HomeMy WebLinkAboutH_1992_AnnualReportC
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WASHINGTON COUNTY
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PLANNING COMMISSION
3 `
County Administration Building
,,
100 West Washington Street, Room 320
Hagerstown, Maryland 21740
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TELEPHONE/MARCOM: (301) 791-3085
TDD/HEARING IMPAIRED: (301) 791-3383
_ ZI RY L N�'
FAX: (301) 791-3193
Board of County Commissioners
for Washington County, Maryland
100 West Washington Street
Hagerstown, Maryland 21740
Dear Commissioners:
This report, submitted pursuant to the provisions of Article
66B of the Annotated Code, summarized the activities of the
Commission from July 1, 1991 through June 30, 1992.
In addition to the routine review and approval of subdivisions
and site plans, the Commission continued to implement the
Comprehensive Plan that was adopted in 1981. The various elements
of the Plan worked on by the Commission in Fiscal Year 1992 are
described in this report along with the numerous other tasks
undertaken during this fiscal year.
As in the past, the new Work Program that has been formally
adopted by the Planning Commission lists all those tasks the
Commission plans to address.
Sincerely,
�����.�
Donald E. Zombro,,Chairman
Washington County Planning Commission
DEZ/dsk
RECYCLED PAPER
TABLE OF CONTENTS
PAGE
Planning Organizational Chart ...........................
i
Agency Inter -Relationships ..............................
ii
TheComprehensive Plan ..................................
1
Planning Commission Work Program ........................
3
Agricultural Land Preservation Program ..................
4
Urban and Town Growth Areas .............................
8
Town Planner Assistance Program .........................
10
Forest Conservation Program .............................
11
Waterand Sewerage Plan .................................
12
Highway interchange Study ...............................
14
Adequate Public Facilities Ordinance ....................
15
HouseNumbering .........................................
16
ParkPlanning ............................................
17
Historic District Commission ............................
19
DevelopmentActivity ....................................
20
RezoningCases ..........................................
21
Board of Zoning Appeals Statistics ......................
23
FY 1991 Subdivision Activity ............................
24
Subdivision Trends ......................................
28
PlanningSector Map .....................................
31
FY 1991 Development Map .................................
Appendix
FY 1991 Rezoning Map ....................................
Appendix
Agricultural Preservation District Map ..................
Appendix
Washington County Planning Commission
1992 Annual Report
Board of County Commissioners
Richard E. Roulette, President
Ronald L. Bowers, Vice -President
Linda C. Irvin -Craig
John S. Shank
Gregory I. Snook
Planning Commission
Donald E. Zombro, Chairman
Bertrand L. Iseminger, Vice -Chairman
Ronald L. Bowers, Ex -Officio
Carol G. Johnson
Bernard L. Moser
Donald L. Spickler
Steven B. West
Published, December 1992
Washington County Planning Commission
100 West Washington Street
Hagerstown, Maryland 21740
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11
The Comprehensive Plan
The Comprehensive Plan and the implementation of policies were
effected by heavy demands for review of current development
activity and special projects. However, many items, which are
outlined in greater detail in this report, are directly related to
or address some aspect of the ongoing total policy goals of the
Comprehensive Plan.
During FY 1992 the Planning Commission worked to implement the
policies of the Comprehensive Plan through: refinement of the
Adequate Public Facilities Ordinance, development of a Forest
Conservation Ordinance, securing certification of the Agricultural
Preservation Program and the processing of both zoning ordinance
map and text amendments. The Planning Commission's focus remains
to facilitate development within the Urban and Town Growth Areas
while preserving agricultural and historic areas within the
County's rural landscape.
In 1992 the Maryland General Assembly adopted the Planning Act
of 1992 which was an outgrowth of the failed 2020 legislation of
the previous year. The bill as adopted will require the inclusion
of a "sensitive area element" in the Comprehensive Pian as well as
mandating a review of the Comprehensive Plan and associated
regulations for inclusion of the "visions" as outlined in the 1987
Chesapeake Bay Agreement. A schedule for completion of the
required review and amendments must be in place by January 1, 1993.
1
Since the Comprehensive Plan's adoption in 1981, the Planning
Commission and Staff have worked continuously to implement its
strategies for growth management and improvement of life in
Washington County. The following is a list of the Comprehensive
Plan policies and their current status since the start of the Plan
implementation 1981.
