Other issues discussed were growth areas and priority funding areas; big-box retail development; public drainage task force; rural crossroads as well as a possible amendment to the planning appeals process.

Supported by the Chesapeake Fields business plan and the Governor's Eastern Shore Economic Development Task Force Report, three strategies are proposed for resource-based industries: agriculture, fishing/seafood and forestry.

The recommendations were to support farmers with product diversification; implement portions of the task force report on agriculture and seafood; and join such operations as Chesapeake Fields or other regional efforts.

But affordable housing presented a host of market and land-use issues, ranging from how much of the population can afford homes in certain price ranges to lack of zoning for multi-family rental developments.

The options for the comprehensive plan include: 

* Examining affordable housing from both rental and ownership availability;

* Consider thresholds at which inclusionary zoning for affordable housing should apply;

* A new strategy that would encourage any builder to add affordable housing no matter what thresholds may apply;

* A basic statement by the county supporting the increase of multifamily housing;

* Addressing comments by the state Department of Housing and Community Development regarding general issues that concern affordable housing.

Options for rural crossroads zoning could include creating a new "Rural Crossroads" district; incorporating and expanding "Village Center" regulations; reviewing permitted uses in rural crossroads areas for commercial and industrial uses that would boost employment; or creating a new strategy and update uses as necessary and appropriate.

New strategies for updating Priority Funding Areas are to review the PFA maps periodically to reflect expansions to the master water and sewer plan; review the criteria for the types of areas considered as PFAs to possibly include rural villages and possible employment areas; in addition to seeking funds available through "Smart Growth" strategies.

Another recommendation is to expand current PFAs beyond their designated growth areas as needed.

Supported by documentation on permitted and actual big box sizes and uses as well as design standards from Talbot County and Fort Collins, Colo., the options for "big box" development include continuing development on a case-by-case basis or more clearly defining "big boxes" with threshold guidelines for square footage and parking.

A support document for the Comprehensive Plan Update is the mission for the state Public Drainage Task Force, which also involves a region-wide effort for the entire Chesapeake Bay region.

A text amendment offered by developer Mareen Waterman presents the option of reviewing many aspects of the appeals process, which includes appeals of planning and county commission decisions; as well as building permits.

Waterman's text amendment proposes that appeals made after approval of subdivision and development applications, including building permits, go directly to the circuit court, with the appellant paying for all public and private legal costs if the appeal is lost.

The county planning appeals board would continue jurisdiction over specifics for variances in land use and zoning. Some of these powers are already designated in various ordinances. 

©The Star Democrat 2001