►
From YouTube: Planning Commission Regular Meeting - 4/19/2023
A
B
A
C
A
C
And
then
action
on
the
proposed
agenda,
we
have
some
items
to
move
around
tonight.
We
move
to.
We
want
to
move
the
recognition
of
persons
attending
the
meeting
to
item
number
three.
We
want
to
move
item,
10A,
The,
Joint,
work
session
to
item
number
four
and
we
want
to
move
item
four
action
and
proposed
summary
of
actions
to
item
five.
D
E
C
To
what
tonight
from
the
county
administrator's
office,
we
have
Mark
Willis
County
Administrator.
We
have
Linda
vasalo
Deputy
County
Administrator,
with
Katie
Britton
clerk
to
the
boccc,
with
Planning
and
Zoning.
We
have
Mary
Beth
cook
director
Judy
Maple,
deputy
director
of
zoning
Carolyn
Sunderland
deputy
director
of
planning,
Jenny
Ponder,
Walker
long-range
planner,
Rachel
O'shea
zoning
planner,
Christine
Fenimore
principal
planner,
Jessica
dicatano,
planner
3
will
Hager
planner
three.
C
C
C
B
We
will
also
review
the
goals
and
objectives
of
this
zoning
ordinance
update
and
to
set
the
stage
for
how
we
would
like
to
progress
through
future
work
sessions
to
review
the
articles
of
the
draft
for
the
board's
consideration
and
discussions
at
this
time.
I'll
turn
it
over
to
will
to
begin
the
PowerPoint
presentation.
A
F
Specifically,
the
future
land
use
map
was
the
focus
of
the
2022
amendments
and
subsequently,
over
a
period
of
time,
Planning
and
Zoning
staff
have
been
reviewing
and
revising
the
draft
zoning
ordinance,
and
during
that
time
period,
feedback
was
also
sought
from
the
Department
of
Public
Works,
the
department
of
Parks
and
Recreation.
A
few
other
entities
and
recommendations
from
those
departments
were
incorporated
into
the
draft,
and
currently
the
draft
is
under
review
by
the
county
attorney's
office.
F
A
zoning
ordinance
is
a
set
of
regulations
and
standards
regarding
the
use
and
development
of
land
and
structures.
It
describes
zoning
districts,
the
types
of
land
use
is
allowed
in
each
district
and
the
conditions
by
which
those
uses
can
be
permitted.
It
includes
a
map
of
zoning
districts.
It
includes
regulations
regarding
the
subdivision
of
land,
site
development
and
design
protection
of
Natural
Resources
floodplain
parking,
Landscaping
signs,
transferable
development
rights.
F
F
And
so
what
is
the
connection
between
the
zoning
ordinance
and
the
comprehensive
plan?
The
comprehensive
plan
is,
it
sets
forth
a
vision
and
policies
for
the
county.
A
zoning
ordinance
provides
rules
for
using
or
developing
land
and
per
Maryland
state
land
use
law.
Zoning
regulations
must
be
consistent
with
a
local
government's
comprehensive
plan.
F
F
F
Expansion
of
the
Town
centers
will
require
amending
the
Town
Center
Master
plans
and
zoning
ordinances
in
accordance
with
the
comprehensive
plan,
and
also
our
plan
is
to
make
the
draft
zoning
map
available
to
the
public
through
an
interactive
map
application
with
our
which
our
GIS
team
has
put
together,
where
citizens
will
be
able
to
will
be
able
to
compare
the
draft
zoning
map
with
current
zoning.
The
2022
future
land
use
map
with
some
other
relevant
map
data
included.
F
F
So
after
individual
Town
Center
ordinances
are
updated
and
adopted,
the
intention
is
to
place
them
within
the
Calvert
County
zoning
ordinance.
So
we
have
one
document
to
reference
and
use
instead
of
several
having
the
land
use,
tables
conditions
for
uses
and
eventually
the
Town
Center
zoning
ordinance
is
located
in
one
place:
it'll
be
more
user
friendly
and
more
manageable
than
having
these
regulations
spread
across
multiple
locations.
F
So
why
update
the
zoning
ordinance
well
first
to
be
consistent
with
the
comprehensive
plan.
It
also
provides
opportunity
for
a
comprehensive
review
of
zoning
regulations,
so
the
last
comprehensive
review
of
the
zoning
ordinance
was
in
2006
almost
two
decades
ago
and
in
recent
years
a
lot
of
tax
Amendments
have
been
necessary
and
when
we're
having
to
do
multiple
text
amendments
frequently
it's
a
sign
that
a
comprehensive
review
and
zoning
ordinance
might
be
needed
and
it
can
be.
F
It
can
be
preferable
to
update
an
ordinance
comprehensively,
rather
than
doing
it
piecemeal
through
tax
amendments
with
the
current
ordinance.
There
have
also
been
issues
with
vague
or
unclear
regulations
and
how
they
should
be
interpreted
as
part
and
as
part
of
the
goal,
to
provide
a
more
efficient
and
user-friendly
ordinance.
We've
aimed
to
reduce
redundant
and
repetitious
text,
and
with
that
I'll
hand,
things
over
to
Rachel.
B
Thank
you
will
so
through
staff's
review
of
the
current
zoning
ordinance
and
through
putting
the
draft
together.
We've
come
up
with
a
list
of
objectives
for
this
update
that
we're
hoping
to
accomplish,
and
that
includes
to
ensure
uniformity
with
the
Calvert
2040
newly
adopted
comprehensive
plan,
as
well
as
to
condense
the
document
and
remove
unnecessary
language.
B
These
include
accessory
Apartments,
short-term
rentals,
planned
unit
developments,
inclusionary
zoning
utility
scare,
solar
energy,
generating
systems,
electronic
science
and
density.
These
are
a
few
of
the
hot
topics
and
topics
that
have
come
up
over
the
past
several
years
as
being
of
concern
that
we
hope
to
address
through
the
future
work
sessions,
reviewing
the
draft
zoning
ordinance
and
now
we'll
get
into
the
proposed
draft
schedule.
B
We
hope
to
have
open
comment
periods
prior
to
each
work
session
that
will
then
be
compiled
and
considered
and
reported
on
as
part
of
each
joint
work
session
also
periodically
through
the
process.
We
hope
to
have
public
forums
that
will
be
hosted
by
staff
to
allow
for
increased
public
engagement
as
well
as
education,
and
we
hope
to
give
overview
of
what
the
Articles
cover
and
allow
for
citizen
to
citizens
to
come
and
ask
questions
and
voice
their
concerns.
B
B
So
with
that,
we
have
a
side
of
our
information
where
we
will
have
all
of
the
information
regarding
the
zoning
ordinance
update
available
on
the
County's
website,
as
well
as
an
email
address
to
receive
public
comment
and
questions
and
contact,
information
and
I.
Think
at
this
point,
we'll
open
it
up
for
for
questions
and
discussion.
All
right.
D
G
A
H
Thank
you
Mary
great
question,
so
we
are
working
on
and
just
initiated
a
full
analysis
of
where
we
are
how
many
residents
we
have
how
many
have
been
built
since
the
last
census.
We've
got
a
whole
system.
We
actually
met
with
a
Greg
Bowen,
who
did
the
previous
study
for
a
comprehensive
plan
to
get
some
suggestions
so
that
we
can
know
that
the
tools
that
he
used
in
the
past
and
we
have
many
more
tools
right
now
to
use.
So
we
are
prior
to
bringing
the
density
discussion
to
both
boards.
H
D
I
B
So
we're
hoping
to
get
through
all
of
the
work
sessions
to
review
all
of
the
drafts
by
January
and
then
have
another
round
of
public
comment
on
the
full
draft
at
that
time,
we're
hoping
for
to
be
able
to
move
forward
with
some
type
of
public
Hearing
in
the
spring
of
2024.
But
again,
this
timeline
is
fluid.
It
couldn't
be
changed,
things
can
additional
work.
Sessions
can
be
added
if
necessary.
So
it's
it.
This
is,
this
schedule
is
temporary
and
it
can
change
at
your
direction
at
any
time
you
see
fit.
