[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6252761,"mediaKeyId","3186583-224d78485573187cc1bb97cebf8c5aa5","parentId",3186583,"title","Planning commission recommends variances, special exception for Lester C. Jones processing and agritourism at former Bayer site","audioSeconds",1670,"startMs",65000,"endMs",1735000,"viewUrl","/Search/View?dp=1&key=3186583-224d78485573187cc1bb97cebf8c5aa5&start=65&end=1735","thumbnailUrl","https://assets.pipeline.soar.com/3186583-224d78485573187cc1bb97cebf8c5aa5/thumbnail_65000.jpg","articleUrl","/articles/6252761/Kent-County/Maryland/Planning-commission-recommends-variances-special-exception-for-Lester-C-Jones-processing-and-agritourism-at-former-Bayer-site","mediaUrl","https://secure.pipeline.soar.com/6252761-70f2ffac7c040ac2bd98e6fdc18ebb83/orig.mp4?Expires=1771145008&Signature=MGy2vTB9wadFPjqN2HGJm5OQ-w448cod3nGz8dgQBFHmRWbdBoIVqaSGrQb4nhnbZesA5alpVFMAijWQAq46IDNHpj8Di4g559caV9KUVCjeRsPAnAPLiW6FLTHb9lR1vLEq0aaAntEd0lOh16dII1d3gjqajOxjvjhnJWi0BWNyWGlaSDzD1dhb3PZG2sLcecMZHyVNRRwW1V7Q~58ATT-ZM1amBbA~DQiFnovMrISnk3PAaSD95eJ4lwB-6ellfcIKAD9tJf0dCPlrXvnqv0nswv9ZH5ISgOLJfmwJGkxgUvhGld5OzIIjTQ-h6ZYwiP576zHma0By8i6m-PSBVQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Kent County, MD","date","2025-05-03T16:09:06.877Z","article","The Kent County Planning Commission voted to send a favorable recommendation to the Board of Appeals for setback variances and a special exception allowing Lester C. Jones and Sons Inc. to use the former Bayer Ag Research facility at 32545 Galena Sassafras Road for milk and meat processing, retail sales, events, food preparation and agricultural education.

Commissioners and staff said the 34-acre parcel already contains about 19,000 square feet of enclosed space and that the proposed processing activities would be enclosed and regulated by state and county health authorities.

Staff told the commission the parcel’s narrow frontage means the existing buildings are all located less than the 600-foot setback required by the land-use ordinance; granting a variance is therefore needed for the proposed processing and sales uses. The commission recommended three specific variances to be considered by the Board of Appeals: a 433-foot reduction from the 600-foot front-yard requirement, a 465-foot reduction for the east side yard, and a 100-foot reduction for the west side yard. Bill Crowder moved the recommendations; the motion carried with recorded “aye” votes by commissioners on the record.

Why it matters: The recommendation clears a procedural hurdle for the applicant to pursue permits for food processing and on-site retail at an established agricultural research site. County staff said the application aligns with the Kent County Comprehensive Plan goal to support diversified farm-based industries and agritourism.

Background and key facts

Carla, a county planner who presented the staff report, told the commission the applicant recently purchased the former Bayer facility and seeks to convert existing buildings for value-added agricultural uses. The site is in an agricultural zoning district and the parcel contains about 19,000 square feet of enclosed floor area that would be divided for processing, retail, food preparation and education. Staff cited the applicable standards in the land-use ordinance (Article 7, Section 7.58 for structures handling animal products; Article 6, Section 5.2 for site-plan review; Article 9, Section 2.2 for variance findings).

Carla said activities related to milk and meat processing would be fully enclosed and that the applicant is working with the Kent County Health Department and the Maryland Department of Health on required permits. Per the narrative presented to the commission, wastewater from the milk processing plant would be collected and hauled back to the dairy farm for disposal; staff said live animals would not be kept on-site for the processing uses described.

Applicant comments and agritourism features

Ethan Jones, who identified himself as representing Lester C. Jones and Sons, told the commission the aim is to expand the family operation by producing and selling milk- and meat-based products and by offering agritourism activities. “It’s basically just, trying to get us to the point to where we can expand our operations,” Jones said.

Jones said a proposed smaller barn and outdoor seating area would allow visitors to view animals and participate in “pick-your-own” or agritourism activities; commissioners questioned whether that structure could be sited farther back on the parcel to reduce its visibility from the road. Jones said the proposed location allows seating near the animals and preserves the larger field behind the buildings for production agriculture.

Neighbor concern and private access

Alice Breggar, who said she owns the adjacent property at 32721 Galena Sassafras Road, asked the commission to confirm that she would retain use of an abandoned road segment (formerly Pick Pen College Road) to move farm equipment. Commissioners and staff indicated access questions between neighboring property owners are private property matters and not part of the zoning recommendation; the board did not take further action on that point.

Commission action and process

Bill Crowder moved to send favorable recommendations to the Board of Appeals for both the variances and the special exception; the motion passed with recorded affirmative votes. The commission’s recommendation is advisory; the Board of Appeals will hold the formal hearings and issue any final variance orders or conditions.

