Planning commission presses for 'missing middle' housing tools and incentives

Commissioners used the Jan. 17 work session to press staff on the plan’s treatment of attainable housing and the so-called "missing middle." Several commissioners said the county’s role should focus on removing barriers and providing incentives so builders can deliver smaller starter homes at lower price points.

"We're losing 35% of our young population going elsewhere because they can't afford to live here," a commissioner said during discussion of workforce and middle-density housing, urging the county to define terms ("workforce," "attainable") and take concrete steps. Other commissioners echoed the need for starter homes priced below higher-end entry points.

Jessica Andritz and staff discussed options beyond building new smaller homes, including repurposing existing residential and nonresidential buildings into multifamily units and pursuing public–private partnerships. Staff referenced prior housing-element recommendations to create a housing work group and said some conversations are already under way with economic development and Leonardtown planning staff.

Commissioners and staff discussed practical incentives: tax-incentive programs already used in Lexington Park, reducing or waiving fees to lower preconstruction costs (some builders cited roughly $30,000 in upfront permitting and engineering costs), and whether the county could make land available for starter-home projects.

Andritz said staff will carry forward housing-element recommendations (including a housing work group and coordination with economic development) and invited commissioners to propose language or action items for implementation.

Next steps: staff will incorporate commissioner feedback into the draft and identify opportunities for targeted incentives, fee adjustments, and possible county land or partnership models to support middle-density and workforce housing.