I
K
B
B
You
know
we
anticipate
a
a
number
of
public
comment
to
come
in
through
the
the
different
periods
that
we're
offering
and
we
want
to
be
able
to
devote
our
time
into
processing
those
and
putting
together
the
information
for
the
board's
consideration
and,
if
we're
taking
time
away
from
that,
to
put
together
text
amendments
that
are
then
going
to
conflict
with
the
draft.
We
just
feel
it
would
be
best
to
put
a
put
a
stop
in
it
during
during
this
time,
as
we
go
through
this
schedule.
I
Thank
you.
You
want
to
continue
on
with
your
workflow
uninterrupted,
so
you
can
meet
your
target.
Dates
can't
hear
you
I
can't
hear
I
said:
okay,
this
is
Catherine
Grosso.
They
I'm
said
that
they
want
to
continue
with
their
workflow
without
interruptions
as
to
new
amendments,
so
they
can
go
through
and
hit
their
target
dates.
B
B
D
H
Beth
cook,
director
of
Planning
and
Zoning,
there
is
potential
for
we
just
received
one
this
week
and
so
just
to
let
you
know
that
a
moratorium
would
require
a
public
hearing.
So
you
know
tonight
we
would
be
looking
for
direction
to
have
that
public
hearing
for
the
moratorium,
the
ones
that
are
already
in
the
door
all
give
due
process.
But
the
other
important
thing
is
while
we're
putting
a
moratorium
on.
H
D
L
B
B
B
J
But
I
just
want
to
make
sure
you
do
as
much
of
that
as
you
can,
because,
as
you
mentioned
in
your
first
Slide,
the
comprehensive
plan
is
just
a
vision.
This
is,
these
are
the
glasses,
and
these
are
much
more
important
than
the
comprehensive
plan.
In
my
opinion,
they
are
so
hopefully
we're
going
to
do
maybe
even
more
public
Outreach
than
we
did
the
first
time
because
Devil's
in
the
details-
and
we
want
to
make
sure
we
get
this
right.
B
And
we
can
certainly,
we
can
add
additional
public
meetings
or
anything
else
that
that
the
boards
see
fit.
We
have
already
been
had
discussions
with
CMR
regarding
different
tools
that
we
can
utilize
for
doing
public
Outreach
and
being
able
to
communicate
with
with
the
public
on
questions
and
making
sure
that
they
get
their
answers,
that
they
need.
So.
B
J
My
only
concern
about
a
moratorium.
This
was
stated
by
commissioner
gadway.
You
know
if
you,
your
process
gets
delayed
and
you're
not
done
this
time
next
year,
even
if
you're
incorporating
new
stuff
in
the
new
zoning
ordinance,
it's
still
not
going
to
get
implemented
until
you're
all
done,
and
there
could
be.
Things
arise
that
can't
we.
B
K
Williams
there's
been
several
texts
and
then
amendments
that
have
come
through
since
the
comprehensive
plan
has
been
approved
and
then
it
went
through
the
lawsuit
and
was
you
know
that
was
tabled
and
then
now
it's
like
you
want
to
put
a
moratorium
on
the
ordinance
like
and
we've
had
several
several
several
text.
Amendments
that
come
through
so
I
just
don't
understand.
Why
now
we're
doing
a
moratorium.
K
B
Having
having
multiple
text
amendments
is
one
of
the
primary
reasons
that
we
realize
that
there
is
a
need
for
a
comprehensive
update
to
the
zoning
ordinance,
but
it
makes
it
difficult
to
keep
up
with
doing
changes
to
the
adopted
zoning
ordinance.
While
we're
making
changes
to
the
draft
and
keeping
all
of
that
straight
and
consistent.
So
it
would
be
nice
to
be
able
to
focus
on
one
and
not
doing
both
at
the
same
time.
M
B
B
Yes,
I
mean
if
we
were
to
get
a
request
in
the
door
to
tomorrow.
We
would
most
likely
be
looking
at
a
six-month
adoption
period
for
that
one
text
Amendment
for
the
entire
draft
zoning,
we're
hoping
for
a
public,
an
adoption
early
in
2024,
but
again,
depending
on
how
many
concerns
pop
up
and
how
many
changes
that
we
have
to
make
to
the
draft
and
bring
back
for
reconsideration.
This
timeline
could
always
change.
D
K
N
Comments,
so
this
is
John
Norris,
County
attorney.
This
is
actually
an
administrative
function
for
the
board
of
County
Commissioners
because
it
was
not
advertised
as
part
of
their
meeting,
so
they
can't
take
any
action
tonight.
You
would
have
to
amend.
Excuse
me
chapter
six.
That
I
believe
is
the
process
for
amending
the
Zodi
coordinates
to
suspend
that
1-4
to
suspend
that
provision.
So
it's
actually
a
text
amendment
to
suspend
processing
of
text,
amendments
nice.
G
N
O
B
K
D
H
D
A
E
A
J
G
J
A
K
C
A
C
Thank
you.
Next
on
the
agenda
is
item
six
major
subdivisions
for
final
review
and
action.
We
do
not
have
any
on
the
agenda
tonight.
Next
on
the
agenda
would
be
item,
seven
applications
for
site
plan
and
action.
We
have
one
item
tonight:
item
a
7A,
cspr
142,
828,
Magnolia,
Ridge
West,
and
it's
a
residential
townhouse
development.
Q
Q
Q
Here
is
the
2022
aerial
photography,
showing
the
same
property
location,
you'll,
see
Calvert
High,
School,
Calvert,
Middle
School
dares
Beach
Road,
Maryland,
2-4
and
Calvert
Elementary
School
is
to
the
east
again.
This
is
a
little
more
zoomed
in,
but
you
will
see
the
Town
Center
boundary
outlined
in
the
orange
color
and
the
site
is
highlighted
in
yellow.
Q
Q
Q
Q
Q
D
Q
Q
Q
Yes,
sir,
another
topic
that
is
reviewed
is
open.
Space
and
recreational
facilities,
and
all
of
those
numbers
are
included
in
the
staff
report.
There's
various
types
that
are
required
open
space
is
0.05
acres
per
unit,
for
example.
So,
for
this
project
it's
3.95
Acres
Rec
facilities
include
active
Recreation,
playfields
mini
Parks
paved
area,
and
this
project
proposes
various
means
to
meet
that
requirement.
Indoor
community
space
is
proposed
at
800
square
feet,
with
a
community
building.
Q
And
again,
those
are
both
documents
included
in
the
attachments
and
they
were
added
to
a
slide
here
for
the
presentation
at
this
time,
I
will
entertain
any
questions
for
me.
I
will
also
mention
that
the
applicant
and
their
engineering
agent
are
present
for
any
questions,
as
well
as
staff
and
acting
director
from
the
Department
of
Public
Works.
If
you
have
any
questions
for
them,.
D
D
I
know
that
that
elevation
in
the
bottom
right
picture
depicts
the
townhouses
themselves,
but
if
we're,
if
we're
running
into
problems
with
parking
concerns,
if
those
driveways
look
like
they're
depicted
as
two
two
cars
wide
and
looks
like
three
cars,
deep
just
in
the
driveway
itself
on
those
pictures
before
it
even
gets
to
the
roadway.
So
how
many?
How
big
is
the
driveways
for
these
things
and
how
many
cars
would
be
able
to
park
there
and
are
those
considered
parking
spots.
E
A
G
E
R
R
The
guests.
The
guest
spaces
are
also
scattered
throughout
the
question
about
perpendicular
on-story
parking
isn't
actually
something
that's
in
the
road
and
site
development
ordinance.
It's
just
not
something
that's
addressed
in
the
construction
standards
and
the
typical
details
for
the
roadways
actually
all
of
the
townhouse
developments.
R
As
far
as
I
know
in
Prince
Frederick,
including
the
most
recently
approved
ones,
which
was
Patuxent
Commons
and
Magnolia
Ridge,
which
is
the
one
that
we
were
here
last
to
speak
about
both
have
perpendicular
or
all
have
perpendicular
parking
on
them,
and
it's
something
that
actually
met
and
discussed
with
director
Cosgrove
About.
