Pax River Townhomes Approved

Upcoming AICUZ Study Not a Concern

After more than two hours of deliberation, the St. Mary’s County Planning Commission voted to approve a zoning amendment and concept site plan for the proposed Pax River Village Center (PRVC) Townhomes. The project, spearheaded by Atlantic Realty, will convert underutilized commercial property into residential housing just outside Naval Air Station Patuxent River.

The rezoning request—from Mixed-Use Medium Intensity (MXM) to Mixed-Use High Intensity (MXH)—passed narrowly, with Commissioners Robrecht, VanKirk, and Delahay voting against it. The concept site plan passed with only VanKirk in opposition.

Central to the hearing was the property's proximity to NAS Pax River and the potential impact of future flight path adjustments under the Air Installation Compatible Use Zone (AICUZ) study. While developer attorney Christopher Longmore emphasized that the site currently sits outside the AICUZ zones, Commissioner Robrecht warned, “this is putting more risk to ‘losing what we currently have today’” in terms of the base’s operations.

Community Planning Liaison Officer for NAS Pax River, Hannah Pajewski, noted a new AICUZ study will begin on June 1, 2025, and acknowledged that “this development is located along [paths for] major departures and arrivals.” She confirmed that part of the property lies on the border of the AICUZ, noting that any changes resulting from the upcoming AICUZ study could end up including more of the property for the townhomes. 

Dotted line is the AICUZ boundary.

Commissioner Delahay, pointing out that the base is the county’s largest employer, suggested the developer wait until the new AICUZ study is completed. Longmore pushed back, arguing that “worrying about rules that may change down the road has a real chilling effect on people willing to invest this much in our community.” Atlantic Realty, the developer, has committed to millions in upgrades for the nearby commercial center–something that has been needed in the area for a long time.

Commission Chair Howard Thompson supported the initiative, calling the current space “a waste of space as a parking lot for a long time” and saying the new homes would align with existing MXH zoning along Route 235.

David Ross of Atlantic Realty highlighted the redevelopment’s role in revitalizing the decaying commercial center formerly known as Millison Plaza. Ross shared that leases had been terminated in the strip center due to tenant behavior causing “problems,” and that Aldi is expected to open later this summer.

Additional improvements include:

• The old gymnastics center being repurposed as a community recreation space;

• Conversion of the unused retail space into office or community use;

• Potential reuse of the former Pyramid/Walden location by St. Mary’s College of Maryland as a computer lab, pending funding.

Part of the argument for rezoning the property to permit the townhouse development hinged on the idea of a “substantial change” having occurred to the surrounding neighborhood, an area defined by the developer. That area encompassed the entirety of Great Mills Road and some of Route 235 heading north. Commissioner VanKirk questioned the argument’s logic as it applied to rezoning to accommodate the proposed housing. VanKirk also disputed the other point to support rezoning, which said there was a mistake made in the original zoning for this parking lot.

In defense of the request, Longmore stated that the 2016 Comprehensive Plan intentionally included the MXM and MXH designations to support “high intensity residential” near the PRVC site. He said it was reasonable, from a policy perspective, to make the request because the AICUZ splits the shopping center property already. 

Commissioner Fillius, who lives in Great Mills, said the area has changed dramatically and has been neglected too long. “We’ve looked into people reinvesting in the area for a long time because it’s a dump,” she said. “I believe this meets all the requirements of the zoning change.”

Engineer Joseph Kajedski, from COA Barrett, presented the concept site plan.

Key features include:

• 282 total parking spaces using garage and driveway combinations;

• 25% on-site green space;

• Access to Nicolet Park via crosswalk to meet open space requirements;

• Sidewalk additions along FDR Boulevard;

• 40,000 square foot reduction in impervious surface;

• Second-floor decks on interior units above garage spaces.

When asked, Longmore said the homes would be market-rate rentals, not income-restricted workforce housing. The intent is to attract engineers and young professionals working at the base who may want to live nearby in a walkable community. When questioned on rental pricing, Longmore said exact market rents haven’t been determined and would be set closer to construction.

Before the vote, questions remained about how the upcoming AICUZ study would affect the development if AICUZ boundaries were altered. County Attorney John Houser explained that if AICUZ boundaries change after concept plan approval but before building permits are issued, the project could become non-conforming and unable to expand. “The developer’s right to continue building only becomes formal once the major site plan is approved and building permits issued,” he said.

Longmore argued the county could make exceptions when adopting new zoning boundaries if needed. That decision would rest with the County Commissioners who won’t vote on new zoning boundaries until the Comprehensive Plan revision is complete sometime in 2026.

On May 20th, the County Commissioners approved a public hearing on the rezoning of this property. The public hearing is scheduled for June 24, 2025 at 9am, at 41770 Baldridge St. in Leonardtown. Comments about this development, and whether or not the Commissioners should rezone the property, can be sent to csmc@stmaryscountymd.gov.