The staff recommendation to the Board of Appeals noted no known impacts to community facilities, cultural or historic landmarks, or to nearby schools and churches (staff said the nearest schools and churches are more than a mile from the site). Staff also concluded the proposal is consistent with the comprehensive plan strategies that support farm-based industries and agritourism.

Next steps

With the Planning Commission recommendation, the application moves to the Board of Appeals for formal variance and special-exception hearings. County staff and the applicant told the commission they will continue coordinating with the Kent County Health Department and the Maryland Department of Health on food-handling and wastewater permitting requirements.

","mediaType","Video","parentTitle","5.1.25 Planning Commission","oneSentenceSummary","The Kent County Planning Commission voted to send a favorable recommendation to the Board of Appeals for setback variances and a special exception allowing Lester C. Jones and Sons Inc. to use the former Bayer Ag Research facility at 32545 Galena Sassafras Road for milk and meat processing, retail sales, events, food preparation and agricultural education.","taxTitle","Kent County, Maryland","taxId",69327,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6252756,"County planners brief commission on upcoming land-use ordinance update and implications of new state solar law",335,1898000,2233000,"/Search/View?dp=1&key=3186583-224d78485573187cc1bb97cebf8c5aa5&start=1898&end=2233","https://assets.pipeline.soar.com/3186583-224d78485573187cc1bb97cebf8c5aa5/thumbnail_1898000.jpg","/articles/6252756/Kent-County/Maryland/County-planners-brief-commission-on-upcoming-land-use-ordinance-update-and-implications-of-new-state-solar-law","https://secure.pipeline.soar.com/6252756-bf42cb5d04017db144c4895f9bbc7ec7/orig.mp4?Expires=1771145008&Signature=j9fPJhPXVQBupFUeU7C-isNiUF4eE8hMBXqY4lNnRfMAalONumdFBHxgFK2Whs8reE8uxAmtE5e-h5GMebUC6h0xWYzAX6hoxJ1sWv8JTxxBmR3RQz1He9qTqjoBStClaB-~gCwUtThP06NJ2El8RloYn0aA6dyssB9qJprsNo2qeqjpdozdaarKlTk1DyfyNpYrYcQTOVsAdgMBH9qrKp2FCIx~cxqHi0zqS8SjJWsjOJu0qBp8sZTQGTVUCwIDqjn-NS0S5ElX2HUcNxsLkcDE1j5pXel9YTPxKcB24HrBoffLogBMnSiR92zudYBxrQrjkrcixf~tKOAOuFNbnQ__&Key-Pair-Id=KUT5TJCACFTXG","County planning staff told the Kent County Planning Commission the final version of the county’s land-use ordinance and zoning-text map is expected to be introduced at the county commissioners’ meeting on May 6 and that the text incorporates state-required changes, corrections and other updates.

Staff said the package includes mandatory adjustments requested by the Critical Area Commission, language responding to the governor’s 2024 housing initiative and provisions required by recently enacted 2025 solar legislation. The materials will proceed through the county’s 90-day legislative process; staff said the ordinance and map are intended to go into effect on the same day.

Why it matters: The update implements state-mandated changes and will set the county’s zoning rules going forward. Commissioners asked how the new solar law will affect the county’s ability to require landscaping or other site-specific conditions for solar projects. Staff cautioned that some elements of the state law preempt local controls and could render locally stricter rules unenforceable.

Details from staff briefing

A county staff presenter told the commission that most of the changes are not optional and stem from state requirements. The briefing summarized three categories of changes: critical-area edits negotiated with the Critical Area Commission, statutory changes tied to the governor’s housing initiative that adjust definitions and standards, and requirements created by the 2025 solar legislation.

On solar, staff described state-mandated minimum standards in the new law: a required setback from a project boundary (the staff cited a 100-foot baseline setback that can be reduced under specified conditions) and a required landscape buffer (the law caps buffer width at 35 feet but requires that a buffer be provided). The presenter said the law also prevents requiring certain forms of fencing or firming that local ordinances previously could mandate.

Commissioner concerns and regulatory limits

Several commissioners said they wanted stronger local controls for siting and screening solar projects. Staff and the county attorney explained that if the county were to adopt more stringent regulations than those in state law, developers or other parties could claim local rules are preempted; staff said legal challenges would likely favor the state standards.

Staff noted one recent exception: where the Public Service Commission (PSC) approved a specific project, the PSC had required the developer to comply with the county ordinance as a condition of the PSC approval. Staff said that order resulted in the county standards being applied to that project despite the general preemption in the new law.

Next steps and public process

Staff said the ordinance and map will be filed and then subject to the county’s legislative review; once adopted, the updated land-use ordinance and zoning map will be the effective law of the county. Commissioners asked for a copy of the draft solar-related language and staff agreed to provide it. The county will continue to monitor state implementation and PSC decisions that may affect how county standards are applied in particular cases.

","Staff told the Kent County Planning Commission the county will introduce a final land-use ordinance and zoning-text map that incorporates state-mandated changes — including those tied to the governor’s housing initiative and 2025 solar legislation — and discussed how the new state solar standards may preempt more stringent local controls.","actionData","errors"]

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Planning commission recommends variances, special exception for Lester C. Jones processing and agritourism at former Bayer site

County planners brief commission on upcoming land-use ordinance update and implications of new state solar law