Board makes last zoning ordinance tweaks

In opening Tuesday morning’s discussion of the Calvert County Zoning Ordinance update, Mary Beth Cook, planning and zoning director, said the revision process is “close to the finish line.”

The collective aim of the county commissioners has been to reduce residential density while accommodating economic development. In their effort to hit the bull’s-eye, the board decided to revisit the touchy subject of planned unit developments.

During a July meeting, without voting but providing consensus to staff, a majority of the commissioners were opposed to including the option of submitting a planned unit development project for consideration.

At the time, planner Will Hager explained a planned unit development — also know as a “PUD” — had to “combine residential with recreational, commercial, industrial and/or institutional elements” to development a project that would have public benefit.

Cook explained Tuesday that a planned unit development is “an agreement that gets reviewed by the planning commission and board of county commissioners through a public hearing.” The county commissioners would have the final say on whether such a project could occur.

“Are ‘non-residential developments only’ feasible,” Commissioner Todd Ireland (R) asked.

Cook said it was possible. “A proposal would have to be a balance,” she added.

“If the county doesn’t find ways to expand its tax base, people aren’t going to be able to afford to live here,” Commissioner President Earl F. “Buddy” Hance (R) said, adding that implementing a modified planned unit development procedure would be “a process to attract economic development.”

“We can talk to the developer and we can also get public input on a development?” Commissioner Mark C. Cox Sr. (R) asked.

“Yes, we can do that,” Cook said.

“I would really like to see public input at the beginning” of the application process, Commissioner Catherine M. Grasso (R) said, adding that such a process would likely save a developer money by not investing in a project that might not get approval.

Grasso agreed that the commissioners should be “exploring what we can do to bring in revenue.”

Commissioner Mike Hart (R) indicated he could support the modified process provided it does not bypass the county’s codes and restrictions, there is “no residential piece up for grabs” and clear evidence of a public benefit is provided.

During the update, staff and the commissioners quelled recent rumors that the county would be entertaining plans for smokestack industry to locate in the Lusby area adjacent to the landfill.

Proposed changes to the ordinance state asphalt plants or sites for heavy manufacturing and/or assembly would no longer be allowed.

“If there isn’t a use listed on the use charts, it’s not permitted,” Cook said.

“That’s the point I’m trying to get across,” Hance said. “There’s very limited opportunity for heavy industrial and as of today there’s really none.”

“No toxicity whatsoever,” Hart added.

“There’s a lot of concern and I get it,” Ireland said.

One added permitted use to the industrial use chart is a “data center,” and according to staff that would require the granting of a special exception from the board of appeals.

Cook said the revised draft zoning ordinance would be the subject of public hearings conducted by the planning commission in late November and the county commissioners in late December.

To review the proposed document, go to www.calvertcountymd.gov/ZoningOrdinanceUpdate.