Prince Frederick, MD – A proposal from a local development group is likely to get some attention from the public early next year at a public hearing. The issue boils down to whether Calvert County Government officials should tweak the zoning laws of the Prince Frederick Town Center to allow for big box stores in a section called “The New Town District.”

Following a long work session Wednesday, Dec. 9 the Calvert County Planning Commission voted to take the proposed text amendments to a public hearing, perhaps one conducted jointly with the Calvert County Commissioners.

The work session included a presentation by Randy Barrett of Bargo LLC. This past June the Calvert County Commissioners voted to direct Commissioners’ President Steve Weems [R – At large] to sign an exclusive negotiating rights agreement with Bargo LLC to develop land within the New Town District. A portion of the district, a tract at the area’s southwest end, was once the site of Calvert Middle School. The structure, which was built during the 1940s, was razed in March of 2012. The area’s focal point is now the old National Guard Armory and the parcel has been dubbed Armory Square. In 2013 a consultant conducted a charrette and with input from citizens presented a concept for the Prince Frederick Town Center which calls for a mix of commercial, residential and civic buildings in Armory Square.

Barrett and his partner, John Gott Jr., own a tract just to the east of the envisioned Armory Square.

Back in June, Bargo LLC indicated it was their intent to bring high-end commercial retail, mixed residential units, green space and a community center to the site.

During the Dec. 9 session, Barrett told the planning commission that the development will not work if it doesn’t have “anchor tenants or we can’t build.”

“What happens first?” Planning commission attorney John Yacovelle asked.
“We need permitted uses” to attract anchor tenants, said Barrett.

One of the proposals would allow for a home improvement retailer to construct a store as large as 160,000 square feet in the New Town District.

Gott pointed out that the prospective anchor tenants “have other opportunities and other areas” to locate if Calvert fails to amend its zoning laws favorably.

The developers have pledged that the development would not be done without the construction of a community center. “It will be the heart of the project,” said Gott.

Planning Commission Vice Chairman Mike Phipps ran the work session since Chairman Maurice Lusby, a Prince Frederick business owner, has recused himself from the issue. Phipps asked for public comment. Retired county planner Randi Vogt stated she was glad to see the developers had a plan but was concerned that it didn’t match the vision presented at the end of the 2013 charrette. She said it appeared the “mixed-use” concept “hasn’t been nailed down.”

James Winship, whose family owns property near Armory Road, said the development agreement between county government and Bargo LLC have lacked transparency and the current plan is shifting major development away from Main Street in Prince Frederick. “Creating the malls of the 70s and 80s is a step backward,” said Winship.

“A lot of the public doesn’t know what’s going on,” said Planning Commission Member Malcom Funn, who added a lot of the information from the developers “I’m hearing for the first time.”

“I’d like a little more time to evaluate it,” said Planning Commission Member Robert Reed.

“I feel like it [plan] hinges on that big box,” said Planning Commission Member Carolyn McHugh, adding that she believes a lot of residents don’t want another huge retail store in town.

“I think it should be done carefully,” said Planning Commission Member William Glascock, who expressed concern about the impact increased traffic could have on the community.

“It may not be spot zoning but it’s pretty close,” said Phipps, who added that planning by text amendment “to me is not planning.” Phipps called for a comprehensive review of the Prince Frederick Town Center Master Plan.

Planning Commission Member Roxanne Riddle Cumberland had made a motion to move the master plan ahead of the front burner but the motion was not seconded.
Builder Anthony Williams of the Small Business Interest Group then asked to address the board. “If we don’t fix it, we’re going to lose the opportunity,” said Williams, who added the prospective retailers will build their store in Charlotte Hall.

“Financially, the county is broke. We haven’t built anything in the town center in 10 years. We don’t have any more time. If we don’t deal with these text amendments we are done. Five-hundred businesses are not scared of this. I feel like we’re about to make a bad decision.”

Reed suggested the public be given the opportunity to weigh in on the issue so the panel had a better grasp on what the consensus was regarding additional big box retail. “I would like to go forward and have a public hearing,” said Reed. A majority of the board voted in favor of Reed’s motion.

Glascock suggested to Barrett and Gott that they consider advertising their plan prior to the public hearing.

Contact Marty Madden at marty.madden@thebaynet.com