JOINT PUBLIC HEARING ON THE
SOLOMONS TOWN CENTER MASTER PLAN & ZONING ORDINANCE
SCHEDULED FOR
TUESDAY, JUNE 23, 2009 - 7:00 p.m.
Patuxent High School Auditorium, Lusby, MD

Click here to read the legal notice and public hearing drafts.

THIRD AND FINAL PUBLIC FORUM SCHEDULED FOR TUESDAY, APRIL 7TH

The Department of Planning & Zoning will host the third and final Public Forum on the updating of the Solomons Zoning Ordinance on April 7th. All Solomons area residents and business owners are encouraged to attend this very important public forum.

PUBLIC FORUM AGENDA: 

Slideshow Presentation & Discussion of Unresolved Issues:  After the March 10^th public forum, P&Z staff compiled a list of 20 unresolved issues and questions raised by citizens and agencies, and discussed them with the Planning Commission and County Commissioners at a joint work session on March 24^th.  Click here to view a table explaining the issues as well as the latest draft of the Solomons Zoning Ordinance.  The table lists the affected sections of the Zoning Ordinance, the Issues/Questions, and the directives given to staff.  On some of the issues, the County Commissioners directed staff to propose changes and/or options in the draft Zoning Ordinance. They are seeking public comment on all of the issues.

SECOND PUBLIC FORUM HELD TUESDAY, MARCH 10TH

The Department of Planning & Zoning hosted the second of three Public Forums on the updating of the Solomons Zoning Ordinance on March 10th. 

The three slideshows presented at the Public Forum are available by using the links below,
along with the current draft of the each Set of Zoning Ordinance Updates.

PUBLIC FORUM AGENDA: 

• Set 1 (Articles 1-3 & Zoning Map Amendments)
  Slideshow Presentation #1 - (a) Review of Master Plan Objectives - "How are we doing?" (b) Review of changes made to set 1 since the February 10th Public Forum. 
  • Summary of Changes Made to Set 1 and the latest draft of Set 1.  
     
• Set 2 (Articles 8-11)
  Slideshow Presentation #2 - Review of changes made to Set 2 since the February 10th Public Forum.  
  • Summary of Changes Made to Set 2 and the latest draft of Set 2.
  • UPDATE! In response to questions raised at the March 11th Public forum, we have posted a report from the Chesapeake Bay Program, on which the proposed tree canopy regulations were based. Click here to view  the report.
       
• Set 3 (Articles 4-7)
  Slideshow Presentation #3 - Highlights of Changes Proposed in Set 3   
  • Click here to view Set 3.

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Set 3 - Distributed Wednesday, February 18, 2009

• Articles 4, 5, 6, & 7 of the Solomons Zoning Ordinance (Note: Article 12 to be released shortly!) 

It is with cautious enthusiasm that we release Set 3 (a working draft of Articles 4-7). While attempting to make the Zoning Ordinance conform to the draft Master Plan, we have had to be careful not to overreach the policies while at the same time trying not to fall short of the goals in order to adequately meet the actions called for in the Plan.

For most of the Town Center, we are not proposing major changes, and most existing residents will not be affected by the regulations in Set 3. Articles 4-7 pertain to major changes to a property via a subdivision or site plan submittal.

Article 4 outlines the process for reviewing a site plan, which is a development plan for non-residential development of one or more lots. The proposed regulations basically follow the Calvert County Zoning Ordinance. Archaeological review standards are being added, similar to those in other Town Centers.

Article 5 describes residential development requirements. It includes height regulations, minimum setbacks, lot sizes, lot densities, parking requirements, etc. In Article 5, we are:

• increasing the allowable zoning density in the C-6 Avondale area for single-family homes to match many of the lot sizes that existed before zoning.
• decreasing the zoning density for residential development in the C-7 marine commercial areas (to avoid pushing out one of the main commercial attractions in the town center). Enough housing will still be allowed to provide for a mixed use development, if that is desired by the owner.
• providing the option for the Commissioners to reduce the required number of TDRs for workforce housing or other public benefit.

Article 6 describes non-residential development requirements. It includes height regulations, minimum setbacks, lot sizes, lot densities, parking requirements, etc. for commercial, industrial, institutional and mixed-use projects. In Article 6, we are:

• adding a new Form-Based Code just for the Village Core (C1 Sub-area). The section focuses on facilitating mixed use development, featuring more retail and restaurants, and providing an attractive setting from the street and waterfront.
• amending the sign regulations to improve business identification and visibility.
• improving and clarifying the architectural review standards, and waiving the roof pitch for small structures.
• providing bonuses for retail and restaurants, for workforce housing, and for green design.

