL6t09iWyXRMWyZf10AYxUavFQ79GxAFGdbGL9evnt3~zQ2bag__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission granted preliminary subdivision approval for Crossings at Riverside Farm, a 43‑lot major subdivision, on April 10, 2010, with a condition requiring the applicant to return for approval of each successive phase on adequate public facilities (APF) for schools and compliance with the annual growth policy.

Staff presented the project's history and findings under section 30.5.5 of the subdivision ordinance, noting prior concept approvals and amendments to the comprehensive water and sewer plan dating to 2004–2006. \"A preliminary subdivision plan for the subdivision lots was received during the October 2004 TEC cycle,\" staff said, and they reminded the commission that a Department of Public Works variance had previously allowed a cul‑de‑sac length increase on the site.

At the hearing, commissioners and the applicant discussed lot counts, transfer of development rights (TDRs) and access. The applicant, Mr. Beck, told the commission that the 38 TDRs required for 19 of the 43 lots had been purchased and recorded: \"38 have been recorded as of May 2007,\" he said. Staff described the subdivision as located in the rural preservation district and that 24 lots were proposed for the first phase under the annual growth policy allowance.

Commissioner Sievert moved the motion to approve the preliminary subdivision and phasing plan with a condition that each successive phase return to the commission for APF for schools and compliance with the annual growth policy. Commissioner Miner seconded. The motion carried on a recorded voice vote with one recorded opposing vote: Mrs. Pozzo voted no.

Staff and commissioners discussed interparcel connections and whether counting lots for section 30.5.5.b should consider only the subdivision before the commission or multiple subdivisions sharing a single public road; staff said the ordinance interprets the lot count per individual subdivision and noted examples in other county subdivisions.

The commission's approval included a correction to the lot numbers for Phase 1; staff clarified the phasing to read 24 lots for the first phase. The planning director's report and agency comments remain on file; TEC and resource agency reviews will be required before final plats are recorded.
","The commission approved a preliminary subdivision plan for Crossings at Riverside Farm (43 lots) but required the applicant to return for approval of successive phases for school APF and annual growth policy compliance; one commissioner voted no.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6358315,"Planning commission approves Lighthouse Commons Phase 2 preliminary plan",334,47865,382064,"/Search/View?dp=1&key=2212666-ef53f3a8eee4179a39a4d33830276257&start=47&end=382","https://assets.pipeline.soar.com/2212666-ef53f3a8eee4179a39a4d33830276257/thumbnail_47865.jpg","/articles/6358315/St-Marys-County/Maryland/Planning-commission-approves-Lighthouse-Commons-Phase-2-preliminary-plan","https://secure.pipeline.soar.com/6358315-f8c871f3d8e84909b16118428469c0f1/orig.mp4?Expires=1771146098&Signature=ZoMGrln2UJ1lN3UAInCIPvbuSZqSM7B59nJ~esVArssA6qSQEAq5UoATl77bATRunsTh~Sh3lYS~4evRbLkDwQBaKTMxJ~-uIcOF3f2bAR6jRyHNOI1nxikntbxlMaoMIHuzjKqSVD~e-bSb8YwgyOg~QPVucPF1dEqY26OHANC1kXdEZL2K7z-J47qUF0wpxAQMZDD8VgJ0LlNFUqTic-HPD0gj48csV0MFh-UXY32ESl5jYBkJIbdnHyorXKABRhDLYYKLmBlq6wwO7Np-FS0OFu355Ncm8OTu9WUIRhaWC7cYh~wtOApR5Cb2vHTm3CRVyIVwjnvzLqglEI5xmQ__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary's County Planning Commission approved the preliminary plan for Lighthouse Commons Phase 2, a 25‑lot major subdivision located in the Piney Point Town Center, on April 10, 2010.

Staff told the commission the development is consistent with the comprehensive plan and applicable zoning standards and that the proposed density is compatible with the residential low density intensely developed overlay zone. \"For the record, my name is David Berry, Department of Land Use and Growth Management,\" staff said in presenting the item and then walked through the seven findings the commission must make under section 30.5.5 of the subdivision ordinance.

The commission's approval follows staff analysis that the proposal meets public‑facilities and annual growth policy limits and that a single entrance is acceptable for this phase. Berry said section 30.5.5.b allows development of up to 75 lots before a second entrance is required and that, with approval of Phase 2, 51 lots overall would use the single access. He also noted that the county agencies would assure compliance for drainage, erosion control and any wetland disturbance.

