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Duck Hotline—Chaney’s letter to the Planning Commission

A letter by Frank Chaney to the Planning Commission—Courtesy of the Duck Hotline

Mr. Raymond Detig
Chairman of Planning Commission
PO Box 2150
La Plata MD 20646

Dear Mr. Detig,

Here’s an outline on what the benefits to Charles County are with respect to re-zoning our 149.56 acres in Hughesville and why Chaney Enterprises truly needs it followed by an overall summary:

A. Benefits (Economic, Educational, Social, and Overall Quality of Life
Issues) that this re-zoning would provide Hughesville, Waldorf, Charles County and Southern Maryland from a:

i. Hughesville Economic Perspective ---What New Businesses could do for Hughesville’s Economic Base.

ii. Educational Perspective for Charles County & Southern Maryland — What a New College Campus in Hughesville could do for Charles County and the rest of Southern Maryland.

iii. Social Needs Perspective for Charles County & Southern Maryland — What a One-Stop Shop for Charitable Needs (a “Hall of Charities” or a “Charity Capital of Southern Maryland") could do for Charles County and the rest of Southern Maryland.

iv. Benefits of Having Chaney Enterprises in Charles County — What Chaney Enterprises does for Charles County now and hopefully for the future if the Re-Zoning takes place.

v. Transportation Benefit to Charles County — What New Roads in the Middle of Waldorf could do for Waldorf and for the rest of Charles County.

Hughesville Economic Perspective;

There truly must be a REALITY CHECK. The chances of Old Hughesville being developed in any way is dependent on a sewer capacity increase. There is no currently applicable Federal or State funds that Hughesville would have any chance of receiving at anytime in the foreseeable future. As a company, Chaney Enterprises is willing to be active and work with the community to build its economic base — because only with help from business does Hughesville have a chance of ever becoming a vibrant, fun place to live.

In addition to whether or not Chaney Enterprises moves any of its operations to Hughesville, the cutting edge proposal to create an “industrial Campus & Community” would take advantage of its strategic location with respect to all of Southern Maryland and its 350,000 people. More importantly, it would serve as a great location for numerous growing companies to be part of a unique concept. In today’s world many employees don’t get educated or trained because they cannot get away from work. With onsite training for growing companies (that cannot afford their own in-house training), this site will have a unique marketing tool to attract businesses.

Educational Perspective for Charles County & Southern Maryland:

For over 20 years, those who know me well are aware that I have had two true DREAMs that I have spent much of my life trying to make happen— one of them being that someday we could create an Articulated Career Path in the Construction Industry to help the “Forgotten 75%.”
75% of 9th Graders (based on 2004 figures) DO NOT get beyond a High School Degree. In one of her last, but best, speeches, our Past President of the College of Southern Maryland, Dr. Elaine Ryan, pointed this out. They are the “forgotten.” They are one of the main reasons why we have so many needs in our country. Everyone always talks about how many 12th graders go on to College — but they don’t talk about the 9th graders who don’t make it to 12th grade — or the 12 graders who go to, but never graduate from, a College. The Construction Industry has been the largest in Maryland for most of the last 10 years - and the Industry that pays well with good benefits - and, if helped, could make a true difference for the “Forgotten 75%.” We, here in Southern Maryland, can make a positive difference. A centrally located site for the College of Southern Maryland in Hughesville can definitely help. Within 16 miles of Hughesville there are 61 Lower Educational Institutions to draw future College Students from.

Social Needs Perspective for Charles County & Southern Maryland :

My second DREAM is one that I have had even longer — at least 30 years — and that is to create what I call, a “Hall of Charities” — a place where anyone with a social need can go to and get a quick answer on what is available in our community to help meet their need -at the same time as providing an entity that provides help to all charities worth helping -especially bookkeeping, organizational skills, and ethical standards. This would truly be a “One-Stop Shop” for Charities — much like the one that has been built in Maryland’s own Carroll County. My DREAM can be a REALITY.

The Re-Zoning will result in:

a. A Company, with a Record of Making a positive difference in our communities, being active and committed to Hughesville’s future
b. Hall of Charities — a One-Stop Shop for civic needs (includes cultural needs)
c. A piece of property zoned Industrial in order to generate the income (from Industrial Land Sales) needed to put in the required infrastructure (roads and utilities) in for the Hall of Charities and other non-profit uses (i.e College of Southern Maryland).

