The Charles County Planning Commission met on November 2, 2026. No written agenda or minutes were available for this summary; the following is drawn from the meeting transcript. The Commission approved routine items, conducted a public hearing on Subdivision Regulations Amendment SRA 26-01, heard a preliminary forest conservation plan for the Eagle Point affordable housing project, and discussed budget and appointment matters. Consent Calendar - The agenda was approved as written, then amended to correct the reference to the meeting minutes from October 16, 2026, to October 19, 2026. The amendment carried. - The October 19, 2026, Planning Commission meeting minutes were approved as presented, incorporating as an attachment the summary of Planning Commission decisions made on October 19, 2026. - The chairperson reported no comments. - No members of the public signed up for personal appearances. Public Comments & Testimony Subdivision Regulations Amendment SRA 26-01 - Christine Klein of Indian Head expressed opposition to SRA 26-01. She questioned what public interest the amendment serves, argued it benefits developers by preserving approvals without demonstrating meaningful progress, and raised fairness concerns because an appeal of the Planning Commission's Falcon Ridge decision remains pending. - Alan Klein, who identified himself as owning property directly bordering the proposed Falcon Ridge development, opposed the amendment. He noted Falcon Ridge's preliminary plan for 184 lots was approved in February 1999 and that after more than 27 years and multiple extensions, required milestones had still not been met. He argued the amendment would weaken accountability and make it harder for the county to plan for roads, schools, and utilities. - Howard Dent of Newburgh opposed the amendment. He described Falcon Ridge as "the thing that wouldn't die," noted the commission had denied a six-month extension on March 23, 2026, and that an appeal had been deferred twice. He quoted applicant's attorney Steve Scott as saying "our intent was to benefit Falcon Ridge," called the retroactive provision "the equivalent of spot zoning," and urged the commission to vote no or remove the retroactive portion. - Nancy Shurtler of Newburgh asked the commission not to recommend approval as written. She argued the bill lacks codified metrics to measure physical improvements, deletes the phrase "which have commenced construction," and that the retroactive application to January 1, 2026, would revive Falcon Ridge's expired plan. She also questioned how property rights of parties with standing would be protected and requested the record remain open for 30 days. - The applicant, represented by Steve Scott and Aaron Lawrence, spoke in support of the revised amendment, describing the new 50% lot or 50% infrastructure alternative as a beneficial "tool in the toolbox" for achieving vesting while retaining the existing 25% and 25% standard, the four-year term, and two four-year extensions. Eagle Point Preliminary Forest Conservation Plan FC 2601 - Tim Lesnar of Lorenzi Dodza Gunnell expressed approval of the Eagle Point application. He said the project appears to meet preliminary forest conservation ordinance requirements and is located in the development district and an opportunity zone. He predicted more such applications and noted the burden the state ordinance places on small landowners, including attorney, engineering, review, and mitigation costs, especially since Charles County has no existing reforestation banks. - Sue Greer, attorney for applicant PAX Development, spoke in support, emphasizing that the 2.88-acre infill site is in the Waldorf Urban Redevelopment Quarter and an opportunity zone, and that the project is an affordable housing development. She thanked staff for helping navigate the new state process. Discussion Items - SRA 26-01 Subdivision Regulations Amendment: Staff (Tony Feltz, Assistant Chief of Planning) presented the revised proposal, which retains the existing requirement that preliminary plans vest by recording 25% of lots and completing 25% of physical improvements, while adding an alternative path requiring either 50% of lots recorded or 50% of physical improvements. The amendment also includes retroactive applicability for projects with valid preliminary plans as of January 1, 2026. Staff expressed support for the revised amendment. - Applicant testimony explained that the original proposal had sought a "25% or 25%" vesting standard, but after working with staff, the revised amendment preserves the existing 25% and 25% rule and adds the 50% or 50% option. The applicant cited stormwater review delays, environmental review complexity, and the need for predictability in financing as reasons for the amendment. - Commissioners raised concerns about the retroactive provision, lack of measurable accountability, and the pending appeal involving Falcon Ridge. Staff responded that compliance would be verified through a zoning officer's determination process, which would be appealable to the Board of Appeals. - Eagle Point Preliminary Forest Conservation Plan: Staff planner Caitlin Clue (identified as "Caitlin Quinn" in the agenda item) presented the project. The applicant proposes to clear all 2.88 acres of forest on the site with no on-site mitigation, purchasing off-site retention bank credits for 60% of the planting requirement and paying a fee-in-lieu for the remaining 40%. The project is in a tier two high-quality watershed and would disturb priority retention trees of 30 inches DBH, triggering public comment requirements. The applicant provided documentation of first-class notification to adjacent property owners on October 12, 2026. No action was requested. - Unfinished Business: Commissioner Samaya Hackett requested a briefing on FY28 CIP budget recommendations. County Attorney Phelps said departments had not yet presented to the county administrator's office and estimated a briefing in January or February. - New Business: A standing update was added on the Planning Commission vacancy until the Board of County Commissioners fills it. Key Outcomes - The public hearing on SRA 26-01 was closed. - A motion to recommend denial of SRA 26-01, with modifications required to remove the retroactive provision and establish measurable accountability, carried with one commissioner voicing opposition. The recommendation will be forwarded to the Charles County Commissioners. - For Eagle Point, no action was taken; the public comment requirement was satisfied, and the project will proceed administratively. - The Commission received an update that the forest conservation ordinance update will return at its next meeting. - The Commission will receive a standing update on the Planning Commission vacancy and expects the FY28 CIP budget briefing in January or February 2027. - The meeting adjourned.
