The Solomons Annex is federal property that is exempt from County regulations. The Master Plan states that, “Should it ever cease being federal property, this Plan will be revised to develop actions and policies for this area.”  This Planning Area may be a candidate for a Special Area Study (for more information, see 2007: Updating the Solomons Master Plan & Zoning Ordinance)  

Planning Area B is the tip of the island and is divided into 4 subareas. Pages II-16-20 in the Solomons Master Plan describe the Objectives, Considerations, Actions and Policies for this area. See also Public Improvements.

Subarea B1
Subarea B1 was entirely single-family-detached residential in 1986. The current Zoning Ordinance reflects the intent to continue this pattern and allows only single-family detached dwellings. See Land Use Tables. Architectural styles are more varied in this Subarea than in Avondale and questions have been raised over whether Architectural Review requirements should reflect the greater variety in styles.

The height  and size of some of the newer buildings has also raised questions.  (See page VII-126-A).  Also,  to read two articles regarding "Teardowns", click here.

Subarea B2
Subarea B2 is the home of the University of Maryland Chesapeake Biological Laboratory and several single-family detached residences. Since 1986, the lab has acquired several of these houses and renovated or replaced them with new buildings, most in the style of early Solomons. As a State facility, the University is not subject to County regulations, including Architectural Review requirements.

Subarea B3
Subarea B3 was used primarily for storage in 1986 and included a large vertical boat storage structure that dominated the skyline.

The Zoning Ordinance Land Use Tables permit a wide range of commercial, office and residential uses in Subarea B3 because it was anticipated that the property would be redeveloped some day. Since the adoption of the Ordinance, however, the University of Maryland has purchased the entire property. It has renovated three buildings, including the oldest house in Solomons, bringing them back to their original appearance. They are being used as office and museum space. A new research facility has also been built.  The County leases part of the property and has developed it as the Waterman’s Wharf. 

BACK TO TOP

Subarea B4
Subarea B4 is home to the Tiki Bar, The Solomons Victorian Inn and the former Eastern Shore Bank and Trust (now part of the Harbor Island Marina). The Zoning Ordinance allows a wide range of uses Land Use Tables and the area has strong potential for future development and redevelopment but there are also constraints, including a high water table, a limited road system and proximity to an established residential area. Public drinking and noise were identified as problems back in 1986. 

This Subarea may be a candidate for a Special Area Study (for more information, see 2007: Updating the Solomons Master Plan & Zoning Ordinance)  

When the Master Plan notes that Solomons still conveys “some of the distinctive architectural features of a 19^th Century Chesapeake Bay fishing community”, it is referring primarily to Planning Area C. This is the historic core of Solomons. At the time the Master Plan was adopted, it was noted that many of the commercial and residential structures in this area were in “poor condition”. A substantial amount of development and redevelopment has gone on since then, and today, the area is highly desirable and, as in the rest of Solomons, land values have risen accordingly.

Planning Area C is divided into 7 Subareas, discussed below. Master Plan pages II-23-II-27 list the Objectives, Considerations, Actions and Policies  and recommendations that were made for this area back in 1986.

Comparing these with the public improvements that have been made will illustrate the tremendous progress that has been made since then. See also Public Improvements

Subarea C1
The Master Plan calls for a balanced mix of residential, commercial and marina uses in this Subarea. The Plan also recommends encouraging “attractive and economically viable commercial…uses along Solomons Island Road south of the Solomons Tidebox which provide goods and services to the local community as well as visitors.”

The few businesses that are located in this area are exactly the types of small scale, high quality, independently owned shops that the Master Plan calls for. If the intent is to continue to promote commercial growth in this area, the challenge will be to maintain the same quality and character of the businesses that are currently located in this area while increasing the number of these types of businesses and helping promote their economic viability.  See the Land Use Tables.  Also, to read an article on Mixed Use Development, click here.

This Planning Area may be a candidate for a Special Area Study (for more information, see 2007: Updating the Solomons Master Plan & Zoning Ordinance)  

Subarea C2
Subarea C2 is a pier that was constructed long before the Solomons Zoning Ordinance was adopted. With a few exceptions, uses are limited to restaurants and commercial retail. Land Use Tables

Subarea C3
Subarea C3 is in two locations which were both designated in the Master Plan primarily for public use and parking. The Calvert Marine Museum,  Visitor’s Center, Solomons Boat Ramp & Fisherman’s Wharf, Route 4 underpass, Solomons Waterfront Park and Solomons Boardwalk are all located in this Subarea, all of them either constructed since the adoption of the Master Plan or greatly expanded since the adoption of the Plan. These improvements represent a very effective partnership between State government, local government and citizens. See also  Public Improvements  and Parking and Loading, and the Land Use Tables.

