A proposed zoning change that would require new gas stations, small-box discount stores and vape shops to undergo additional public review is advancing to a public hearing after receiving preliminary approval from the St. Mary's County Commissioners.

The commissioners voted 3-1 Tuesday to schedule a public hearing on the proposed zoning text amendment for July 14. Commissioner President Randy Guy was absent from the meeting. Commissioners Eric Colvin, Mike Alderson and Scott Ostrow voted in favor of moving the proposal forward, while Commissioner Mike Hewitt cast the lone dissenting vote calling the action “politically motivated.” All five commissioner seats are up for election this year.

Although commissioners did not specifically reference a proposed Royal Farms project during their discussion, county planning records show a concept plan has been submitted for a new convenience store and gas station in Callaway, where several similar businesses already operate nearby. Commissioner Alderson previously cited concerns about the potential construction of another gas station in an area where multiple stations already exist in close proximity.

The measure would require gas stations, vape shops and so-called "small box discount stores" to obtain conditional use approval from the Board of Appeals before proceeding through the county's development review process. Deputy County Attorney John Houser said the small-box discount store category is intended to cover businesses commonly referred to as dollar stores.

The issue has been under discussion for nearly a year. In July 2025, the commissioners reviewed research prepared by Houser after concerns were raised about what county documents described as the "perceived over-proliferation of similar uses already existing in close proximity."

According to Houser's findings, St. Mary's County has 48 gas stations, with approximately half located either in Charlotte Hall or within the Lexington Park Development District. His review also found that neighboring jurisdictions regulate such uses differently. Charles County imposes special requirements on larger gas stations, while Calvert County permits them only as conditional uses in town centers.

At the time, Commissioners Guy, Hewitt and Ostrow opposed reviewing additional regulations on gas stations or convenience stores. Hewitt, who owns the property leased for the Sheetz store in California, questioned whether an abundance of gas stations posed any measurable harm beyond public opinion. Guy argued that additional gas stations create competition, while Ostrow said it was not the government's role to dictate how property owners use their land.

The issue resurfaced May 12, 2026 when Alderson raised concerns about another gas station potentially locating near several existing stations. Alderson, Colvin and Ostrow directed the County Attorney's Office and the Department of Land Use and Growth Management to draft potential zoning changes for consideration despite continued opposition from Hewitt and Guy.

Houser told commissioners on June 2 that Maryland jurisdictions use several approaches to address perceived over-saturation of certain commercial uses. Some require applicants to demonstrate a public need for a project, while others establish minimum separation distances between similar businesses. He said the most straightforward approach for St. Mary's County would be to classify gas stations, vape shops and small-box discount stores as conditional uses. The information was also detailed in a memo prepared by Houser.

Under the proposed ordinance, applicants would first appear before the Board of Appeals, which would hold a public hearing and evaluate whether a proposed use is appropriate for its location and beneficial to the surrounding community. Projects approved by the board would then proceed through the county's existing development review process, including Planning Commission review and a separate public hearing if a concept plan is required.

Houser noted one potential limitation involving vape shops. Because many open within existing commercial buildings, they often require only a change-of-use permit rather than a concept plan review. Those applications do not currently require public hearings, and the proposed ordinance would not alter that process.

The Planning Commission has not reviewed the proposed amendment and has not been asked to provide a recommendation before the July 14 public hearing.

The public hearing is scheduled for 6:30 p.m. July 14 in the commissioners' meeting room in Leonardtown. The commissioners are expected to consider final action on the amendment at their July 28 meeting.

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Royal Farms is proposing a fourth location in St. Mary's County, with plans for a convenience store and gas station at the intersection of Route 5 and Route 249 in Callaway.

A concept plan submitted June 1 by Two Farms Inc., doing business as Royal Farms, shows the proposed development on more than 3 acres adjacent to the existing Dollar General store in Callaway. Bowman Consulting Group is serving as the project's engineer.

The proposal includes a 5,154-square-foot convenience store, a 5,362-square-foot fuel canopy with 14 gasoline pumps, a separate diesel fueling area with three pumps and 44 parking spaces. The project encompasses four parcels, three owned by Point Callaway LLC and one owned by Callaway Two LLC.

Plans show vehicle access from both Route 5 and Route 249. The Route 249 entrance would include a re-striped left-turn lane for traffic heading toward Piney Point, along with a through lane. Access from Route 5 would be limited to right turns in and right turns out of the property.

If approved, the development would add another fuel station to an area already served by several nearby competitors. Shell, USA Fuel and the recently opened Weis gas station are all located within a short distance of the proposed site. A Sheetz convenience store and gas station is located less than 1.5 miles away at the intersection of Great Mills Road and Route 5.

County records show the site was previously proposed for a 7-Eleven convenience store in 2020. The Planning Commission ultimately denied that application, citing concerns that large trucks entering and exiting the property could create traffic safety issues. Local residents were against the project.

Traffic estimates included with the Royal Farms concept plan project nearly 3,300 vehicle trips per day generated by the convenience store and fuel operations. The estimates are based on formulas published by the Institute of Transportation Engineers.

The concept plan leaves a portion of the property undeveloped between the proposed Royal Farms and the adjacent Dollar General. A planned interparcel connection at the front and rear of the site would provide access to the neighboring property.

A traffic-generation table included with the plan references a future Tractor Supply store that could generate approximately 300 additional daily vehicle trips. However, no Tractor Supply development is shown elsewhere on the concept plan, and no separate application for such a project has been publicly filed with the county.

If both developments were ultimately constructed as reflected in the traffic analysis, they could generate a combined 3,600 daily vehicle trips in the area.

The proposal remains in the early stages of county review. No Planning Commission hearing has been scheduled, and the concept plan is currently under review by the Department of Land Use and Growth Management.

The project also emerges as county officials debate new regulations governing gas stations and certain retail uses. The St. Mary's County Commissioners recently voted to advance a zoning text amendment that would require gas stations, small-box discount stores and vape shops to obtain conditional-use approval from the Board of Appeals before proceeding through the development process.

A public hearing on the proposed amendment is scheduled for July 14 at 6:30 p.m.

It is unlikely any new regulations would apply to the Callaway Royal Farms proposal if adopted, and would depend on the timing of approval for both.

Callaway is designated as a Village Center in the county's comprehensive plan, an area intended to accommodate a mix of commercial and residential development serving surrounding communities.

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The board voted 3-0 to approve the site plan for Evergreen at Cedar Lane, a proposed four-story building with a basement that would add senior housing on a vacant parcel within the existing Cedar Lane campus. The project still requires approval from the Leonardtown Town Council for variances related to building height and residential density before construction can proceed.

The project site, just under 2 acres, was annexed into the Town of Leonardtown in September 2024 following approval by the Town Council.

Plans show a mix of one- and two-bedroom apartments spread across the building's five levels. The lower level would contain five apartments, while the entry level would include 14 units. Seventeen apartments are planned for each of the three upper floors, bringing the total to 70 units. The building would also include office space, storage areas, laundry facilities and community gathering spaces.

According to project documents, the development exceeds the town's current zoning standards for both density and building height. Existing buildings on the Cedar Lane campus also do not conform to current zoning regulations because they were constructed before the current standards were adopted.

A letter submitted by the project's engineer argues that additional senior housing is needed in St. Mary's County, describing the demand as "a critical and growing need."

The development is being undertaken by Green Street Housing LLC, which has previously developed housing projects in Lexington Park. The company specializes in securing federal and state financing for affordable housing developments. Such funding applications typically require local approvals demonstrating that a project is positioned to move forward.

Cedar Lane’s expansion will be age and income restricted, providing affordable housing for seniors. The project is supported, in part, by a $1.5 million in federal funding secured by Senator Chris Van Hollen (D-MD) and Senator Angela Alsobrooks (D-MD).

The proposed building would be located between the existing Cedar Lane parking lot and a neighboring residence along Cedar Lane Road.

The Cedar Lane campus currently consists of three residential buildings containing 195 units. The community expanded beyond its original footprint through additions completed in 1980 and 2002.

The project is the latest in a series of development activities along Cedar Lane Road, an area increasingly viewed as a future growth corridor for Leonardtown.

A residential property adjacent to the Cedar Lane campus was recently annexed into the town at the request of its owner. In October 2025, town officials approved the annexation of approximately 50 acres across Cedar Lane Road that were formerly part of Ellenborough Farm. While no development plans have been approved for that property, town officials have previously identified the area as suitable for future residential growth.

Construction is also underway on six homes in the Dogwood Subdivision at the intersection of Cedar Lane Road and Route 5. The site was once proposed for a Dollar General store, but the town denied that application, citing the presence of similar retail stores nearby.

The activity reflects long-term planning efforts by Leonardtown. The town's comprehensive plan identifies land along Cedar Lane Road extending to St. Johns Road as a future growth area where additional annexations could occur over time. 