Article 7 outlines the process for subdividing property. No major changes are proposed from the current process described in the Calvert County Zoning Ordinance.

We are very interested in your thoughts and
are requesting that comments be submitted by
March 16, 2009.
For contact information, please scroll so the bottom of this page.

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FIRST PUBLIC FORUM HELD

The Department of Planning & Zoning hosted the first Public Forum on the updating of the Solomons Zoning Ordinance on February 10th.

AGENDA - CLICK HERE TO VIEW THE SLIDESHOW PRESENTED AT THE PUBLIC FORUM 

• Review changes made to Set 1 since it was first distributed in December.  
  Click here to view Draft 2 of Set 1.  
   
• Review Proposed Amendments to the Solomons Zoning Maps.  
  Click here to view Draft 3 of the Map Amendments. NOTE: REVISED FEBRUARY 9TH 
   
• Overview of Set 2, released January 12th.  
  Click here to view Set 2.

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Set 2 - Distributed Monday, January 12, 2009

• Articles 8, 9, 10 and 11 of the Solomons Zoning Ordinance

"A plan without action is just a dream. Action without a plan is a nightmare."
(Japanese proverb.)

Over the last 22 years, Solomons Town Center improved because there was a plan AND action. These actions (both public and private) produced major public improvements and significant economic development, while at the same time acknowledging and re-enforcing the town’s historic character.

The plan update has had extensive citizen involvement and most citizens seem to be happy with the results. Basically, citizens affirmed that the policies of the first plan made sense, but needed to be updated. Citizens also voiced new concerns and suggestions. One of the concerns raised at the meetings was the loss of trees and degrading water quality in the Mill Creek watershed.

The State’s smart growth regulations call for directing new growth to town centers, as opposed to sprawling development throughout the countryside. How do we direct growth to town centers and still protect the environment?

The second set of Articles of the Solomons Zoning Ordinance (Articles 8 through 11) features the environmental sections of the new Ordinance and matches the organization and format of the Calvert County Zoning Ordinance. As promised, we won’t be repeating parts of the Calvert County Zoning Ordinance that we aren’t proposing to alter in the town centers. Rather, we are showing the changes to the chapters, which we hope to duplicate in all of the town center zoning ordinances.

The most significant change is the addition of a Tree Ordinance (Section 8-4). As we have been preparing the Water Resources Element of the Comprehensive Plan, we have noted numerous studies that indicate that the amount a tree canopy is a key indicator of water quality. Both American Forests and the Chesapeake Bay Program urge that there be at least a 40% tree canopy, averaged over the entire town center, with most of the trees in the lowest density areas. Trees reduce stormwater, erosion, and runoff. They uptake nutrients and provide habitat and shade. They can reduce energy bills. At this time, only 24% of the town center has tree canopy.

Another idea discussed with citizens was the notion of providing flexibility in the town center ordinances. In Section 8-2, we propose more flexible approaches to environmental regulations.

We are very interested in your thoughts and are requesting that comments be submitted by February 13, 2009.
For contact information, please scroll so the bottom of this page.

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Now that the Solomons Master Plan draft is nearly complete, staff is rolling out the first section of the draft Solomons Zoning Ordinance, beginning with the first three articles. As you may recall, The Board of County Commissioner’s goal is to make sure that all of the Town Center Zoning Ordinances match the Calvert County Zoning Ordinance in terms of organization and approach. At the same time, the Board hopes to promote green design, compactness, and uniformity of construction standards.

Set 1 includes amendments to Articles 1, 2 and 3 as well as amendments to the Solomons Zoning Maps.  Please use the links below to view the proposed amendments.

• Articles 1, 2 and 3 of the Solomons Zoning Ordinance
   
• Amendments to the Solomons Town Center Zoning Maps, as summarized below:
   
  • Map Amendment 1: Request by Ms. Meaghan C. Dalsey to rezone her property from the B1 Sub-area to the B4 Sub-area.  Please note that this is a correction to the original release.
  • Map Amendment 2: Proposal by DPZ to rezone existing businesses along Solomons Island Road south of the Lore Oyster House from the C3 Sub-area to the C1 Sub-area.
  • Map Amendment 3: Request by Mr. Chris Reynolds, Attorney, on behalf of Our Lady Star of the Sea Catholic Church, to rezone a portion of the Church’s property from the C6 Sub-area to the C4 Sub-area.
  • Map Amendment 4: Proposal by DPZ to rezone the Maryland Pilots’ Association Property from the C4 Sub-area to the adjacent C7 Sub-area.

We are asking that citizens provide comments on the proposed amendments by January 16, 2009.
For contact information, see below.

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