Prince Frederick, MD – Calvert County Government officials seeking to find a way to allow a home improvement retailer to locate in the county heard a mixed message at a public meeting Monday evening, Dec. 1. The Department of Community Planning and Building has drafted proposed text amendments to various sections of the Calvert County and Prince Frederick Town Center zoning ordinances. The measures, according to local government officials, are designed to “reduce and/or remove restrictions to provide more flexibility in support of economic development in Prince Frederick, respond to market demand and attract quality development.”
Driving the push for amending the zoning laws is the clamor for the development of a tract of prime town center land known as Armory Square—known to most county residents as the former location of Calvert Middle School—and addressing concerns that the county is losing significant retail sales to neighboring counties.
Additionally, the proposed changes seek to address demands for affordable, workforce housing in Calvert.
The Armory Square property, which is owned by the county, is at the southwest tip of an area labeled “New Town” on the Prince Frederick Town Center map.
Proposed amendments for the New Town District would increase residential density from 14 to 24 dwelling units per acre, increase the maximum building height from 50 to 60 feet, and increase the maximum permitted building size for home improvement centers, retail commercial buildings and wholesale lumber and/or building material businesses from 25,000 square feet to 160,000 square feet. The amended measure would also allow for a garden center up to a maximum of 50,000 square feet in addition to the maximum allowable business size.
“We are not creating ‘Waldorf,’ ” said Commissioner Mike Hart [R – District 1], referencing the Charles County town frequently cited pejoratively by the region’s growth control advocates. “This is well-planned. St. Mary’s, Charles and Anne Arundel counties have benefitted by us not moving the needle at all. It’s going to outweigh the negative. It will help the community much more than it will hurt it.” Hart’s comments were made during a Tuesday, Nov. 24 work session.
“We are not doing spot zoning here,” said Commissioners’ Vice President Evan K. Slaughenhoupt Jr. [R – District 3]. “We are doing our part to help Maryland become business friendly. We really are fulfilling the Calvert County Master Plan.”
During the Nov. 30 meeting presentation, Department of Community Planning and Building Deputy Director Mary Beth Cook said the proposed amendments will add flexibility for developers, create changes in the county’s stalled transfer of development rights (TDR) program and reduce building setback requirements in the New Town District.
Calvert County Chamber of Commerce President William Chambers stated his organization supports the proposed changes. The zoning tweaks, Chambers said was a move by county leaders to create “truly livable communities. Prince Frederick is our opportunity to do this.”
“It’s important that we pass this text amendment,” said local businessman Geoff Wanamaker, who indicated residents are frustrated they have to go out of the county to shop. “They’d really like to buy local. We’re losing that money to other counties. We need to have some economic growth.”
“The county is broke,” declared developer Anthony Williams of the Small Business Interest Group. Williams opined that previous county leaders erred by putting development restrictions on Calvert’s seven town centers. “They should have left them alone. We can’t be afraid to have growth in the town center.”
“I want to see it [Armory Square] grow right,” said former Calvert County Planning and Zoning Director Greg Bowen. “We need to know all the costs. Get some numbers and find out what the implications are.”
“This is a major change to the Comprehensive Plan,” said former Maryland lawmaker Sue Kullen. “We need to take a longer look at this.” Kullen indicated her opposition to the appearance the county was greasing the wheels for a national home improvement retailer’s location in Prince Frederick. Noting that Nov. 28 was “Small Business Saturday,” Kullen said the Nov. 30 revelation of the proposed zoning changes was “Stab ‘Em in the Heart Monday.” Kullen drew applause when she told county officials there should be “no sweetheart deals” for one developer.
Holly H. Budd of Sunderland told county government officials that money generated from retail sales from national big box chain stores “is going to go somewhere else.”
Department of Community Planning and Building Director Thomas Barnett said the Calvert County Planning Commission would be discussing the proposed zoning changes at its Dec. 9 meeting. Comments made at the Nov. 30 meeting would be weighed during the discussion. A joint public hearing—county commissioners and planning commission—would be held before any final decision on the proposal could be made.
The proposals may be viewed on the county government web site at www.co.cal.md.us
Contact Marty Madden at marty.madden@thebaynet.com