Board approves variance to disturb critical-area buffer for Piney Point house and driveway
February 13, 2026 | St. Mary's County, Maryland
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The Saint Mary's County Board of Appeals unanimously on Feb. 12 approved a variance allowing disturbance of the 100-foot Critical Area Buffer for a proposed house and driveway at 16116 Piney Point Road in Piney Point.
Stacy Clements, Land Use & Growth Management staff, described VAAP 25-0180: the property (4.59 acres) includes non-tidal wetlands and expanded critical-area buffer designations, and the proposal calls for an elevated, drive-under single-family dwelling and driveway that would impact parts of the 100-foot buffer. Clements said legal ads, certified mailings and a posted hearing sign had been completed.
Applicant representative Steve Vaughn told the board he met on-site with Sarah Albright of the Maryland Department of the Environment (MDE), who verified his field wetland flagging, and that a wetland evaluation report and non-tidal wetland permit application for the driveway have been prepared. Vaughn said that if MDE adjustments change the delineation, mitigation amounts and permit fees could increase, but that a permit would not be issued until mitigation requirements were satisfied.
Board members asked whether the board could act before MDE issued final permits; staff and counsel said the board may proceed with the variance review but that MDE permit approval and any mitigation requirements would remain necessary before county permits are issued. Clements noted floodplain, health department and soil conservation reviews were pending.
A motion to approve the variance to disturb the expanded 100-foot critical-area buffer (VAAP 25-0180) was made and seconded; the board voted 5-0 in favor. Staff will prepare the order for board signature within 60 days and a 30-day appeal period will follow the order's signing.
Vaughn said the project includes stormwater management measures (a cistern and a non-rooftop disconnect) and that the proposed house footprint was placed as far outside the 100-foot buffer as feasible without moving into wetlands.
Stacy Clements, Land Use & Growth Management staff, described VAAP 25-0180: the property (4.59 acres) includes non-tidal wetlands and expanded critical-area buffer designations, and the proposal calls for an elevated, drive-under single-family dwelling and driveway that would impact parts of the 100-foot buffer. Clements said legal ads, certified mailings and a posted hearing sign had been completed.
Applicant representative Steve Vaughn told the board he met on-site with Sarah Albright of the Maryland Department of the Environment (MDE), who verified his field wetland flagging, and that a wetland evaluation report and non-tidal wetland permit application for the driveway have been prepared. Vaughn said that if MDE adjustments change the delineation, mitigation amounts and permit fees could increase, but that a permit would not be issued until mitigation requirements were satisfied.
Board members asked whether the board could act before MDE issued final permits; staff and counsel said the board may proceed with the variance review but that MDE permit approval and any mitigation requirements would remain necessary before county permits are issued. Clements noted floodplain, health department and soil conservation reviews were pending.
A motion to approve the variance to disturb the expanded 100-foot critical-area buffer (VAAP 25-0180) was made and seconded; the board voted 5-0 in favor. Staff will prepare the order for board signature within 60 days and a 30-day appeal period will follow the order's signing.
Vaughn said the project includes stormwater management measures (a cistern and a non-rooftop disconnect) and that the proposed house footprint was placed as far outside the 100-foot buffer as feasible without moving into wetlands.
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