| BLUE RIBBON PANEL MAKES SECOND ROUND OF RECOMMENDATIONS |
| 11-18-2009 |
The members of the Blue Ribbon Panel on Smart Growth and Rural Development have made a second set of preliminary recommendations stemming from their two most recent meetings on August 22 and September 4. The recommendations will be forwarded to the Queen Anne's County Commissioners.
We want the public to know we are slowly working through each and every issue presented to us during this process and we are making great progress,¡¨ said County Commission President Gene Ransom.
Ransom co-chairs the panel with Planning Commission chairman Frank Frohn. County Commissioner Paul Gunther is also a member of the panel, along with representatives of the farm, environmental and business communities and local municipalities.
The Blue Ribbon Panel was formed in January in response to proposed county ordinance 08-25, The Rural Preservation and Development Act, introduced by County Commissioner Eric Wargotz, M.D.
Over the past few months panel members studied various preservation programs and methods and heard presentations concerning growth management practices from representatives across the region and the state. The panel also received input from real estate appraisers and attorneys, bankers, county staff, farmers, realtors, developers and conservation groups.
In June the panel began an in depth Strength, Weaknesses, Opportunities and Threats analysis of land use proposals and enlisted the services of Robert Mueller from the Community Mediation Upper Shore. Mueller volunteers as a mediator for the center and has been managing the SWOTs analysis and subsequent negotiations. "Bob's ability to keep us focused and his understanding of the tools of negotiation, mediation and compromise have been extremely beneficial during this process", said Ransom.
The panel's first set of recommendations was made at their August 7 meeting when members worked through an analysis of 19 proposals. On August 22, panel members began their detailed analysis of the three remaining categories of SWOTs Zoning Changes, Transfer of Development Rights and Barriers to Development. On September 4, panel members heard an in depth presentation about subdivisions and subdivision techniques from Steve Cohoon, chief of Land Use, Growth Management and Environment and continued the analysis of the SWOTs.
Under zoning changes the panel voted unanimously to make the following recommendation:
- The zoning densities in Countryside Zoning be made consistent with the current Agriculture
cluster density. Downzone from 1:5 to 1:8 for cluster subdivision techniques.
Under transfer of development rights, or TDRs, the panel voted unanimously to make the following recommendations:
- In municipalities and growth areas in the county, all newly up-zoned properties will be required to purchase TDRs for the benefit they are receiving from the county.
- The Council of Governments and the Public Works Advisory Board will review the use of TDRs offsets for public infrastructure costs for the purchase of sewer, water and roads. The COG will focus on issues related to growth in the towns and the PWAB will focus on growth areas in the county.
- The Planning Commission will study the possibility of using TDRs for other building upgrades or incentives like height, floor area and lot coverage.
- The panel supports the recommendation of the Comprehensive Plan Citizen Advisory Committee members that incorporated municipalities benefit from the reception of TDRs.
- Any new or existing TDRs program will have a requirement that soil and woodland criteria for sending parcels are the same as those specified in by the Maryland Agricultural Land Preservation Foundation.
- The panel supports the principle that any county development rights program will allow for the rights to be lifted separate from the development proposal, allowing for true severability, fundability, banking or retirement of the right.
- The panel does not support the elimination of the TDRs program but if TDRs are eliminated, the value and marketability of existing TDRs must be protected in the form of a grandfathering clause.
- Two county-wide referendums will be placed on the ballot; the first to recommend a tax increase to pay for an enhanced Purchase of Development Rights program and the second to recommend bond funds to pay for an enhanced Purchase of Development Rights program. If either of these is passed, the enhanced PDR program would take the place of the current Non-Continguous Development program.
Under barriers to new development, the panel voted 9 to 2 to make the following recommendations:
- If requested by the town, the county will permit connection of Queenstown and Centreville to the county sewer system.
At their next meeting, panel members will continue their discussion of zoning changes and hear a presentation about the validity of shared septic systems.
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| WYE MILLS PLAN REJECTED BY PLANNING COMMISSION |
| 11-18-2009 |
Along with thoughts of future employment uses that would allow the next generation to live and work in Queen Anne’s county, the Planning Commission killed the Wye Mills plan on October 8, 2009 with a 4-2 vote.