If approved by the Town Council, Evergreen at Cedar Lane would represent one of the largest additions to the Cedar Lane campus since its previous expansions and would increase the community's housing inventory to 265 units.

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Ordinance 234, titled "Development Impact Fees," was scheduled for first reading but was not discussed after a lengthy public hearing on the proposed Singletree Quadplex development occupied much of the council's meeting. The ordinance remains under consideration.

If adopted, the measure would amend the town's existing code and once again direct the collection of school impact fees on new residential development. The proposal comes amid an ongoing dispute between the St. Mary's County Commissioners and Leonardtown over how new development within the municipality should contribute to public school construction costs.

The disagreement traces back to changes adopted by the County Commissioners. Prior to July 1, 2023, Leonardtown collected public school impact fees that were remitted to the county. But the County Commissioners repealed the impact fee ordinance and replaced it with an excise tax.

In response, the Leonardtown Town Council repealed its own impact fee ordinance and stopped collecting school impact fees within town limits.

The county's authority to impose the excise tax was granted by the Maryland General Assembly through legislation requested by the County Commissioners and supported by the St. Mary's County Delegation. Since then, questions have emerged regarding whether lawmakers intended for the tax to apply within Leonardtown's municipal boundaries.

Several local officials have argued that the delegation did not intend for the excise tax to apply inside the town. However, no member of the county's legislative delegation has publicly stated that interpretation.

The issue returned to the forefront March 24 when the County Commissioners voted 4-1 to amend the excise tax ordinance. According to County Attorney Buffy Giddens, the revisions were intended to clarify that the tax applies to residential development within Leonardtown.

Commissioner Eric Colvin cast the lone dissenting vote. Colvin has opposed applying the excise tax within Leonardtown since discussions began. Commissioners Mike Hewitt and Scott Ostrow argued that residential development within the town should contribute to public school funding in the same manner as development elsewhere in the county.

"This is about fairness," Ostrow said during the March 24 discussion. "I can't tell someone in California, Great Mills, Lexington Park they have to pay this fee but Leonardtown doesn't."

Leonardtown officials have rejected the county's position. The town's attorney has issued a legal opinion concluding that the County Commissioners lack authority to unilaterally expand the application of the excise tax because the taxing authority was granted by the General Assembly, not created by county ordinance.

Under Ordinance 234, developers building in Leonardtown would be required to pay a school impact fee of $2,135 per dwelling unit. The ordinance states that new residential development must pay its "proportionate fair share of the costs for public school facilities."

The fee would apply to any person, business or legal entity receiving a residential building permit within the town. The only exemption would be for developments restricted by recorded covenant to residents age 55 and older.

Revenue generated through the fee, including accrued interest, would be dedicated to capital improvements for St. Mary's County Public Schools that are reasonably necessary to accommodate residential growth within Leonardtown.

The competing positions have created uncertainty over how future residential development in Leonardtown will be assessed school-related fees. While county officials maintain that the revised excise tax applies within town limits, Leonardtown continues to argue that it is not required to comply with the county's interpretation of the law.

Neither government has publicly outlined its next steps if the dispute remains unresolved, though the disagreement could ultimately require judicial intervention to determine which interpretation of the law prevails.

The proposed impact fee is substantially lower than the county's excise tax, which is set at $6,697 per dwelling unit. The county tax is intended to help fund infrastructure needs associated with growth, including schools, roads, public safety facilities, parks and recreation amenities.

Leonardtown also assesses separate impact fees on new development to support municipal infrastructure. According to a town release, developers pay roughly $24,000 per equivalent dwelling unit in water and sewer impact fees, with much of that revenue dedicated to improvements at the town's wastewater treatment plant, which expanded capacity in 2022 to accommodate future growth. The town also maintains its own roads and provides parks and recreation services.

Town officials have argued that applying the county's excise tax within Leonardtown would require new development to pay twice for some infrastructure categories. Leonardtown has maintained that a dedicated school impact fee is a more appropriate mechanism because it directs funding specifically toward public school construction while avoiding what town officials characterize as duplicative infrastructure charges.

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The Leonardtown Town Council voted 3-2 on May 11 to deny a proposal for a four-unit residential building in the Singletree neighborhood, following a public hearing dominated by resident opposition over neighborhood compatibility and character.

Residents filled Town Hall to weigh in on the concept plan proposed by WM Davis Development for a 0.44-acre property identified as Phase 8, Lot 11 of the Singletree subdivision off Miss Bessie Drive.

According to the council’s staff report, the proposal called for a 3,600-square-foot, two-story quadplex containing four one-bedroom units, with two units located on each floor.

Singletree, a 123.5-acre planned unit development approved in 1984, includes 165 single-family home lots, 14 commercial office or business lots and 10 duplex lots. Original PUD documents included in the meeting packet designated the property for “multi-family townhouses, duplexes, garden apartments or single-family detached” homes.

Town planning staff recommended approval of the project, and the Leonardtown Planning and Zoning Board also recommended approval following its April 6 review.

Still, concerns emerged during both meetings about whether the proposal fit the character of the surrounding neighborhood, which is primarily composed of single-family homes.

About a dozen residents spoke against the project during the public hearing. Residents raised concerns about traffic, fire access, architectural design and whether the proposal complied with neighborhood covenants and restrictions.

Residents pointed to a March 2001 survey plat for Singletree Phase 8 that identified the property as single-family residential. They also cited neighborhood covenants requiring a “Williamsburg” architectural theme, arguing the proposed design did not meet those standards.

Council members Nick Colvin, Mary Slade and Jay Mattingly voted to deny the project, citing concerns that the building was incompatible with the neighborhood’s character.

Council member Heather Earhart proposed postponing the vote to allow additional information to be reviewed. The applicant’s attorney, Jackie Meisner, supported delaying the decision, saying some public comments “require a factual response that can’t happen this evening.”

Meisner was referring to residents’ claims that the proposal violated neighborhood regulations and covenants.

Questions also emerged about whether the project could return before the council in the future. Town Planner Mike Bailey said denied projects generally cannot return for two years unless at least 10% of the proposal is substantially changed.

However, Town Administrator Laschelle McKay said that interpretation would need to be confirmed by the town attorney.

Before the vote, Meisner said she wanted “on record” that the council’s decision may have relied on inaccurate information, adding there was “some basis here for undermining the decision.”

The council ultimately denied the proposal in a 3-2 vote. The applicant retains the right to appeal the decision in court.

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The concept plan documents show a buildout across three phases, culminating in more than 158,000 square feet of building space. Phase one, the largest, includes over 70,000 square feet of space for greenhouses, packaging, and operations. Phases two and three would expand on that by roughly 50,000 square feet and 67,000 square feet, respectively. Two wells, up to seven 25,000 gallon storage tanks, and a septic system capable of up to 600 gallons of use per day are indicated on the plans. At full buildout, the site fits snugly within the 500 foot setback from residential property required by the county’s zoning ordinance.  

Permits from the State Highway Administration are required to access the site from Route 235 South, directly across from the median crossover at Joy Lane. No traffic study has been submitted, but the SHA requested it include the intersections of 235/247 and 235/245. 

On January 13, residents who live nearby packed the Commissioner’s meeting room to voice their concerns about the proposal. Many of them spoke of personal experiences with illness, or losing friends and neighbors to cancer. One man described losing his son to cancer. The property where the growhouse is proposed is a former Super Fund site cleaned up by the Environmental Protection Agency in the 1990s. In the 1970s, a company operated on site treating wood with creosote and other toxic chemicals that were then dumped into onsite ponds. Roughly 270,000 tons of soil was removed from the site during the cleanup. 

Nearby residents are understandably wary of disturbing the site again, and how a new industrial development might affect the surrounding area.

A cannabis growhouse in Abell, built in recent years, was referenced several times. Residents there have spoken over the years about the effects of noise and air pollution from the growhouse. Those who live near the one proposed in Hollywood didn’t want the Commissioners to forget the lessons learned from the Abell site.

I recently reviewed the latest publicly available documents related to the proposal. A LUGM staff review noted that Conditional Use Approval is required from the Board of Appeals. Certification from a professional is required to demonstrate odor control measures will meet county standards. LUGM requested a report showing no impacts in the general vicinity from traffic, noise, odor, or light pollution.

LUGM staff also noted the applicant will need permission from the County Commissioners to cross the railroad right of way to enter the site. That right of way has been held by the county for years after the railroad running to Point Lookout ceased operation and has slowly been converted to the Three Notch Trail. 

Dated January 12, a letter from the Maryland Department of Natural Resources says the “project site is located within the headwaters of McIntosh Run” where “numerous species of rare, threatened and endangered species” exist. DNR specifies a need to show a minimum 100 foot undisturbed forested buffer around permanent and intermittent streams and nontidal wetlands. 

