Charles County Planning Commission Meeting - October 20, 2025

The Charles County Planning Commission met on October 20, 2025, to conduct routine business, including the approval of a subdivision revision for the Horizon neighborhood, a briefing on a proposed zoning text amendment for data centers, and a briefing on a proposed zoning text amendment to expand accessory dwelling units (ADUs). The commission voted to approve the Horizon revision and scheduled a public hearing for the data center ZTA for November 17, 2025.

Consent Calendar

• Agenda approved as written. Roll call: Kevin Wedding (present), William Murray (absent), Dawood Abdur Rahman (present), Jeffrey Bossert (present), Samaya Hackett (present), Ryan Segretarski (present). Motion by member, seconded, carried unanimously.

Public Comments & Testimony

• No members of the public signed up to speak during the meeting.

Discussion Items

1. Horizon Neighborhood Revision No. 2 (PLREV 250006)

• Staff planner Melissa Hively introduced the item. The revision proposes changes to street layouts, updates to the resource protection zone (RPZ), minor lot line adjustments, and introduction of a smaller single-family lot design for 39 lots (3.5% of total) as a market test for more affordable housing. No change in total lot count (1,092 lots). The applicant's representatives (Steve Scott, Rick Barnes, Pat Wackerly) explained key revisions: relocation of Orbit Street to avoid height restrictions near a transmission line, updated wetland/stream delineation modifying the RPZ, and refined road design for Pinwheel Drive (urban major collector with 18-foot lanes, hiker-biker path, and sidewalk). The applicant accepted all staff conditions.
• Questions from commissioners focused on traffic impacts (no change to state-approved intersection), stream crossing design (culverts, not bridges), and affordable housing details. The smaller lots are 4,200 sq ft vs. typical 5,500 sq ft; house sizes were not specified but expected to reduce price point. Commissioners expressed support for affordable housing efforts.
• Motion to approve with staff recommendations and conditions carried unanimously.

2. Briefing on Zoning Text Amendment 25-187 (Data Centers)

• Joint presentation by Economic Development (Director Jim Chandler, Chief Mark Thompson) and Planning staff (Charles Rice). The draft ZTA aims to permit data centers in specific zones: Business Park, General/Light Industrial, Heavy Industrial, PUD industrial areas, and Low Density Residential (RL) with restrictions. Highlights include minimum 30% open space, 200-foot setbacks from property lines, 400-foot from residential buildings, noise/vibration studies, architectural requirements, priority for non-potable water for cooling, and a public hearing requirement for RL-zoned parcels adjacent to high-voltage power infrastructure. Eligible zones cover <2% of county land. The state’s power grid constraints and lessons learned from Loudoun County were discussed—noise, water use, and electrical demand are mitigated through smart design. Economic benefits include high property taxes, recordation taxes, construction (up to 5,000 jobs) and permanent jobs (~500 at average $100k salary). Workforce development partnerships with College of Southern Maryland and Charles County Public Schools were mentioned.
• Commissioners raised concerns: maximum facility size (no limit, but open space/setbacks constrain development), power availability (utility load studies required), water strain (non-potable water priority), and job opportunities for locals. The county anticipates one or two large facilities, not a proliferation. The ZTA does not permit data centers in rural/agricultural zones. Commissioners also asked about future modular nuclear power (acknowledged as 10+ years away) and site abandonment provisions (not yet addressed).
• The commission voted unanimously to schedule a public hearing for November 17, 2025.

3. Briefing on Zoning Text Amendment 25-189 (Accessory Dwelling Units)

• Presented by Joel Binkley (Planning Supervisor) and Devin Parker. The state’s House Bill 1466 (2025) requires jurisdictions to adopt ADU laws by October 2026. Charles County’s draft ZTA would eliminate the current requirement for equivalent storage space (a disincentive) for detached ADUs, allow internal ADUs in new townhome subdivisions (limited to one floor, subordinate in size), and set standards: minimum 300 sq ft, maximum 1,000 sq ft or 75% of primary dwelling (whichever smaller) on lots under 3 acres; 75% on larger lots. Height limit 24 ft, maximum 2 bedrooms, one off-street parking required for lots ≤1 acre. No minimum lot size. ADUs limited to zones permitting single-family detached dwellings. Septic and sewer regulations remain unchanged (separate septic required in rural areas). HOAs can still prohibit ADUs. Expected impact: ~1-2% of annual building permits (9-18 units per year). Demographics: host family members (elderly/young adults), minimal traffic/school impact. This is a short-term action from the county’s affordable housing plan.
• Commissioners commended staff for progress, requested input from the housing authority on unit conditions, and asked about sharing well water in rural areas (staff will check). No formal action taken; staff will return for a public hearing in December 2025 after briefing the county commissioners.

Key Outcomes

• Horizon Neighborhood Revision No. 2: Approved unanimously with staff conditions.
• Data Center ZTA (25-187): Public hearing scheduled for November 17, 2025. Staff to return with work sessions in late 2025/early 2026.
• ADU ZTA (25-189): Briefing only; staff will seek commissioner authorization and schedule a planning commission public hearing for December 2025, aiming for spring 2026 adoption.
• Other: Director’s report noted potential briefing on CIP at next meeting (November 3); St. Charles annual update postponed to October 21.
• Meeting adjourned at [time not specified].