Comprehensive Plan Update

Survey Feedback, Next Steps

This week the Planning Commission and County Commissioners both received updates about the Comprehensive Plan revision. The process is being overseen by Clarion Associates, a consultant, in cooperation with the county’s department of Land Use & Growth Management (LUGM). Two community engagement windows, during which public feedback was solicited, have concluded. The results for engagement window 2, presented by Leigh Anne King of Clarion Associates, give a glimpse into the thoughts of nearly 1,400 participants.

Three surveys were part of the second phase of community engagement, focusing on topics like guiding growth, environmental and agricultural resources, and serving the community. Respondents were able to select multiple answers for each question to rank certain choices. 

Summarized feedback:

• Participants supported mixed-use development (a blend of commercial/residential) in Lexington Park, Leonardtown, California, Charlotte Hall, Hollywood, Mechanicsville, and Callaway;

• Smaller starter homes/townhouses should be focused in Lexington Park, Hollywood, California, Mechanicsville, Charlotte Hall, Callaway, and Leonardtown;

• Multifamily housing should be located in Lexington Park, California, Leonardtown, Hollywood, Mechanicsville, and Callaway;

• 46% of respondents said they support redevelopment of current spaces that is more intensive than existing (like what’s happening with Pax River Village Center)

• More than half of respondents said investing in natural stormwater management, purchasing lands to protect shorelines, and purchasing conservation easements are important;

• 54% supported the county securing land for public water access

• More than half of participants wanted to see expansion of agricultural policies supporting farm-to-school programs and agritourism;

• Over 50% said improvements were needed for existing bus routes, with more frequent service and new routes

• Leonardtown, California, and Lexington Park were identified as top areas for expanding bike/pedestrian trails;

• 66% of participants supported more programs/services to help people age in place and stay in their homes, while 62% said the county needs more healthcare services;

• Top investment priorities selected by participants were community sports/recreation facilities and affordable housing

Other results showed about 80% of participants own their home, with the majority living in a single-family home. Participation was evenly split across age groups, except for 15-24 year olds.

Planning Commission members questioned the amount of participation during their briefing. The results are “basically the [County] Commissioners, us, 1300 people, and [county] staff. You’ve wasted your time,” said member Patricia Robrecht. Other members agreed with the low turnout, but King said that is normal. In the world of comprehensive planning, it is typical to see only about 1% of the population engage with the process because the planning is more long-term. People are more likely to get involved when something is proposed for construction now. “It’s the reality we work within,” said King. “Nobody cares about what you’re doing unless it’s next to their property,” said PC member Joseph VanKirk, pointing to generally low engagement from the public.

LUGM staff attempted to reach people in a variety of ways. They attended multiple community events, partnered with organizations to reach members, and went to the libraries and senior centers. Surveys were provided in paper form and electronically. Generally, the members of the PC were appreciative of the work by staff and the consulting firm to engage the community, even if they recognized it wasn’t enough. 

Based on the feedback already received, three vision themes were written. The Comprehensive Plan will be organized around these themes, with more specific goals, policies, and actions for plan implementation being expanded upon under each category.

A third community engagement period will occur this fall, and the next step is drafting the comprehensive plan. Once complete the draft is provided for review ahead of public hearings, slated to take place this winter. Then, the draft plan is refined and a final version presented for approval by the Planning Commission and the County Commissioners. When approved, the revised comprehensive plan forms a basis for updating the county’s comprehensive zoning ordinance that regulates land use and development.