The applicant will need to address any outstanding comments highlighted by LUGM and other agencies involved in the review process, then submit an updated concept plan with changes. 

Meanwhile, as the process unfolds, residents living near the site have organized a petition in opposition to the project. The petition, started by resident Jim Pendarvis, calls for denying the project and requiring a “full community and environmental impact review before any further consideration” as well as public hearings where residents can “formally voice concerns.” 

Hosted on Change.org, the petition has 592 signatures as of this writing. Change.org’s Civic Engagement Team “reaches out to decision makers to let them know about petitions in their community” according to a note on a response received about the petition. On February 22, 2026, County Administrator David Weiskopf wrote a letter stating the Commissioners “acknowledge receipt of the petition and understand that this matter is of strong interest to members of our community.” 

Weiskopf goes on to say that Commissioners don’t approve development applications before providing an explanation of the approval process, including opportunities for community involvement at public hearings. “We encourage constituents who wish to share their views to participate in these public hearings when they are scheduled,” he wrote.

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The St. Mary's County Commissioners approved a priority enrollment list on April 14 for the new St. Mary’s Early Learning Academy, a county-backed childcare center scheduled to open in August 2026 in Leonardtown.

The academy will operate out of the former Leonard Hall Junior Naval Academy building, which is being renovated into a childcare and early education facility expected to accommodate about 100 children ranging from infants through pre-kindergarten age.

Commissioners asserted the project is intended to help address childcare shortages while also improving recruitment and retention for county employees, particularly first responders and public safety personnel.

The 9,300-square-foot building is undergoing approximately $3.5 million in renovations and upgrades to bring the facility up to code and convert the space into classrooms and childcare areas. In early 2024, the county terminated Leonard Hall’s lease after officials determined the school could not afford more than $500,000 in needed repairs to the property.

Initially, the county planned for the Department of Recreation and Parks to operate the childcare center directly. However, the commissioners later approved an agreement with the YMCA of the Chesapeake to manage the facility instead.

During earlier discussions, Commissioner Eric Colvin expressed concern that the project’s costs had increased beyond his original proposal, which involved constructing a modular childcare building on the county government campus. Commissioner Mike Hewitt voiced support for the YMCA partnership, backing the organization’s experience operating childcare programs.

Under the agreement approved in February 2026, the YMCA will lease the building from the county for up to 15 years and handle day-to-day operations, including staffing, utilities and routine operational expenses.

The county will provide the YMCA with $20,000 for information technology, communications and security-related startup costs. The county also remains responsible for major building maintenance and capital expenses, including HVAC systems, plumbing, flooring replacement, repainting, exterior maintenance and playground infrastructure.

The agreement also establishes a revenue-sharing arrangement between the county and YMCA. Recreation and Parks will receive 4% of gross receipts during the first year of operation. Once enrollment reaches 90%, the county’s share increases to 7.5%, and at 95% enrollment the county will receive 10% of gross receipts for the remainder of the lease term. If operating hours expand to 16-hour days, the county’s share remains at 7.5%. If the center eventually operates 24 hours a day, the county’s portion decreases to 5.5%.

County employees will receive the lowest childcare rate without being required to purchase a YMCA membership.

Under the enrollment policy approved April 14, county employees will receive exclusive enrollment access before remaining openings become available to the public.

The approved priority list ranks applicants in the following order:

1. St. Mary’s County first responders and essential personnel, including sheriff’s deputies, correctional officers, dispatchers, EMTs, paramedics and emergency management staff.

2. All other St. Mary’s County employees.

3. St. Mary's County Public Schools teachers.

4. All other school system employees.

5. State, local and federal government partners.

6. General public applicants.

The operating agreement also states the YMCA may give enrollment preference to its own employees before opening remaining slots to the general public.

During the April meeting, Recreation and Parks Director Ray Bivens said the academy will follow an educational curriculum designed to prepare children for kindergarten.

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If you’re registered as an Independent or Unaffiliated voter in Maryland, you won’t be able to vote in this June’s primary election. Here’s why—and what options you still have.

Maryland operates under a closed primary system. That means only voters registered with a political party can participate in that party’s primary. In practice, that limits participation to Democrats and Republicans, the state’s two principal parties.

Unaffiliated voters make up a significant share of the electorate—nearly 1 million people, or about 25% of registered voters statewide. By comparison, roughly 2.2 million voters are registered as Democrats and about 1 million as Republicans. Unless those unaffiliated voters join a party, they cannot vote in primary elections.

State law makes it difficult for new political parties to form and maintain official recognition. To establish a party, at least 25 registered voters must file a constitution and bylaws with the state. Within two years, the group must also collect 10,000 petition signatures during either a presidential or gubernatorial election year. Even after qualifying, a party’s status is not permanent.

For example, a party that qualifies in 2024 would remain on the ballot through the next two statewide general elections, in 2024 and 2026, keeping its status through the end of 2026. To remain recognized beyond that point, the party’s candidate for the highest office on the ballot must receive at least 1% of the total vote. Alternatively, a party can maintain status if at least 1% of Maryland voters are registered with it. If those thresholds aren’t met, the party loses official recognition. These rules reinforce the two-party system in Maryland making it difficult for a third party to find success.

Candidates who are not affiliated with a recognized party can still run for office, but they face additional hurdles. Unaffiliated candidates do not appear on primary ballots and instead go straight to the general election. To qualify, they must file a declaration of intent to seek nomination by petition.

Signature requirements vary by office. A statewide candidate, such as for governor, must collect 10,000 signatures. For local offices like County Commissioner, candidates must gather signatures equal to 1% of registered voters in the district, with a minimum of 250.

Maryland also distinguishes between “principal” and “non-principal” parties. Principal parties are those whose candidates received the two highest vote totals for governor in the most recent election—typically Democrats and Republicans. Other recognized parties are considered non-principal and generally only appear on the general election ballot. The system discourages non-principal party candidates, and voters, from participating in the electoral process.

There is one exception for unaffiliated voters: nonpartisan races. Board of Education elections are nonpartisan, meaning all voters can participate. In St. Mary’s County this year, two Board of Education seats—District 1 and District 3—are on the ballot. Where more than two candidates file, all appear on the primary ballot and the top two advance to the general election. In District 1, two candidates filed, so both will move on to the general election. In District 3, only one candidate filed, effectively securing the seat.

For unaffiliated voters who want a say in primary contests, the only option is to register with a political party. That decision can shape where your vote has the most influence.

For example, the retirement of longtime Congressman Steny Hoyer has opened up Maryland’s 5th Congressional District. Of the more than 620,000 registered voters in the district, about 53% are Democrats, 23% are Republicans, and 22% are unaffiliated. Based on those numbers, the Democratic primary is likely the deciding race for the seat.

Locally, Democratic primary voters will also weigh in on races for County Commissioner District 1 and House of Delegates Districts 29B and 29C, all of which have multiple candidates.

On the Republican side, primary voters will decide contested races for Commissioner President, Commissioner Districts 2 and 4, and a challenge in Delegate District 29C. The Republican primary will also determine which candidate advances to face Gov. Wes Moore in the general election.

Voters can register or change their party affiliation through the Maryland State Board of Elections’ Voter Services website or in person at the St. Mary’s County Board of Elections in Leonardtown. The deadline to register or switch party affiliation in order to vote in the June 23 primary is June 2.

Primary elections are where parties narrow the field of candidates who will appear on the general election ballot. Participating at that stage gives voters an earlier opportunity to shape their choices—rather than selecting only from the final slate in November.

Broader participation in primaries can lead to more representative candidates, potentially reducing the influence of more ideologically extreme positions within either party. At the same time, the general election remains critical—especially at the local level. County commissioners, school board members, and state delegates make decisions that affect taxes, development, education, and public safety in ways that directly impact daily life.

Whether you choose to participate in a primary or wait until the general election, understanding when and how your vote has the most influence can help ensure your voice is part of those decisions.

The St. Mary’s County Board of Elections has begun mailing postcards to voters registered as unaffiliated to share information and options about how to participate. Those with questions can contact the local Board of Elections directly.

The St. Mary’s County Board of Elections has begun mailing postcards to voters registered as unaffiliated to share information and options about how to participate. Those with questions can contact the local Board of Elections directly.

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After two lengthy meetings, the Board of Appeals unanimously denied the proposed Bradley Brooke subdivision on April 23. The plan called for a 223-unit residential development off Willows Road. The Planning Commission previously denied the project in February.

According to documents filed by the developer’s attorney, Chris Longmore, the Planning Commission “considered information that was not within the record,” including “the personal opinions and experiences of individual” commission members. Longmore also argued the commission “considered information … that was irrelevant to the application,” such as future “potential changes in law.”