Subarea C4
Subarea C4 includes Our Lady Star of the Sea Church property, the Pilot’s Association property and a private residence. To remain consistent with current usage of these properties, permitted uses are currently limited to public, quasi-public, marina, single-family detached residential and some recreational uses. Land Use Tables.

The current Master Plan recommends placing a scenic easement on the Catholic Church property in order to preserve the attractive undeveloped scenic shoreline but no action has been taken to date and the church is considering the construction of a new church building on the property. 

Subarea C5
Subarea C5 is a beautiful family farm. The owner leases part of the property for public parking for the many special events held in Solomons.  The property is zoned primarily for farming, residential (single-family detached, duplex, triplex, fourplex and townhouses up to a maximum density of seven units per acre with the purchase of Transferable Development Rights, or TDRs) (See Page VII-123) and some recreational uses. Land Use Tables.  A 50’ no use setback along Solomons Island Road is required. 

Because of the size and location of this property, any change in use should merit a Special Area Study (for more information, see 2007: Updating the Solomons Master Plan & Zoning Ordinance)  

Subarea C6
Subarea C6 is the residential area known as Avondale.   Most of the existing dwellings are single-family detached.  However, duplexes, triplexes, fourplexes, and townhouses (up to a maximum of 7 units per acre) are permitted with the purchase of TDRs. (See Page VII-123)

To date, new dwellings in the area have been single-family detached houses and accessory apartments (up to 900 sq. ft.), but the desirability of the area has created a strong market for additional housing.  The update to the Master Plan provides an opportunity to discuss the current regulations and look at how other areas like Avondale have dealt with issues such as:

• "Teardowns",
• Mixed-Density Development,
• Historic Preservation, and 
• Architectural Review

The Master Plan calls for Avondale to remain residential. However, the Zoning Ordinance does allow certain retail commercial uses that should be reviewed for consistency with the Master Plan. See Land Use Tables. 

BACK TO TOP

When the Solomons Master Plan was adopted in 1986, the Patuxent Plaza Shopping Center, former Ace Hardware Shopping Center and Spring Cove Marina were among  the few developments in Planning Area D. Route 2/4 was still a two-lane road and the Thomas Johnson Bridge had been opened for only 9 years. Today there are hotels, a medical center, many more stores and services, several residential developments and the Solomons Volunteer Fire Department. Route 2/4 is a 4-lane highway and a service road has been constructed on the east side of Route 2/4 that connects with the old Route 2/4, now identified as Route 765.

Unlike the area south of Lore Street, where the intent was to retain the small scale historic character of the area, Planning Area D was intended to provide sites adjacent to Route 2/4 for major commercial development and to provide space for future residential and commercial growth. (See Master Plan pages II-28-31.) 

Safe pedestrian access is not available in this area even though many residents (including many senior citizens) live close enough to stores to be able to walk to them if walkways were available. See Public Improvements. 

When the Master Plan was adopted in 1986, Architectural Review (Solomons Appearance Code) was not required north of Lore Street (Planning Areas D, E & F). However, the Ordinance was changed in December, 1998 to make it applicable throughout the Town Center. 

Subarea D1 
Subarea D1 was designated for commercial use in the 1986 Master Plan because of its convenient transportation access and because it was “relatively isolated from residential uses and waterfront uses.”  Since that time, there has been a complete turn-around in thinking about suitable locations for commercial uses.

Today, most communities are trying to bring commercial, residential and  waterfront uses closer together, rather than keeping them isolated from each other, and making them visually and functionally compatible.

There is still enough land suitable for future development and redevelopment in Subarea D1 to consider utilizing some of the design concepts that have emerged nationally since the Solomons Master Plan was adopted. See New Urbanism Article and Planners' Press Article.   

This Subarea may be a candidate for a Special Area Study (for more information, see 2007: Updating the Solomons Master Plan & Zoning Ordinance)  

Subarea D2
Subarea D2 was designated primarily for residential use in the 1986 Master Plan although some other uses are permitted. Land Use Tables.

With the exception of a few single-family detached houses, most of the land in Subarea D2 has been developed into condominiums (Solomons Landing).

