Pax Village Center Townhomes Reviewed
Planning Commission Considers Concept Plan
Rendering of development from planning documents.
On April 14, the Planning Commission will review a concept site plan for Pax River Village Center (PRVC) Townhomes, a major redevelopment effort that would bring 91 townhomes to Lexington Park. The project, proposed by Atlantic Realty, is tied to a requested zoning map amendment and represents a significant change in land use and density just outside the Air Installation Compatible Use Zone (AICUZ) of NAS Patuxent River.
Concept plan showing green space throughout Pax River Village Center, and proposed townhomes.
The plan includes 91 townhomes arranged in 16 rows, with each unit averaging 2,400 square feet and offering two parking spaces. The proposed layout contains limited green space within the development, but Nicolet Park—located directly across the street—is highlighted as a key supporting amenity, with the staff report noting that “mixed amenities and opportunities are provided with the support of Nicolet Park.” The project is expected to generate approximately 533 daily vehicle trips, with traffic studies showing a Level of Service (LOS) A at nearby intersections including MD 235, North Shangri-La Drive, and Great Mills Road.
To move forward, Atlantic Realty is seeking to rezone two parcels to High-Intensity Mixed-Use (MXH). These include the company’s shopping center property—formerly known as Millison Plaza and currently zoned Limited Commercial/Industrial (LCI)—as well as the adjacent Ortho property, currently zoned Medium-Intensity Mixed-Use (MXM). Redevelopment of the commercial center is already underway, and Atlantic Realty is citing it as part of the justification for what they describe as “a substantial change in the character of the neighborhood” since the last comprehensive rezoning.
Zoning of the area, with approximate rezoning request outlined in red.
MXH zoning is designed to support high-density residential and commercial development within urban-style, mixed-use environments. It combines the density allowed in residential-high districts with the broad range of commercial and institutional uses permitted in corridor mixed-use areas. The goal is to create areas with an urban character where people can live, work, shop, dine, and gather in a visually cohesive and functional environment.
By contrast, MXM zoning supports medium-density development, intended for large-scale and clustered commercial and residential uses with some preservation of open space. LCI zoning, meanwhile, is tailored for low-occupancy commercial and industrial uses, especially near or within the AICUZ.
In an October 2024 letter, Atlantic Realty's attorney Chris Longmore, argued that a mistake was made in the prior zoning designation. Longmore pointed out that the LCI category was created for properties within the AICUZ, while the subject properties lie just outside that boundary. However, county staff concluded there was no clear mistake, noting that LCI already allows for some higher-intensity commercial or industrial uses outside the AICUZ.
The Maryland Department of Planning (MDP) commented that the proposed changes align with the LPDD Master Plan, which identifies the PRVC area as a potential “downtown gateway” for Lexington Park.
Overview of FDR Blvd in red.
Long-range plans call for FDR Boulevard to eventually connect through to Pegg Road, and further south. Currently, FDR Blvd runs continuously from Harris Teeter in California to Kohl’s in Lexington Park. This north-south corridor is expected to alleviate congestion along MD 235. However, the increased traffic may raise safety concerns, particularly for residents of the proposed townhomes accessing Nicolet Park across the street. The potential impact of this additional traffic on pedestrian access and park connectivity has not yet been fully addressed in planning documents.
Closer view of likely FDR Blvd route from Pegg Rd to Great Mills Rd.
Concerns were raised by the Navy, which emphasized in a February 2025 letter that the most recent AICUZ study is over 20 years old and is set to be updated in 2025. Hannah Pajewski, Community Planning Liaison Officer for NAS Patuxent River, wrote that “lower-density developments are preferable in areas close to APZ-II boundaries” and stated, “NAS PAX does not support any rezoning…as it may have the potential to increase density or allow for uses incompatible with the Navy’s AICUZ guidance.”
The Planning Commission will consider whether to give conditional approval to the concept site plan at its meeting on Monday, April 14 at 6:30 PM at the Chesapeake Building in Leonardtown. Final approval of the site plan would still require approval of the zoning map amendment by the Commissioners of St. Mary’s County.
As of now, no written public comments have been received. Members of the public who wish to share feedback can submit comments via email to brandy.glenn@stmaryscountymd.gov or attend the meeting in person to speak during the public hearing portion.