James Rouse, probably the greatest developer of all time in America with respect to making a true difference, and the Winner of the Medal of Freedom, the highest civilian honor in the United States, once said, “What ought to be, can be, with the will to make it so.” He is one my idols and like him, I know we can make it happen. We can have our “Hall of Charities” and there’s no better place than Hughesville where it can efficiently serve all of Southern Maryland.

Benefits of Having Chaney Enterprises in Charles County:

Every American born will need 1.71 million Ibs. of stone, sand & gravel in their lifetime. Everything we use in our lives to sustain our quality of life, other than water and air, is either grown — or mined. That’s right; if it’s not grown, it’s mined. In addition 90% of everything is trucked. In summary, what we do is absolutely needed to sustain the quality of life for our average citizen. A lot of us try - but only God is perfect. Someone has to provide sand & gravel to Southern Maryland, and if so, we feel we do it better than anyone.

We are a family-owned company that gives good paying jobs to close to 600 employees (including partnerships we are involved in) who in return: Take a piece of property and mine it for sand & gravel —which we first wash and segregate into different sizes with a plant — and then either sell or use in our own concrete. All of these materials, in addition to many other construction materials that we sell as the “One-Stop Shop” in the construction industry, are delivered using trucks. It is a demanding job that requires highly skilled men and women Driver Professionals (making from $35 to $85,000), and it’s a job that needs to get done if our communities are going to have the Quality of Life they have come to love at a very reasonable price, because we have it here locally (unlike oil). Our materials are used for homes, roads, schools plus so much more. At the end of the process, we reclaim the mined property into a property that further adds to the Quality of Life for all in the community (i.e. parks, farm land, housing if the zoning calls for it, wetlands to help approve the environment, and award winning golf courses). And throughout this continuous process we work with and contribute to our communities to help where we can.

Chaney Enterprises is by itself (not counting its Partnerships) about a $100 million business that generates over 300 jobs, real estate taxes in excess of $758,000, and payroll not counting its officers, of over $16.6 million — plus benefits (second to none in our industry and in the top 10% of all industries). Of course, none of these figures include what we spend with all of the local independent contractors and businesses in our community. Economic studies show that the multiple in our business is between 2 and 4 times; thus, by Chaney Enterprises being in existence, another $200 to $400 million is spent in our communities.

Our family settled in Southern Maryland around 350 years ago. With that commitment to longevity, we have made it a habit to be significantly involved in whichever county or area of Maryland we do business. Ail of our employees are very proud that we are the only company to be voted “Business of the Year” in Charles County every year that we have been eligible. There’s a reason.

In simple terms, we give 10% of our net profits to our Community, 6 times more than our largest competitor — but more importantly, it’s not just a bunch of checks. We give our personal time — all of us — from the guy who sweeps the floor to the one who signs the checks. Pure and simple —it’s part of our culture to give back and to be a true partner in Our Communities.

Transportation Benefit to Charles County:

The fulfillment of the Waldorf Sub Area Plan, with respect to properties owned by our family, would extensively help revitalize all of Waldorf and Charles County. With respect to traffic, the building of Post Office Road and Acton Lane through our property over the next 2 to 10 years would significantly relieve the traffic mess in Waldorf by providing numerous alternatives and “right” turns to better maneuver around the center of Waldorf and Routes 5, 301, and Leonardtown Road. We, like the County, have a great vision for the whole area that fits right in with the Waldorf Sub Area Plan. In addition to being truly “Smart Growth,” our plans would significantly change the way people think about Waldorf while providing a true sense of “Community.”

B. Why does Chaney Enterprises need this rezoning?

#1 - Tough Competition. You may think that oil prices are high because of foreign ownership and foreign supply. Well — 100% (or close to it) of all cement companies in the US are foreign owned. In addition, over 50% of all aggregate (sand, gravel & stone) and Concrete companies in the US are foreign owned. The two other largest Concrete Producers in Maryland are Aggregates Industries (owned by Holcim, a $25 Billion Swiss Company) and LaFarge (a S25 Billion French Company). Obviously they have a lot of advantages, including pure size that we as Americans don’t have. Also — by the way — they don’t give 10% of their net profits to their American communities. As a Southern Maryland company, we must be able to make up for the differences in size and other disadvantages to compete. Having adequate plant capacity near our Sand & Gravel reserves in Charles County is crucial for us to be competitive with the Highly Vertically Integrated European Companies that we compete against throughout Maryland.

#2 - Insurance. Quite simply we cannot afford — at anytime — to not have the same amount of sand & gravel plant capacity that we have today in Charles County. If all of our agreements with the County to expand Post Office Road and Acton Lane in Waldorf work out and if our other new plant proposals go through as expected, we will not need Hughesville as a Plant site — but — in order to be absolutely sure we MUST have it as INSURANCE.