Commission members Gene Thomas and Jennifer Schmidt voted in favor of the plan and according to the Bay Times, Jennifer said that the “plan would enhance educational opportunities at Chesapeake College, and the community plan would provide guidelines for doing improvements to the infrastructure. She noted the Chestertown area growing around Washington College as an example.
According to the Bay Times, Mr. Thomas thought the county was “looking ahead…It was a step into looking forward.”
One of the main concerns regarding this plan seems to be the fact that this growth would take place out of the designated growth area. The Maryland Department of Planning sent a letter to the QAC government stating that this was their concern. While Thomas had hoped to get more of a review from the State, he felt instead they had sent “more of an opinion than a technical review.”
If you are a forward thinking individual with an interest in smart growth for Queen Anne’s County, please take note that there is an opening on the Planning Commission to commence on January 1, 2010!
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| Wye Mills Community Plan |
| 11-18-2009 |
Business Queen Anne representatives appeared
before the Planning Commission on September 10th
to urge their approval of the Wye Mills Community
Plan.
Through an ad in The Update on September 17th,
BQA encouraged citizens to email the Planning
Commission asking them to give the plan a favorable
recommendation. The ad went on to state that “we
need the million or so commercial industrial taxable
space to help pay for our teachers, deputies, and
other services as we grow.”
To learn more, go to www.businessqueenannes.com
to read the draft of the Wye Mills Area Community
Plan! |
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| BLUE RIBBON PANEL UPDATE |
| 07-30-2009 |
Eight out of the eleven members of the Blue Ribbon Panel requested that Commissioner Wargotz withdrawn Ordinance 08-25. The ordinance which addresses rural development and growth issues can only by pulled by the Commissioner that submitted it. The panels request spurred a letter asking that those who voted for the motion submit, no later than June 1st, their opinions as to “whether they believe current rural zoning/land use regulations are sufficient to protect our agricultural heritage and industry, and if so, why. Furthermore, if you do not believe current rural zoning/land use regulations are sufficient to protect our agricultural heritage and industry then what measures would you suggest be considered to strengthen them?"
A copy of Mr. Waterman’s response letter dated
May 19, 2009 follows:
Dear Eric:
In response to your recent letter, I offer the following comments as to 08-25.
1. The proposed 5 lots per parcel, (regardless of size), is clearly unconstitutional, as in no way is it “equal protection under the law” for land owners.
2. The proposal to strip all zoning rights (except 1 d.u.) from growth area properties unless TDRs are purchased appears to be a “redistribution of wealth”, reminiscent of Marxism.
It would also be a tremendous waste of the Public Funds invested in existing zoning, as well as the countless hours of CAC and County Staff time invested in the Grasonville and Chester/Stevensville Plans in the last several years.
3. The Growth Areas do not want the additional growth the TDR concept would bring. Jack Broderick’s vote demonstrates this, as does the COG’s letter from last November.
4. There is little or no sewer capacity within the growth areas, except for Chester/Stevensville – whose citizens don’t want more than is already approved.
Queenstown has no sewer capacity. Church Hill has very limited sewer capacity. Centreville sewer capacity is pretty much committed to existing lots in Town and ongoing projects.
5. Without a suitable place to use TDRs, stripping zoning rights from rural landowners is unconscionable.
6. The demand for rural housing is not created by Developers, but by the Public. People don’t move to the Eastern Shore just to live on this side of the Bay, but largely because they want an acre or two in a rural setting. (Our construction industry is a shambles now – 08-25 could totally destroy it).
Were 08-25 to pass, the net result would be countless 5 lot subdivisions on almost every farm – A result none of us would like to see.
7. Protecting our “agricultural heritage” isn’t necessarily good for our County. Our “heritage” has shifted over the years, from tobacco, to cotton, to vegetables, to dairy, to our current grain to feed to chickens.
The State of Arkansas had until recently, a thriving chicken industry. It collapsed when a major poultry company shut down, leaving hundreds of farmers struggling to pay mortgages on empty chicken houses.
There is continuing pressure on chicken producers reference manure disposal, etc., as a means of protecting the Chesapeake Bay, with both State and Federal pressures.
There is also a real possibility that strict enforcement of immigration law could seriously impact Delmarva’s poultry industry, or perhaps shut it down. Should we rely on poultry above all else?
