Lake Acton Business Park Plan Moves Forward With Conditions

WALDORF, Md. — A major commercial development in Waldorf is one step closer to becoming a reality. On April 7, the Charles County Planning Commission voted to approve the Lake Acton Business Park subdivision plan, a 106-acre project proposed just off Mattawoman Beantown Road (MD Route 5).

The development, submitted by Crip Properties Business Trust, includes plans for seven commercial lots that could include a gas station, convenience store, retail shops, and flexible-use commercial spaces. While the plan met all zoning and environmental requirements, the planning staff recommended—and the board approved—nine specific conditions to ensure the project moves forward responsibly.

Concerns About Traffic and Commuting
During the meeting, several residents questioned whether the project’s traffic study—completed in 2024—accurately reflects current driving patterns. With more people now returning to offices since the pandemic, they worry that area roads will see more congestion than the study predicted.

Planning staff acknowledged those concerns. They confirmed that the project currently meets traffic requirements under the county’s Adequate Public Facilities (APF) rules but noted that each future development on the site will need to include updated traffic analysis.

Walkability and Landscaping Prioritized
Board members also discussed the need for safe pedestrian walkways and visual buffers along the main road. As part of the plan, the developer has agreed to include a 10-foot-wide shared-use path along Mattawoman Beantown Road. The path will include a clearly marked and accessible pedestrian crossing at the Chaney Place entrance.

Another Gas Station?
One concern shared by board members was the potential addition of another gas station, something many feel Waldorf already has too many of.

What’s Next?
Although this approval clears a major hurdle, the project is still in the early stages. Before any construction begins, the developer must submit more detailed site development plans for each lot. At that point, county staff will review traffic, environmental, and design elements in greater detail.

Nine Conditions for Approval
The Planning Commission’s approval came with nine key conditions that must be followed as the project moves forward:

1. Traffic Impacts Must Be Reviewed
   Every future development phase must be analyzed as part of the overall traffic impact for the entire business park. The county will not allow the project to be phased to reduce its apparent traffic impact unless other mitigation is provided. All future plans and revisions will be reviewed together to assess the total effect on the surrounding road network.
2. Signal Study for Intersections
   For each site development plan (SDP), the developer of Lake Acton Business Park is required to conduct a traffic signal warrant analysis. If the Maryland State Highway Administration (SHA) approves a signal installation, the developer will be responsible for designing and constructing a new half-signal at their own expense.
3. Left Turn Lane Required Before Occupancy
   As part of required traffic improvements, the developer must construct an additional left turn lane along northbound St. Charles Parkway at Billingsley Road. A development services permit (DSP) for this off-site improvement must be bonded and approved before the county will issue a use and occupancy permit for the first building in the Lake Acton Business Park project.
4. Business Owner’s Association (BOA) Required
   A draft agreement for the group managing shared responsibilities (like maintenance and amenities) must be submitted in the next design phase.
5. Community-Friendly Amenities Expected
   The future alternative design code and business owner’s association documents must include details about the community facilities and amenities that will help create the intended “parklike” setting for the Business Park (BP) Zone, as required by Zoning Ordinance § 297-91A(4).
6. Design Code to Guide Future Development
   The developer will submit an alternative design and development code as part of the site development plan (SDP) process. The document will set architectural and site design standards for the entire business park and must receive initial approval from the Planning Commission at a public meeting. Designed to be a flexible, evolving document, it may be updated throughout the project. Under Zoning Ordinance § 297-91(4)(E)(1)(c), minor amendments can be approved by the planning director, while major amendments require Planning Commission approval.
7. Shared-Use Path Planned for Mattawoman Beantown Road
   As part of the Lake Acton Business Park project, a 10-foot-wide shared-use path is planned along the property’s full Mattawoman Beantown Road frontage. The path will be developed in coordination with Charles County and the Maryland State Highway Administration. A pedestrian crossing at the Chaney Place entrance will be included and designed to meet ADA and Maryland Accessibility Code (MAC) standards.
8. Parking Will Be Reviewed Later
   A detailed parking analysis for Lake Acton Business Park will be provided during future planning stages. As part of the proposed alternative design and development code, the developer must submit a master parking plan in accordance with Zoning Ordinance § 297-91 E(1)(b)(ix). This plan will set parking standards for the entire development.
9. Environmental Impact Must Be Justified
   If any part of the Lake Acton Business Park project affects the Resource Protection Zone (RPZ), the developer must provide a clear explanation and justification. This is required by county zoning rules and must be submitted either when applying for a development services permit or when submitting the final plat, whichever happens first.

See the staff report with recommendations.
View the April 7 Planning Commission agenda with documents attached.
Watch the Planning Commission meeting on CCGTV.

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