#3 - Fulfillments of My Dreams. As mentioned by others, it is true that the “One-Stop Shop” for Charities and the College of Southern Maryland seem to be permitted uses under the current zoning for our property — but the property provides just a small piece of what we need. It’s the millions of dollars needed to pay for the development itself including the infrastructure (roads &
utilities) that we must have to make these two dreams of mine a reality.
Without the re-zoning we don’t have Marketable Industrial Property to sell to pay for the development to provide “finished lots” for the non-profit uses. Thus without the re-zoning it greatly decreases the chances that we can fulfill my two dreams — a location for the College of Southern Maryland and a location for a “One-Stop Shop” for Charities both in Hughesville.

C. Summary

I truly believe that there is a very small chance that we will need a sand & gravel plant in Hughesville, but just in case we do, it will be placed in such a way that it would neutralize its impact on anyone living near. First of all, because of technology, it would take up a much smaller area than plants of the past. Secondly, its location would be restricted to an area farthest from the current housing community on the east side of our property, and thus would be right next to the currently Industrial zoned property. The location of the Sand & Gravel Plant would also be buffered in two ways from the housing development. A small lake would serve as a “Buffer” and a nice amenity. In addition the largest area of the property would be between the plant and the housing development and would be an even bigger additional “Buffer” that would take in all the other uses including the College and the Charities.
Our location in Waldorf is a MAJOR KEY to our success at Chaney Enterprises since 1962, as it has a Sand & Gravel Plant that can run when needed and without restrictions due to its zoning and still be within an economical range of our aggregate reserves in Southern Maryland. If the expansion of Post Office Road and Acton Lane takes away that advantage (without its Capacity being replaced), it will be our company, and all it does, that could easily be lost.

Sincerely,
Frank Chaney

Read Less...

Posted by: The Quack on 05/02 at 08:56 AM

Page 1 of 1 pages

1. · Sounds like Frank Chaney is threatening the county with blackmail - give me my way or else...

Comment by CCCitizen on 05/02 at 08:41 AM | [Back to Top] | [Back to Main]
2. · Mr. Cheney - what's your ulterior motive with this zoning request?

Why don't you concentrate your efforts in the Development District - primarily Waldorf instead of trying to to pull a fast one on the good people of Hughesville?

You mention "tough competition" - well that doesn't give you the right to ruin the quality of life for the Hughesville residents just to meet your bottom line!!

You try to portray yourself as a pillar of the community - well if so, a gravel washing operation OR commercial/industrial deveopment in A RURAL AREA is NOT THE WAY TO CONVINCE PEOPLE OF WHAT A GOOD PERSON YOU ARE!!

Your "plans" will virtually DESTROY the lovely village of Hughesville - is THIS REALLY WHAT YOU WANT TO DO?

Comment by cheryl on 05/02 at 09:00 AM | [Back to Top] | [Back to Main]
3. · Seems Chaney is forgetting that he is asking for the re-zoning of the property predicated on there was a mistake in the current zoning. Seems none of his letter relates to proving a mistake was made.

Comment by Sammy on 05/02 at 09:12 AM | [Back to Top] | [Back to Main]
4. · In my opinion, the entire letter is summized in:
#2 - Insurance. Quite simply we cannot afford — at anytime — to not have the same amount of sand & gravel plant capacity that we have today in Charles County. If all of our agreements with the County to expand Post Office Road and Acton Lane in Waldorf work out and if our other new plant proposals go through as expected, we will not need Hughesville as a Plant site — but — in order to be absolutely sure we MUST have it as INSURANCE.
Here's the thing though, in 5, 10 or 20 years, what's to stop Chaney from using the Hughesville site? He's calling it "insurance" for now, what it really is, is long-term planning and acquisition for the future of his company.

Comment by The Quack on 05/02 at 09:17 AM | [Back to Top] | [Back to Main]
5. · Good point Sammy!

The letter seems to be all about HIM and his bottom line - no mention of how this will affect the quality of life for the residents of Hughesville.

As with so many of these "corporate titans" they only "care" about MONEY and how to make more of it!

Comment by cheryl on 05/02 at 09:18 AM | [Back to Top] | [Back to Main]
6. ·
The chances of Old Hughesville being developed in any way is dependent on a sewer capacity increase.
Is Chaney renaming Hughesville or is he just insulting the people who live in Hughesville?

