St. Mary’s County Planning Commission Hears Public Concerns On 2050 Growth Plan

LEONARDTOWN, Md. — St. Mary’s County Planning Commission members opened the first of two public hearings on the county’s proposed 2050 Comprehensive Plan on June 29, beginning what officials described as the final stage of a nearly two-year effort to shape growth, transportation, housing and land-use policies for the county’s future.

The hearing focused on the text of the proposed plan and several requested amendments, while a second hearing scheduled for July 7 will address individual land-use map change requests submitted by property owners.

“This is a once-in-a-generation opportunity to be updating your comprehensive plan,” Clarion Associates planner Leanne King told commissioners.

The county’s current comprehensive plan was adopted in 2010. The proposed St. Mary’s 2050 Comprehensive Plan is intended to guide development, infrastructure investments and policy decisions over the next 20 years.

Two Years Of Public Engagement

County officials said the planning process began in late 2024 and included dozens of stakeholder interviews, multiple rounds of public engagement, online surveys, workshops and numerous Planning Commission work sessions.

Land Use and Growth Management Director Jessica Andrews told commissioners the June 29 hearing represented only the first phase of the public hearing process.

“Tonight is June 29, and as Mr. Vice Chair mentioned, you’re going to have a presentation this evening from the consultant team, Clarion Associates,” Andrews said.

She explained that the July 7 meeting will focus on requests from property owners seeking changes to land-use designations shown on the proposed future land-use map.

Following both hearings, the Planning Commission is expected to deliberate on the plan before forwarding recommendations to the Commissioners of St. Mary’s County, who will hold their own public hearing later this summer.

Consultants indicated the county hopes to hold the commissioners’ public hearing Aug. 18, with possible final action Sept. 1.

Plan Emphasizes Rural Preservation

Consultants said several major themes consistently emerged during public outreach, including preserving rural character, protecting environmentally sensitive land, ensuring growth aligns with infrastructure capacity, and maintaining the county’s relationship with the Navy.

The proposed plan retains the county’s existing growth area framework established in 2010, including development districts, town centers and village centers.

According to the presentation, approximately 88% of St. Mary’s County remains designated as rural land.

“There are no changes proposed to the growth areas,” King told commissioners, noting that previous discussions examined potential modifications but ultimately concluded that the existing framework remains appropriate.

The plan also addresses housing affordability, transportation improvements, economic diversification, health care access and environmental protection.

Ferry Proposal Returns To Discussion

One of the most significant proposed changes presented to commissioners involved restoring references to the Chesapeake Bay Passenger Ferry initiative.

The Department of Economic Development requested that ferry-related goals, policies and actions removed from earlier drafts be reconsidered.

Economic Development officials argued that removing all references could create the impression that St. Mary’s County is no longer participating in regional transportation discussions.

According to a memorandum submitted to the Planning Commission, the county has participated in ferry planning efforts since 2022 and has supported regional studies and transportation planning efforts involving several Chesapeake Bay jurisdictions.

The requested language would not commit the county to constructing or operating a ferry system but would acknowledge continued participation in regional transportation discussions.

The proposed policies encourage evaluating passenger ferry opportunities for economic development, tourism, regional connectivity and transportation planning.

Piney Point Resident Questions Growth Designation

The first public testimony came from a Piney Point resident who urged commissioners to reconsider the community’s designation as a town center.

The resident argued that Piney Point’s geography, environmental constraints and limited infrastructure make it unsuitable for additional growth.

“We are prone to flooding and high tides,” the resident told commissioners. “We are very low lying, and we pretty much flood regularly.”

The speaker cited several concerns, including reliance on private wells, limited sewer capacity, environmentally sensitive land and the absence of alternative evacuation routes.

The resident also noted that Piney Point Road serves as the community’s primary access route and questioned whether increased development would place additional strain on existing infrastructure.

“I would want you to seriously question, does this make sense?” the resident said. “You need to come down and see this area.”

A second Piney Point resident spoke in support of those concerns.

Leonardtown Resident Raises Sidewalk Concerns

A Leonardtown resident also addressed transportation issues, specifically sidewalk conditions along Route 5.

The resident said sidewalks near her home are significantly narrower than those in other portions of town, creating challenges for wheelchair users, children and pedestrians.

She noted that several nearby residents use wheelchairs and must travel through private property and cross Route 5 to safely access downtown Leonardtown.

The resident also cited concerns involving students running through town and children riding bicycles in areas where sidewalks narrow considerably.

Deliberations Scheduled For July

Planning Commission members emphasized that no decisions were made during the June 29 hearing.

Vice Chairman John Brown told attendees the hearing was intended primarily as an information-gathering session.

“We’re not making any decisions tonight,” Brown said. “We’re just going to gather information, digest it over a week, and then start next week with phase two of the comprehensive plan public hearings.”

Commission members also discussed comments recently received from Maryland state agencies, including the Maryland Department of Planning and the Department of Natural Resources, which will be reviewed during future deliberations.

The Planning Commission is scheduled to reconvene July 7 to hear land-use map requests and continue public testimony before beginning deliberations on the proposed St. Mary’s County 2050 Comprehensive Plan.

You can watch the full meeting below:

---