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Planning Commission approves preliminary plan for Twin Ponds Section 2, 25 lots; schools APF to be reviewed for future phases
Summary
St. Mary's County Planning Commission granted preliminary approval for Twin Ponds Section 2 (04-12000003) for 25 lots, with a condition that the applicant return for school adequate public facilities (APF) findings for subsequent phases; staff noted wetlands, open-space shortfall and sewer phasing tied to Broad Creek pump station.
The St. Mary's County Planning Commission on the evening of November 2008 approved the preliminary subdivision and phasing plan for Twin Ponds Section 2 (case 04-12000003), authorizing 25 lots for Phase 2 while requiring the applicant to return for APF findings for schools for each future phase.
David Berry, planner with the Department of Land Use and Growth Management, told the commission the project is on about 67.8 acres and that prior approvals and technical reviews date back to 2004–2005. Berry said staff found the plan consistent with the county comprehensive plan and zoning standards and that adequate public facilities have been demonstrated except for schools, where a finding was made only for Phase 1 and the applicant must show APF for schools as each phase moves forward.
The staff report identified environmental constraints — wetlands, streams and buffers — and said drainage, erosion control and other engineering requirements would be addressed through final TEC (Technical Evaluation Committee) reviews. The report also noted that recreational-open-space requirements had not yet been fully met: about 3.63 acres of open space were provided and an additional 1.27 acres would be required to meet the 9% requirement under Schedule 31.2.1 of the subdivision regulations.
Phil Higgs, a professional land surveyor representing the applicant, said record plats for an earlier nine-lot approval had been approved by staff but not recorded because nine lots alone were not financially feasible; the additional lots in this phase would make the project viable. Commissioners also questioned the sewer connections and were told sewer service for the area is tied to a pump station being designed and approved as part of the Broad Creek second phase; the pump station is a joint effort between adjacent property owners and MetCom (the county sewer utility). Staff said the pump station would allow service to additional areas but that final routing and looping details would be resolved through MetCom design and subsequent engineering review.
Commissioner Thompson moved to approve the preliminary plan with the condition that the applicant return for APF findings for schools for each successive phase; Commissioner Hayden seconded. The motion carried and the commission approved the preliminary plan as described in the director's report.
The commission record shows the approval obligates the applicant to finalize deed restrictions, homeowners association documents for common open space and to obtain all required agency permits before final plat recording and construction.
Planning staff indicated the applicant must return for subsequent APF determinations for schools and that final engineering and wetland permitting must be completed before any construction activity within wetland buffers.
The commission meeting also included requests from commissioners for a future presentation by MetCom to explain broader sewer planning and how the Broad Creek/Twin Ponds connections will serve the Hollywood area.
