Norris Woods Subdivision
Neighborhood Plan Seeks Reapproval
Plans for a 44 home subdivision off Norris Rd in California are scheduled for review by the Planning Commission on March 17th. The project stretches back as far as 2013 according to available county records, and has stalled several times over the past decade. Billed as “Norris Road Subdivision,” the planned community is between the Heards Estates and Willow Run Farm neighborhoods, bordering St. Mary’s River State Park along the property’s rear boundary.
Development plans overlaid on satellite map image.
The property is held by D2 Affordable Development LLC, with Douglas Hallgren listed as the owner. Plans for the subdivision were originally heard by the Planning Commission (PC) in July 2014. Current PC chair Howard Thompson, and member Patricia Robrecht, both served in those same roles in 2014 and were present at the hearing according to meeting minutes obtained. Concerns about a lack of developed recreational amenities and sidewalks, as well as whether the homes would qualify as affordable housing, were raised. Hallgren said the single family homes would be sold and affordable housing standards would be followed. He also committed to building a “tot lot” area. The PC approved the subdivision, finding it met requirements.
Later, the project came back for reapproval in 2018. But, according to a March 2022 letter sent to Land Use & Growth Management (LUGM) by Kevin Norris of Kevin Norris Surveying, the project’s 2018 survey company was operating without a licensed surveyor which further delayed things. After these false starts, and having undergone an updated review process by LUGM staff, the development again needs the PC’s approval. The latest review will examine requirements laid out in the Comprehensive Plan (CP) and Comprehensive Zoning Ordinance (CZO). Though minor changes have been made, both documents haven’t been updated in their entirety for over a decade. The CP revision process is currently underway. But because the project’s original approvals have expired, it is subject to any modifications in county processes and plans.
A review of planning documents showed the following data points:
44 single family lots
11.33 acres of open space provided, exactly meeting requirement
1.31 acres of open space specifically for recreational use (tot lot?)
SMCPS bus stop at intersection of Norris Road and Norris Woods St.
Additional 9 elementary, 4.5 middle, and 6.5 high school students based on formula
420 average daily trips added to the area
No “tot lot” is specifically shown on current plans in the location where it is reflected on the 2018 plans. The largest portion of open space is a forest conservation easement of 4.64 acres at the rear of the neighborhood, abutting St. Mary’s River State Park.
County GIS map showing lot locations. Each blue dot is 1 lot.
Forty-four lots are proposed, doubling the normal density permitted based on the development meeting affordable housing standards defined in Section 32.3 of the CZO. Satisfying the requirement means between 12-25 percent of the units must be set aside for “a minimum of 15 years for lower income households,” defined as “those whose gross income is no greater than 50% of the County’s median household income for the prior year” based on reports from the U.S. Dept. of Housing and Urban Development or the State of Maryland. The Maryland Department of House and Community Development reported the St. Mary’s median household income was $143,900 in 2024.
The Department of Public Works & Transportation (DPWT) is supporting the applicant’s request for a variance from Section 3.8 of the St. Mary’s County Road Ordinance. This section lists right-of-way and sight line requirements for roadways in the event future expansion is needed and to ensure adequate safety for drivers and pedestrians. There is a METCOM sewer easement already present in the required sight distance easement at the entrance of the neighborhood. Since the METCOM easement will stay clear of obstructions, the applicant requests relief from the road ordinance requirements on site distance. Norris Woods Street connects at Norris Road and goes back through the neighborhood to meet Coronado Dr.
Several letters in the record for the March 17th hearing express concern and/or opposition to the project as proposed. Those comments draw attention to a lack of sidewalks along the narrow Norris Road and increased traffic brought to the area by the addition of these homes. Those points are underscored by a DPWT traffic study included in the staff report, which shows in 2023 there were over 2500 average daily trips along Norris Rd.
If you have comments about this proposal, submit them to Brandy.Glenn@stmaryscountymd.gov or attend the PC’s hearing on Monday, March 17th at 6:30PM at 41770 Baldridge St in Leonardtown. View the meeting agenda here.
