Hollywood Land Use
Property Seeks Zoning Change to Commercial
On Monday, January 27th, the Planning Commission will consider amendments to the Zoning Map and Comprehensive Plan. If granted, they will permit further commercial development in Hollywood between Clover Hill Road and Route 235. Cusic Properties, LC owns approximately 3.4 acres where Cook’s Liquors, Papa Johns, and other businesses currently operate. Several years ago, the multi-unit commercial building was on a separate parcel from vacant land to the south. According to a Land Use & Growth Management staff report, in 2010 the two parcels were consolidated into a single lot.
Image from county GIS map, showing zoning category.
Cusic Properties, through lawyer Chris Longmore, filed to amend the split-zoning of the property. Part of the land is Rural Commercial Limited (RCL) while the vacant part is Rural Preservation District (RPD). The zoning regulations permit different land uses, and because the split zoning was recorded in the Comprehensive Plan and Zoning Map, both must be amended to change the RPD portion to RCL.
RCL “accommodate[s] existing, small-scale commercial uses serving localized markets…scattered along the highways” says the staff report. A letter submitted by Mr. Longmore to LUGM requested amendments because “the owners are desirous to maximize the best potential to develop the property,” which split zoning makes difficult. Longmore argues the property is along an area of Route 235 (Loveville Rd to Hollywood Rd) which “continues to see expanded commercial development,” and the county made a mistake in approving the Zoning Map and Comprehensive Plan with this split zoning.
However, LUGM’s staff report disputes Longmore’s arguments. The County Commissioners did not make a mistake with their approval, the report notes, because the split zoning “was the result of the applicant’s boundary line adjustment…[and] was approved at the applicant’s request back in 2010.” The report continues that all “land that surrounds the property” is zoned RPD. LUGM staff also requested the applicant provide “specific facts to support” the claim of “expanded commercial development” in the area at the upcoming public hearing.
Public water and sewer is not available here, according to METCOM, so on-site septics are necessary. The application was reviewed by SMECO, St. Mary’s Soil Conservation District, the Dept. of Public Works & Transportation, Maryland Dept. of Transportation, and Maryland Dept. of Natural Resources, all of which had no objections. Maryland Dept. of Planning notes the Cusic property is not in an identified growth area or center and “suggests the county consider if the expansion of other small scale commercial uses…aligns with the…Comprehensive Plan.”
The Planning Commission public hearing is January 27th, at 6:30PM at 41770 Baldridge Street in Leonardtown. For those who can’t attend in person, email your comments to Brandy.Glenn@stmaryscountymd.gov for inclusion in the record.
Link to public hearing documents: https://go.boarddocs.com/md/stmarysco/Board.nsf/goto?open&id=DCYSCH720958
Additional Context
Commercial development tends to spread because of rezoning, especially along major transportation arteries like Route 235. In California, many of the properties on either side of the highway, from Wildewood down to Great Mills Road were residential single family homes. Several shopping centers were previously mobile home parks. Today, there’s a number of residential properties bearing the dilapidated remains of old homes along 235 north from California Blvd to Oak Crest Drive.
At recent hearings, attorney Chris Longmore represented the Honda/Kia dealership and Tidal Wave Auto Spa projects which will flank corners of the 235/4 intersection. He reminded the Planning Commission they, and the County Commissioners, had approved rezoning of properties in the area to serve commercial or other higher density purposes. Those decisions were made 10-15 years ago in updates to the Lexington Park Development District plan and the Comprehensive Plan, with a goal of promoting business development along 235 stretching as far north as the St. Mary’s County Airport.
As properties were rezoned and became commercial neighboring property owners sold their land to commercial entities. These changes eventually led to expanded development, sometimes years later. It’s possible the same could be true near Clover Hill Drive in Hollywood over coming decades. The property is outside of any development district, town, village, or rural service center, with the nearest being Hollywood town center three miles away.
Instances like these highlight the unique balancing act local government must play with land use: protecting an owner's right to use their property and managing growth. Zoning ordinances and the Comprehensive Plan are tools used to strike the balance. Chris Longmore previously argued rezoning happened with specific intent by the Planning Commission and County Commissioners to promote growth. That is not true in this instance, an area surrounded by residential uses within a rural preservation district.
