Charles County Planning Commission Meeting – August 3, 2026

The Planning Commission met on August 3, 2026, at 4:00 PM. The meeting included roll call, approval of minutes, public hearings on a subdivision regulation amendment and a delegation of PDRB authority, and updates on the 2025 annual report and forest conservation ordinance.

Consent Calendar

• The agenda was approved unanimously.
• Minutes from April 20, 2026; May 18, 2026; June 1, 2026; and July 13, 2026 were approved with a summary of decisions attached.

Public Comments & Testimony

• David Heidelbach (Charlotte Hall) raised concerns about groundwater depletion in Charles County, citing a 2016–2021 Hazen and Sawyer study and urged the commission to consider water resources when approving development. He also questioned authority over data center siting in the Piney Reach PDRB area.
• Nancy Schertler (Newburgh) corrected a prior statement about Planning Division staff reviewing applications for the expired Falcon Ridge plan. She noted that PGM staff indicated review is strictly conditional and at the applicant's risk, but expressed disappointment that taxpayer resources are spent on a plan that has expired twice.
• David Heidelbach (public hearing, SRA 26-01) opposed the amendment, agreeing with PGM staff that milestones are needed and that the current extension process works.
• Nancy Schertler (public hearing, SRA 26-01) urged denial, saying the proposed change from “and” to “or” would weaken vesting requirements and could create “zombie developments.” She submitted a 2013 planning commission report for context.
• Howard Dent (Newburgh) urged denial, comparing development deadlines to teaching benchmarks.
• Kevin Norris (Maryland Society of Surveyors) supported the amendment, arguing it would increase lot inventory and reduce housing costs.
• Tim Lesnar (Lorenzi Dodds and Gannell) supported the amendment, noting that school capacity waiting lists have dropped from 2,952 to fewer than 414 lots, and citing historic difficulties meeting the 25% threshold for large projects.
• Ayana Moore (White Plains) supported the amendment, stating it would unlock the housing pipeline and improve affordability.
• Claudia Coleman (Waldorf) spoke on the PDRB delegation item, advocating for further streamlining and noting prior difficulty with PDRB use code determinations.
• David Heidelbach (PDRB delegation) raised concerns about data center siting in St. Charles industrial areas and questioned whether the proposed changes would limit public oversight.
• Jake Burdett (Charles County Against Data Centers Coalition) argued that data centers are not an allowable use under village master plans and that any change would require a public zoning amendment process before the planning commission.
• Ayana Moore (PDRB delegation) supported the changes but urged greater transparency, including timely meeting minutes and clear board selection processes.

Discussion Items

Subdivision Regulations Amendment (SRA 26-01)

• Proposal: Change the vesting requirement for preliminary subdivision plans from meeting both 25% lot recordation and 25% infrastructure completion to meeting either criterion.
• Applicant (K. Hovnanian Homes): Represented by Steve Scott (attorney), Nick Grossclose (land development manager), and Ed Carroll (engineer). They argued that the complexity and cost of development have increased (e.g., stormwater management, forest conservation), that the 12-year timeline can be insufficient due to school allocations or market crashes, and that the change would provide predictability and encourage housing supply. They noted that lenders require certainty and that the amendment is a “halfway” measure.
• PGM Staff (Heather Kelly): Recommended denial, stating the current two-prong standard ensures meaningful progress and there is no compelling policy basis for weakening it.
• Public Testimony: Mix of support (Kevin Norris, Tim Lesnar, Ayana Moore) and opposition (David Heidelbach, Nancy Schertler, Howard Dent).
• Outcome: The public hearing was closed; the record will remain open until September 3, 2026 at 4:30 PM. The commission intends to facilitate further discussion between the applicant and staff.

Docket 90 – Delegation of PDRB Authority

• Proposal: Revise the authority of the Plan Development Review Boards (PDRBs) in the St. Charles PUD to streamline approvals for minor residential and commercial changes, reducing layers of review.
• Supporting Parties: County planning staff (Jason Groth, Kathy Rasinger), the developer (St. Charles Community LLC/Lennar, represented by Steve Scott and Mark Anderson), and engineer Rick Barnes (remote).
• Key Changes:
  • Residential: After initial occupancy, homeowners would no longer need PDRB approval for fences, decks, additions, etc.; only HOA and county permits would be required.
  • Commercial: PDRB retains approval of new development, exterior modifications, signs, and use changes. The county would handle changes in ownership or tenant (no use change) and temporary sign permits.
  • Home occupation permits would be handled by the county.
• Discussion: Commissioner Bossert questioned the planning commission’s role in commercial site plan review, noting that use approval currently lies with the PDRB without commission input. Staff clarified that master plan amendments come before the commission, but uses within a designated category (e.g., industrial) are approved by the PDRB.
• Public Testimony: Comments raised concerns about data centers in St. Charles and urged clarity on master plan amendment processes.
• Outcome: The record was kept open until September 3, 2026 at 4:30 PM for further public input.

2025 Planning Commission Annual Report

• Presenter: Joel Bingley. He presented amendments based on prior feedback, including clarification of La Plata and Indian Head statistics, confirmation that the 1.21% growth rate is correct, and that the affordable housing shortage figure will be updated annually.
• Discussion: Commissioner Bossert asked about accounting for lost lots from expired plans; staff noted this metric is not currently tracked but could be added. He also questioned future housing supply after St. Charles build-out; staff referenced the ongoing comprehensive plan update.
• Outcome: The report was approved unanimously and will be forwarded to the county commissioners.

Zoning Text Amendment (ZTA 26-191) Update

• Staff presented an amendment to align the density bonus for 100% affordable housing in the High Density Residential (RH) zone with the maximum TDR density bonus. The applicant was agreeable as long as it does not delay the proposal. No vote was needed; this was an informational update.

Forest Conservation Ordinance Briefing

• Presenters: Langs (planning supervisor), Caitlin Clow, Kyle Redden. The briefing covered the draft update to comply with state House Bill 723/Senate Bill 526 (effective July 1, 2024 and July 1, 2026). Key points:
  • “No net loss” of forest cover (one acre planted for one acre removed).
  • New definition of priority forest and qualified conservation.
  • Up to 50% of mitigation may be met off-site through qualified conservation; can be increased to 60% with planning commission approval after a public hearing.
  • Federal facilities with 2,500+ employees have reduced afforestation thresholds; Commissioner Bossert questioned applicability to Indian Head Naval Surface Warfare Center, noting existing agreements under the Forest Conservation Act.
• Next Step: Public hearing scheduled for the September 21, 2026 planning commission meeting.

Key Outcomes

• Minutes Approved: April 20, May 18, June 1, and July 13, 2026.
• SRA 26-01: Public hearing closed; record open until September 3, 2026; staff to engage applicant.
• PDRB Delegation: Record open until September 3, 2026; further public comment accepted.
• 2025 Annual Report: Adopted and forwarded to county commissioners.
• Forest Conservation Ordinance: Public hearing set for September 21, 2026.