Charles County Planning Commission Meeting - May 4, 2026

The Charles County Planning Commission convened on May 4, 2026, to address a comprehensive plan amendment for the Maryland Airport area, a zoning text amendment on large-scale retail, a traffic mitigation plan for a new Royal Farms, an update on the Swan Point development, and a briefing on revised data center regulations. The meeting opened with a moment of remembrance for former county commissioner and state delegate Danny Mayer, who had recently passed away.

Public Comments & Testimony

• Item 6B (Airport Comp Plan Amendment): Bonnie Dick expressed opposition to the amendment, arguing it facilitates future airport expansion and questioned the county's undisclosed financial obligations for airport infrastructure. Nancy Schertler requested a longer public comment period to allow for a meaningful review of technical comments from the Maryland Department of Natural Resources regarding the Mattawoman Creek watershed.
• Item 6A (ZTA 26-190 Large Retail): Nancy Schertler argued the text/table conflict in the zoning code is a clerical error and strongly opposed adding the AUC zone, stating big box retail is incompatible with its intended walkable urban character. She characterized the amendment as an "end run" around the comprehensive plan. Deontha R. Sweat strongly opposed the amendment, arguing it contradicts the Comprehensive Plan, promotes suburban sprawl, undermines the Blue Zones strategy, and hinders the Waldorf Urban Development goals.

Discussion Items

• Item 6B – Comprehensive Plan Amendment/Map Changes (Maryland Airport): Staff (Joel Binkley, Devin Parker) presented a proposal to revert 351 acres of land use designation from Employment/Industrial Park to Watershed Conservation District to correct a mismatch created by the 2024 BOCC partial rezoning. Staff emphasized the amendment does not expand the airport and is a reduction in planned business use. Commission discussion clarified the acreage history (565 acres in 2021, 214 acres rezoned, 351 acres being corrected).
• Item 6A – ZTA 26-190 (Retail Sales Over 100k sq ft): Tony Phelps presented the amendment to resolve a code inconsistency, add the AUC zone, remove a two-story building requirement, and reduce parking ratios by 20%. Commissioner Bosser questioned whether the amendment undermined planned walkable community goals and if it was premature. Commissioner Hackett voiced concern over multiple planning processes (Comp Plan, Code Rewrite, this ZTA) running out of sync. Staff noted the request originated from the BOCC and reflected a desire for economic flexibility.
• Item 7A – Royal Farms Waldorf APF/Traffic Mitigation: The commission reviewed the Adequate Public Facilities findings for a proposed convenience store. Staff and traffic expert Jackie Plott confirmed all intersections met required levels of service. The main mitigation involved extending a northbound left-turn bay from 160 feet to 350 feet at the Pinefield Road junction, based on a State Highway Administration simulation.
• Item 9A – Villages of Swan Point Update: Kelsey Zablowski provided a detailed progress report on development milestones, including monthly meetings with county staff, site visits to infrastructure facilities, and coordination on forest conservation changes. The project is tracking toward its extension deadline of August 5, 2028.
• Item 10A – Data Center ZTA (25-187) Briefing: Planning Director Charles Rice presented a revised zoning text amendment based on the Planning Commission’s prior recommendations. Revisions include limiting the use to industrial zones, increasing the residential setback to 500 feet, requiring non-potable water, and adding developer-paid public infrastructure. A new public hearing was scheduled.

Key Outcomes

• Item 6B: The public hearing record was kept open for 30 days (until June 4, 2026) to allow review of state agency comments.
• Item 6A: The public hearing was closed, and the record was kept open for 30 days (until June 4, 2026).
• Item 7A: The APF findings and traffic mitigation proposal for Royal Farms Waldorf were approved unanimously.
• Item 9A: The progress update on the Villages of Swan Point was accepted; the applicant will continue providing updates every six months.
• Item 10A: A public hearing for the revised Data Center zoning text amendment was scheduled for June 1, 2026.