There's
some
shift
in
some
spaces
that
we're
looking
to
do
just
to
get
them
further
away
from
intersections
and
actually
introducing
parallels
parking
near
the
kind
of
the
amenities
areas
near
the
parks
and
things
like
that.
R
D
And
then
the
other
side
of
the
street
has
literally
cars
stacked
one
behind
each
other
in
a
10
foot,
long
driveway
and
then
a
10
foot
space
behind
it
and
I.
There
have
been
times
that
I've
had
to
back
out
three
to
four
hundred
yards
because
there's
nowhere
to
even
turn
around
and
it's
just
it's
a
nightmare
of
a
parking
situation.
I'd
I'd
hate
to
see
something
like
that
right.
A
D
D
R
D
R
Foot
deep,
so,
ideally,
you
could
probably
Park
two
in
the
driveway
two
in
a
garage
and
then
the
other
big
thing-
and
this
is
just
learn
lessons
of
talking
with
other
townhouse
developers
that
have
done
it
in
the
past,
with
also
big
NVR
Rhine
homes.
Things
like
that,
like
making
sure
that
you
have
adequate
guest
parking
and
that's
part
of
the
reason
for
the
perpendicular
parking
and
how
we
spread
it
out
across
the
site.
Is
we
want
to
make
sure
that
there's
pockets
of
that
parking
in
places
that
it
makes
the
most
sense?
R
If
you
have
you
know
child's
birthday
party
or
something
you
have
some
parking
nearby
for
guests
to
be
there
as
well,
we're
actually
exceeding
the
guest
parking
requirement
for
this,
and
it's
definitely
something
that
we've
kept
in
our
mind
with
the
design
make
sure
that
we're
providing
adequate
parking
and
it
doesn't
become
and
there's
there's
cul-de-sacs
and
interconnecting
streets.
So
you
don't
end
up
in
that
situation.
Where
you're
down
a
long
road,
you
don't
have
any
ability
to
turn
around
you're
having
to
back
out.
D
R
There's
actually
nothing
in
the
ordinance
that
prohibits
it.
In
this
case,
the
the
Topography
of
the
land
requires
to
kind
of
come
up
to
a
crust
and
back
down.
So
there's
about
20
25
units
that
are
downhill
to
where
the
gravity
system
would
be
so
deep.
It'd
be
20
30
feet
in
the
ground,
which
really
wouldn't
be
a
viable.
R
If
you
ever
had
to
get
to
it
to
maintain
it,
so
each
of
the
homes
would
have
grinder
pumps
that
pump
out
through
a
combined
forced
vein
connecting
back
to
the
manhole
and
it's
actually
a
pretty
common
design
for
especially
for
townhouse
developments
as
well
as
single
family
ones
that
are
in
the
county
as
well.
So
Chesapeake
Village
is
a
is
an
example
of
that,
where
there's
a
good
number
of
single-family
homes
that
are
on
grinder
homes,
the
command
force
me.
R
R
Road
that
comes
back
in
to
the
residential
portion
of
it.
The
intent
was
that
to
create
some
potential
future
commercial
area
there
along
dares
Beach
Road.
We
were
just
trying
to
avoid
necking
it
down
so
much
where
it
really
doesn't
become
usable
through
there.
So
we
were
about
I
want
to
say
somewhere
between
five
to
ten
feet
into
the
Wetland
buffer.
R
D
Oh
extra
money
was
spent
on
the
design
and
the
plan
in
order
to
avoid
going
into
the
Wetland
area.
We
just
got
done
looking
at
preserving
additional
areas
around
Wetlands,
a
few.
You
know
an
hour
ago
now,
I
guess
I'd
hate
to
sit
there
and
keep
pushing
into
Wetland
even
by
five
feet
here.
Ten
foot
there,
because
all
those
five
feet
and
ten
feet
adds
up
I.
R
Understand
absolutely
and
that's
and
that's
something
that
we've
already
looked
at
and
already
fixed.
So
it's
it's
not
a
engineered.
You
know,
there's
nothing!
Engineering,
that's
going
to
keep
us
from
getting
out
of
that
completely
and
what
buffer
we
are
in
is
we're
not
in
the
wetlands
themselves.
The
state
implements
a
25
foot
buffer.
G
R
D
R
I,
absolutely
you
know
it's
something
that
we
and
our
team
looked
at
that
Wetland
issue
again.
The
idea
was
that
we
were
seeing
this
road
as
serving
both
commercial
future,
commercial
and
residential,
which
is
why
we
started
down
that
path
just
to
not
have
any
issues
or
not
have
any
impacts.
It's
easy
to
move
the
road
out
of
that
to
take
care
of
the
Wetland
buffer
itself.
The
stream
buffers
are
related
to
storm
water
management
facilities
that
are
being
constructed,
which
is
allowable
by
the
ordinance
on
the
north
side
of
the
property.
R
R
So
there's
this
kind
of
fine
line
of
where
that's
that
retaining
wall
is
no
longer
supporting
the
grading,
that's
necessary
for
the
storm
water
management
and
there's
where
it's
supporting
townhouse
development,
that's
something
that
we've
also
looked
at
and
we
believe
that
we
can
shorten
that
wall
or
even
reduce
the
size
of
the
facility.
Right
now,
we've
we've
designed
the
storm
water
management
to
where
we're
at
25
percent
over
the
requirement.
R
Knowing
that
we
want
to
build
in
some
some
ability
with
this
thing
to
begin
with
it
being
a
concept
level
and
then
we
can
tighten
it
as
we
move
forward,
so
I
think
a
combination
of
making
that
storm
Water,
Management,
Facility
smaller,
as
well
as
kind
of
addressing
different
construction
techniques
for
the
houses.
So
most
people
you
have
a
walk-out
basement,
come
out
of
the
back
there's.
You
can
continue
that
sub
wall
down
further
and
basically
create
a
deck
for
somebody
off
of
that,
and
that
that
then
acts
as
that
retaining
wall.
R
D
D
D
D
D
R
D
R
I
mean
with
Forest
conservation,
you're,
always
trying
to
preserve
the
most
right
environmentally
sensitive
areas-
and
you
know
that's
part
of
this
too
right.
The
overall
development
capabilities
on
this
property
is
somewhere
up
in
the
300
units.
Right
it's
on
the
site
data
table.
It's
on
the
last
sheet
of
the
thing
I
mean
this
is
79
units
that
we've
tried
to
design
in
a
way
to
kind
of
create
a
community
feel
develop
a
good
product
for
people
and
honestly
slow
people
down
through
a
community.
G
R
Someone
that
we
could
save
there
may
be
some
on
the
cusp,
but
they
have
to
go.
They
may
it
may
trade,
depending
on
some
of
those
grading
changes
that
we
talked
about.
It
was
actually
the
same
approach
that
we
took
with
Magnolia
Ridge,
which
referred
to
as
Magnolia
Ridge
East.
It's
the
other
half
of
this
property.
There's
some
specimen
trees
there
that
we're
going
to
have
to
remove
we're
doing
that
through
the
detailed
site
development
plan
process.
D
Who,
who
do
you
plan
on
having
take
care
of
the
maintenance
of
the
storm
water
management,
the
storm
water
management
ponds,
the
roadways
snow
ice,
everything
associated
with
that
the
maintenance
of
all
that,
because
it
looks
to
me
like
the
way
the
roadways
are
being
built.
They
could
never
be
used
as
public
roadways.
Public
right
roadways
are
those
considered
still
private
roadways.
They.
R
E
R
R
It's
usually
the
responsibility
of
the
Builder
Mr
Gertz.
Please
correct
me
if
I
say
anything
wrong
here.
Usually
it's
the
responsibility
of
the
Builder
during
development
and
then
once
it's
done,
the
HOAs
form
there's
the
turnover
period
with
the
HOA
and
I
believe
that's
how
most
subdivisions
in
Calvert,
County
and
other
jurisdictions
handle
that
it's
turned
over
to
the
HOA.