That argument centered on noise contours within the Accident Potential Zone, which encompasses flight paths used by aircraft at Naval Air Station Patuxent River. The county’s current noise contours were adopted in 2009, but a subsequent study updated those contours in 2019. The updated contours have not been incorporated into the county’s zoning ordinance, which must be approved by the County Commissioners.

The dispute focused on differences between the 2009 and 2019 maps. Navy guidance discourages development in areas with noise levels of 65 decibels or higher. Under the 2009 contours, none of the proposed development fell within the discouraged zone. The 2019 contours, however, expand higher-noise areas to include locations where more than 20 homes would be built.

NAS Patuxent River Commanding Officer Capt. Mark Zematis testified that the Navy prefers development not to occur in higher-noise areas. An updated Air Installation Compatible Use Zone study is expected this summer and could revise development recommendations around the base. The study would still need to be incorporated into county zoning ordinances and approved by the County Commissioners, a process that could take several years.

The Board of Appeals hears cases “de novo,” meaning it does not consider the Planning Commission record and instead reviews evidence independently. Board members submitted more than a dozen pages of questions to the applicant, the Navy and county agencies in advance of the hearing, focusing on traffic, school capacity, bus stops and potential impacts to the base.

Board member Rita Weaver, a former Board of Education member, raised concerns about school capacity amid recent development approvals. Kimberly Howe, director of capital planning for St. Mary’s County Public Schools, said determinations of adequate capacity are made by the Department of Land Use and Growth Management based on school system data. Howe said existing capacity is insufficient to meet demand from five previously approved projects.

“The best we can do is react to the development that happens, and we can add relocatables or redistrict,” Howe said. She noted the county’s Adequate Public Facilities Ordinance allows schools to exceed state-rated capacity.

Board members also discussed a provision of the county’s subdivision ordinance, adopted in August 2010, stating that subdivisions with more than 75 dwelling units generally must have more than one entrance. The applicant cited other county neighborhoods with a single entrance and said no feasible alternative exists due to surrounding development and environmental constraints.

The single-entrance design drew concern from all board members. The applicant said traffic could be rerouted through nearby business parking lots if the main entrance on Bradley Boulevard were blocked, but no formal agreements with those businesses were presented.

Under the proposal, roads serving single-family homes would become publicly maintained, while roads serving townhomes would remain private and maintained by a homeowners association. That would include parking enforcement, snow removal and general maintenance. Weaver cited a county regulation stating private roads should serve no more than seven lots, while the proposal would serve up to 30 townhome lots on private roads.

Board members raised concerns about on-street parking limiting emergency access. Townhomes typically include two parking spaces, one in a garage and one in a driveway, potentially leading to additional vehicles parking on the street.

Brandy Glenn, deputy director of Land Use and Growth Management, said the then-county attorney advised in 2017 that the seven-lot standard should not be applied to townhouse developments. That guidance, however, was not formally incorporated into the zoning ordinance.

At the conclusion of the hearing, Longmore said the project meets all applicable requirements under current county law, a position reflected in the staff report by Land Use and Growth Management.

The Board of Appeals ultimately denied the concept site plan and major subdivision application. Longmore asked the board not to deny the requested variance, citing restrictions on refiling similar requests within a set period, indicating a possible appeal to Circuit Court.

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Leonardtown’s municipal government is composed of a mayor and five Town Council members. Three council seats are up for election this year, with voting scheduled for May 5.

Voters will have an opportunity to hear from candidates during a Town Council candidate forum at 6 p.m. today at The Rex.

In 2024, Nick Colvin and Jay Mattingly were elected to the council for their second and third terms, respectively, along with Mayor Dan Burris for his fourth term. The remaining three seats are on this year’s ballot. Incumbents Heather Earhart, Christy Hollander and Mary Slade are seeking reelection and are being challenged by Rodney Flowers and Ken Held.

Earhart is seeking a second term, while Hollander and Slade are running for third terms. Flowers is a first-time candidate. Held previously ran for mayor in 2022 but was not elected.

The Town Council serves as the governing body of Leonardtown, with authority over local ordinances related to taxes and fees, development and infrastructure. Council members also appoint individuals to boards and commissions, including the Planning and Zoning Board, and are responsible for approving the annual town budget and capital expenditures.

Candidates were required to file by April 13 and must reside within the town’s municipal boundaries. To vote in the election, individuals must be registered voters in St. Mary’s County and have lived within the municipal limits for at least 30 days prior to the election. A Leonardtown mailing address alone does not necessarily qualify a resident to vote.

Polls will be open from noon to 7 p.m. May 5 at the Town Office, 22670 Washington St. Ballots are hand-counted following the close of polls, with results expected the same evening.

The candidate forum provides an opportunity for residents within town limits to hear directly from those seeking election. For more on Leonardtown’s Town Government, visit their website.

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After multiple work sessions earlier this year, the St. Mary’s County Commissioners have approved a $682.7 million recommended budget for fiscal year 2027, advancing the proposal to a public hearing scheduled for April 21 at 6:30 p.m. at Chopticon High School. Comments can also be emailed to csmc@stmaryscountymd.gov.

This article provides an in depth look at decisions that shaped the budget proposal. However, let’s start with a quick summary for what you need to know before the public hearing.

• No property or income tax rate increases, although revenues will increase due to projected growth in both categories.

• Of a total $69 million in unassigned fund balance, $18.9 million is available for use per county policy. Commissioners used $16.9 million to balance the budget and fund major purchases.

• County, public safety, and library employees will receive cost of living adjustments, step increases, and market rate adjustments to their pay.

• 13 new positions added, mostly in Emergency Services.

• SMCPS receives $8.4 million in additional funding, but this does not cover the 13 at risk social worker positions.

• Fees increasing for recreation and parks and the solid waste program, while Bay District Fire Department is requesting an increase to their fire tax.

• This budget relies on optimistic revenue and reserve spending, which may create future shortfalls if the economy weakens.

Full Analysis:

The proposed budget represents an overall increase from the current fiscal year, with $377 million coming from local revenues and fund balance — an 8.2% increase in the locally funded portion — and approximately $305.7 million supported by state, federal and other sources.

The county’s property tax rate will remain at $0.8478 per $100 of assessed value. However, rising property assessments are expected to generate $146.2 million in property tax revenue, an increase of $8.3 million, or 6%, over the current year.

The Commissioners did not adopt the constant yield tax rate of $0.8245, which would have kept property tax revenue flat. By maintaining the higher rate, the county is projected to generate an additional $3.76 million.

During budget deliberations, Commissioners increased the projected property tax revenue growth from an initial estimate of 4.6% to 6%. Commissioner Mike Hewitt cited the county’s $17 billion assessable tax base and expressed confidence in continued revenue growth. Commissioners Ostrow and Guy agreed.

The local income tax rate will remain at 3.2%. Initial projections estimated a 7.4% increase in income tax revenue, or $11.3 million. However, Commissioners ultimately adopted a higher growth assumption of 8.9%, raising the projected increase to $13.75 million.

Chief Financial Officer Vanetta Van Cleave previously cautioned that revenue growth could be impacted by changes to State and Local Tax (SALT) deductions under the One Big Beautiful Bill passed in 2025. She noted the potential for reduced local revenue, estimated at up to $7.8 million. 

Current projections also do not fully account for the economic effects of federal workforce reductions in 2025. The county continues to receive tax distributions based on prior tax years, meaning projected revenue growth relies largely on data from 2024 and earlier.

In addition to tax revenues, the proposed budget includes fee increases for recreation programs and solid waste services, as well as a requested fire tax rate increase for the Bay District Volunteer Fire Department.

General fund expenditures are largely driven by employee compensation and public safety investments. County employees are slated to receive a 2% cost-of-living adjustment, step increases and a 3.66% market-based salary adjustment, the final of a three-year phased in approach. Similar increases apply to Sheriff’s Office personnel and library employees.

The budget adds 13 positions across county government, including eight in emergency services, two in the State’s Attorney’s Office and one each in finance, human resources and information technology.

The Commissioners funded the Board of Education’s request for an additional $8.4 million, bringing total county funding for the school system to $147.45 million. The funding supports negotiated salary increases, including step adjustments and a 2% cost-of-living increase for education employees.

While both the Board of Education and Commissioners expressed satisfaction with the funding level, the budget does not address the potential loss of school social worker positions tied to expiring state and federal grants. Maintaining current staffing levels could require an estimated $1 million in additional funding or reductions elsewhere.

At the April 14th joint meeting between the County Commissioners and the Board of Education, Commissioner Colvin asked about the social worker positions. Tammy McCourt, Deputy Superintendent of Fiscal Services for the school system, said that eight social worker positions will continue. Four positions will be at schools with a higher concentration of students in poverty, classified as social emotional learning / social workers. Others will continue to be funded through remaining STOP Grant Funds. McCourt said there was not enough funding to retain four social workers, but those individuals have been encouraged to look for other opportunities within the school system or broader community.

