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Board clears redevelopment of Klicka waterfront lot after discussion of lot-coverage trading and mitigation
Summary
The Board of Appeals unanimously approved a redevelopment plan by Wendy Klicka to demolish structures and build a new single-family dwelling, parking pad and deck at 23864 Old Chaptico Wharf Lane after staff explained the project reduces net lot coverage and proposes extensive buffer mitigation.
The St. Mary's County Board of Appeals voted unanimously Thursday to allow redevelopment of a waterfront lot owned by the Klicka Trust at 23864 Old Chaptico Wharf Lane in Chaptico.
County staff described the application as a request to exceed the lot-coverage limit for a new dwelling with deck, patio and parking pad (CZO §41.5.0.3.i.1). The property — approximately 29,500 square feet — currently contains an older dwelling, a carport and sheds. Staff said the project removes 5,462 square feet of existing coverage and adds 2,923 square feet, yielding a proposed total of roughly 5,749 square feet compared with an existing total the staff listed as about 6,288 square feet. The applicant proposes 5,296 square feet of buffer mitigation; staff noted the parcel sits in the limited development area of the county’s critical-area overlay.
The Critical Area Commission’s letter opposed the variance and suggested that redevelopment should be held to current standards. County staff and the applicant’s representatives explained that (1) the project reduces overall impervious coverage on the parcel, (2) a portion of the existing coverage is grandfathered and (3) an impervious-surface trading mechanism was not available because some coverage postdates the program’s adoption. Applicant counsel and the site designer showed plans that shift access to an adjacent parcel owned by the applicant, remove existing driveways and carport, and add a new parking pad that ties to the adjacent driveway; staff said those changes reduce net lot coverage.
Owner Wendy Klicka and neighbors who testified described long family ownership (the family home has been in the Klicka family for about 75 years) and community support; one neighbor said she supports the redevelopment and noted neighbors cooperatively maintain the private lane that provides access. After discussion the board voted 5–0 to approve the variance. Staff will prepare a written order reflecting the board decision, to be signed within 60 days; a 30-day appeal period follows the signed order. Prior to permit issuance, the applicant must satisfy mitigation and buffer-management requirements with county staff.