Pow
Urban Growth Area Study
Town Growth Area Studies
PUD
Mineral Extraction
Transportation
Educational Facilities/Site Plan
Water Supply Study
Agricultural Land Study
Mapping
Development Strategy
Rural Development
Highway Interchange Study
Land Use Plan
Status
Completed
Work Continuing
Completed
Completed
Completed
Completed
Completed
Completed
Work Continuing
To be Completed
Work Continuing
Work Continuing
The work program for fiscal year 1992-1993, shown on the
following page, includes Comprehensive Plan elements for
implementation along with other tasks that have been adopted for
the work program by the Planning Commission.
2
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Agricultural Land Preservation Program
Washington County's efforts to preserve valuable farmland via
the Maryland Agricultural Land Preservation Program (MALPP) began
in April 1978 and has continued to date. The Program was
established and is regulated by Agricultural Article, Section 2-501
through 2-515 of the Annotated Code of Maryland. It is
administered through a Planning Commission staff member, by the
Washington County Agricultural Land Preservation Advisory Board,
the County Commissioners, and the Maryland Agricultural Land
Preservation Foundation of the Maryland Department of Agriculture.
The Program encourages landowners to voluntarily enter into an
Agricultural Land Preservation District in which it is agreed that
the land will not be developed for a period of at least five years.
(To receive County tax credits, the landowner is required to commit
his property to agricultural use only for a period of ten years.)
In return for that restriction, the landowner receives protection
from nuisance complaints and becomes eligible to sell a Development
Rights Easement. A landowner may exercise the option of selling a
Development Rights Easement to the Agricultural Land Preservation
Foundation provided that his offer to sell is recommended by the
County's Advisory Board and the County Commissioners.
At the local level, the Agricultural Advisory Board will
review and rank easement applications, assigning point values to
such items as farm size, soil quality and development pressure
indicators on its easement checklist. Each farm's total point
4
value will assist the Board in determining which farms to recommend
for easement purchase and in what order of priority. The Board of
County Commissioners makes the final local decision based on
Advisory Board recommendations and data gathered at the required
public hearing. If purchased by the State of Maryland, the
easement will remain effective in perpetuity.
During FY 1992, total acreage in the program increased to
20,088 acres with a total of 142 farms on file.
In the Easement purchase program, a first was achieved for
Washington County. Because of budget problems, the State was
unable to purchase easements during FY 192. The Board of County
Commissioners voted to use the County's portion of the Agricultural
Transfer Tax to purchase one easement, bringing total easement
properties in the program to 12 equalling 3150 acres.
During FY 192 Washington County
continued to work with
the
State office
of Planning and the
Maryland Agricultural
Land
Preservation
Foundation to become a certified county.
When
approved, the
County will retain
an additional 42% of
the
Agricultural
Transfer Tax, to be used
to purchase easements.
5
The following tables illustrate the acreage of agriculturally
significant land (land meeting the MALPP district criteria) that
was converted to development during FY 1992 (by Planning Sector)
and a summary of activity over the last 12 years.
AGRICULTURALLY SIGNIFICANT LAND CONVERTED TO DEVELOPMENT
FY' 92 BY PLANNING SECTOR
TOTALS
ACRES
LOTS
Sector I
12.7
11
Sector II
58.2
12
Sector III
0
0
Sector IV
1.2
1
Sector V
57.0
17
Sector VI
44.4
5
Total Acreage Converted
203.5
46
Total acreage of land subdivided for
development =
1,246.9 acres
Percentage of development
occurring
on agriculturally
significant land = 16.3%
0
AGRICULTURALLY SIGNIFICANT LAND CONVERTED TO DEVELOPMENT
1980 TO JUNE 30, 1992
23.9% of the land developed between 1980 and June 30, 1992 has been
converted from agriculturally significant land.
* Reporting period of 18 months was used to change the
Planning Commission's Annual Report from a calendar year to
a fiscal year.