St. Mary’s County Public Schools has reduced staff by over 80 positions across the last several years, McCourt noted.

As of June 2025, the county reported a total fund balance of $88.7 million, including $69 million in unassigned general fund balance — approximately 20.66% of annual revenues. County policy calls for maintaining reserves at 15%, or roughly $50 million.

The recommended budget proposes using $16.9 million in fund balance.

Of that, $11.2 million is allocated within the general fund for major purchases, including:

• $2.7 million for 25 new Sheriff’s Office vehicles

• $4.39 million for emergency services equipment, including radios and an ambulance

• $1.6 million for public works vehicles

• $373,000 for recreation and parks equipment

• $1.08 million grant to the Hollywood Volunteer Rescue Squad for building repairs

An additional $3.56 million is allocated to support enterprise and special revenue funds, including solid waste and emergency services programs. The budget also includes $1 million reserved for snow removal and just over $1 million for nonprofit grants.

Despite these allocations, approximately $2 million in fund balance remains unassigned. (This information is not explicitly stated in the recommended budget, however was included in a presentation to the Commissioners on March 24). The Commissioners have also set aside $78,000 for potential adjustments following the public hearing.

At the request of the Emergency Services Board, Commissioners voted to increase the Fire and Rescue Revolving Loan Fund from $5 million to $8 million and to allow higher borrowing limits for individual departments.

The fund provides low-interest loans for equipment purchases and facility improvements. The Hollywood Volunteer Rescue Squad is expected to receive a $2 million loan for building repairs, in addition to a $1 million grant approved by the Commissioners. Commissioner Eric Colvin noted the grant falls outside the board’s typical funding practices.

By structuring the support as a combination of loan and grant—Commissioner Hewitt’s idea—the Commissioners avoided the need for immediate additional funding in the revolving loan fund, which is projected to face financial strain in two years.

The combination of increased reliance on fund balance, higher revenue growth assumptions and ongoing personnel cost increases may present challenges in future budgets, particularly if economic conditions shift. 

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An application was filed in August 2025 with the county’s Department of Land Use and Growth Management for a residential development of more than 400 homes off Buck Hewitt Road in Great Mills.

The project, known as Jacob’s Run, is proposed by K. Hovnanian Mid-Atlantic Division LLC of Gambrills, the same developer behind the recently approved Pembrooke Townhomes off Willows Road in Lexington Park. The development would span two parcels owned by DC Buck Properties LLC.

Plans call for connections to Goldfinch Drive in the Victoria’s Grant subdivision and to FDR Boulevard just north of Victory Woods, behind the Kohl’s shopping center. Of the roughly 168-acre site, about 96 acres are slated for residential development across three phases: 157 homes in the first year, 218 in the second and 56 in the third, for a total of 431 units. The completed community is expected to include 206 townhomes and 225 single-family homes.

According to the stormwater management report, the site is “completely covered by wooded vegetation, with steep slopes located near the stream that runs along the edge of the property.” Stormwater is expected to drain into that stream, Jarboesville Run, and its tributaries. No development is proposed within the property’s special flood hazard area.

“Site layout took into account the minimization of disturbances to existing conditions as well as maintaining and not disturbing the wetland or wetland buffer as much as possible,” the report states. However, several lots would encroach into stream or wetland buffers, requiring variances from the Board of Appeals. The developer said a full wetland study will be submitted later in the review process, following concept site plan approval.

Access to the development would require a right-of-way approved by the Commissioners of St. Mary’s County, as well as coordination with a neighboring property owner, Immaculate Heart of Mary Church, which owns the parcel that includes Victory Woods.

Project documents also show a proposed 6-foot widening of portions of Goldfinch Drive and Oriole Drive near the development entrance. The work could affect gas lines owned by Washington Gas and several adjacent properties. Staff review notes the potential need to coordinate with the Victoria’s Grant Homeowners Association.

County review documents outline projected impacts. An August 2025 capital facilities analysis estimates the development would generate approximately 93 elementary school students, 46 middle school students and 66 high school students.

A traffic impact study prepared in September 2025 projects more than 3,300 daily vehicle trips. All studied intersections are expected to operate at level of service B or better.

Plans include a mix of open space, including 27 acres of usable open space, 9.55 acres of common open space and 3.83 acres designated for recreation. Proposed amenities may include playgrounds, open fields and pickleball courts.

More than 400 parking spaces are planned for townhomes, including garages, along with 177 additional off-site spaces, for a total of 589 spaces.

from planning documents

The development would be served by 20 streets, at least 11 of which — primarily those serving townhomes — would remain privately maintained. Roads serving single-family homes are expected to be dedicated to the county upon completion, consistent with similar projects.

The property is zoned mixed-use moderate intensity, which allows a base density of up to seven units per acre, or a maximum of 1,176 units. The proposed 431-unit plan falls well below that threshold.

The Planning Commission is scheduled to review the proposal May 18 at 6:30 p.m. at the Chesapeake Building, 41770 Baldridge St., in Leonardtown. Residents are encouraged to attend the public hearing or submit comments in advance by email to megan.higgs-carter@stmaryscountymd.gov.

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Kingston Crossing, a thirty-six unit townhome development, was approved by the Planning Commission on March 23. At the corner of Myrtle Point Rd and Patuxent Boulevard in California, the neighborhood is slated for a 7.45 acre parcel zoned as residential low density. The developer is required to purchase twenty-nine transferable development rights to increase the base density per acre to achieve thirty-six total residences. 

Each unit is sold on its own lot, with all lots totaling 1.86 acres of the overall parcel. Overall open space totals 4.84 acres, but 2.25 acres of that remains undeveloped and wooded. The undeveloped open space is less than the amount required by the county’s zoning ordinance, but because the neighborhood will contain up to six units of “workforce housing” the developer is permitted to request a reduction. Plans state that useable open space includes front, side and rear yards on each lot, off-lot open space bordering townhouses, a centrally located recreational field, and parking lot islands.

Thirteen guest parking spots are provided. For units with a two car garage, the developer figured 2.5 total spaces (two driveway and half in the garage), units with a one car garage have one parking space (total of 6), for a combined total of 89 parking spaces in the development. 

A school bus shelter is provided on the side of the neighborhood nearest to Myrtle Point Road, with a sidewalk connecting to the road. Planning documents state approximately 8 elementary, 4 middle, and 6 high school students may live in the development. The Planning Commission was pleased with the addition of the bus stop given that the interior neighborhood roads will remain private and school buses will only travel on public roads.  

The centrally located recreation area will have a playground and benches, while a smaller area to the north of the development, near a stormwater manager pond, will have benches and dog waste receptacles. 

Planning Commission members confirmed that the neighborhood’s HOA would be responsible for maintaining the stormwater management areas, a subject that has been raised as an issue with some existing developments throughout the county. While the developer couldn’t confirm a price point, they did say that the six workforce housing units will be obligated to meet a certain price point. The county’s Comprehensive Plan, considered as the Commissioner’s “workforce housing policy,” defines workforce housing as “affordable to families earning 45% to 110% of the County’s median household income. In 2024, the median household income was roughly $120,000, meaning the workforce housing range would be $54,000-$132,000.

John O’Connell III, whose company Clearbrook Lane LLC owns the property, also owns the historic Clearbrook Farm next door. O’Connell, and developer Frank Daskievige, stressed their attention to detail with these designs, with O’Connell recognizing that he would drive by the development regularly because of his farm next door.

An adequate public facilities report from the county’s department of Public Works & Transportation stated that no traffic study was required because the development will generate less than fifty peak hour trips. Overall, the report found 211 daily trips would be added to the area. Despite this, Daskievige ran traffic numbers based on studies for nearby the Myrtle Point Woods development layering a five percent increase in to provide a conservative estimate that showed nearby intersections operated at a level of service A. 

Public comments were mixed, with several people expressing concerns about clearing trees near the critical area, increased sediment runoff into nearby waterways, and people speeding along Patuxent Boulevard. One speaker said he came to the meeting “adamantly opposed” to the plans, but appreciated the thoughtful design.

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Thirty candidates are running to replace Congressman Steny Hoyer, who has represented Maryland 5th Congressional District for over 45 years, after he announced he would not seek reelection earlier this year. The vast majority of candidates–twenty four–are running in the Democratic primary. Rounding out the list are three Republican and three Unaffiliated candidates. 

Informed St. Mary’s reached out directly to each candidate via the email address provided on the candidate listing published by the Maryland State Board of Elections to request a statement for publication using the following prompt:

“Please submit a statement of approximately 300-500 words addressing the issues you believe are most important to voters in Maryland’s 5th Congressional District, your qualifications for office, and what you hope to accomplish if elected.”