Commissioner Miss Grevins moved to approve the preliminary plan; the motion was recorded as \"motion by Mr. Evans, second by Mr. Chase\" in the meeting minutes and the chair called for a voice vote. The vote was recorded as in favor and the motion carried.

Background: staff noted prior approvals connected to the overall three‑phase subdivision, including concept site plan approval in 2004 and prior recording of Phase 1 on April 1, 2008. The presentation and the director's report were provided to commissioners before the vote.

The commission did not place additional conditions beyond those required by the subdivision ordinance and directed that applicable agency reviews (TEC, DNR, MDE) proceed before final approvals or construction.","St. Mary's County Planning Commission approved the preliminary plan for Lighthouse Commons Phase 2, a 25-lot major subdivision in the Piney Point Town Center, finding the proposal met subdivision ordinance criteria and growth policy limits.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6358296,"Staff outlines zoning map and ordinance revision schedule to implement new comprehensive plan",133,9938899,10072375,"/Search/View?dp=1&key=2212666-ef53f3a8eee4179a39a4d33830276257&start=9938&end=10072","https://assets.pipeline.soar.com/2212666-ef53f3a8eee4179a39a4d33830276257/thumbnail_9938899.jpg","/articles/6358296/St-Marys-County/Maryland/Staff-outlines-zoning-map-and-ordinance-revision-schedule-to-implement-new-comprehensive-plan","https://secure.pipeline.soar.com/6358296-56900c11f0b22b42abe693b7cce8daa0/orig.mp4?Expires=1771146098&Signature=kDjI1EvGIBRG2oL99KPp8-qBirgehQMPGCOa-D9w9ms0dbNwR1H6rdfEOHw5XA4pRB3AY10bPtBxF8ti-VUtOV~p4itgHOoBAHdTjuAqcc5IDun~HboHENIKAcyawCXCxn24MfR3Dgblezegx48lJ-bPR23HnBLxVSvdMFCoNXeuq2CyOsQkYqalGMnS00IDnKakgHOX3OrYpjCrgoJvH130ncdKJnwX30YOjTWvxzXm-CtQQ71wISt6ofiUz0sJ0YmHck0c7EH8WNRUhZrxmmtw8jtw70Y6L4CFG0pcesTdXgGr2DQBwxdzvT9TnWXpDn4yAn7vcE9MUvwVt1KWIw__&Key-Pair-Id=KUT5TJCACFTXG","County planning staff presented the next steps to implement the comprehensive plan adopted the prior week, including a coordinated revision of zoning maps and a comprehensive text update to the zoning ordinance.

Staff said the most substantial rezoning task is creation and mapping of a new RL Transition Zone for about 500 properties, plus rezoning of county schools and parks consistent with prior work sessions. Staff listed three categories of text changes to the zoning ordinance: changes called for by the comprehensive plan, changes required by recent state law (forest conservation, stormwater, critical area), and miscellaneous technical and policy corrections. Examples of miscellaneous items included revising plat submittal requirements, resubdividing farmstead‑lot procedures, and potential changes on equestrian uses and visitor accommodations in rural preservation districts.

The timetable calls for a staff draft to be released in about two weeks, three joint public hearings (May 18–20 in three county locations), follow‑up planning commission work sessions beginning in late May, and final Board of County Commissioners action targeted for mid‑July to August. Staff stressed the need to move promptly to avoid a long lag between the comprehensive plan and the implementing ordinance and maps. Commissioners asked about hearing locations, public notice, and the workload for commissioners and staff during the concentrated revision period.

Staff said notices will be mailed to every property owner whose property is recommended for rezoning and the county will post agendas on its website; staff also recommended an intensive work schedule of weekly sessions during the implementation period.

The commission did not take action; the session served as an informational briefing on scope, statutory drivers, public engagement, and an ambitious schedule to implement the plan.","County planning staff presented a timeline and scope for zoning map rezones and comprehensive zoning ordinance text revisions to implement the newly adopted comprehensive plan; staff plans public hearings in mid‑May and an accelerated work session schedule.","actionData","errors"]

Article not found

Developers present revised Wicomico Shores concept plan; staff and recreation officials urge collaboration on wetlands, drainage and course impacts

Planning commission OKs Saint Mary's Crossing concept plan after developer proffers workforce units, bus shelters and emergency access paving

Planning commission approves preliminary plan for Crossings at Riverside Farm with phasing condition

Planning commission approves Lighthouse Commons Phase 2 preliminary plan

Staff outlines zoning map and ordinance revision schedule to implement new comprehensive plan