S
Rodney
Gertz
with
750
Seagull,
Beach,
Road,
Prince,
Frederick,
Maryland,
being
the
Builder
developer
here,
yeah,
that's
it's
common!
That's!
What's
done
all
the
time
and
basically
anything
whether
you're
in
a
single-family
subdivision
or
whatever
you're
all
your
store
management
facilities
go
over
to
the
HOA
and
the
HOA
is
is
responsible
for
the
the
general
care
of
them.
S
The
mowing
keeping
trees
off
the
sidewalls
and
all
for
years
to
come
and
there's
a
transition
period,
whether
it's
80
or
100
percent
or
or
it's
usually
80,
is
almost
the
bare
minimum
that
you
you
want
to
do
that,
but
yeah.
So
when
all
of
our
projects
we've
ever
done,
that's
how
it
happens
and
all
the
projects
that
are
currently
in
the
town,
that's
how
it's
set
up.
It's
actually
set
up
that
they
they
take
over
that
so
yeah
and
the
townhouse
design
in
in
a
quick
statement
on
that
like
we're.
S
Basically
342
is
that
number
that
was
allowed
for
density.
Here
we
went
to
79.
We
went
to
a
very
soft.
You
know
density
just
for
you
know
not
only
the
impact
of
obviously,
when
you're
going
townhouses
versus
Apartments
you're
going
to
use
a
little
more
land
with
even
less
units,
but
it's
a
softer
development
with
traffic
and
overall
impact
on
the
community,
as
is
so
just
from
the
direction
of
even
County
commercials.
S
When
commissioner
graduate
was
the
county
commissioner
and
and
other
companies
of
of
kind
of
showing
what
what
they
wanted
to
see
you
know
or,
and
just
what
you
know,
the
county
was
leaning
towards
and
not
over
flushing
or
you
know,
creating
more
impact
on
our
on
our
sewer
plant,
competing
we're
in
track
on
traffic
and
and
so
we
feel
like
we've
kind
of
come
to
it.
It's
23
percent
of
the
density
allowed
on
the
property
and
and
and
we
definitely
have
stayed
on
the
bridges.
S
S
It's
just
20
most
will
be
on
gravity
and
with
that
it
actually
We've
stayed
all
out
of
the
environmental
and
tried
to
you
know
be
as
be,
as
you
know,
generous
as
we
can
to
the
the
you
know,
the
Wetland
that
runs
between
the
the
two
projects.
Now
the
Magnolia,
Ridge
and
Magnolia
Ridge
West
is
very
well
preserved,
kind
of
between
that
and
with
with
good
buffers
around
it.
So.
M
S
S
Now
this
is
two
and
a
half
years
or
two
years
of
work
to
get
here
to
be
in
this
position
to
even
present-
and
it's
it's
it's
you
know
between
here
and
next
we
go
to
go
to
some
detailed
site
plan
and
that's
another
level
of
getting
all
these
little
details
worked
out.
So
we
see
no
problem
with
anything,
that's
written
in
comment
and
been
working
closely
with
staff
and
and
as
we
always
do
so
now,.
E
S
Q
Foreign,
the
detailed
site
plan
is
step
two
of
the
site
plan
process
that
would
not
come
back
to
the
Planning
Commission.
The
the
project
also
needs
to
go
through
the
subdivision
process,
which
is
a
three-step
process
step.
Two
also
known
as
the
preliminary
subdivision
plan
would
come
to
the
Planning
Commission
and
at
the
end
the
final
plats
would
come
to
the
Planning
Commission
for
certification.
D
Having
so
many
unanswered
questions
at
this
point
with
like
what
you
said
two
and
a
half
years
working
on
the
project,
I
get
it
I,
I'm
I'm
surprised
with
that
amount
of
unanswered
questions,
and
I
personally
would
be
looking
to
defer
this
back.
So
you
guys
could
come
back
and
get
some
of
the
stuff
cleaned
up
and
and
represent
it.
Yeah.
S
This
is
this
is
concept
by
nature,
which,
let
you
say,
we're
we're
more
than
confident
we
talked
to
staff.
We've
talked
to
Mary
Beth,
we've
talked
to
Jared,
we've
talked
to
Chris
and
everybody
that
has
comment
here
and
all
all
of
this
is
is
very
solvable
and-
and
it
really
is
beyond
that-
this
is
also
not
the
more
that
matter
to
to
you
know
the
commission
or
not.
S
This
is
also
tied
to
the
time
frames
that
we
set
on
the
tdrs
last
year,
which
also
become
an
impact
on
on
this
as
well
and,
and
we
you
know
bringing
this
forward
to
to
you-
know-
we've
got
timelines
that
we're
working
on,
but
but
this
is
well
beyond
concept
of
everything.
I've
ever
even
done
within
the
county
of
concept.
Approval
I
mean
it
concept
used
to
be
to
come
in
and
say,
hey
look.
S
This
is
what
we're
thinking
we're
thinking
this
on
this,
and
is
that
good
and
you
got
your
concept
and
now
you
go
now
you
go
get
to
the
detailed
site
plan
you
it's
not
ordinary
to
do.
It's
not
ordinary
to
even
have
these
issues
this
many
issues
on
a
concept
plan.
Maybe
maybe
the
ordinances
have
changed
and
it's
heading
that
direction,
but
it's
it's
it's
very.
You
know
you
get
your
concept
approval
and
then
you
begin
working
on
your
detailed.
S
You
know
preliminary
plan
and
your
detailed
site
plan
which
answers
all
of
these
things
and-
and
we
have
there'll-
be
no
substantial
chance.
Substantial
change
to
that
plan,
I
assure
you,
from
my
professional
opinion,
from
an
engineer's
professional
opinion
and
from
what
we've
talked
to
with
staff.
At
this
point.
S
There's
there's
it's
it's
a
very
easy
kind
of
all
of
this
is
very
normal
and
very
you
know
we
might
we'll
make
another
30
or
40
changes
on
this
project
as
we
go
forward
before
we
tweak
it
and
get
it
right
and
and
and
have
it
completely
done.
So
that's
very
common.
So
it's
really
not
you
know,
setting
the
bar
so.
D
H
I
O
C
P
D
P
K
R
The
next
follow-on
submission
from
that
was
actually
April
or
December
of
2022.
So
there
was
a
seven
month
lag
there
and
on
the
surface,
I
could
see
is
to
be
like
well
what
took
seven
months
right.
What
were
you
guys
doing?
That
was
the
other
presentation
that
I
was
in
front
of
this
board
for
about
the
Chesapeake
Boulevard
extension
that
went
through
the
middle
of
the
property
that
was
actually
dropped
from
the
2040
comprehensive
plan.
But
what
wasn't
quite
there
yet
in
in
being
being
able
to
be
adopted
into
the
master
plan?
R
To
get
to
the
point
where
we
were
able
to
continue
forward
with
the
site
plan
that
you're
seeing
in
front
of
you
now
You
Know,
A,
Little
Bit
of
Sympathy
I,
would
ask
for
as
well
is
the
week
that
this
got
submitted.
I
was
laying
in
a
bed
after
being
in
a
car
accident
and
there's
some
things
on
the
plan
that
I
would
say,
isn't
as
clear
as
I
would
have
liked
them
to
be
coming
in
the
door,
but
I
think
I
can
absolutely
say
again
with
100
certainty
to
everybody.
R
Here
is
all
of
these
issues,
all
the
substantiative
issues
right
and
substantive
against
definitions,
the
same
substantial
as
being
important
and
real
and
and
believe
that
they
are
and
I
believe
they
can
realistically
be
addressed
and
stay
with
this
concept
that
you're,
seeing
here
with
the
79
units,
the
general
layout
that
you're
seeing
there
would
be
some
technical
changes
in
there.
But
I
don't
believe
it's
anything
that
would
be
considered
a
substantial
change
to
the
plan
to
where
it
would
deviate
far
from
an
approval
that
we
were
given
tonight.
So.
