Charles County Board of Commissioners Meeting - November 18, 2025

The Charles County Board of Commissioners met on November 18, 2025, at 9:00 AM. The meeting opened with the Pledge of Allegiance and an invocation by Bishop Dominic Curry. Roll call was taken with all five commissioners present: Bowling, Coates, Stewart, Patterson, and Collins. The session included commissioner comments, morning briefings on tax credits and affordable housing strategies, several approval items, and a closed session.

Commissioner Comments

• Commissioner Bowling recognized veterans, thanked staff for lighting the county building on Veterans Day, and discussed the Military Alliance Council meeting, a community support event in District 4, and civility at the Planning Commission meeting. He also wished his delegate mother a happy birthday.
• Commissioner Collins invited everyone to a ribbon cutting for a new pocket park at the Waldorf Senior and Recreational Center on November 19 at 9:30 AM.
• Commissioner Patterson praised the economic development roundtable event.

Morning Briefing: Tax Credits Overview

• Eric Jackson (Chief of Treasury) and Sam Chiriaco (Chief of Budget) presented a detailed overview of tax credits offered by Charles County and the state.
• The homestead tax credit is currently set at 7% (down from 10% about 15–20 years ago). Commissioners discussed the possibility of adjusting it or creating tiered credits for seniors; staff noted state law may limit local tiering.
• County-offered tax credits in the FY26 adopted budget include: LaPlata tax differential ($2.3 million), Indian Head tax differential ($110,000), senior tax credit ($270,000; income limit $60,000, with 74 participants for volunteer emergency responders), surviving spouse credit ($150,000), conservation easement ($8,000), and credits for habitat for humanity and historic rehab ($0 each).
• State credits include the homeowners tax credit ($800,000) and the 100% disabled veterans exemption. There are 3,239 participants in the disabled veterans exemption, with an assessed property value of $1.7 billion, resulting in nearly $20 million in forgone revenue annually. Total county tax credits amount to $8.8 million, and including the disabled veterans exemption, total foregone revenue is about $28.5 million.
• Commissioners noted the significant revenue impact and discussed balancing support for veterans and seniors with fiscal sustainability.

Morning Briefing: Affordable Housing Work Group Strategy

• Joel Binkley (Planning Supervisor), Dawood Abdur Rahman (Planning Commissioner), and Mark Thompson (Economic Development Chief) presented the two-year study by the Affordable Housing Work Group.
• The group identified a need for housing affordable to households earning 30–80% of area median income (AMI), which represents 36–40% of the county. Since 2020, housing prices have risen 47% nationally, and the median home in Charles County requires an annual income of $135,000. Only 15% of homes are priced below $400,000.
• Rental units are also unaffordable for many: fair market rents exceed 30% of income for households at 60–80% AMI.
• Economic development is hindered by lack of workforce housing; teachers, public safety personnel, and county employees are among those affected.
• Recommended strategies cover supply (accessory dwelling units, inclusionary zoning, tiny homes, missing middle housing, reduced parking, starter homes), subsidy (pilot tax abatement, housing trust fund, rental assistance), and support (rental licensing, right of first refusal, limits on corporate ownership, creation of an affordable housing board).
• Current deficit is about 1,280 affordable units; implementing policies could generate 200+ units per year and close the gap in 10 years.
• Public feedback showed majority support but concerns about taxes, infrastructure, and quality. Commissioners discussed fiscal impacts, the need to target workforce housing (e.g., teachers), and the importance of tailoring policies to Charles County.
• A motion to support the policy recommendations and implementation plans passed unanimously (all ayes).

Morning Briefing: Affordable Housing Pilot NOFA

• Dina Barclay (Community Services Director) and Kathy Thompson (PGM Deputy Director) presented the Notice of Funding Availability (NOFA) for a pilot tax abatement program, aligned with the SOP approved in August.
• The proposed NOFA for 2026 targets multifamily housing: 80% of units must be affordable to households at or below 60% AMI, with a 20-year term. Projects must be in the priority funding area with water/sewer access.
• Optional criteria allow targeting specific groups (seniors, veterans, workforce, etc.).
• Commissioner Bowling argued the 60% AMI threshold is too low to assist starting teachers (dual income ~$120,000, about 75% AMI) and proposed amending to 75% AMI (option two). That motion failed on a roll call vote: Bowling and Stewart in favor, Coates, Patterson, and Collins opposed (2–3).
• A subsequent motion to approve the original NOFA (option one) passed 3–2: Coates, Patterson, and Collins in favor; Bowling and Stewart opposed.

Approval Items (All Passed Unanimously)

• Budget Amendment: FY26 budget amendment number 343 for the Mattawoman wastewater treatment plant flow equalization project, funded by the vendor (no county funds).
• Change Order: Change order CY25-2 for the Mattawoman inflow and infiltration contract with JMT, adding $196,226 in engineering support costs, paid from the operating account.
• Letter to Delegation: Approval of a draft letter to the Charles County delegation confirming that mobile crisis unit grant funds will be used in spring FY26, ensuring the county does not lose the funding.
• Cancel CDBG Grant: Formal cancellation of a $800,000 Community Development Block Grant awarded to the Osprey Property Company for a project in La Plata, due to unresolved water allocation issues. The funds will be returned to the state for reallocation to shovel-ready projects; Osprey may reapply in the future.

Closed Session

• The board voted unanimously to enter closed session at 11:30 AM to discuss commissioner committee assignments, appointments to boards and commissions, legal advice on two matters, and an update on a potential land acquisition. The open session was scheduled to resume at 3:00 PM.

Key Outcomes

• Unanimous approval of the affordable housing strategy report and its implementation plan.
• Approval of the affordable housing pilot NOFA (original option) by a 3–2 vote.
• Unanimous approval of all four consent items (budget amendment, change order, letter to delegation, CDBG cancellation).
• Failed motion to amend the NOFA to 75% AMI (2–3).