Comment by Sammy on 05/02 at 09:23 AM | [Back to Top] | [Back to Main]
7. · I disagree Quack - I think the bottom line is Chaney wants the entire 149 acres rezoned so it can be sold at a huge profit. Knowing it probably wouldn't fly, he's throwing in the donated land to CSM & Red Cross - small price to give away given the potential return on his investment...

I think the "insurance" is just the smoke screen. They already have another suitable site on Billingsley Road.

Comment by CCCitizen on 05/02 at 09:23 AM | [Back to Top] | [Back to Main]
8. ·
A centrally located site for the College of Southern Maryland in Hughesville can definitely help. Within 16 miles of Hughesville there are 61 Lower Educational Institutions to draw future College Students from.

I also don't understand the reasoning for this. CSM already has four campuses that are 11.9 miles (Prince Frederick campus), 20.4 miles (Leonardtown campus), 15.5 miles (La Plata, campus) and 10.6 miles (Waldorf campus) from the center of Hughesville. Do Hughesville college students need another campus?

Comment by The Quack on 05/02 at 09:28 AM | [Back to Top] | [Back to Main]
9. · Quack, the college campus would specialize in the trades. CSM just received a grant to construct such a campus.

Comment by CCCitizen on 05/02 at 09:30 AM | [Back to Top] | [Back to Main]
10. · Sold for a strip mall or some other commercial development?

If so, this will just result in more - the same thing that happened in Bryans Road and LaPlata. I've seen it with my own eyes and it continues nonstop - even our current "economic slowdown" isn't stopping it.

In the very near future, Waldorf and LaPlata will "morph" into one huge development district unto itself!

Sounds as though Chaney is hoping to include Hughesville in that too!

Comment by cheryl on 05/02 at 09:31 AM | [Back to Top] | [Back to Main]
11. · Cheryl, it would be worse than a strip mall. If the land were zoned heavy industrial, ANYTHING could go there...

Comment by CCCitizen on 05/02 at 09:34 AM | [Back to Top] | [Back to Main]
12. · CCCitizen, in response to post #7 (to my post #4): I was merely stating that his lengthy letter is summized to that point - the rest of the letter is filler and fluff. I wasn't trying to imply that he didn't have alterior motives - as I was hinting at in my latter comments in that post -- IF he is to get this zoning change, under the premise of "insurance" in case his other sites don't materialize, what's to stop him from using the Hughesville site (or doing anything else he wants with it -- sell it or whatever). That's what I meant by the long-term planning for his company.

Comment by The Quack on 05/02 at 09:35 AM | [Back to Top] | [Back to Main]
13. · Is this a campus for this department, or a one to be created? If it's a new one, seems CSM already has it covered.

Comment by The Quack on 05/02 at 09:39 AM | [Back to Top] | [Back to Main]
14. · Note:

Without the re-zoning we don’t have Marketable Industrial Property to sell to pay for the development to provide “finished lots” for the non-profit uses. Thus without the re-zoning it greatly decreases the chances that we can fulfill my two dreams — a location for the College of Southern Maryland and a location for a “One-Stop Shop” for Charities both in Hughesville.
Note:

Secondly, its location would be restricted to an area farthest from the current housing community on the east side of our property, and thus would be right next to the currently Industrial zoned property. The location of the Sand & Gravel Plant would also be buffered in two ways from the housing development. A small lake would serve as a “Buffer” and a nice amenity. In addition the largest area of the property would be between the plant and the housing development and would be an even bigger additional “Buffer” that would take in all the other uses including the College and the Charities.
If Chaney is going to sell the industrial lots, then how can he say that residences will be buffered in two ways? All those HEAVY Industrial lots he plans to sell will have the potential to have just as much impact on the residences as the Wash Plant. Without knowing what other types of heavy industrial businesses will locate on the property, it will be hard to know just how much water usage would be required. Same thing goes for any traffic studies...

And, Chaney keeps talking about his dreams. What about the dreams of all the people who bought homes in Brookleigh Woods and the surrounding area? Don't their dreams count?

Comment by Sammy on 05/02 at 09:41 AM | [Back to Top] | [Back to Main]
15. · Gotcha, on post #12.

Good question on #13. I've heard that Chaney described it as something new and a dream of his own.

Comment by CCCitizen on 05/02 at 09:43 AM | [Back to Top] | [Back to Main]
16. · Mr. Chaney sounds like he exhibits characteristics of "megalomania".

Comment by cheryl on 05/02 at 09:47 AM | [Back to Top] | [Back to Main]
17. · Check the following article out:

CSM Launches $5-Million 'Campaign for Next 50 Years'
[...]
The funds will support an Institute for Science, Technology, Engineering and Math (ISTEM), and a Regional Center for Trades and Transportation; address local nursing and healthcare workforce shortages; focus on educational excellence, and endow a student scholarship fund for access and success.