As to Queen Anne’s County, agriculture has seen a steady decline in numbers of people employed, as well as a tendency towards fewer – but larger – farms.
The pressure for “farm preservation” seems to come from the ultra wealthy.
One major landowner speaks for mega farms – not his neighbors, whose farms he probably covets.
The ESLC has an “advisory committee” (functions as an executive committee), with at least three members who own more than five million dollars worth of Eastern Shore farms and property – but, don’t live here.
When the ultra rich demand something, the rest of us need to question their motives.
Our existing zoning, gasoline prices, plus our distance from employment centers, combined with Bay Bridge traffic woes has dampened the demand for migration to the Shore, and will continue to do so.
Although we have a very large “theoretical build out”, in actuality these numbers are meaningless once soil conditions are considered.
There are hundreds, perhaps thousands, of recorded lots scattered throughout the County. The vast majority of them will not pass perk tests, and will never get Public Sewer, will never be built on. The same is true for the majority of farms, and a quick look at the Soil Survey shows almost all soil types in the County are “not suitable for septic systems”.
The Health Department keeps no records of failed perk tests and can’t tell us much except for those developments which pass.
Most Developers hire soil scientists to evaluate perk probabilities before an application is made, and numerous options to buy farms have been dropped based on such preliminary testing. This, of course, leaves the Health Department thinking at least “half of our tests pass” – SINCE THEY DON’T GET APPLICATIONS FOR DEVELOPMENT ON BAD SOILS.
Both the agricultural industry and the business community are largely opposed to 08-25 for the reasons stated above.
My motion to extend the Panel for six months, during which it will study the need for zoning revisions and may well conclude some downzoning is needed, will give adequate time to consider reasonable proposals which may solve some of your perceived problems with the current ordinance.
I continue to believe – as does most of the Panel – that withdrawing 08-25 is in the Public Interest.
Regards,
Mareen D. Waterman
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| ORDINANCE 08-25 UPDATE |
| 04-07-2009 |
In response to proposed Ordinance # 08-25, the Rural Preservation and Development Act, a committee titled the Blue Ribbon Panel on Smart Growth and Rural Development was put together.
This panel includes our very own
Mareen Waterman who stands for
business interests as a Chamber
of Commerce representative.
There are representatives from the agricultural industry, and two panel members from the Queen Anne's County Council of Governments (COG) which represents the eight incorporated towns in the county.
While some say that the bill will direct development to the county’s growth areas and will preserve the rural areas and county farms, Business Queen Anne’s feels that the ordinance would take away private property rights and cause a dramatic decrease in the value of farm land which would make it difficult for farmers to get the loans they need to do business on a daily basis.
QAC-TV Chanel 7 will be airing the meetings held by the Blue Ribbon Panel and there will be a page on the Queen Anne’s County website (www.qac.org) dedicated to this panel, including minutes from the meetings and resource information.
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| BOARD SUGGESTS JOINT EFFORT |
| 04-07-2009 |
Your Board of Directors determined at its January 2009 Meeting that we would assist with funding opposition to 08-25 by contributing funds to both the Queen Anne’s County Chamber of Commerce and the County Farm Bureau.
We hope this will foster co-operation between the existing three groups, which are concerned about the continuing expansion of County Regulations on Private Property and down zoning without compensation.
Hopefully, this can result in a permanent coalition wherein the combined number of members will be better noticed by our Commissioners.
It was Benjamin Franklin who said, “We must all hang together, or we each HANG separately” – a very appropriate quote when looking at expanding Government regulations.
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| Wye Mills Area Community Plan Report |
| 02-18-2009 |
The Queen Anne's County Citizen's Advisory Committee has submitted their report on the Wye Mills area to the Planning Commission.
The Wye Mills Community Plan and appendicies have been added to the QAC.org website and can be downloaded here for review using the links below:
Draft Report
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Appendix A
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Appendix B
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Appendix C
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| Liquor Board Fee Increase |
| 11-17-2008 |
2/20/09 - UPDATE: The General Assembly is in session and to date no bill to increase the liquor license fees in Queen Anne's County has been introduced.
This letter went out to any county business owner with a liquor license on October 6, 2008
Dear Business Owner:
The Queen Anne’s County Liquor Board has asked the Queen Anne’s County Commissioners to impose a substantial increase in all liquor license fees in Queen Anne’s County.
