Bradley Brooke Development

Concept Plan Hearing

The Planning Commission will review the concept plan for a 223 unit development off Willows Road, and hold public hearings on November 10th in Leonardtown. Bradley Brooke, a neighborhood of 150 townhouses and 73 single family homes behind St. Mary’s Gymnastics Academy, also requires approval of the major site plan to subdivide more than 76 acres into individual lots. 

Across a three year phased build out, Bradley Brooke’s single family homes follow Glacier Street, the neighborhood’s main roadway. Townhomes are clustered along North and South Big Bend, Acadia, and Wind Cave Lanes. All homes are toward the western side of the property. The eastern property line follows the head of Pembrooke Run Creek which continues parallel to the length of Willows Road. 

More than the required usable open space and common open space are provided, and a total of 1.52 acres of developed recreational space is shown in the plan. A total of 38.16 acres of undeveloped open space remains, just .03 acres more than the required amount. Recreational areas include a dog park, two playgrounds, a multi-purpose “village green” and an area with adult fitness equipment.

Screenshot from planning documents

Dated November 2024, the traffic impact analysis found nearly 1600 additional daily trips are generated from the development. However, analysis of traffic volumes and capacity indicated the examined intersections “will meet level of service requirements” per the Comprehensive Zoning Ordinances (CZO). The studied intersections of Willows Road at South Shangri-la Drive, Bradley Boulevard, and Hilton Drive will all remain at an “A” level of service. 

In a December 2024 memo to Land Use & Growth Management (LUGM) from the Department of Public Works & Transportation (DPWT) the traffic analysis was found “acceptable.” However, DPWT requested additional analysis of stacking at the intersection of South Shangri-La and Great Mills Road to verify traffic wouldn’t back up to the Willows Road/South Shangri-La intersection. That analysis does not appear to be included in documents available on Board Docs.

Screenshots of NAS PAX letter from planning documents

LUGM received a letter from the Commanding Officer of NAS PAX, M.E. Zematis, who expressed concern about this development. Addressed to the Planning Commission and the Commissioners of St. Mary’s County, the letter says the subdivision “poses an encroachment risk” and “will expose potential residents to hazards that range from high noise levels, up to and including loss of life should an extremely rare mishap occur.”  Recommending disapproval “based on concerns for the health and safety of St. Mary’s County residents and the continued national security mission,” the letter does outline certain conditions to consider if the project were approved. Those conditions would minimize noise by removing 23 homes currently within the 65-70 decibel aircraft noise contour or requiring noise cancelling materials in construction, and real estate disclosures for buyers.

Responding, the project’s engineer wrote the subdivision has complied with the CZO by incorporating construction materials to reduce sound by up to 25 decibels. The project’s layout avoids placing homes in the area where the loudest noise would be experienced. The applicant agreed to real estate disclosures, but not to removing homes from the plan. Original plans indicate the developer already reduced the amount of townhomes from 205 to 150, but increased the single family homes from 62 to 73, reducing the overall density of the development. As of this writing, the letter from NAS PAX and the project’s response are not included in Board Docs.

LUGM’s Capital Facilities review determined that 48 elementary, 24 middle, and 34 high school students may live in the development. Initially, the bus stop would be at Willows Road and Bradley Boulevard, but once construction is completed a more interior location could be chosen. Metcom’s technical evaluation notes the additional sewer flow from the proposed neighborhood may “require upgrades to the existing Bradley Boulevard sewer pump station.” 

Images from planning documents

There are 379 parking spaces provided in the development, 79 more than required by the CZO. Two spaces at each townhome–one garage, one driveway–account for the necessary 300 spaces. Parking bays along the development’s private roads account for extra spaces. Single family homes have two car garages.

If approved by the Planning Commission, Bradley Brooke still faces two challenges. First, the developer must acquire 147 transferable development rights (TDRs) to increase density. TDRs permit developers to purchase development rights from protected, undevelopable land.

Zoned as Rural-Limited, the base density is one unit per acre, or 76 units. With TDRs, the density is three units per acre. The County Commissioners have a program where a developer can pay a fee-in-lieu (FIL) of purchasing TDRs from another property owner. In September 2025 the Commissioners updated the FIL amount to $4,861. Commissioner Hewitt acknowledged it would be easier, and cheaper, for a developer to use the TDR program instead of buying from a private seller.

Additionally, the project needs a variance from the Board of Appeals for a reduction of street frontage for each lot. The CZO requires parcels be at least three acres, with a minimum of 200 feet of street frontage. Plans show a range between 40 and 60 feet of road frontage for most single family homes, the average lot size generally under a quarter of an acre. The townhomes have a smaller footprint, with 20-30 feet of road frontage each. 

Image from planning documents

Owned by Pembrooke Bradley LLC, the property is being developed by K. Hovnanian Mid-Atlantic, Division, LLC, headquartered in New Jersey, based on plans drawn by Soltesz, an Southern Maryland based engineering company. Pembrooke Bradley LLC acquired the property from Pembrooke LLC in December 2020, at no cost, with the deed of sale signed by John K. Parlett of Parlett Affiliated Companies, Manager of Pembrooke LLC. 

The Planning Commission recently approved Pembrooke Townhomes, a 140 unit development directly south of Abberly Crest. Bradley Brooke is located to Abberly Crest’s north.

The public hearings for Bradley Brooke are scheduled for Monday, November 10th at 6:30PM, in Leonardtown at 41770 Baldridge Street. In lieu of speaking in person, comments can be emailed to megan.higgs-carter@stmaryscountymd.gov for inclusion in the record.

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