The deadline for submission was Friday, April 3. 

Each candidate is listed below with their Name / Party Affiliation / Location, a photo, and a link to their website as published by the Maryland State Board of Elections. If the candidate responded to the statement request, a brief portion has been included. The full, unedited statement, can be accessed by clicking “Full Statement.” If the candidate did not respond to the statement request, that will be noted. Candidates are listed in alphabetical order, regardless of party affiliation.

Website: https://arnessforcongress.com/
Full Statement
“Vote no to poll taxes, voter ID and racial profiling, no more tariffs and taxes, and no Iran invasion. Vote to defund ICE, uphold and restore our Bill of Rights. Vote yes to fund Medicare/Medicaid and education, drug use reduction and essential services.”

Website: www.rushernbaker.com
No Statement Provided

Website: www.quincyforcongress.com
Full Statement
“Healthcare is my number one priority. In Congress, I will fight to protect and strengthen the Affordable Care Act, expand Medicare to cover dental, vision, and hearing, and give Medicare the power to negotiate lower drug prices. I will also fight hard on affordability and economic security. I am committed to protecting our federal workers and our military installations…with critical facilities like Pax River and Indian Head at stake, we need a representative who will stand up against harmful budget cuts…And I will invest in our children’s future — from universal pre-K and fully funded Title I schools to debt-free community college and career training linked to local jobs.”

Website: www.walablegay.com
Full Statement
“As your next Member of Congress, I will work to protect Pax River from BRAC threats; expand research, aviation technology, and innovation; strengthen partnerships among the base, local businesses, and our schools; expand employment for residents including veterans and young people. I will prioritize fighting inflation and lowering energy costs; protecting federal jobs and contractors; workforce development, defense and technology apprenticeships; affordable childcare, healthcare, and housing. I will fight to strengthen federal procurement programs, protect pathways for small businesses, and ensure that innovation coming out of Pax River benefits local companies.”

Website: www.adrianboafo.com
Full Statement
“As a Maryland State Delegate… I wrote the ICE Breaker Act to ban officers who joined ICE during Trump’s assault on our communities from ever serving in our state police force. I co-sponsored the Break STRIDE Act to close the loopholes that let utility companies overcharge Maryland families. And I co-sponsored the Maryland Protect Our Federal Workers Act to provide no-interest loans to federal employees and their families devastated by Trump’s mass layoffs and firings…My pledge to you is simple: I will make Maryland a place where families can afford to live with dignity, where seniors can count on their Social Security and Medicare and where newcomers—like my family once was—are welcome, not feared.”

Website: http://www.chaffeeamericafirst.com/
No Statement Provided

No Website on MD Elections List
No Statement Provided

Website: linkedin.com/in/DR-ELLIS-D-COLVIN-472619256
No Statement Provided

Website: harrydunnformd.com
Full Statement
“I have dedicated my life to protecting others — from defending the U.S. Capitol on January 6, to holding Donald Trump accountable for his attacks on our rights and our democracy. On [January 6, 2021], I saw exactly how the chaos and division we see in our government is tearing our country apart. Afterward, I had to call out the lies and immorality in the MAGA extremist camp. That’s why I’m running for Congress. We need leaders who are willing to come together, put in the work, and solve the issues that Marylanders care about — lowering costs, protecting a woman’s right to choose, and keeping our communities safe.”

Website: www.arthurellisforcongress.com
Full Statement
“My record reflects a commitment to progressive legislative reform and challenging established power structures to advocate for marginalized communities. My tenure in the Maryland Senate has focused on expanding equity through healthcare, education, and transportation. Within Congress, I aim to leverage my experience as Deputy Minority Leader to navigate federal policy, focusing on healthcare access, environmental protection, and economic opportunity for working-class families. I will work hard to build more electric generating plants in Maryland to lower the cost of electricity. I will stand up to the policies hurting Maryland families that emanates from President Trump.”

Website: www.elldwniaforcongress.org
Full Statement
“The issues that matter most to voters in CD5 are not abstract policy debates. They are kitchen-table realities. I will fight for policies that lower the cost of living, expand access to affordable housing, and ensure working families can build wealth. I will champion small business access to capital, workforce development pipelines, and youth programming that gives the next generation a real shot. I will be a tireless advocate for every veteran, their family, and caregivers. I support transparent, secure, and accessible elections that every eligible voter can participate in and every citizen can verify.”

No Website on MD Elections list
No Statement Provided

Website: www.harrymd5.com
Full Statement
“I’m a small business owner and a volunteer firefighter, and I see firsthand what working people deal with: rising costs, long commutes, crumbling infrastructure, and stretched public services that just don’t work anymore…In Congress, I’ll prioritize a more fair tax code that reduces the burden on middle class families; expanding healthcare coverage so everyone can see a doctor on a regular basis without worrying about the bill; transit-oriented development policies to increase affordable housing supply while reducing gridlock; investing in infrastructure upgrades like the long-overdue Thomas Johnson bridge, and holding the Trump administration accountable for their many crimes.”

Website: www.brianjordanforcongress.com
No Statement Provided

Website: www.WalterKirklandForCongress.com
No Statement Provided

Website: www.Jerryforuscongress.com
Full Statement
“The issues that ring the alarm for Maryland’s Fifth Congressional District is the economy…Specifically we must lower groceries, gas, and utilities. We should be ensuring that this country is doing all it can to foster an environment where all citizens can prosper. Education is also an important issue. Parents should have full access and afforded all benefits of selecting any form of education they feel would be most beneficial for their children. Whether that’s public, private, charter, magnet, or home school shouldn’t be an issue…This area has lost so many jobs…due to the huge downsizing of the federal government. We must bring these jobs back.”

Website: www.HeatherLuper.com
Full Statement
“If elected, I will fight to expand access to affordable, quality healthcare; strengthen our economy with good jobs and fair wages; protect the Chesapeake Bay; champion the federal workforce and unions that keep our government running, and advocate for Veteran and military families to get the services and benefits they have earned. I will work to ensure every community—urban, suburban, and rural—has the resources it needs to thrive. And I will fight for the dignity and fair treatment of all people- including the most vulnerable among us…I believe deeply in this district and in the power of government to improve people’s lives when it is rooted in service.”

Website: facebook.com/jamesa.makle
Full Statement
“Addressing affordably and the cost of living in the 5th Congressional District will be one of my top priorities [through] age exemptions for property taxes at the age of 75; building more affordable single-family homes, reduce and eliminate Homeowner Associations, increase State and Federal first-time home buyer fund; no more data centers; reduce vehicle registration costs for all Marylanders; build new adequate schools, bring back Scared Straight to High Schools…Taking care of our Special Needs community will be a top priority for me [including] implementation of continuous federal funding for childcare, educational programs, learning equipment, IEP awareness, medication research and development.”

Website: facebook.com/LeighaForCongress
No Statement Provided

No Website Listed
No Statement Provided

Website: www.VoteAlexisSolis.com
Full Statement
“In Congress, I will work to strengthen mental health services, expand access to care, and ensure families have the support systems necessary to thrive. I will work to support small businesses, strengthen workforce development programs, and ensure federal investments create real opportunities for our local communities…By pursuing innovative federal partnerships and smart infrastructure investments, we can reduce congestion and improve mobility without placing additional tax burdens on working families. If elected, I will bring a results-driven and community-focused approach to Congress. I believe leadership should be accessible , accountable, and focused on solutions.”

Website: http://www.friendsoftracy.com/
Full Statement
“If elected, I will work to protect and strengthen the federal workforce by advancing legislation that prevents unnecessary layoffs and ensures a stable, effective civil service. I will prioritize policies that lower costs for families — targeting housing affordability, childcare access, and healthcare, including moving toward more universal coverage. I will champion smart infrastructure investments — modernizing transportation networks, expanding reliable broadband, and upgrading critical systems to support both economic growth and resilience. I will push for transparent, accountable governance by working closely with state and local leaders to ensure that development decisions reflect the needs and voices of our communities.”

Website: www.davesundberg.com
No Statement Provided

Website: www.talkington4congress.com
No Statement Provided

Website: www.nicoleawilliams.com
Full Statement
“Fundamentally, I view my role as your next Congresswoman as your partner in the work and a fighter for your shared values. It is no secret that Southern Maryland needs investments and greater focus from our Congressional members. Transit and transportation are still difficult in the region — for example, some of our bridges are in desperate need of repair. In Congress, I will fight to ensure St. Mary’s wins its fair share of federal investments. Additionally, the county has seen a positive explosion in new and innovative agriculture. As your Congresswoman, I will do everything possible to keep this growth growing while preserving critical programs, like USDA housing loans, that make living in this beautiful place possible.”

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Note: Mildred Marie Hall, Jonathan Burruss, Bryan DuVal, Harold Tolbert, Kenneth Simons, and Keith Salkowski are not included above due to a lack of publicly available information.

