April 11, 2011-The Charles County Planning Commission voted unanimously to defer action on moving forward with proposed zoning changes on a multi-acre, environmentally sensitive zone in the jurisdiction’s mid-section until more public input is received.
The Port Tobacco River Environmental Recovery Zone (ERZ) would establish parameters for development and ramp up the residential density allowed in the area.
“This really sets a high standard for project plan approval,” said Steven Ball, Charles County’s director of the Department of Planning and Growth Management’s Planning (DPGMP)Division, who advised the commission the ERZ could change the river region’s rural character.
Charles County is in the process of revising its Comprehensive Plan. As proposed, the ERZ process would be separate from the Comprehensive Plan revision.
Planning commissioner Stephen M. Bunker served on the subcommittee that studied the ERZ and forwarded its proposal to the panel. Bunker admitted he was not comfortable with the ERZ proposal proceeding on a track separate from the Comprehensive Plan update.
“This is going to be a major change,” said commission chairman Courtney Joseph Edmonds. “I want to get as much public input as possible.”
“We are talking about a rural area,” said commission member Joan Jones. “We need to be very clear in what we doing.”
“We ought to start moving on this,” said commission member Robert E. Mitchell, who also served on the subcommittee. Mitchell indicated the subcommittee had weighed public input rendered at previous meetings on the proposed ERZ.
Commission vice chairman Joseph D. Richard made the motion to table action on the plan “for 45 days” and conduct another public meeting on the issue. Richard also suggested DPGMP make a presentation to the Charles County Commissioners for the purpose of receiving their input. Ball indicated getting such a presentation on the commissioners’ agenda in the next 45 days might be problematic.
According to DPGMP documents, the proposed Port Tobacco ERZ mandates 40 percent of the zone be retained as open space. The department’s overview of the plan states construction permitted in the zone may incorporate residential, neighborhood commercial, retail, institutional and civic developments.
In addition to being an environmentally sensitive area, the Port Tobacco watershed has historical significance. Declaration of Independence signer John Hanson was born in a house was located in the region.