This issue was raised by the Board of County Comm-issioners at their September 23, 2008 meeting. The commissioners requested the Eastern Shore Delegation file legislation to this effect on the state level. The Eastern Shore Delegation has requested that the County Commissioners first take a vote on this issue before forwarding this request to the state delegation.
If you oppose this increase, Business Queen Anne’s encourages you to contact the Queen Anne’s County Commissioners and let them know your thoughts.
Very truly yours,
Mareen D. Waterman, BQA Chair
Nicholas J. Deoudes, BQA Vice Chair
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| Chesapeake College CAC Update |
| 11-17-2008 |
At the last meeting the remainder of the planning area was defined as well as potential zoning designations for the various parcels. Of note, Chesapeake College was given an educational zoning which will allow expansion without having to get conditional use approval. The land across the road from the college was designated as education to allow such things as Wye Rive Upper School, Radcliffe, and future schools such as regional vo-tech, etc. The land across Rte. 50 was designated as a Ecological Business area which would allow for a business campus type of park. The farm across Rte. 213 was left as agriculture, but would permit spray irrigation for a system of sewage disposal from the business park. Friel's property remained the same and several farms (Draper and Dudley) remained the same. The last parcel, which comprises three parcels at the intersection of Rte. 50 and 404 were designated to allow medical development such as a hospital, doctor's offices, labs, etc.
At this point, Helen Spinelli and the consultant are going to write the draft document. When they have completed it, we will have one more meeting to go over the draft and finalize the report to go to the Planning Commission and ultimately to the County Commissioners.
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| Chesapeake College CAC Member Presents to BQA Board |
| 07-31-2008 |
Jim Luff visited the board of BQA at their last board meeting and reported that the fourth CAC meeting would be later that same evening where they would be discussing land use. He reported that they have determined the eight vision components. (Listed in the February Newsletter).
He explained that the 2002 County Comprehensive Plan is very specific about the Chesapeake College area. He also reported that the CAC should be finished by the end of the year but wasn’t sure if that meant it would be in front of the Planning Commission, or in front of the Commissioners after the Planning Commission by the end of 2008. He encouraged Business Queen Anne’s to clarify with the Commissioners.
Mr. Luff suggested that BQA do what ever we can to get correct information out to the public as it regards to Planning and Zoning. He also advised us to get on the email list to be advised about the meeting dates.
The BQA board appreciated Mr. Luff taking the time to update the board!
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| Four Seasons Presentation to BQA Board |
| 07-31-2008 |
Four Seasons Presentation by
Senior VP, Mark Stemen &
Community Manager, Patrick McNeally
On June 26th at the invitation of BQA, Four Seasons Senior VP, Mark Stemen & Community Manager, Patrick McNeally presented information regarding the proposed Active Senior Community on Kent Island and it’s potential revenue benefits to Queen Anne’s County.
Mr. Stemen reported that presently there are two legal actions pending; an appeal to the State Court of Appeals regarding map questions and another to the Circuit Court regarding the wetlands issue. Mark says that the Circuit Court hearing went well with Judge Sause and he is extremely optimistic about both. He expects to hear something during the first ten days of the month.
Mr. Stemen noted that from January of 2008 until June of 2008, only 22 new home permits have been issued in our county. He explained that the County needs the economic benefits from the Four Season’s community right now and negative growth is not healthy.
The board received handouts regarding the fiscal impact of the planned adult community on the county that was conducted by Robert Charles Lesser & Company. It said that “every month that the start of construction at Four Seasons at Kent Island is delayed, Queen Anne’s County is losing $189,000 in fiscal benefits…” It goes on to explain that every month that the project is not completed, county businesses are effectively losing $2,250,000 due to the projected spending of Four Seasons residents.
There is also a study by the Sage Policy Group that outlines details such as employment supported by the development, business sales, and how much the developer has agreed to contribute to the County. (Over $40 million plus, “when fully developed, the project will generate an annual emergency service fee of $113,400.)
Copies of the studies are on file. For more information, please contact Chairman, Mareen Waterman.