A proposed mixed-use development known as Tudor Hall Farms could bring significant new traffic to the Leonardtown area, according to a traffic impact study dated May 27, 2025.

The study, prepared by Lenhart Traffic Consulting for Tudor Hall Funding LLC and obtained by Informed St. Mary’s, outlines a phased development plan across several hundred acres identified in the town’s 2025 Comprehensive Plan and Downtown/Waterfront Strategic Plan.

Tudor Hall Funding LLC is managed by Pleasants Enterprises Inc., a construction company based in Montgomery County.

Phase 1 of the project is expected to include a convenience market and gas station near Clarks Rest. The study states the site would be “developed along the southeast corner of MD 5 and Clarks Rest Road,” with access provided by a planned internal spine road connecting MD 5 to Fenwick Street.

That road is expected to intersect with MD 5 across from Clarks Rest Road, where a traffic signal is recommended. According to the report, a signal warrant analysis supports installing the signal in conjunction with construction of the gas station. The study also recommends modifying Clarks Rest Road to a two-lane approach toward MD 5 to accommodate turning movements from the development. The report notes that “the intersection is close to meeting the volume thresholds to warrant signalization under existing conditions.”

Future phases of Tudor Hall Farms could include up to 350 single-family homes, 350 townhomes and as much as 50,000 square feet of retail space.

Traffic projections included in the study estimate the gas station alone could generate more than 5,000 daily trips, based on 345 trips for each of the estimated 16 fueling pumps. The residential component, totaling up to 700 homes, is projected to generate nearly 4,000 trips during the 6 a.m. to 7 p.m. period. Additional retail development could add as many as 2,000 daily trips, depending on whether a supermarket is included.

The study indicates that increased traffic would affect nearby intersections.

At MD 5 and MD 243, the level of service, or LOS — a measure of traffic flow efficiency — is projected to decline from A to B during morning peak hours. The report also notes that recent nearby development, including the redevelopment of Dash In and construction of a Splash In car wash, has already contributed to a decline in conditions at the intersection to LOS D. According to the Maryland State Highway Administration, LOS D is considered an acceptable level of service in many roadway settings.

At full buildout of Tudor Hall Farms, the intersection of MD 5 and Clarks Rest Road is projected to operate at LOS C during peak hours, after initially improving with the installation of a traffic signal.

Farther south, the intersection of MD 5 and MD 245 is expected to operate at LOS D during evening peak hours following construction of the gas station, and at LOS D during morning peak hours under full buildout conditions.

The proposed development aligns with broader town planning efforts outlined in the Downtown and Waterfront Strategic Plan, which includes long-term concepts such as an entertainment amphitheater, a hotel and conference center, and additional residential development along West Fenwick Street. Those projects remain in early planning stages and would likely require public-private partnerships, particularly for larger components such as the hotel and conference center.

No public hearing on Tudor Hall Farms has been held yet. The project would require review by the Leonardtown Planning and Zoning Commission and may also require approval from the Town Council depending on the scope and phasing of development.

Recent approvals and pending reviews of other commercial projects, including a Tractor Supply store and the proposed McIntosh Professional Center, suggest continued development activity in the area tied to the long-planned buildout of Tudor Hall.

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Presidential elections generate the biggest headlines, but non-presidential election years often hold more significance for Maryland voters. At the national level, midterm elections dominate coverage because control of Congress can change. In Maryland, however, voters will decide numerous down-ballot races that determine state and local leadership.

Informed St. Mary’s will provide informational election coverage beginning with this post and continuing through the general election in November.

Resources and Important Information

The Maryland State Board of Elections website for the 2026 gubernatorial election is a one-stop resource for voters. Residents can register to vote or check their registration status, find a polling place, request and track a ballot, review the election calendar, and see a list of candidates. New this year is an app launched by the state board of elections called Go Vote MD, a more mobile-friendly version of the state’s website.

Important dates to remember include:

• June 2: Last day to register or change party affiliation to vote in the primary election.

• June 11–18: Early voting for the primary election.

• June 16: Last day to request a mail-in ballot to be mailed to you.

• June 19: Last day to request a mail-in ballot to download and print.

• June 23: Primary election day. Mail-in ballots must be postmarked by this date if mailed, or returned to a polling place or ballot drop box by 8 p.m.

• July 7: Voter registration reopens.

• Oct. 13: Last day to register or change party affiliation to vote in the general election.

• Oct. 22–29: Early voting for the general election.

• Oct. 27: Last day to request a mail-in ballot to be mailed to you.

• Oct. 30: Last day to request a mail-in ballot to download and print.

• Nov. 3: General election day.

The St. Mary’s County Board of Elections website includes information on how to become an election judge, locations of ballot drop boxes, early voting and election day polling sites, and maps of County Commissioner and Legislative districts.

Offices on the Ballot

This year’s primary election in June will have a significant impact on Southern Maryland’s representation at the federal level due to the retirement of Congressman Steny Hoyer. Thirty candidates have filed for the seat, including three unaffiliated candidates, three Republicans and 24 Democrats. Based on voter registration in Maryland’s 5th Congressional District, it is likely the contest will be decided in the Democratic primary.

State-level offices on the ballot include governor, lieutenant governor, comptroller, attorney general, state senator, state delegate and judge of the Circuit Court.

At the county level, voters will see all five County Commissioner seats on the ballot. In addition, voters will elect the county treasurer, state’s attorney, clerk of the Circuit Court, register of wills, judge of the Orphans’ Court, sheriff, members of the Democratic and Republican central committees, and two Board of Education members.

The full candidate listing is available by statewide and local offices, including contact information and website and social media links, if provided, for each candidate.

Informed St. Mary’s will publish additional election coverage leading up to the June primary election.

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The St. Mary’s County Board of Education is weighing potential cuts to student support staff as federal grant funding expires and budget pressures mount ahead of the fiscal year 2027 budget.

In January 2026, the board reviewed anticipated federal funding reductions that could affect up to 13 school social worker positions. The cuts stem from the expiration of COVID-era grants and reductions in other funding tied to policy decisions under the Trump administration. District leaders said the changes could require eliminating positions or reclassifying some roles to preserve staffing where possible.

Public response has been strong. During a Feb. 18 hearing, school social workers, staff and students urged the board to maintain the positions, highlighting the role they play in supporting students during crises.

Supporters distributed data outlining the scope of services provided: 6,179 students served, 10,197 crisis walk-ins, 1,703 risk assessments, 2,856 weekly counseling sessions and 535 students participating in group counseling.

At the board’s March 4 meeting, Superintendent Scott Smith acknowledged that feedback while reading a resolution recognizing School Social Worker Week.

“The board heard resoundingly from the community at the public hearing,” Smith said. “We will make the very best decisions for kids and those who care for kids, and you are at the center of that.”

Later in the meeting, Jeff DiRenzo, director of student services, presented an overview of staffing across the district’s student support roles.

School counselors are responsible for academic, social-emotional and career development, while pupil personnel workers focus on attendance, discipline, residency issues, homelessness and crisis support. School psychologists provide assessment, intervention and behavioral health services, and social workers deliver mental health counseling, crisis response and connections to outside resources.

St. Mary’s County is designated by the federal government as a mental health professional shortage area, meaning available providers do not meet community needs. School-based services help fill part of that gap, alongside programs such as the Health Hub and school-based health centers operated by the local health department.

Even so, staffing levels fall short of recommended standards.

from SMCPS presentation

The district has one school counselor for every 345 students — the highest ratio in the tri-county area — compared with the American School Counselor Association’s recommended 1-to-250 ratio. Meeting that benchmark would require hiring 18 additional counselors at an estimated cost of $1.8 million.

from SMCPS presentation

Pupil personnel workers are staffed at a ratio of about 1 to 1,950 students, slightly better than the state recommendation of 1 to 2,000. However, Smith noted that staffing flexibility is limited because some schools must have dedicated positions under state Blueprint funding requirements.

from SMCPS presentation

The district’s 14 school psychologists each serve about 1,184 students, more than double the 1-to-500 ratio recommended by the National Association of School Psychologists. Meeting that standard would require 18 additional hires, also estimated at $1.8 million. DiRenzo noted a nationwide shortage of school psychologists, emphasizing the importance of retaining current staff.

from SMCPS presentation

Social workers face the largest gap. National guidelines recommend one social worker per 250 students, but St. Mary’s ratio is approximately 1 to 1,184. Of the district’s 14 social worker positions, 13 are funded through grants that are set to expire. Maintaining those roles would cost about $1 million.

Smith said the funding loss is tied to state-level changes allowing school systems to bill families directly for mental health services. The board was notified of the shift in January.

Without the additional funding, Smith said the district could be forced to eliminate ten certificated positions across central office staff, coordinators, counselors and pupil personnel workers if they kept the social worker positions.