R
We
were
actually
requested
a
copy
of
the
draft
report,
but
it
actually
I
guess
had
gone
out
already
to
the
board
and
that's
when
we
saw
these
issues
and
immediately
had
conversations
with
both
Dr
Cosgrove
and
director
cook
about
them
to
say,
hey.
You
know
this
is
how
we're
seeing
these
things.
These
are
all
things
that
we
believe
that
we
can
work
through
and
I
believe
there
were
positive
conversations,
I
mean
you
know
it's
like
yeah.
R
S
S
So
you
know
you
got
to
kind
of
Cipher
through
that
and
when,
in
in
concept
they're
putting
things
that
and
once
again
it's
an
opinion
from
a
staff
on
on
interpreting
their
their
ordinance
and
and
its
opinion
on.
Maybe
us
interpreting
the
same
ordinance
from
from
from
from
our
perspective
and
then
finding
you
know
where
you
go
from
that,
so
it's
very
common
I'm,
not
saying
I
mean
it's.
It's
been
healthy,
it's
been
a
healthy
process.
We
work
for
staff.
S
Well,
they
work
with
us
well
as
far
as
understanding
what
we
could
do,
what
we
can't
do
and
move
forward
and
I
think
you
know
so
we
already
started
working
they
just
can't.
You
can't
resubmit
things
one.
Once
this
plan
is
submitted,
you
can't
change
on
the
phone.
We
change
the
plan
the
next
day
on
a
couple
things
and
say:
well
here
this
would
solve
that,
and
and
Chris
is
very
correct
in
saying.
S
Well,
we
can't
do
that
until
you
know,
we've
got
to
take
the
plan
that
was
submitted
and
it's
it's
what's
going
through
the
review
process
and
then
so
we'll
go
so
this
is
I
mean
I
think
to
to
be
where
we
are
to
be
at
concept
and
with
all
the
other
consequences
of
this,
of
even
things
that
have
changed.
This
is
a
very
modest
use
of
the
property
to
to
actually
be
those
timelines
were
part
of
that.
S
You
know
we
were
moving
forward
to
actually
stay
with
that
with
a
very
minimal
use
of
the
property.
Knowing
that
we
wanted
something
that
was
going
to
be,
you
know,
you
know
to
to
move
through
the
process
really
and
and
less
impact
on
the
county,
so
so
I
mean
I.
Think
for
a
concept,
we're
I
mean
geez.
I
I
actually
looked
up
the
definition
of
concept.
S
You
know
through
this
whole
process,
because
it's
a
general,
you
know
it's
a
you
know
a
general
ideal
or
general
notion,
and
it's
not,
and
it's
we're
we're
very
deep
into
this
and
we'll
be
deeper,
and
but
these
are
all
you
know.
Substantive
I
agree
with
how
Tony
explained
that-
and
it's
definitely
things
that
you
know.
Staff
has
to
write
on
the
report.
I
understand
that.
But
but
will
there
be
a
substantial
change
to
this
layout?
Absolutely
not.
This
will
be
what
it
you
know
it's.
S
This
is
79
channels,
but
this
road
layout
and
we're
talking
about
moving
moving
something
10
foot,
the
wall,
the
wall
of
the
the
sub
walls,
where
we're
doing
a
no
problem
at
all
on
the
on
a
townhouse
like
that,
it's
very
common
done
all
the
time.
Yeah.
So
there's
nothing
here:
construction,
wise,
that's,
that's
even
close
to
being
a
problem,
and-
and
so
once
we're
asking
for
tonight,
is
we're
asking
for
the
the
blessing
of
the
concept
approval,
which
is
which
is
from
there
it's
you
know.
S
Now
we
go
back
into
that
now
we
have
another
year
to
go
through
the
detailed
site
plan
and
versus
coming
back,
and
if
we
had
to
change
or
modify
whatever
we
were
doing
and
go
to
a
whole
different
concept.
That's
I
can
assure
you
that's
a
whole
lot
more
work
on
staff
versus
then
going
from
here
to
it
to
a
site
plan
to
a
to
a
detailed
site
plan
which
is
kind
of
just
continuing
on
this
path
of
the
design,
we're
showing
and
moving
forward
and.
C
G
D
Tdrs
Etc
previous
zonings,
before
the
new
text
amendments
went
in.
That
was
a
painful
hour.
We
were
all
sitting
in
this
room
together
and
it's
our
painful
half
hour
trying
to
articulate
those
words
and
the
Commissioners
at
that
point
were
very
clear
to
say
you
know
what
this
is.
The
this
is
the
spot
in
the
sand
and
then
it's
one
year
from
that
date
and
if
can't
make
stuff
work
at
that
point,
then
I'm
not
going
to
say
it's
a
no-go.
S
I
I
think
we've
quite
honestly
hit
that
easily
I.
Don't
think
this
is
a
very
normal
process,
with
staff
of
how
you
work
on
a
project.
This
is
not
something.
That's
you,
you
I
mean
projects
have
35
comments.
Sometimes
you
just
have
to
work
on
when
you're
leaving
your
concept
and
heading
to
your
detailed
site
plan.
S
It's
going.
We
still
had
to
go
forward
on
a
tax
amendment
which
was
a
decision
we
made
with
staff
and
knowing,
and
that
was
six
or
seven
months
of
this
process.
So
we've
been
working
diligently,
Chris
I,
guess
what
I
would
say:
it's
not
like.
We've
been
sandbagging
or
holding
back
we've
been
working
diligently
to
get
to.
This
have
worked
hard.
Tony,
unfortunately,
was
the
person
who
got
hit
by
the
woman
driving
Northbound
on
Route
four.
S
You
know
the
wrong
way
and
and
Northbound
in
the
southbound
lane
so
so,
and
that
you
know-
and
that's
I,
don't
think
that
you
know
that
might
be
a
few
weeks.
But
it's
just
it's
nothing
that
we
haven't.
We
work
diligently.
I,
don't
have
a
project
that
I,
don't
say:
go,
go,
go,
go,
go,
go!
That's
all!
S
We
do
you
know,
because,
because
you
can
there's
constant
factors-
the
timing
of
these
and
when,
when
folks,
in
a
situation
like
the
county
commercials
at
that
moment,
when
you
pass
that
it's
hard
to
understand
without
being
a
developer
being
in
the
middle
to
understand
the
true
impact
of
those
timelines,
because
there's
already
about
10
of
them
working
on
top
of
those
and
so
we're
all
making
our
good,
guesmans
and
and
I
and
I
applaud
what
was
done.
I
mean
I,
think
that
was
fair.
S
What
was
done
and
I
think
we've
fairly,
you
know,
met
met
our
met,
our
a
position
to
be
in
a
concept
site
plan
approval
to
get
that
everything
that
we've
talked
about
tonight
is
easily
handled
in
in
detailed
site
plan
movement
and
to
move
this
project
forward
and
and,
as
I
said,
we've
gone
to
a
very
modest
use
of
the
property.
To
almost
inside
of
that,
and
it's
been
a
little
more
challenging
with
that
than
I
thought.
But
that's
where
we
are
gotcha.
D
S
K
R
But
commissioner
I
mean
that
what
Tamara
mentioned
you
know,
Tamara
mentioned
is
absolutely
something
that
we're
willing
to
live
by
and
die
by
right.
Is
you
know
between
the
engineers
and
the
surveyors
and
our
client
working
on
this
and
the
environmental
folks
that
we've?
You
know
our
team
that
we
have
on
this.
R
We
believe
that,
with
this
concept
of
approval,
we
will
be
substantially
the
same
plan
once
we
get
to
approval
if
it
changes
and
Tamara
looks
at
it
and
says
to
say
nowhere
near
what
you
gave
us
a
Planning
Commission
we
we
will
live
by
that.
We
will
understand
that
we
will
need
to
come
back,
but
it's
just
trying
to
move
this
forward.
I
believe
there's
definite
Solutions
there
and
I
do
believe.
D
And
on
a
side
note
to
this
US,
301
and
Waldorf
at
Acton,
Lane
is
10
lanes
wide,
that's
a
U.S
Highway
and
it
carries
substantially
more
traffic
than
route
four
substantially
more
Route,
4
and
Prince.
