Heavy Industrial Rezoning the Economic Revitalization Engine of Hughesville?

Craig W. Barrett, Hughesville, REALTOR®

Hughesville, MD Real Estate

http://www.hughesvillehomes.com/

Charles County planning officials agreed to postpone a public hearing on the proposed rezoning of 150 acres in Hughesville, MD when they learned that Chaney Enterprises Inc. did not have a traffic study or fiscal analysis done to support the proposal. The rescheduled meeting is February 11, 2008 at 7pm in the County Commissioner’s Meeting Room of the Charles County Government Building, La Plata, Maryland.

Chaney is asking Charles County to rezone the parcel, located on Route 231 east of the Hughesville Post Office and west of the Brookleigh Woods subdivision, from agricultural conservation⁄village residential to heavy industrial. Chaney’s rezoning application is in the event they need to relocate their Waldorf operation to the Route 231 parcel about a dozen years from now. Chaney's need to relocate may be necessary if Charles County wants to move forward with extending Post Office Road across Leonardtown Road through a portion of Chaney's property and connect it to Acton Lane near Route 925.

Since 1962, Chaney’s headquarters for concrete, sand, gravel, stone, masonry products and supplies operation has been located between Acton Lane and Mattawoman-Beantown Road in Waldorf. The company has grown to be one of the leading suppliers of construction materials and supplies in the Mid-Atlantic.

We haven't seen their plan yet and I'm interested to see it, but what do we need to know? It's a mining and dump truck operation of concrete, sand, gravel and stone. My first thought is of traffic, additional dump trucks and the curve on Route 231 where the entrance to the parcel is. For those of us that live in Hughesville, or use Route 231 regularly, knows traffic is already heavy.

According to the 2003 Maryland State Highway Administration Traffic Volume Map, there were of an average of 14,725 daily trips in that approximate location. I'm sure it's increased and I'm interested to see the results of the traffic study.

I think a mining and dump truck operation of concrete, sand, gravel and stone of that size in that area doesn't make any sense and is unsafe. Why not relocate the operation off of Billingsley Road near the Charles County Landfill? That location seems to make more sense.

What about the Hughesville Village Revitalization Plan? How does a large, heavy-industrial operation fit in the Hughesville Village Revitalization Plan? I don't think it's visually desirable and I am unable to connect the direct economic benefit to Hughesville and its citizens. If you want to see what it'll look like or get a feel for the direct economic benefit to the immediate surrounding area, go to the current operation on Mattawoman-Beantown Road.

From the Hughesville Village Revitalization Plan:

The Hughesville Village Revitalization Plan (Plan) is a master planning effort to be adopted as part of the Charles County Comprehensive Plan. This Plan provides the necessary background, historical information, existing conditions and market analysis necessary to develop a village vision and subsequent revitalization concepts. These concepts will focus village revitalization efforts in two key areas: economic development and physical improvements.

A Village Core Concept emphasizes creating a village core or main street context consisting of streetscape enhancements, alleyway improvements and small scale retail and service establishments along with institutional infill development to enhance the village character. The Plan suggests continued development of professional offices and medical facilities along with niche markets to include non-franchised restaurants, a bakery/deli and a coffee shop, drug store and florist.

The Village Revitalization Plan is designed to accommodate anticipated growth, village core revitalization, economic development and physical enhancement while preserving the village center character of Hughesville. After adoption, the plan will serve as:

• A unified statement of desirable revitalization and development policies.

• A framework within which specific revitalization and development issues can be evaluated and public policy implemented consistent with the long-range revitalization and development goals and objectives of the Village.

• An information document for local elected officials, citizens, developers, and special interest groups concerning critical revitalization and development issues and policies.

• A decision-making tool when reviewing subdivision and site plan proposals.

Tell them no can do, we’re not interested in rezoning. We've got a plan and we're sticking to it.

An informational meeting will be held this Wednesday January 16th at 7pm at the Hughesville Firehouse to allow residents to learn and give opinions or ideas to present at the February 11th meeting.

*Update - Chaney Enterprises Inc. will hold a community meeting 6pm Wednesday January 23, 2008 at the Hughesville Firehouse. All are encouraged to attend.

*Update - The rescheduled meeting is March 17, 2008 at 7pm in the County Commissioner’s Meeting Room of the Charles County Government Building, La Plata, Maryland.