Comment by Sammy on 05/02 at 09:49 AM | [Back to Top] | [Back to Main]
18. · One thing is for sure, if Chaney gets the re-zoning, he'll be able to do what ever is allowed in the Heavy Industrial zone...

Comment by Sammy on 05/02 at 09:54 AM | [Back to Top] | [Back to Main]
19. · Oh, and Cheryl, even though Chaney says they won't need water for the wash plant. How about the water he would need to use to keep the road clean of dust? I've heard that can be a substantial amount...

Comment by Sammy on 05/02 at 09:57 AM | [Back to Top] | [Back to Main]
20. · And any "support" facilities... might not be 'substantial', but they need to be factored.

Comment by The Quack on 05/02 at 10:06 AM | [Back to Top] | [Back to Main]
21. · Chaney can deny until he's blue in the face that he won't use groundwater for the washing operation.

During periods of drought there won't be any water in those "holding ponds" so he's going to have to have a well, not just for washing the gravel but also to control the dust!

Yes, particularly when it's dry and because of the nearby homes, it could require hundreds of gallons per day!

If he uses over 10,000 gallons per day, in total, he is required by law to obtain a Water Appropriation and Use Permit from MDE.

Comment by cheryl on 05/02 at 10:32 AM | [Back to Top] | [Back to Main]
22. · LATEST RESPONSE FROM CHANEY TO MY INQUIRY:

To address your concern, Chaney Enterprises has stated that, if granted the rezoning, the end use for the property has yet to be determined. Therefore, we do not know what water use may be required as the final use of the property is unknown. If any structure, such as a community or educational facility is built, then certainly water will be needed.

Again, thank you for your concern and feedback.

With regards,

Sherry Santana
Community Relations Specialist
Chaney Enterprises

Office: 301-932-5665
Fax: 301-870-8086

Sent: Tuesday, April 29, 2008 11:30 AM
To: Santana, Sherry
Subject: Re: Comment

Thank you for your prompt response!

So am I to understand that NO water whatsoever will be withdrawn from the aquifers for this purpose or other similar purposes?

As I'm sure you are aware, Charles County is continuing to experience depletion of the aquifers. The Maryland Geological Survey has performed numerous studies and has issued numerous reports, all of which indicate that by 2030, Charles County may experience "difficulties" in obtaining enough water for its needs.

Industrial uses only exacerbate this problem and as the County continues to develop, 2030 may arrive much earlier than expected.

Again, I appreciate your response to my inquiry.

Comment by cheryl on 05/02 at 10:35 AM | [Back to Top] | [Back to Main]
23. · Slick aren't they? Keeping the door open for water withdrawals by saying they don't know what water use would be required because they don't know as "the final use of the property is unknown"

Then I say if they don't know the final use of the property what's the reason for rezoning??

Comment by cheryl on 05/02 at 10:38 AM | [Back to Top] | [Back to Main]
24. · Cheryl, they want it re-zoned because selling land zoned Heavy Industrial will make them a lot more money than if they sold it as AC or RV zoning.

Comment by Sammy on 05/02 at 10:49 AM | [Back to Top] | [Back to Main]
25. · Then the Planning Commission and the Commissioners should pin Chaney down as to what his real plans are - otherwise-- DENY THE REQUEST!

Comment by cheryl on 05/02 at 10:54 AM | [Back to Top] | [Back to Main]
26. · No, deny the request because there was no mistake in the zoning. What they want the zoning for has nothing to do with the rules for rezoning...period.

Comment by CCCitizen on 05/02 at 10:56 AM | [Back to Top] | [Back to Main]
27. · Good - this is even a better reason to deny it!

In any case, if approved it would establish a terrible precedence which any developer can use anywhere in the county!

Maybe that's what alot of this is about - hmmmm?

Comment by cheryl on 05/02 at 11:05 AM | [Back to Top] | [Back to Main]
28. · I truly believe that there is a very small chance that we will need a sand & gravel plant in Hughesville, but just in case we do,

Hmmmmm, tells it all in this one sentence, "but just in case we do." Hmmmm, why would Chaney expound so on his soapbox for a "just in case we do?"

Take away all the BS and what you have left is "I give you presents, my pretties," IF you fall in line behind MEEEEEEE.

The zoning should be left as it is.

