Charles County Planning Commission Meeting - July 20, 2026

This meeting of the Charles County Planning Commission on July 20, 2026, featured a briefing from the Naval Surface Warfare Center Indian Head Division, a public hearing and vote on a zoning text amendment for mixed-income housing, and a vote on a controversial subdivision plan. The meeting adjourned at 9:33 PM.

Consent Calendar

• Agenda: Amended unanimously to move the NSWC Indian Head briefing before the ZTA public hearing.
• Minutes: The June 15, 2026 meeting minutes were approved.

Briefing: NSWC Indian Head Division

• Presenters: Ms. Aaron Farretter (Chief of Staff), Dr. Philip Cole, and Mr. Josh Phillips.
• Content: Provided an overview of the base's mission, economic impact ($391M payroll, $86.6M in MD contracts), and key initiatives: ECMP ($3B modernization plan) and MEIH ($50M innovation hub).
• Community Partners: Pam Frank (Executive Director of the Military Alliance Council) advocated for workforce development, infrastructure investment, and including the base in county planning.
• Discussion: Commissioners questioned affordable housing's role in recruitment and identified infrastructure (roads, energy) and workforce talent pool as the primary limiting factors to mission success.

Public Comments & Testimony

• ZTA 26-191: One written submission was received from former Planning Commissioner Bill Murray, offering a specific amendment regarding density bonuses for 100% affordable housing projects.
• South Park West: Staff confirmed the receipt of 18 individual public comment submissions and a petition containing over 100 signatures from residents of the Westchester Square neighborhood. The comments universally opposed the proposed road connections into their neighborhood, citing concerns over traffic, safety, and loss of the existing tree buffer.

Discussion Items

Zoning Text Amendment ZTA 26-191 (Mixed Residential Community Use)

• Staff & Applicant Proposal: Senior Planner Kirby Bloss and the applicant (Sue Greer, Matt Tedesco) detailed a legislative text amendment creating a new "Mixed Residential Community Use" specifically in medium and high density residential zones (RM, RH) within the Development District.
• Purpose: To facilitate "missing middle" housing by allowing a variety of housing types (single-family, duplex, townhouse, cottage, multiplex) on a single lot (minimum 2 acres), promoting affordability through a 50% minimum affordable unit requirement to qualify for a density bonus.
• Commissioner Deliberation: Commissioners probed long-term affordability mechanisms (40-year state level covenants), parking standards, and the urgency of passing this amendment independently versus waiting for the comprehensive plan rewrite. Joel Binkley (Staff) confirmed the ZTA aligned with medium-term goals of the affordable housing strategy and wouldn't conflict with future code updates. The pipeline versus current deficit was discussed thoroughly, with Binkley noting a 1,180 unit deficit requiring 100+ units annually. The commission accepted staff's recommended amendment to offer a higher density bonus for projects offering 100% affordable units.
• Positions: The applicant strongly supported the amendment. Public commenter Bill Murray supported with the recommended enhancements.
• Outcome: Motion to forward the ZTA to the County Commissioners with a positive recommendation and the 100% density bonus amendment. Passed unanimously. Staff will present the specific text of the amendment at the August 3rd meeting.

Work Session: South Park West Preliminary Subdivision Plan (PSP 25005)

• Overview: A development proposing 9 commercial lots and 216 townhome lots adjacent to the Westchester Square neighborhood.
• Key Issue: The plan requires road connections to the existing Westchester Square neighborhood, which residents staunchly opposed, arguing it would create dangerous cut-through traffic and destroy the natural buffer.
• Applicant's Position: Sue Greer (Applicant's Attorney) and Shacky Plott (Traffic Engineer) argued the connection was a foundational requirement of the 2006 Westchester Square approval and the county's subdivision regulations (Sec 278-73), which mandate connectivity for emergency services and utilities. They stated the traffic impact (1.6% on regional roads) did not constitute 'substantial through traffic.' The applicant proffered a larger buffer (Yard C vs. A), preservation of the natural buffer to the maximum extent practical, and traffic calming devices (speed humps, three-way stop signs) subject to county approval.
• Commissioner Consideration: The commission weighed the county's regulatory requirements for connectivity against the residents' quality-of-life concerns. A compromise was structured around traffic calming conditions.
• Outcome: Motion passed 4-1 (Commissioner Hackett opposed).
  • Approved Conditions:
    1. Implementation of three-way stop signs at the connection points.
    2. Commitment from the applicant to pursue speed humps near the connections and report back to the commission on feasibility.
    3. Preservation of the natural buffer between the developments to the maximum extent practical.

Poll of Members and Director's Report

• Commissioner Hackett requested the creation of a graphic showing development concentrations specifically within the Development District to contextualize perceived growth. Staff previewed the August 3rd agenda.

Adjournment

• The commission honored departing member Jeff Bossart for his service.
• The meeting was adjourned at 9:33 PM.