The superintendent also noted recent staffing reductions, including 17 positions cut last year and 87 positions eliminated since fiscal year 2024.

“Fifty-nine percent of the revenue of the county is spent on expenses not related to the education of children,” Smith said. “We’ve had to change with the times, and funding has not kept up.”

To maintain current staffing levels across all categories, the Board of Education would need an additional $4.6 million beyond the $8.5 million already requested to fund negotiated salary agreements. County commissioners have indicated they plan to fund only the $8.5 million request.

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The St. Mary’s County Board of Appeals will review a concept site plan Thursday for Bradley Brooke, a 223-unit residential development proposed off Willows Road. In January, the Planning Commission denied the concept plan in a 4-3 vote, citing concerns about traffic, emergency response and impacts to Naval Air Station Patuxent River. 

Bradley Brooke is the latest in a series of residential projects denied by county boards whose members are appointed by the County Commissioners and serve on a voluntary basis. Attorney Chris Longmore, representing Gambrills-based developer K. Hovnanian Mid-Atlantic Division LLC, filed a notice of appeal with the county outlining the basis for the appeal.

According to Longmore, the Planning Commission “considered information that was not within the record,” including “the personal opinions and experiences of individual” commission members. Longmore also argued the commission “considered information…that was irrelevant to the application,” such as future “potential changes in law.”

A major point of discussion was the proximity of 23 single-family homes to the Air Installation Compatible Use Zone 65-70 decibel noise contour area, where development is not recommended by the Navy. The noise contours are based on a 2019 Navy study that the county never officially adopted into local law. NAS Patuxent River Commanding Officer Capt. Mark Zematis testified before the commission that he could not confirm the completion date of an updated AICUZ study but said it would likely be sometime this spring.

The applicant agreed to use noise-canceling construction materials and provide a real estate disclosure for the 23 homes within the AICUZ area. The Navy suggested removing those homes from the plans entirely.

In addition to the concept plan, the Board of Appeals will review a major subdivision plan to divide the property into 223 individual lots. Of the site’s 76 acres, approximately half would be developed. The remaining land would remain open space, much of it consisting of steep slopes that are difficult to build on.

The board will also consider a requested variance to reduce street frontage for each lot from the 200-foot minimum required by the zoning ordinance to 80 feet. A letter from the project’s engineering firm, Soltesz, states that the constraint of using Bradley Boulevard as the point of entry makes the project unique. Without the variance, the project would need to “abandon the townhouses altogether, creating practical difficulty and eliminating more affordable units from the development.”

Nearly 900 pages of meeting documents are available online, including more than a dozen pages of questions submitted across four separate documents. The questions address traffic, water and sewer service, economic development, school capacity and upcoming developments, and include inquiries directed to county departments, the school system, the Navy and the developer.

The Board of Appeals will meet on Thursday, March 26 at 6:30PM in the Chesapeake Building at 41770 Baldridge Street in Leonardtown. If you have comments about the development, attend the meeting or send an email to sherrie.young@stmaryscountymd.gov

Over the course of two meetings on March 4 and March 18, the St. Mary’s County Board of Education finalized plans for redistricting across St. Mary’s County Public Schools.

The process began in fall 2025, when Cannon Design, a consulting firm hired to review data and conduct public engagement, held community work sessions. Since then, the consultant has presented several proposals based on collected data, community input and goals established by the board at the outset of the process.

Those priorities included effective and efficient use of resources in a fiscally responsible manner, optimized use of facilities, maximizing opportunities for student achievement and delivering the best instructional program within available resources, and relieving overcrowding.

Using Cannon Design’s proposals, Superintendent Scott Smith developed recommendations that were later refined with input from board members. Under the elementary and middle school redistricting plan, closing White Marsh would trigger a realignment of many elementary school districts and all middle school districts to adjust feeder patterns. Smith initially proposed assessing enrollment over the next two years before deciding whether to close White Marsh Elementary School.

The Board of Education generally supported most recommendations, however, Dorothy Andrews voted against the redistricting map changes in Recommendation 1, listed above. All board members voted against Recommendation 2. Board of Education Chair Karin Bailey emphasized that no changes to elementary or middle school boundaries will take effect at this time.

A major factor in potentially keeping White Marsh open is the cost of capital improvements tied to the building’s age. State funding is largely based on a school site’s capacity, and White Marsh has limited expansion potential. As a result, the county would need to fund nearly $9 million in improvements locally.

“Otherwise, that school will close and affect all elementary and middle school students in two years,” Bailey said.

Changes at the high school level will begin next school year.

The superintendent’s plan shifts portions of Hollywood from the Leonardtown High School district to Chopticon High School. Students along Indian Bridge Road, and a small group from Woodland Acres near the intersection of Routes 235 and 4, were initially slated to move from Leonardtown High to Great Mills High School.

However, during a public hearing, residents along Indian Bridge Road strongly opposed reassignment to Great Mills, citing differences in course offerings and potential effects on property values. Several residents said they purchased homes based on the existing school district.

During its March 4 work session, the board incorporated that feedback. Bailey suggested keeping Indian Bridge Road students in the Leonardtown High district.

Under the revised plan, areas of Hollywood — including Mervell Dean Road to South Sandgates Road along northbound Route 235, and Clover Hill Road to Hollywood Road along southbound Route 235 — will move to Chopticon High. A small portion of Woodland Acres near the Route 235/4 intersection will shift to Great Mills.

Several board members said keeping Indian Bridge Road students at Leonardtown would preserve capacity at Great Mills in anticipation of planned developments that could add about 100 students in coming years.

Even with the adjustments, all three high schools are projected to exceed 100% capacity. State regulations allow slight overcapacity, while county regulations permit up to 116%.

In total, the plan will reassign 352 students from Leonardtown High School, with 285 moving to Chopticon and 51 to Great Mills under a phased, four-year plan affecting incoming ninth graders. Parents and guardians of affected students will be notified by April 30, including details on transportation changes.

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The project, known as Riverside Townhomes, was proposed by LAHACO Investments LLC for property just north of the Route 235 and Route 4 intersection in California.

In November 2024, the St. Mary’s County Planning Commission denied the project’s concept site plan after several postponements that allowed the applicant time to address concerns raised by commissioners. Those concerns included parking, school bus stops and traffic safety.

Around the same time, the commission also denied a separate proposal for a Tidal Wave Auto Spa at the corner of the same intersection.

LAHACO Investments appealed the Riverside Townhomes denial to the St. Mary’s County Board of Appeals in early 2025. During those proceedings, board members echoed many of the Planning Commission’s concerns, particularly related to traffic and pedestrian safety near the Route 235/4 intersection.

Testimony indicated that school buses serving the development would need to pick up or drop off students in the northbound merge lane along Route 235. That location raised safety concerns because drivers exiting Route 4 often merge into northbound Route 235 traffic at the same point. The area also narrows from three travel lanes to two, creating additional congestion.

Throughout the hearings, officials also noted that the project’s traffic study relied on data collected before the return-to-office order issued by President Trump, which increased traffic in the area.

According to county officials, the Route 235/4 intersection currently operates at a “Level of Service F,” the lowest rating for traffic performance. Because the roadway is state-owned, any major improvements would need to be made by the Maryland Department of Transportation.

Board members also questioned whether the project’s proposed $3,500 traffic mitigation payment toward a planned traffic signal at the FDR Boulevard/Route 235/By the Mill Way intersection would adequately offset the project’s impact.

After the Board of Appeals denied the project, LAHACO filed suit in St. Mary’s County Circuit Court challenging the ruling.

In court filings, the company argued the board failed to follow local zoning ordinances “by unlawfully requiring traffic improvements beyond those necessary to mitigate the project’s impacts.” The developer also argued that the board had previously approved a nearby project without imposing similar conditions.

Read Judge Hill’s written opinion

In a written opinion, Circuit Court Judge Kevin Hill rejected those arguments and affirmed the Board of Appeals’ decision.

Hill wrote that during testimony before the board, the developer’s traffic consultant acknowledged the nearby Route 4 intersection was already failing. The project’s engineer also conceded it would be possible to redesign internal roads within the development to accommodate county school buses but did not propose that modification for consideration.

The judge found the Board of Appeals did not require mitigation beyond what the developer had already proposed in its application.

“The Board heard extensive testimony and evidence concerning the safety of a failing intersection in close proximity to the proposed development,” Hill wrote.

Hill concluded the board’s decision “reflects a reasoned application of the governing ordinance to the evidence presented,” and upheld the denial of the Riverside Townhomes project.

Judge Kevin Hill served as Magistrate of family law prior to being appointed Associate Circuit Court Judge by Governor Wes Moore in 2025. Judge Hill is running this year to continue serving St. Mary’s County as Circuit Court Judge.

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