Planning Commission Updates
Originally Published: March 28, 2024
Villages at Clarks Mill Continued
On March 11th, the Planning Commission reviewed the concept site plan for Villages at Clarks Mill, an 18 townhouse development located on about 3 acres between Route 235 and Mervell Dean Road, across from Clarks Mill Road. The applicant, Rich Benefield of FDR Holdings, presented the project which also requires two variances from the Board of Appeals. First, permission to split the required 65ft buffer with a neighboring property to the south, and second, authorization to reduce the amount required open space from 50% to 30%. Both of these, in addition to parking, lighting, sidewalks, and workforce housing were discussed.
FDR Holdings believes they do not require the variance to split the buffer yard because the property to the south is an uninhabitable vacant home. The owner of this property said as much in a past real estate listing. However, Deputy County Attorney (DCA) John Houser explained Land Use and Growth Management’s (LUGM) position: there is potential for the property to have a residential home given its history. Developments are required to provide a 65FT buffer between the property line of neighboring residences unless the property is considered vacant in which case a variance is granted to split the buffer between the properties, 32FT each.
The second variance, to reduce open space, is relevant according to FDR Holdings because this project lists 5 of the 18 units as workforce housing. The Comprehensive Zoning Ordinance (CZO) and Comprehensive Plan define workforce housing as affordable for those “earning between 45-110% of the median annual household income in St. Mary’s County.” The language originated from a document prepared by a committee studying workforce housing needs in St. Mary’s about a decade ago, clarified DCA Houser. When questioned by commission members, the applicant stated the townhouses would be “market price,” just under $400K for this area. All townhomes will be built and marketed the same, so technically they all could be considered workforce housing. Maryland’s Department of Housing and Community Development (DHCD) says state law defines affordable housing as anything costing 30% of annual income or less.
Planning Commission members questioned the lack of parking, sidewalks, lighting, and landscaping along Mervell Dean to protect privacy. Open space was limited to landscaped areas along the road, walking trails around the stormwater management pond, and a green area between townhouses which cannot be developed because of a SMECO easement for power lines. Chair Howard Thompson asked the applicant if SMECO knew “kids would be playing under their power lines,” but SMECO had no objections when the plans were submitted, said Benefield of FDR Holdings. Benefield said details like lighting aren’t usually included in a concept site plan, but Thompson pointed out this is the only chance the Planning Commission has to review the project. Years ago, the concept AND final site plans went before the Commission. Now, the Director of LUGM signs off on final site plans instead.
The hearing was continued to May 6th to allow FDR Holdings to revise their plans and incorporate feedback received from the Planning Commission.