Subarea D3
Subarea D3 was designated primarily for residential use in the 1986 Master Plan. To date, only single-family detached houses have been built, but duplexes, triplexes, fourplexes, townhouses (up to 7 units per acre) and multifamily (up to 8 units per acre) are permitted with the purchase of TDRs. (See Page VII-123.)

Subarea D4
Subarea D4, like Subarea D1, was designated for commercial use in the 1986 Master Plan because of its convenient transportation access and because it was “relatively isolated from residential uses and waterfront uses.”

Since that time, the Solomons Town Center Shopping Center, the Volunteer Fire Department, a gas station and several fast food restaurants have been developed in this Subarea. All reflect an automobile-oriented development pattern. Pedestrian circulation is very limited despite the fact that there are now quite a few residences within easy walking distance.

The layout of the shopping center also inhibits pedestrian circulation. Roads, parking lots and loading zones separate stores from houses, making walking both unpleasant and unsafe.

The buildings themselves, however, reflect much greater attention to appearance and design than most commercial and public buildings constructed after WWII and before the Master Plan was adopted. 

While this Subarea doesn’t have as much development and redevelopment potential as Subarea D1, there still may be opportunities to improve pedestrian and bicycle circulation and create pedestrian-oriented infill projects.  See New Urbanism Article and Planners' Press Article.  See also Land Use Tables.

BACK TO TOP

Subarea D5
Subarea D5 is zoned for a wide range of uses. The Master Plan recommends that a comprehensive plan be developed for this area, but most of the property is either developed or development is underway. An office building, a self storage facility and several residences are located in this Subarea. A Hilton hotel and restaurant are currently under construction and The Koenig Foundation, affiliated with Annemarie Gardens (a sculpture park) owns the two parcels fronting on St. John’s Creek. The larger of the two parcels is leased by the County and will be developed as a park with ballfields and play areas. Parking for the park will be shared with Annemarie Gardens.

The intersection of Dowell Road and Route 765 is a major problem area because it is so close to the intersection with Route 2/4. See Land Use Tables and Traffic Management.    

Planning Area E, on the Dowell Peninsula, is divided into three Subareas. See Pages II-34-37 for a list of Objectives, Considerations, Actions and Policies for this Planning Area.

During WWII, the area now identified as Subareas E1 and E3 was used to train amphibious landing to thousands of military personnel who later went on to fight in both European and Pacific theaters. To read an article on the subject, click here. 

Subarea E1
With the exception of Calvert Marina, most of Subarea E1 was vacant when the Master Plan was adopted in 1986. Oyster Bay Condominiums were added in the 1990’s and plans for the Harbor at Solomons, a 252-unit residential development utilizing some of the principles of  New Urbanism, were approved in 2005. See also Land Use Tables

Subarea E2
Subarea E2 was largely a low-density residential area in 1986 and has remained so today.  The Zoning Ordinance permits single-family detached, duplexes, triplexes and townhouses up to a maximum density of 7 dwelling units per acre with the purchase of TDRs (See Page VII-123) as well as some non-retail commercial, public and quasi-public uses. See Land Use Tables

BACK TO TOP

Subarea E3
Subarea E3 includes the Windward Key townhouse community and part of the proposed Solomons Harbor development (See Subarea E1).     

Planning Area F is divided into two Subareas. The Objectives, Considerations, Actions and Policies for Planning Area F are on pages II-40-43 of the Master Plan.

Subarea F1
Subarea F1 was largely undeveloped in 1986 but today it is the home of Asbury Assisted Living & Senior Residential Community which includes 300 independent living units and 150 nursing care/assisted living units.

The Patuxent Point townhouse community, 122 units, is also located in this Subarea. During the development of this project, an archeological inventory revealed the domestic core of an approximately 100-acre tobacco plantation occupied from c.1658 through the 1690s in Calvert County. For further details on this and other archeological sites in Calvert County, click here.  Also during the development of this project, the high bluffs referred to in the Master Plan (page II-41) were removed. However, the wooded wetland at the entrance to Hungerfords Creek has been preserved.

Several small businesses are located along Creston Lane on the west side of Route 2/4. The Zoning Ordinance only allows limited commercial use in this area in order to avoid creating a commercial strip on both sides of the highway that would increase traffic congestion. See Land Use Tables

Subarea  F2
Subarea F2 is a very small Subarea that was an established single-family detached residential community before the Town Center Master Plan was adopted and has changed very little since then. The Subarea is zoned primarily for single-family detached residential uses but some business and personal service uses are also permitted. See Land Use Tables

BACK TO TOP