Total
Developed
Total
Converted
Acreage
Lots
Acreage
Lots
% Converted
1980
1,359.6
365
487.8
95
36.0
1981
1,137.1
332
251.3
59
22.0
1982
954.9
150
194.4
33
20.1
1983
895.3
220
305.6
127
34.1
1984
1,092.3
235
409.6
68
37.5
1985
1,144.6
231
439.8
65
38.4
1986
946.9
250
138.8
60
14.6
1987*
2,254.6
995
363.1
94
16.1
1989
1,714.8
770
301.3
86
17.5
1990
1,769.1
820
318.6
102
18.0
1991
1,115.4
339
321.6
104
28.8
1992
1,246.9
565
203.5
46
16.3
TOTAL
15,641.5
5272
3735.4
939
23.9
23.9% of the land developed between 1980 and June 30, 1992 has been
converted from agriculturally significant land.
* Reporting period of 18 months was used to change the
Planning Commission's Annual Report from a calendar year to
a fiscal year.
Urban and Town Growth Areas
The staff, in conjunction with the Washington County Sanitary
District and the Town of Smithsburg, coordinated the efforts of
BVCM Engineers, Inc. in the completion of comprehensive water and
sewer studies along the Jefferson Blvd.\MD Rte. 54 corridor and the
Smithsburg TGA. The Jefferson Blvd. study's major purpose was to
conduct an in --depth analysis of alternatives for providing
wastewater service for the existing population and the anticipated
growth over the next twenty years. The Smithsburg TGA study
focused on the development of a twenty year water and wastewater
infrastructure plan for the growth area.
As the result of three Public Information Meetings for each
study area, specific items warranting additional investigation were
identified. BCM Engineers are currently completing these studies
with the results to be presented in the first quarter of Fiscal
Year 1993.
The County and City Planning Departments, serving as staff for
the County Commissioners Metropolitan Planning Organization,
selected a consultant to perform the final phase of the development
of the UGA's computer traffic model.. The consultant, Travers
Associates, will be responsible for the refinement and calibration
of the QURS-II computer model. The Planning and Engineering
Department's staffs have conducted numerous traffic counts on the
major artery and collector roadways within the study area that will
serve as a comparison of actual traffic counts and those produced
by the model. Final validation of the model is due during the
first quarter of FY 193.
once calibrated, the model has great potential for analysis of
both road improvement needs and impact from proposed development.
The traffic model which has been in development over the past
several years is 95% funded through Federal and State Highway
Administration grants.
G]
Town Planner Assistance Program
After a couple of years of planning, the Assistance Program
began in earnest this fiscal year. A Planning Department staff
member has been assigned to work for the Town of Boonsboro. The
Town Planner, who serves as staff for the Planning Commission,
organizes the monthly agenda, analyzes and coordinates the review
of development proposals and assists in the development of long
term or comprehensive planning goals of the town.
The Town of Boonsboro which has recently adopted a new
Comprehensive Plan and Growth Management Ordinance is currently
involved in the development of a new Zoning Ordinance. The Town in
their preparation for orderly and managed growth has found the
program to be a viable option to employing a full time staff.
The staff member assisting the Town of Boonsboro was invited
to participate in this year's Maryland Municipal League Convention
to discuss the County's Planning Assistance Program.
1141
Forest Conservation Program
During the 1992 session of the Maryland General Assembly the
Forest Conservation Act was passed. The Bill requires all
jurisdictions in the State with planning and zoning authority to
develop comprehensive programs to preserve forest cover through the
further regulation of land development. Washington County began on
January 1, 1992 to evaluate the final regulations. Using a model
ordinance included in the legislation, the Planning Department
began to put together the various pieces that will make up the
program. They consist of a Forest Conservation Ordinance,
Technical Manual, Policy Document and a variety of amendments to
the Subdivision and Zoning Ordinances. Plan review, inspections
and financial security arrangements, all required in the program,
will be divided among the Planning, Engineering and Permits and
Inspections Departments. Washington County has also accepted the
assignment of responsibilities for the program from the
municipalities except Hagerstown. Completion will require the
remainder of 1992 with implementation beginning on January 1, 1993.
11
Water and Sewerage Plan
During Fiscal year 1992, the Planning Commission and staff
completed reviews of three amendment requests to the Washington
County Water and Sewerage Plan initiated during FY 1991. In
addition, the Commission and Staff reviewed two new requests to
amend the plan.