Frederick
is
also
10
lanes
wide
in
front
of
all
the
way
from
the
Fox
Run
Shopping
Center,
all
the
way
down
toward
the
firehouse.
It's
same
10
lanes
as
route
301
and
US
301
is,
but
we
can't
seem
to
figure
out
how
to
handle
the
traffic
a
small
percentage
of
the
traffic
in
Prince
Frederick
that
Waldorf
has
over
there.
D
I,
don't
understand
it.
It's
just.
This
is
a
side
note
you
guys
are
talking
about.
Calvert
has
the
highest
volume
of
vehicles
per
household
in
the
state,
I
believe
it's
3.1
vehicles
per
house
and
I
just
I'm.
Looking
at
all
of
these
developments
and
everything
else
saying
we're
talking
about
the
zoning
and
everything
else
coming
up.
R
K
R
Now
no
I
mean
this.
This
is
really
when
you
go
to
the
comprehensive
plan
you
go
to
what
the
vision
of
Prince
Frederick
was
supposed
to
be.
This
is
kind
of
what
that
what
this
area
was
supposed
to
look
like
you
know
when
the
project
next
door,
Magnolia,
Ridge,
East,
came
up.
I
actually
got
a
call
from
one
of
the
citizens,
older
gentlemen
in
in
the
community.
That
said,
Hey
when's
this
going
to
get
built
because
you
know
I
live
in
a
big
piece
of
property.
I,
don't
really
want
to
maintain
it
anymore.
R
You
know,
there's
there's
not
a
lot
of
options
for
me
to
live
in
a
place
where
I
can
live
and
I
can
get
right
to
the
right
to
the
grocery
store
right
to
I'm,
like
it's
kind
of
in
this
Hub
of
where
you
want
people
to
live
and
try
try
to
work
and,
with
you
know,
the
commercial
Development
coming
on
the
corner.
There
I
mean
it
kind
of
creates
that
Synergy
in
this
area
to
hopefully
keep
people
off
of
the
roads
and
and
kind
of
use,
more
local
traffic
and
I.
R
Just
I
do
believe
that
this
project
again
could
have
been
a
lot.
More
impactful
could
have
been
a
lot
more
units
and
it's
not
I
think
it's
a
good
use
of
the
land.
I
think
it'll
be
I,
think
it'll
be
a
great
development
at
the
end
of
the
day,
and
I
really
think
it's
consistent
with
the
comprehensive
plan
and
what
what
they're
trying
to
do
for
this
area
of
the
Town
Center.
S
Hey
Chris
one
way:
I'll
just
go
back
to
the
numbers
on
it
because
I
agree
impact
is
trouble.
I
agree
with
County
Commissioners
in
in
talking
about
the
lack
of
future
expansion
and
not
being
there,
because
we
have
one
route
four
and
we
have
two
choices:
to
overload
it
and
have
to
build
bypasses
around
which
we
know
would
be
extremely
expensive
and
I've.
I.
S
Think
anybody
in
here,
including
Wilson,
any
committee
I've
ever
said
on
I
I,
would
make
the
argument
from
the
developer
Builder
that
it's
cheaper
to
buy
and
retire
TDR
do
whatever
you
have
to
not
to
do
that,
and
I
and
I've
supported
that
and
and
in
this
project
it's
it's
79
units
where
342
are
loud.
It's
23
of
the
allowable
density,
it's
it's
3.25
units
per
acre,
where
it's
allowed
14.,
so
just
to
break
down
the
number
of
sense.
So
it's
it's
a
very
when
I
keep
saying
the
modest
use.
S
It's
it's
not
I'm,
not
just
saying
that
it's
it's
in
the
numbers
like
it's!
It's
we've
actually
done
something
that
we
felt
was
a
a
Regional
Middle
Ground
of
all
of
those
concerns
and
the
environmental
concerns,
and
that's
after
you
take
out
the
acreage
for
the
wetlands.
I
mean
whether
it's
26
Acres.
You
can
minus
two
and
you
get
the
14
per
that,
and
so
it's
it's
it's
a
very,
very
modestus.
You
can
fit
342.
S
We
had
several
designs
of
things
that
could
have
gone,
that
route
apartment
buildings
with
parking
garages
built
into
and
wrapped
in
there
there's.
Definitely
you
can
crate
the
product
and
that
creates
the
traffic
and
creates
the
a
lot
of
you
know
everything
that
you
know
the
should
concerns.
So
we
have.
S
We
have
worked
very
hard
to
do
what
we
really
felt
was
right
for
the
community
and
for
the
county
and-
and
you
know
just
just
in
in
in
your
thought
process
as
far
as
moving
forward
on
the
decision
and
that's
where
this
concept
you
know
with
Concept
approval
tonight,
keeps
this
prop
Concept
in
place.
You
know,
and
and
if
it
doesn't,
then
it's
it's.
It's
kind
of
we're
back
to
the
drawing
board
and
it's
kind
of.
S
There
we
want
to
do
this,
we
think
this
said
and
and
I
would
just
say
it
again:
I
mean
if
you
can
see
the
detail
even
on
the
plans
that
are
submitted.
That's
called
concept
and
I
agree
at
staff.
You
have
to
do
now.
It's
the
development's,
a
whole
different
world
than
it
was
15
years
with
the
regular
I,
don't
even
know
how
they
do
it.
I,
don't
know
how
staff
figures
out.
What
because
we
get
lost
in
the
ordinance
I
mean
it's
there's
so
many
different
conflicted.
S
We've
heard
Town,
Center,
ordinance
and
Coward
County
ordinance
and
some
things
roll
in
other
in
one
and
not
the
other.
That's
a
lot
to
it.
It's
a
very
it's
very
technical,
but
this
is
I.
I,
don't
know
what
it
should
be
called,
but
it's
far
beyond
the
concept,
but
but
it's
it's
it's
a
very
thorough
concept
and-
and
like
you
say
we,
this
is
the
design.
This
is
what
you'll
see
when
you
see
the
subvision
process.
That's
what
it'll
look
like
what
things
we've
talked
about
tonight,
you,
you
will
very
the
the
circle.
S
There
is
one
of
the
questions.
Well,
they
are
going
to
be
private
roads
and
they
are
maintained
with
Aha
and
we
can
build
a
circle.
If
we
want
staff
made
a
comment,
they
weren't
they
weren't
happy
Circle
I,
don't
mind
the
comment.
I'm
like
okay,
get
rid
of
it.
I,
don't
care,
you
know
like
I,
I,
don't
need
it.
It's
going
to
cost
me
an
extra
1500
Grand.
S
We
were
doing
it
to
slow
down
traffic
for
the
safety
of
children
and
for
that
I'm,
fine,
whatever
staff
tells
me,
but
that
that's
one
of
the
substantive
issues.
You
know
the
road
to
nowhere.
That
goes
out.
We
had
the
commercial
pieces
and
we
said
we're
just
kind
of
going
to
show
that
something
that
branches
out
to
that
well
and
Chris
makes
the
proper
point.
But
we
don't
know
what
that
is
we
don't.
We
don't
know
what
that
is.
We
want
to
know
no
problem
with
that.
S
So
so
it's
it's
that
kind
of
stuff,
and
it's
and
I
say
I
would
say
for
staff's
sake,
I
mean
staff's
doing
what
they
should
be
doing
is
nothing.
It's
not.
You
know
it's
not
I,
don't
know
what
I'd
say.
Like
argumentative
anyway,
it's
just
it
it
is.
It
is
just
pointing
out
here's
some
things
we're
looking
at,
but
it's
all
I
think
very
minimal
for
what
what
you
would
ever
see
with
a
change
from
this
plan.
Yeah.
P
K
P
Q
P
A
A
C
Hey
moving
on
next
on
the
agenda
item,
eight
major
subdivision
applications
for
preliminary
review
and
action.
We
do
not
have
any
on
the
agenda
tonight.
Moving
on
to
item
nine
long-range
planning.
We
have
one
project:
item,
9A,
Solomon's,
Architectural,
Review
Committee
case
number.