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| Camille Baca O’Donnell Joins BUSINESS Queen Anne's |
| 06-23-2008 |
Business Queen Anne’s Chairman, Mareen Waterman, is proud to announce that Camille Baca O’Donnell is a new member of the Board of Directors. “I believe that Camille will be a valuable asset to our board”, stated Mr. Waterman. “She has worked with many different organizations and has her finger on the pulse of Queen Anne’s County especially in the business arena.”
Ms. O’Donnell has lived in Queen Anne’s County for over 20 years and is presently a Realtor with Coldwell Banker Waterman Realty.
Camille earned a BA in journalism and a minor in sociology from Northeastern Oklahoma State University and also attended New Mexico State University, Chesapeake College, Anne Arundel Community college and the CU Online University of Colorado at Denver.
The community and civic organizations to which Camille has given her time and talent over the years are numerous. She is one of the three founders of the Maryland Waterman’s Monument, and served on the county central committee from 1998 – 2002, just to name a few.
In the 1990’s, Camille was chosen as one of the twenty delegates to represent Maryland at the US Small Business Conference in Washington DC. BUSINESS Queen Anne’s became aware of Camille’s knowledge of business due to her involvement over the last few years with the builder’s group, Citizens for Moderate Growth, aka “Save Our Jobs”. She has also made her presence known by attending numerous commissioner and planning and zoning meetings and public hearings.
Camille currently publishes a daily blog about the housing market at: www.qachousingmarket.com.
BUSINESS Queen Anne’s is a coalition for economic development and responsible government. The mission of BUSINESS Queen Anne’s is to actively advocate sound economic growth; review proposed state and local legislation and regulations as they pertain to business; provide an objective assessment of proposed development in Queen Anne’s County and its incorporated towns; endorse and support countywide growth that is well managed and consistent with adopted state and local planning and regulatory guidelines, comprehensive plans, and state and local initiatives; create positive and constructive relationships on behalf of the business community with our elected and appointed officials; and support business activity that promotes and encourages a vibrant economy, development of an adequate labor pool, a fiscally responsible and accountable county government, and a continued unique quality of life in Queen Anne’s County.
For more information on Business Queen Anne’s, please visit www.businessqueenannes.com or call Administrator, Sandra Early at 410-643-6288.
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| Special Report from Mike Katinas on Kent Narrows Development |
| 06-20-2008 |
BQA Board Member, Mike Katinas reports that the Queen Anne’s County Department of Land Use, Growth Management and Environment has put together a draft of proposed Zoning Amendments for the Kent Narrows area. They have also drafted a Parking Study/Management Plan. In an email to the board he stated,
“These two documents are critical to small businesses in the Narrows. They must be thoroughly studied and reviewed. If the zoning ordinance is changed to make all lot owners have all parking required on their prospective properties, then there will be no more build out on now undeveloped lots in the Narrows and the value of these commercial properties remaining will plummet. Many of us have put forth years of hard work and realize that parking is an issue in the Narrows.
Trying to legislate the problem opposed to finding the solution will only serve those already entrenched. The remaining property owners will be left with nothing but dirt in their hands. I personally have been fighting these issues for years. Not only for me, but for future development within an area that has seen growth through the successes of good solid businesses.
Now we are being penalized for that growth. There are many opinions that direct this project to where it is going; some favorable winds and others as unpredictable as the climate. I encourage you to fight this battle and stand behind those businesses that deserve your support. Please contact the appropriate offices to get the proposed zoning changes and parking study.”
Mr. Michael J. Katinas, President
Annie's Paramount Steak & Seafood House, Inc.
500 Kent Narrows Way North
Grasonville, MD 21638
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| Chesapeake College CAC Committee Report |
| 06-20-2008 |
Report by Janet Boldyga…
The Citizens Advisory Committee (CAC) meeting was held on April 21, 2008 at the QAC Planning Office in Centreville. Helen Spinelli, Chief Community & Environmental Planner from QAC Planning Office, provided members with a summary of the previous meeting and was present for technical guidance. The Facilitator, JoAnn Ellison set the agenda to: give an overview, lay out the vision of members, and to grade the vision.
The committee had previously been given a homework assignment that consisted of what each individual perceived their vision to be. JoAnn Ellison had collected this evaluation prior to the meeting and grouped, on individual charts, all individual committee members’ recommendations (visions) under the following criteria:
• Natural Environment
• Environmental & Economic Activity
• Land Use Type
• Visual & Aesthetic
• Transportation & Circulation
• Regional Impact
• Historical Character
• Quality of Life
JoAnn Ellison asked members to take “orange stickers” and place up to 3 stickers on each chart so it could be determined what areas had the largest impact vision. After this was accomplished (very time consuming and difficult task), the group would start to work to finalize and come to an agreement.