The following amendment requests were initiated in FY 1991
with final action taken in FY 1992. A description of each of these
amendments was given in the Annual report for FY 1991.
WS -91-5 Mid -Atlantic Church of the Brethren's (Shepherds
Spring Campground) request to create a new multi -use water supply
system and associated service area was found to be consistent with
the Comprehensive Plan for the County and was approved by the
County Commissioners on July 9, 1991. The amendment was approved
with the condition that the subject water supply system and service
area be used solely for the purpose of a campground.
WS -91-6 The request by Mr. Gary Swartz, developer, to create
a new community water supply system and associated service area for
the purpose of developing a 13 lot residential subdivision was
found to be inconsistent with the Comprehensive Plan and was denied
by the County Commissioners on July 9, 1991.
WS -91-7 Cedar Ridge Children's Home and School's request to
create a new multi -use water and sewerage system and associated
service areas was found to be consistent with the Comprehensive
Plan and was approved by the County Commissioners on July 9, 1991.
The amendment was approved with the condition that the proposed
facilities and service area be utilized solely for the Cedar Ridge
Children's Home and School.
The following new amendment requests were received and processed by
the Planning Department during FY 1992.
12
WS -91-8 was a request made by Bruce N. Hoffman & Sons to
expand the existing Martin's Cross Roads water service area and
assign a service priority designation of W-5 for the purpose of
providing public water to a proposed residential subdivision called
Hill -n -Dale Acres. The amendment request was approved by the
County Commissioners on November 26, 1991 with the condition that
any development taking place within the expanded service area shall
not exceed the density allowed in the Agricultural zoning district
without public water facilities.
WS -91-9 was a request made by the Washington County Sanitary
District to expand an existing water and sewerage service area and
to assign water and sewerage priority designations of W-3 and S-3
to a new sanitary subdistrict number 16 located south of St. james
village and west of Md. Rte. 65. The amendment request was
determined to be consistent with the Comprehensive Plan and was
approved by the County Commissioners on March 16, 1992.
The state mandated biennial update of the water and Sewerage Plan
was initiated by the Planning Department Staff in FY 1992. This
update will include new information concerning all existing and
proposed water and sewerage systems within Washington County as
well as updated water quality information, land use data,
population data, and population projections. Streamlining of the
review and approval process for new facilities located within the
adopted growth areas will be included along with new policies to
address designation of service areas located within the
rural/agricultural area. It is also anticipated that findings and
recommendations from a recently completed comprehensive water and
sewerage study performed for the Hagerstown Urban Growth Area will
be incorporated into the updated plan. The public hearing process
and adoption of the updated plan is expected to be completed by
February 1, 1993.
13
Highway Interchange Study
The Planning Staff initiated the Highway Interchange Study
along the 1-70 and 1-81 corridors during FY 1992 with a targeted
completion date of October, 1993. The Highway Interchange Study's
primary purpose is to reclassify current HI districts into either
HI -1 or HI --2 zones as well as to review the limits of the current
HI districts for possible changes. During the course of FY 1992,
review criteria was developed and preliminary land use mapping of
the interchanges completed. A grant was obtained from the
Appalachian Regional Commission to help defray the costs of the
project including the purchasing of aerial photos. The
interchanges have been broken up into groups for review purposes
and public hearings on the first group should take place at the
beginning of 1993.
14
Adequate Public Facilities Ordinance
The Adequate Public Facilities Ordinance which became
effective on December 1, 1990, was reviewed for need by the
Planning Commission and recommended for continuance. During this
period the County Engineering Department proposed adoption of a
specific policy for determining the adequacy of existing roads.
The policy was formally adopted by the Board of Commissioners and
has clarified a major interpretation problem.. A review of
development locations shows that the APFO has been an effective
tool in channeling development into the Urban and Town Growth
Areas. During the 1992 FY the reporting periods for the APFO were
changed to coincide with fiscal year calendar.
15
House Numbering
Begun in 1986, the house numbering project saw the
implementation of the final sector in March of 1992. The six
sectors around the City of Hagerstown along with areas around the
Towns of Williamsport and Smithsburg were all completed in FY 1992.