Kudos to the Duck Hotline

Comment by seahorse on 05/02 at 05:08 PM | [Back to Top] | [Back to Main]
29. · "Your "plans" will virtually DESTROY the lovely village of Hughesville - is THIS REALLY WHAT YOU WANT TO DO?"

Gosh Cheryl, I'm with you on almost everything and wish that there would not be a need for a gravel washing operation anywhere but, I know that it has to go somewhere. And, if Hughesville is a lovely village, I have failed in over 35 years to ever pass through it. Yes, I know that in the last 15 years there have been several upscale housing developments built around Hughesville but where that lovely village is still mystifies me. Are there cobblestone streets with brick sidewalks, gas lamps and unique boutiques and outdoor cafes with market umbrellas somewhere that I have not discovered or are all of these niceties on someones' wish list or drawing board with no money and little hope to every make them a reality?

Comment by Iamangttia on 05/02 at 07:27 PM | [Back to Top] | [Back to Main]
30. · "and wish that there would not be a need for a gravel washing operation anywhere but, I know that it has to go somewhere."

First of all, it can go on the property that I understand Chaney owns near the Landfill. However, that means Chaney would have to PAY a water bill to the County. Instead, Chaney would rather sink a well to enable it to withdraw as much water as it wants, regardless of how this could affect nearby wells.

Not only is this inconsiderate of Chaney, but it could result in MDE requiring that Chaney pay for new wells for those residents whose wells may be adversely affected.

Furthermore, you may not think Hughesville is a lovely village, but that's only your opinion, not mine and not the opinion of most of the residents who live there. The residents have gone to great lengths to prepare a Revitalization Plan which will result in a beautiful village, much like Olde Town Alexandria or Williamsburg but on a much smaller scale.

However, if the bordering properties are rezoned Heavy Industrial, that will basically render the Revitilization Plan irrelevant, thereby destroying the small, quaint character of the area.

BUT the property Chaney already owns near the landfill is already zoned for Chaney's purpose - so what is Chaney's real reason for wanting the Hughesville site re-zoned?

It's up to the Planning Çommission and the Commissioners to "uncover" Çhaney's "true" intentions and long range "plans" for this property - otherwise this request should be denied in its entirety.

Comment by cheryl on 05/02 at 08:53 PM | [Back to Top] | [Back to Main]
31. · And, if Hughesville is a lovely village, I have failed in over 35 years to ever pass through it.

What with the new Hughesville Bypass finally completed, it's not a stretch of the imagination that Hughesville could one day become a major draw for those interested in antique hunting, natural foods and/or organic restaurants, small internet/coffee cafe, galleries, etc. They do have the old tobacco warehouses that, if fixed up, could offer crafters an area to produce their custom goods.

Should Chaney come in with his 200+ dumpers rattling around, the ambience needed for any future update plan is down the toilet.

Comment by seahorse on 05/03 at 07:50 AM | [Back to Top] | [Back to Main]
32. · Not to mention the possibility of a massive commercial and/or industrial complex!!

Comment by cheryl on 05/03 at 08:51 AM | [Back to Top] | [Back to Main]
33. · "What with the new Hughesville Bypass finally completed, it's not a stretch of the imagination that Hughesville could one day become a major draw..."

Very true and this conjecture probably applies to several or many other similar locals throughout the County.

"Should Chaney come in with his 200+ dumpers rattling around, the ambience needed for any future update plan is down the toilet."

"First of all, it can go on the property that I understand Chaney owns near the Landfill."

This would result in the same number or trucks and the same amount of water being consumed and would also be located on an important Waldorf bypass increasingly used by many motorists to avoid the congestion on 301. We already have sufficient traffic using the landfill to complicate the flow of traffic at certain times.
My feeling is that any relatively acceptable location would be too remote to make it feasible and although I may have missed it, I have not heard of other suggested locations by those who don't accept the Hughesville area.

Comment by Iamangttia on 05/03 at 09:07 AM | [Back to Top] | [Back to Main]
34. · Iamangttia, you're forgetting that Chaney wants to sell Heavy Industrial lots at this same location -- of which would bring additional heavy truck traffic, as well as the need for large quantities of water to be used. Approximately 16 acres are needed for the Wash Plant. Subtract the land needed for the College and the Foundations and that still leaves a lot of property for Heavy Industrial lots and usage.

Comment by Sammy on 05/03 at 09:15 AM | [Back to Top] | [Back to Main]
35. · Check out the possible Heavy Industrial Uses that would be allowed if Chaney's application is approved. Also, please remember that Chaney's application for this amendment is predicated on the basis of there was a mistake in the current zoning.