Sarc
2023-04
is
a
proposed
new
single-family
dwelling.
T
My
name
is
Jessica
catano
planar
3,
with
the
Department
of
Planning
and
Zoning
this
evening,
I'm
here
to
go
over
a
Solomon's,
Architectural
Review
Committee
recommendation
on
case
number
2023-04
for
the
sellner
residents
joining
me
this
evening
is
Brent
Hutchinson
representing
the
Solomon's
Architectural
Review
Committee
and
the
architect
for
the
project.
Mr
Doug
Norway,
so
before
I
get
into
the
project.
I
just
wanted
to
briefly
go
over
the
Architectural
Review
process,
and
why
we're
here
this
evening
the
Solomon's
Architectural
Review,
Committee
reviews
applicable
external
design,
features
within
the
Town
Center.
T
In
accordance
with
the
guidelines
and
provisions
of
the
Solomon's
Town
Center
master
plan
and
zoning
ordinance.
They
then
make
recommendations
to
the
Planning
Commission
in
writing
and
per
the
Solomon's
Town
Center
zoning
ordinance,
the
Planning
Commission
May
delegate
authority
to
its
chairperson
or
its
secretary
to
approve
design
features
that
are
both
consistent
with
the
master
plan
and
zoning
ordinance
and
comply
with
the
recommendation
from
the
committee.
T
T
Yeah,
the
Solomon's
Architectural
Review
Committee
reviewed
the
project
at
their
regular
meeting
on
April
3rd
2023.
The
committee
identified
two
architectural
design
features
that
they
felt
that
they
determined
excuse
me
do
not
comply
with
the
Solomon's
Town
Center
master
plan
and
zoning
ordinance.
The
committee
recommended
the
Planning
Commission
to
not
approve
the
application
based
upon
the
following
two
facts:
the
first
being
the
applicant
is
proposing
a
stone
material
at
the
water
table
and
chimney
shown
on
this
slide
is
the
psalmist
Town
Center
zoning
ordinance
table
6-3,
titled
architectural
design
criteria.
T
The
committee
referenced
article
6-2.02b
of
the
Solomons
Town
Center
zoning
ordinance,
which
states
in
planning
areas
B
and
C.
The
height
of
the
structures
is
limited
to
two
stories,
plus
a
habitable
roof,
with
a
612
to
12
12
pitch,
but
not
to
exceed
36
feet.
The
drawing
is
proposed
to
be
a
three-story.
It's
proposed
as
a
three-story
with
a
habitable
roof.
The
committee
further
discussed
the
concern
of
height
proportion,
Rhythm
and
scale,
and
when
you
look
at
the
table,
it
will
bring
you
to
it.
T
References
those
features
to
the
architectural
design
manual
yeah,
the
Solomon's
Town
Center
architectural
design
manual
guidelines
for
Architectural
Review
applicants
was
adopted
by
the
Calvert
County
Planning
Commission
in
2010,
the
section
referencing
building
Mass
provides
guidance
for
height
and
proportion
and
the
guidelines
State
new
buildings
that
disrupt
the
scale
and
Rhythm
of
the
streetscape
are
discouraged.
The
graphics
on
this
slide
are
examples
taken
from
that
design
manual
for
encouraged
and
discouraged
examples
of
height
and
proportion
variations.
T
T
T
T
D
T
E
T
Yep
a
lot
of
times
what
the
Architectural
Review
Committee
will
offer
is
so
that
the
applicant
doesn't
have
to
come
back.
They'll
say
we
approved
this
as
long
as
you
send
in
additional
products
for
in
place
of
the
stone
and
then
that's
how
we
write
up
our
recommendation
to
the
Planning,
Commission
administrator
and
then
she'll.
Look
through
that
and
make
sure
that
those
conditions
are
met
as
well.
D
T
T
T
U
Hello,
I'm
Doug,
Norway
I
work
with
Lawrence
Abel
and
Associates
limited
on
Plato
I
live
in
California
Maryland,
but
I'm
the
designer
on
this
project
for
Mr
sellner
he's
unable
to
attend
tonight
we
did
have
the
meeting
as
Jessica
stated.
It
was
a
zoom
call
where
I
presented
the
architectural
design.
U
So,
if
I
offered
to
change
the
stone
which
I
did
have
a
reasoning
behind
it
and
I'd
like
I'll,
just
discuss
a
brief
thing
on
that
in
a
minute,
but
to
Brick
is
an
option,
but
I
did
somewhat
disagree
with
the
having
a
roof
item
on
the
third
stories.
As
it
mentioned,
was
34
foot
nine
to
the
ridge,
so
I'm
clearly
underneath
that
36
foot
requirement.
But
it
is
three
stories:
I
am,
can
I
hand
out
something
which
she
wasn't
able
to
sure.
Oh
sorry,.
G
T
U
U
The
my
my
approach
to
this
was
I'm,
considering
it
as
a
two-story
element
with
a
habitable
roof,
this
roof
element
and
what
I
had
sketched
in
my
hand
out
here,
if
you
I,
just
elected
to
disconnect
the
roof
elements
where,
if
you
continue
on
the
roof
below
the
lower
portion
of
it
and
continue
it
on
up,
it
would
be
a
roof
and,
in
my
opinion,
the
habitable
roof.
So
I
do
have
one
bedroom
and
one
bathroom
and
a
living
area
up
on
that
upper
level.
U
Well,
I'll
go
back
in
a
minute
anyhow,
like
I
mentioned
in
here.
I
was
projecting
that
lower
roof
element
up
to
the
top
roof
element,
treating
this
as
a
habitable
roof
so
and
I'm
again.
Clearly,
underneath
that
36
foot
in
concert
with
the
features
to
the
left
and
the
right
of
us.
If
you
go
from
the
corner
of
Woodburn
Lane,
you
have
a
commercial
CD,
Cafe
building,
which
is
two
tall
stories,
and
then
it
has
high
pitched
roofs
with
what
appears
I've
never
been
upstairs.
U
So
I
couldn't
tell
you
if
that
actually
has
an
upper
level,
but
there
are
windows
in
that
upper
level.
There's
also
a
deck
element
up
top
above
that
level.
So
that's
even
taller
than
this
element.
It
has
a
gate
feature
which
has
a
appearance
of
a
deck
on
that
upper
level.
Then
you
have
the
two-story
home,
which
Jessica
presented
on
the
right
hand,
side
where
that
upper
level
is
a
roof
the
first
floor.
So
that's.
O
U
Floor
with
a
habitable
roof,
I
would
say
then
one
to
the
left
of
us
is
a
two-story
with
a
habitable
roof.
Further
down.
You
have
a
couple
of
two-story
elements
with
Windows
on
the
third
level
and
then
once
you
pass
C
Street,
the
fifth
and
sixth
home
north
of
this
is
a
forward
level
appearance
where
I
even
have
an
upper
roof,
deck
element
there
and
then
I
have
another
three
level
with
an
upper
roof
level
element
there.
So
I
do
feel
I'm
in
concert.
U
Clearly,
you
know
well
below
those
at
two
items
which
we
did
discuss
in
the
board
meeting
and
the
board
didn't
mention
I.
Guess
they
don't
meet
the
criteria
but
they're
there
I
did
get
information,
but
I
was
advised
until
after
we
hold
this
meeting,
then
if
I
couldn't
get
acknowledgment
or
some
type
of
approval
here
of
this,
that
I
would
seek
appeal.
U
I
did
get
permission
from
the
owner.
My
selection
of
the
stone
is
a
linear
type
of
stone
with
hard
edges,
it's
not
a
random
Rubble
round.
So
it's
in
concert
with
the
brick
feature:
there
are
over
half
a
dozen
homes
in
Solomon's,
Island
I
drove
around
that
entire
facility
and
there's
actually
foundations
with
small
low
water
tables
of
CMU.