Work was also commenced on numbering the "Grey Area" which is the
area which surrounds Hagerstown and is generally located inside of
1-70 and I-81. Most properties in this area will be numbered with
an extension of the City of Hagerstown number system. Development
of a system to keep the house numbering program updated as well as
addressing any errors or modifications will continue into FY 1993.
16
Park Planning
Parks planning activities in FY 1992 included a variety of
tasks and projects. Updating of the County's Land Preservation and
Recreation Plan for Program Open Space was begun by developing and
sending a parks and recreation survey to 2,000 County households
randomly selected from County tax rolls.
Thirty percent of the surveys were returned. According to
crosstabulation results, responses to most questions did not differ
significantly between the four study and planning areas. However,
as expected, responses did differ according to the age category of
respondents. Updating and revision of the Plan parks inventory and
acreage and population figures was also begun. Following a public
review and comment period, the plan will be adopted in the spring
of 1993.
A concept plan for the
rubblef ill site was developed
public meeting in early March.
for the neighborhood retreat:
comments from the meeting.
buffer area at the new County
and presented at a neighborhood
An afforestation and planting plan
on site was developed based on
Coordination of planning and design for Pleasant Valley Park
was continued and an evaluation of a potential park site north of
Hagerstown was presented to the Parks Board. Assistance in
drafting a gifts acknowledgement policy linked to the "Friends of
the Parks" gifts brochure program for the parks was also provided
to the Board.
17
Other tasks included preparation of a summary of the new
Forest Conservation Act and coordination of a series of meetings to
prepare a draft County Forest Conservation Ordinance. Draft
subdivision and zoning ordinance amendments to include the
requirements of the Forest Conservation Ordinance were also
completed as part of the draft documents submitted to the
Department of Natural Resources.
An addendum to the County Recycling Plan, required for Final
Plan approval by the State was completed, and the Department was
represented on advisory committee meetings for the DNR Western
Maryland Rail Trail planning project.
UK
Historic District Commission
Historic preservation activities continued to increase during
FY 91-92 and the Historic District Commission had a banner year.
The Commission receives staff support from the Planning Department.
Certified Local Government status was approved in last 1991 which
constitutes State and Federal recognition of local expertise and
makes the County eligible to apply for grant monies from a source
reserved for CLG's only. The Commission's first application was
approved and provides funds, along with County matching dollars, to
begin updating photographic information in the County's Historic
Sites Survey.
HDC continues to review building permits in the HP and AO
zones and provide recommendations on rezonings and preliminary
consultations. Two additional tax credit applications were also
approved. The policy requiring HDC review and comment on
demolition permits likely contributed to saving two buildings of
local interest from demolition. The Mt. Tabor Church remains
standing. The HDC was able to assemble all concerned parties and
encourage an alternative to demolition that benefitted everyone
involved. It was an ad hoc citizens committee that identified the
danger to Antietam Station. Now, the station will be the subject
of a feasibility study to determine reuse possibilities.
The HDC has devoted significant time during its monthly
meetings to discussion of a Comprehensive Historic Preservation
Plan. A Plan may be a major project for the coming year and
provide Washington County with direction for its preservation
activities for many years to come.
19
Development Activity
Development proposals were reviewed by the Planning Commission
in both conceptual and final form. The Commission reviewed and
approved 124 subdivision plats involving 565 new lots that covered
1,247 acres for residential, commercial, industrial or
institutional use. in addition, the Commission approved 17 site
plans and 48 simplified plats and held 14 preliminary consultations
concerning proposed future development. Some of those conceptual
forms have not resulted in a firm design while others have
proceeded through final approval.
Those subdivisions or developments of particular significance
(final approval of twenty or more lots or units) are: Black Rock
Estates - Section A, Cloverton TT, Colonial Park East - Section B,
Northbrook Estates - Section A, River Bend Farms, Orchard Meadows
and Highland Manor.
Site plans approved representing significant private
investments within the County were, General Electric Corporation
Expansion, Robinwood Medical center, and a Food Lion Grocery Store
on Long Meadow Road. Site plans also were approved for public
projects including Regional Airport T Hanger No. 4 and Eastern
Elementary School.
Page 22 through the first page of the appendix contains
summary tables, individual listings, trend charts, (bar graphs) and
the mapping of subdivision activity during Fiscal year 1992.