-------

Table of Permissible Uses - Heavy Industrial (IH) Zoning

KEY:
P = Permitted (P)
PC = Permitted with Conditions (PC)
SE = Special Exception (SE)

1.01.100 Excluding livestock horticultural, hydroponic, chemical, or general farming, truck gardens, cultivation of field crops, orchards, groves, or nurseries for growing or propagation of plants, trees, and shrubs (P)

1.01.200 Including livestock on a parcel greater than 5 acres dairy farming, keeping or raising for sale large or small animals, repties, fish, reptilies, fish, birds, poultry, or aquaculture (PC)

1.01.310 Horses, livestock maintained as pets, and 4-H or school projects (PC)

1.01.410 Grain dryers and related structures (P)

1.01.420 Fertilizer storage in bags or bulk storage of liquid or dry fertilizer in tanks or in a completely enclosed building (P)

1.01.430 Commercial assembly and repair of all equipment normally used in agriculture (P)

1.01.440 Accessory petroleum storage, not to exceed 20,000 gallons and subject to applicable safety codes, ordinances, and statutes (P)

1.01.460 Slaughterhouses (SE)

1.02.000 Forestry (P)

1.03.300 Livestock markets (PC)

1.05.000 Commercial green house operation:

1.05.100 No on-premise sale (P)

1.05.200 On-premise sales permitted (P)

2.03.000 Marine terminal (P)

4.01.120 Trade or vocational schools (P)

4.01.200 Churches, synagogues, and temples (including associated cemeteries, associated residential structures for religious personnel and associated buildings with religious classes not including elementary or secondary school buildings) (P)

4.01.310 Located within a building designed and previously occupied as a residence or institutional use (P)

4.01.320 Located within any other structure (P)

4.01.400 Social, fraternal clubs and lodges, union halls, meeting halls, and similar uses (P)

4.02.250 Automobile and motorcycle racing tracks (SE)

4.04.100 Fire stations (P)

4.04.200 Rescue squads, ambulance services (P)

4.05.120 Regional (P)

4.05.310 Heliports (PC)

4.05.320 Helistops (PC)

4.06.000 Public utilities (including towers and related structures):

4.06.100 Neighborhood essential service (P)

4.06.200 Electric power, gas transmission, and telecommunications buildings and structures not associated with a tower (P)

4.06.300 Towers more than 50 feet tall (SE)

4.06.400 Towers and antennas 50 feet tall or less (P)

4.06.500 Wireless Communication antennae (PC)

4.07.100 Earth stations (PC)

4.07.200 Satellite dishes (P)

4.08.200 Crematoriums (P)

4.09.100 Bus stations, train stations (P)

4.09.200 Park and ride facilities (P)

5.02.200 Retail concrete mixing (P)

6.01.000 Commercial sales and rental of goods, merchandise and equipment:

6.01.200 Wholesale sales (see definition) (P)

7.01.000 Manufacturing, processing, creating, repairing, renovating, painting, cleaning and assembling of goods, merchandise and equipment:

7.01.100 All operations conducted entirely within fully enclosed building:

7.01.110 Buildings < 10,000 sq. ft. per parcel (P)

7.01.120 Buildings > 10,000 sq. ft. per parcel (P)

7.01.210 Blacksmith shops, welding shops, ornamental iron works, machine shops (excluding drop hammers and punch presses over 20 tons rated capacity), and sheet metal shops (P)

7.01.220 Bottling, confectionary, food products except fish and meat, sauerkraut, vinegar, yeast, or the rendering fats and oils (P)

7.01.230 Sawmills (P)

7.01.240 Alcoholic beverage manufacturing:

7.01.241 Brewery producing 100 K or > barrels annually (State Class 5A), Distillery (P)

7.01.242 Brewery producing < 100 K barrels annually (State Class B) (P)

7.01.250 Winery (P)

7.01.260 Fertilizer mixing plants (P)

7.01.270 Brick or block manufacturing (P)

7.01.280 Asphalt plants/concrete plants, sand and gravel washing, crushing and screening (PC)

7.01.290 Wood/stump grinding (PC)

7.02.100 Automobile parking garages or parking lots not located on a lot where there is another principal use to which the parking is related (P)

7.02.200 Storage of goods not related to sale of those goods on the same lot where they are stored (warehousing.):

7.02.210 All storage within completely enclosed structures (P)

7.02.220 Warehouse storage inside or outside completely enclosed structures (P)

7.02.230 Mini-warehouses (PC)

7.02.240 Storage of petroleum products (SE)

7.02.300 Parking of vehicles or storage of equipment outside enclosed structures where: (i) vehicles or equipment are owned and used by the person making use of the lot and (ii) parking or storage occupies more than 75 percent of the developed area (contractor's yard) (P)