U
That's
either
painted
natural
finished,
Rock
finished,
there's
a
home
at
the
end
of
Sedwick,
granted
it's
on
an
end
street
that
does
have
stone
on
the
face
of
the
house,
including
the
chimney,
and
in
addition
to
that,
the
Catholic
Church
actually
has
split
based
block
on
top
of
brick
on
their
addition
behind
it,
including
directly
behind
this
off
of
Sedwick.
There's
a
memorial
cemetery
that
has
brick
with
split
base
block
on
top
of
it
with
a
marble
cap.
U
So
there
are
elements
out
there
that
I
was
just
comparing
to
I
was
also
in
the
meeting
we
had
the
zoom
meeting.
There
was
a
mention
of
one
home
near
the
Catholic
church
that
used
to
be
stone
that
doesn't
exist
anymore.
So
there
was
Stone
on
that
island
at
some
points
and
there's
still
features
that
are
similar
to
this.
D
U
O
D
U
That's
why
I
called
it
those
elements,
because
right
I'm,
not
feeling
that
this
is
a
third
level
also
that's
the
other
reason
why
I
held
that
upward
part
back
farther,
so
that
whole
area
is
a
walk
around
deck.
If
you
look
at
those
three
D
elevations
you'll
see
that
that's
actually
just
a
walk
out
deck
from
that
roof
where
I
broke,
that
roof
line
from
that
top
part.
But
I
did
keep
everything
below
that
36
feet,
except
for
the
chimney,
but
that's
allowed
to
actually
be
higher
than
that
36
feet.
So.
D
T
So
they
were,
they
kind
of
went
through
what
has
happened
previously
when
applicants
submit
materials
that
are
not
permissible,
and
he
the
applicant
did
not
want
to
take
that
Avenue
and
again,
he
wouldn't
have
had
to
come
back
necessarily
they.
The
motion
would
have
been
a
conditional
motion,
at
least
for
the
the
materials
most
likely
that
staff
could
verify.
It
was
a
permissible
material.
That's
replacing
the
stone
and
I
really
can't
speak
for
the
three
stories,
whether
or
not
they
would
ask
for
that
to
come
back
or
not.
D
V
O
V
I
think
the
intent
of
the
zoning
ordinance
for
Solomon's
is
to
have
Victorian
era
style
homes,
especially
south
of
law
Road,
and
the
intent
is
to
have
residential
scale
homes
along
in
Avondale
and
along
those
areas
in
Solomon's,
so
that
we
don't
have
three-story
tall
buildings
with
roof
decks
and
elevators.
The
two
houses
that
he
mentioned
that
are
near
Seas
just
on
the
other
side
of
C
Street,
were
presented
when
the
ordinance
had
been
changed.
E
E
V
Deck
and
they
were
presented
as
being
a
habitable
roof,
and
one
of
them,
I
believe,
has
an
elevator
that
has
a
you
know.
It
has
access
to
the
habitable
roof.
They
were
just
getting
out
of
control
and
weren't
in
keeping
with
the
spirit
of
the
coordinates,
and
so
we've
been
trying
to
make
sure
that
we're
keeping
these
houses
so
that
Solomon's
remains
a
nice
place
to
walk
and
has
the
same
residential
scale
without
having
tall.
D
V
K
T
Well,
the
regulation
just
states
that
it
needs
to
be
under
36
feet,
as
well
as
the
the
different
the
story
variations
again
we
were.
We
were
just
focusing
on
the
streetscape
and
the
the
scale
of
the
neighboring
buildings.
It
was.
It
was
right
next
to
but
I,
don't
know
the
exact
Heights
of
other
buildings
or
when
exactly
they
were
approved
and
under
what
ordinance
or
any
any
of
those
details.
K
V
V
P
P
V
P
P
The
architectural
design
manual
so
they're
not
just
forced
to
either
appeal
our
decision.
If
we
were
negative
Etc
there's
also
a
provision
where
they
can
go
in
and
ask
that
if
it's
consistent
with
the
plants
consistent
with
the
Town
Center
planned,
they
can
actually
get
that
element.
A
half
a
roof
would
have
you
changed
in
the
architectural
design
manual
itself,
so.
O
V
D
A
L
L
G
L
I
mentioned
at
the
December
meeting
I
would
give
an
overview
of
the
Calgary
County
Public
Schools
educational
facilities,
master
plan.
So
I'll
do
that
very
briefly.
The
plan
is
available
on
Calvert
County
Public
Schools
website.
So,
if
anybody's
interested
in
it,
they
can
look
at
it
it's
over
100
pages
long.
L
So
each
year
the
Calvert
County
Public
School
staff,
prepares
an
educational
facilities.
Master
plan
is
required
as
part
of
state
law.
There's
a
Commerce
section
which
I
won't
reiterate:
But.
It
includes
background
data
population
projections,
residential
building,
permit
which
permit
data
which
Mr
Clark
prepares
and
provides
to
the
school
staff,
School
site
analysis
by
geographic
area,
so
North
middle
and
South,
plus
the
general
facilities
that
Encompass
the
whole
County
like
Calvert,
Country
School
and
the
career
and
Technology
Center.
L
L
A
facilities
inventory
and
a
facilities
needs
summary
and
then,
for
example,
the
current
plan,
the
fiscal
year
2024
school
facilities,
master
plan,
notes
that
Beach
Elementary
replacement
project
is
currently
underway
and
that
the
Northern
Middle
School
Project
funding
will
allow
design
to
start
in
fiscal
year.
2024
with
construction
requests
from
24.
Excuse
me,
25
through
2027.
L
So
the
Calvert
County
Public
School
staff,
prepares
that
draft
report
and
sends
it
out
for
comment.
We
receive
a
draft
at
the
planning
and
zoning
department
which
we
review
and
then
make
any
comments,
and
then
the
director
of
Planning
and
Zoning
provides
a
letter
to
the
superintendent
of
the
school
board
or
caliber
County
public
schools
that
the
plan
is
consistent
with
the
county
comprehensive
plan.
L
L
L
The
county
adopted
adequate
public
facilities
for
roads
and
for
schools
in
1988.,
as
I
mentioned
in
December
2022
the
board
at
the
recommendation.
The
Planning
Commission
expanded
those
types
of
facilities
into
the
code
and
the
code.
States
schools
shall
be
considered
adequate
if
the
enrollment
for
each
Public
School
serving
the
development
is
less
than
a
hundred
percent
of
the
local
rated
capacity.
L
So
we're
we
have
the
April
first
report
to
present
the
code
limits.
Excuse
me
limits
the
delay
of
the
final
approval
of
residential
subdivisions
or
residential
developments
due
to
solely
lack
of
school
capacity
for
up
to
six
years
from
preliminary
approval
and
then
age-restricted
housing,
so
housing
for
seniors
that
meet
the
other
requirements
of
the
caliber
County.
Zoning
ordinance
are
exempt
from
the
adequate
public
facilities
for
schools
requirements.
L
L
W
You
know
any
new
Commissioners
good
evening:
Jesse
Clark
planner
one
concerning
the
adequacy
of
the
public
facilities
for
schools.
Since
the
fall
2022
report,
there
were
no
changes
to
the
open
and
close
status
as
of
fall
2022.
The
only
one
over
capacity
was
Mount
Harmony
Elementary,
as
of
April
this
year,
Mount
Harmony
Elementary
is
the
only
one
again
over
capacity
at
102.3
percent
of
the
12
elementary
schools,
Mount
Harmony,
being
the
only
one
over
capacity,
Barstow,
Beach
and
Plum
Point
are
between
90
and
99.9
capacity.
W
The
six
middle
schools
are
also
under
capacity
Northern
metal
being
between
1999.9
percent
and
of
the
four
high
schools
in
November
over
capacity
Northern,
High
School,
being
between
90
and
99.9
percent
for
the
spring
of
2023.
If
the
net
effect
of
student
transfers
was
not
taken
into
account,
the
student
transfers
would
have
had
an
impact
on
whether
a
district
would
be
open
or
closed.
Mount
Harmony
Elementary
would
be
under
capacity
at
86
percent
instead
of
over
capacity
and
Beach
Elementary
would
be
over
capacity
at
102.4
percent
instead
of
under
capacity
currently
at
94.1.