20
Rezoning Cases
Between July 1, 1991 and June 30, 1992, the Planning
Commission acted on 16 applications. Seven of these were map
amendments and nine were text amendments. Joint hearings with the
Planning Commission and the Board of County Commissioners were held
regularly on a quarterly cycle or special hearings were held as
necessary to provide for efficiency in the hearing process. I
listing of the Planning Commission's recommendations and the
Board's actions for the cases heard in Fiscal Year 1992 are as
follows:
CASE APPLICANT TYPE OF ACREAGE REQUEST COMMISSION BOARD
AMENDMENT ACTION ACTION
RZ-91-14 David and Map A to A -HP App'd App'd
Patricia
Schooley
RZ-91.--15 Ronald Map 1.67 A to BG died
Winebrenner
RZ-91-16 C. William Map 148 A to IM App'd App'd
Hetzer
RZ-91-17 Caleb Map- 6.344 IG to BG App'd App'd
Ewing, Jr.
RZ-91-18 Bd.ofCo.Comm. Text Sections 11.0,12.0, Denied App'd
21
110
RZ-91-19
Bd.ofCo.Comm.
Text
Section
26.1
App'd
App'd
RZ-91-20
Bd.ofCo.Comm.
Text
Section
23.3
App'd
App'd
RZ-91-21
Potomac Edison
Text
Sections
12.2(a)
App'd
App'd
&
12.6(e)
RZ-92-1
Malcom Davis
Map
159
A to IG
App'd
App'd
RZ-92-2
Kenneth
Map
12
A to BL
App'd
App'd
Clements
21
RZ-92-3 FMW Ptshp
RZ-92-4 Charles
Wagaman, Jr.
RZ-92-5 Wash.Co.
Planning Comm.
Map 15.92 BG to RM Pending Pending
Text Art. 28 Withdrawn
Text Section 25.8 App'd App'd
RZ-92-6 Wash.Co. Text Sections 4.11,10.6, Withdrawn
Planning Comm. 110.5,11.5,12.6,120.6&4.12
RZ-92-7 Ronald Bowers Text Section 4.19 Withdrawn
RZ-92-8 Bd.ofCo.Comm. Text Section 28.291, App'd App'd
28.39,4.19,13.7,
14.7&15,5
22
Board of Zoning Appeals Statistics
Fiscal Year 1991-1992
GRANTED DENIED VOID
VARIANCES 143 6 10
SPECIAL
EXCEPTIONS
EXPANSION OF
NON -CONFORMING USE
CHANGE OF
NON -CONFORMING USE
ADMINISTRATIVE
ERROR
APPEAL FROM
PLANNING COMMISSION
38
9
1
4
2
E1'YA
6
0
0
1
2
15
FISCAL YEAR 1990-1991 - 177 TOTAL
23
1
0
0
0
0
11
TOTAL
159
45
9
1
5
4
223
24
SU80IVISIONS BY
PLANNING SECTOR
PROGRAM
r P1044C
FOR PERIOD
07/01/91
THRU 06/30/92
DELVELOPMENT
PLATS
SECTOR/.TYPE
NC. OF
TOTAL AVERAGE
SI2E
NO. OF SU80I-
AVEPAGE SIZE
LOTS
ACREAGE
CF LOT
VISION PLATS
OF SLEDIVISION
SECTOR
I
{A)
RESICENTIAL
275
172.6
.63
33
5.23
(d)
CJMME RCIAL
3
13.6
4.53
3
4•c3
(C)
INSTITUTIONAL
1
12.5
12.50
1
12.50
SECTOR
2
(A)
RESIEENTIAL
76
436.0
5.74
28
15.57
SECTOR
3
(A)
RESI£ENTIAL
18
82.2
4.57
10
8.22
SECTOR
4
(A)
RESILENTIAL
14
59.3
4.24
10
5.93
(=)
COMMERCIAL
1
4.3
4.30
1
4.30
SECTOR
5
.(A)
RESICENTIAL
146
334.7
2.29
29
11.5+
SECTOR
6
(A)
RESICENTIAL
30
101.7
?.39
n
12.71
(C)
'-, JDU�TRIAL
1
30.0
30.00
1
3C.00
TOTAL
565
1}246.9
2.21
124
10.06
24
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