7.02.410 Parking of one motor vehicle > 15,000 pounds gross vehicle weight (P)

7.02.420 Parking of more than one motor vehicle > 15,000 pounds gross vehicle weight (P)

7.03.000 Scrap materials, salvage yards, junk yards and automobile graveyards (SE)

7.04.000 Research facilities and laboratories:

7.04.100 Without processing of materials (P)

7.04.200 With processing or manufacturing of materials (P)

7.05.000 Mineral extraction:

7.05.110 of < 10 acres (SE)

7.05.120 of > 10 acres (SE)

7.05.200 Wells for oil, natural gas, or petroleum (SE)

7.06.000 Pozzolan Management Facility (SE)

Comment by Sammy on 05/03 at 09:25 AM | [Back to Top] | [Back to Main]
36. · lam - yes it would result in the same amount of water but it wouldn't be located near any private wells PLUS Chaney would have to PAY for it's water!

Also, the land near the landfill is already zoned for Industrial purposes -

As Sammy has said "subtract the land needed for the College and Foundations and that still leave a lot of property for Heavy Industrial lots and usage"...so it appears to me that Chaney has "plans" that it is unwilling to divulge.

That's why the Planning Commission and the Commissioners MUST get to the bottom of what Chaney's proposal is really all about.

Comment by cheryl on 05/03 at 09:27 AM | [Back to Top] | [Back to Main]
37. · Wow Sammy - This is great info!

Now for any Chaney supporters out there, you can see why the Hugesville residents are so concerned.

Would anyone accept any of these Heavy Industrials uses near their property?

Looks like Chaney may have "plans" for any one of these - NONE OF WHICH SHOULD BE LOCATED IN A RURAL AREA!!

Comment by cheryl on 05/03 at 09:38 AM | [Back to Top] | [Back to Main]
38. · "Would anyone accept any of these Heavy Industrials uses near their property?"

What's included in this zoning is not unlike what is included in other zoning classifications and that is a very broad spectrum of possible uses. Looking at this list, I see many uses that I doubt even the residents of Hughesville would object to and I also see uses that no one would ever consider, such as Marine Terminal. Also, several of them require special exception and therefore are not an automatic given. Going back about 75 years ago, my family owned a 400 acre farm in Howard County. As the pressure of the population explosion came about, the farm was sold off piece by piece except for a few acres that is now a cloverleaf of the Baltimore Beltway. Thousands of homes are now where my father, and even I as a youngster, used to pick strawberries. Once the population pressure advances more fully towards Hughesville, the inevitable pressure by developers for re-zoning to some type of residential will be unavoidable. The current residents of Hughesville should ponder whether or not a gravel washing operation with a limited duration due to the depletion of gravel and a relatively harmless set of permissible uses under that zoning classification, and, with the exceptions I noted, would in fact tend to protect the area from becoming another St. Charles in a few years--at least on a very small area of only 250 acres. Like the saying goes, be careful what you wish for because you just might get it. In this case, it may be paraphrased, be careful what you object to because you just might prevail.

Comment by Iamangttia on 05/03 at 10:40 AM | [Back to Top] | [Back to Main]
39. · I disagree - this would be the beginning of more development which is exactly how Waldorf got to where it is today.

First change the zoning which starts the ripple effect.

It's now happening in LaPlata and in due time the tentacles of growth will reach out to Nanjemoy.

It's all about zoning and I applaud the people of Hughesville, as any one of us could be next on the "hit list"!

Comment by cheryl on 05/03 at 10:59 AM | [Back to Top] | [Back to Main]
40. · Looking at this list, I see many uses that I doubt even the residents of Hughesville would object to and I also see uses that no one would ever consider, such as Marine Terminal.

I like the idea of a micro-brewery, but I'd nix the slaughterhouse and junk yards. Trouble is if it ever comes to this, those living in Hughesville won't have a say as the land will already be zoned for anything on that list. Living next to a gravel pit would be the pits, but living near a junk yard or slaughterhouse or an asphalt or fertilizer plant or even a bunch of those ugly mini-storage buildings? Absoulutely GROSS!

Seein' as how the commissioners decided to listen to the residents regarding the Pincers Up stadium by moving it to St. Charles, how could anyone think this area should be zoned Heavy Industrial?

Comment by seahorse on 05/03 at 12:11 PM | [Back to Top] | [Back to Main]

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