La Plata planning panel unanimously approves Pine Grove Neighborhood B preliminary plat with traffic-study condition

The La Plata Planning Commission on May 21 unanimously approved the preliminary plat for Pine Grove Neighborhood B, a 25.488-acre subdivision proposing 107 attached dwelling units (townhomes) located off Rosewick Road, with a condition requiring updated traffic impact studies.

Janine Harrington, director of planning for the Town of La Plata, presented the staff report and recommended approval. “This subdivision is Zone TDX. They’re proposing 107 attached dwelling units…approximately 25.488 acres for this site,” Harrington said, and noted the proposed density of 22.907 dwelling units per acre for the individual subdivision and an overall project density of about 8.06 dwelling units per acre under the master site development plan.

Harrington told commissioners the applicant submitted required documentation and that, if approved, the preliminary plat would be a conditional approval valid for one year unless an extension is granted. She described environmental and infrastructure measures: the applicant proposes to clear 714.35 acres, retain 188.81 acres in permanent forest conservation easements, and provide 129.17 acres of reforestation (some on-site, remainder off-site at a 2:1 ratio through Charles County’s forest mitigation banking program). For stormwater, Harrington said the project requires 25,350,388 cubic feet of ESD mitigation and is proposing 49,818 cubic feet, meeting the town’s stormwater requirements.

The staff report also showed the development would provide 17.667 acres of parkland and 69% of the total land area as open space, exceeding town code minimums. Sidewalks will be 6 feet wide with ADA-compliant ramps, and primary access is from Rosewick Road with a planned secondary access through Neighborhood C for fire access and future connectivity. Harrington said there are no water and sewer allocations at the preliminary-plat stage; the project would be added to the queue and final plat submittal would determine allocations.

During discussion, Councilwoman Brown Ward asked the applicant about timing for the final plat; a representative said final plat submission could be possible in January or February of the year following approval, contingent on water allocations. Harrington confirmed water use estimates are calculated using the Maryland Department of the Environment standard of 250 gallons per day per equivalent dwelling unit (EDU). The commission also heard that a CSX crossing application related to nearby Heritage Green Parkway has been submitted to CSX and is in preliminary discussion.

Commissioner Samson moved to approve the preliminary plat “as presented with the condition that the applicant shall submit updates to the traffic impact study for review and approval by the Charles County government, the State Highway Administration, and the town of La Plata at certain milestones as mutually agreed to,” and the motion was seconded. Roll-call votes were recorded as yes by Councilwoman Bridal Ward, Commissioner Banks, Commissioner Hudnall, Commissioner Manoski, Commissioner Munozki and the chair. The motion passed unanimously.

The approval is conditional; it does not constitute final-plat approval and is subject to the town’s one-year validity window unless the planning commission grants an extension.