This process was an extremely drawn out process and they are far away from successful results.
At this time, we are waiting for the next meeting to be scheduled.
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| Commercial Zoning Committee Update |
| 06-20-2008 |
Report by Nick Deoudes…
Commercial and Business Tax Revenue in Queen Anne’s County is on the decline. No Maryland County can sustain a healthy economy when commercial revenues drop from 11 percent to 8 percent in three years. We are continuing on a downward spiral and the following goals should be adopted and are necessary to reverse this trend and return Queen Anne’s County to a balanced Economy.
County Goals; 2008
• Set goal of increasing commercial and business tax revenues (which equates to an overall increase in County taxes collected) from the existing 8 % to 16 % by 2015
• Commission a study, which compares Q.A commercial and business tax base to, other Eastern Shore communities with similar geographic and population base and the services provided by each.
• Task Economic Development Commission with putting in place a template of business categories, examples of typical business existing in other communities, which the County wishes to attract. Seek out these desirable businesses and encourage their movement to Queen Anne’s County.
• Direct Economic Development Commission and related departments within the County to put in place incentives for attracting commercial desirable commercial business. Establish a County wide map, detailing where these desirable Businesses can locate and monitoring to see that we are accomplishing our goals.
• Establish a business advisory board to assist the County with business attraction and retention.
• Review the existing Commercial zoning to be sure we have adequate supply of suitable land to accomplish our goal.
• Come up with a plan to provide proper infra-structure with the least costs to the Taxpayer.
• Put in place reasonable Architectural, Signage, and Landscaping standards, which all newly commercial building must adhere to.
• Establish a streamlined process of permitting for all new and existing business expansions which is timely, consistent, and fair.
• Take annual pulse of each existing county business generating at least 10 jobs, and or $5K taxes to assess their needs, and create pathway to assist with their vitality and expansion.
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| BQA Board Speaks Before Eastern Shore Delegation! |
| 06-20-2008 |
BQA Board members Bob Waterman, Nick Deoudes, Karen Oertel and Al Helfenbein spoke before the Eastern Shore Legislative Delegation on issues related to business. (Critical Areas, Commercial/ Business Tax Revenue, Oyster Restoration)
Here are a couple of Bills that have caught the attention of Business Queen Anne’s:
House Bill 1253
This bill would “authorize the Maryland Home Improvement Commission to deny, reprimand, suspend, or revoke home improvement licenses for failure to comply with specified requirements in the Chesapeake and Atlantic Coastal Bays Critical Area; authorizing the Home Builder Registration Unit to deny, reprimand, suspend, or revoke a homebuilder's registration or impose a civil penalty on a registrant for failure to comply with critical area legal terms and requirements; etc.”
Mareen “Bob” Waterman, chairman of Business Queen Anne’s, asked the legislators to oppose this bill as written and proposed several amendments.
Mr. Waterman was troubled that the proposal would allow the state to revoke a contractor’s license. He was also concerned that the original bill called for a minimum 300 foot buffer.
While Business Queen Anne’s is concerned about the Chesapeake Bay, Mr. Waterman was quoted in the March 28th Star Democrat as stating that “It’s possible to over-regulate with the best of intentions.”
House Bill 1253 bill was passed at the close of the session with several proposed amendments adopted including a 200 foot buffer. The Farm Bureau and the Builder’s Association endorsed the bill and Business Queen Anne’s was pleased with the amendments adopted.
House Bill 1347
This bill would have “altered the fees of specified alcoholic beverages licenses issued in Queen Anne's County; altering the annual compensation for the chairman and members of the Board of License Commissioners”…
You may not have even heard of this bill due to the fact that it was withdrawn before it even went to the Senate. Three of your Business Queen Anne’s Board Members, Nick Deoudes, Mike Katinas and Karen Oertel, called local representatives to stress the negative impact this would have on local restaurant and bar owners.
For more information on the bills before the General Assembly, visit http://mlis.state.md.us/#bill which helps you look up bills by their number or sponsor.
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