HomeMy WebLinkAboutH_2009_AnnualReport
Washington County Planning Commission
Annual Report
January 2009 through December 2009
per Section 3.09 of Article 66B
Submitted on June 22, 2010
1. Development Patterns – New residential growth in 2009 totaled 83.4% of that in
2008, continuing the decline experienced in previous years. This decrease is
largely attributable to the reduction in
residential development which has been
experienced nationwide, and continues
to date. The single family detached
residence, built in the rural areas, once
again leads the market in new housing;
reflecting the activities of smaller, local
building firms, as compared to the
regional or national firms who have put their
developments in the growth areas on hold, waiting for
the housing market to rebound.
Expenditures in commercial capital
investments decreased during the same period by
68.5%, returning to the levels experienced during the
period from 2004 to 2007; ranging from $81,000,000
to $132,135,000 in 2007, and an unpredictable surge
in 2008 to $212,320,000.
Geographically, the pace of development has
remained higher outside of the Growth Areas. While
the significant down-zoning enacted in 2005, as a
result of the 2002 Comprehensive Plan, has
predictably reduced the pressure for the creation of
major subdivisions in the rural area, a large number
of buildable lots have remained available to those individuals and families who
desire to live in the rural areas; along with an ample number of local builders who
are available to erect their homes. This apparent disparity
between rural and growth area
development is compounded by
the fact that a large number
(approximately 1562) of the
lots ready for development in
the Growth Areas are controlled by large regional builders. These firms, for the
most part, have been inactive during most of the last two years due to a lack of
market for their product. The economy, an over supply of recently built
residential units, and a surge in the availability of foreclosed properties
contributed to the lessened demand for new single family homes.
A slight increase in activity within the growth areas was noted with the
implementation of the County’s Residential Stimulus Plan in October, 2009,
lowering excise taxes and reducing permit fees.
The revision and/or creation of zoning classifications in the Growth Areas is
currently under review by the Planning Commission and the Board of County
Commissioners with approval anticipated in 2010. When adopted, new
development will continue to be directed into the Urban Growth Area in a
continuation of the goals of the Comprehensive Plan.
a. New subdivisions created
In 2009; one major (six or more lots) residential subdivision and thirty-
two small subdivisions were approved, for a potential of 83 new
residential lots. Sixty seven percent of these newly created lots occurred
in the rural areas, thirty-three percent occurring in a growth area. There
were also an industrial subdivision and a commercial subdivision
approved in 2009. Both of these were in the UGA, and consumed
approximately 25 acres total.
In 2008; four major (six or more lots) residential subdivisions and one
small commercial subdivision were approved, for a total of 103 new
residential lots. 179 new residential lots were created in minor
subdivisions. 47% of these newly created lots occurred in the growth
areas, with 52.8% occurring in the rural area.
This contrasts with the 84% of new lots approved in 2007 which were in
the growth areas. This apparent deviation from planned growth patterns is
another effect of the regional and nationwide decline in residential
development; 103 of the lots approved within the growth areas were
originally proposed in 2006 and early 2007, with approvals sought in 2008
in anticipation of the beginnings of economic recovery anticipated in
2009.
Distribution of New Subdivisions approved in 2009 by Planning Sector:
PLANNING
SECTOR PLATS LOTS % % ACREAGE % % AVERAGE LOT SIZE
TYPE TOTAL URBAN* RURAL TOTAL URBAN* RURAL TOTAL URBAN* RURAL URBAN* RURAL
SECTOR 1
CM 1 1 0 2 100 0 6.57 100 0 3.29
IN 2 2 0 2 100 0 19.46 100 0 9.73
SF 5 3 2 30 90 10 48.61 84 16 1.52 2.57
SECTOR 2
SF 5 0 5 11 0 100 31.96 0 100 2.91
SECTOR 3
SF 6 0 6 12 0 100 49.32 0 100 4.11
SECTOR 4
SF 4 0 4 9 0 100 54.02 0 100 6.00
SECTOR 5
SF 8 0 8 12 0 100 91.85 0 100 7.65
SECTOR 6
SF 5 0 5 9 0 100 35.01 0 100 3.89
TOTALS 36 6 30 87 36 64 336.8 20 80 2.15 4.82
b. New building permits issued in 2009;
Permit Type # of Permits
2 Family Dwellings 10
Semi-Detached Homes 2
Town Homes 11
Site Built Homes 97
Mobile Homes 12
Modular Homes 2
Total Residential Units 134
Garages 79
Farm Structures 1
Other Improvements 18
Porches, Decks, Slabs 274
Pools 74
Additions/Renovations 318
Storage Facilities 73
Miscellaneous Permits 60
Total Permits 1031
As noted above, the number of permits for the construction of residential
properties has continued to decline. The majority of the permits issued in
2009 were for improvements to existing homes.
c. Zoning map amendments - An Ordinance to Amend the Zoning Map for
Washington County, Maryland (RZ-08-003) (Adopted and effective March
10, 2009), which placed an Historic Preservation overlay zone on a 1.44-acre
parcel of land currently zoned EC – Environmental Conservation.
d. Zoning Text Amendments –
i. RZ-09-001 – Zoning Ordinance Text Amendment
Text Amendments for Articles 3, 4, 5A, 5B, 5C, 5D, 23 and 28A
of the Zoning Ordinance. added an Abandonment clause to
sections relating to “Commercial Communication Towers”.
ii. RZ-09-002 – To alter the fencing requirements for active and
inactive extraction areas in IM Zones.
iii. RZ-09-003 Text Amendment for Off-street Parking Requirements
iv. RZ-09-004 – allows for the installation of small wind energy
systems and solar collection systems as an accessory use in all
districts.
e. Zoning text amendments that resulted in changes in development patterns
RZ-09-003 Text Amendment for Off-street Parking Requirements
While this text amendment did not, by itself, result in changes in
development patterns; it provides basic standards for development of off-
street parking and loading area facilities. The design of parking facilities is
critically important to the economic viability of some commercial areas,
pedestrian and driver safety, the efficient and safe operation of adjoining
streets, and community image and livability. Because vehicle parking
facilities occupy large amounts of land, they
must be planned and designed carefully to use
the land efficiently, minimize stormwater
runoff, through compliance with stormwater
regulations, and maintain the visual character
of the community. This section requires all
development to provide permanent off-street
parking, loading and queuing areas in order to promote safety,
functionality, decrease congestion and limit traffic disruptions.
f. New Comprehensive Plan or plan elements adopted
In 2002, the Board of County Commissioners of Washington County
(BOCC) adopted an updated Comprehensive Plan (Comp Plan) for future
development of the County. In 2005 comprehensive rezoning of the Rural
Area as designated on the 2002 Comp Plan was passed by the BOCC. This
comprehensive rezoning significantly shortened the time period that could be
utilized for zoning changes based on the criteria for determining change or
mistake.
In June 2007, the BOCC created the Urban Growth Area Advisory
Committee, (UGAAC), which was assigned a number of tasks, including that
it “Review and make recommendations on Planning Commission and staff’s
final proposal for the rezoning in the Urban Growth Area, that is, the
proposed changes to the applicable text of the Zoning Ordinance and the
application of zoning designations to properties in the growth area.” This
committee has written a report which is the culmination of their deliberations
and recommendations developed in weekly and bi-weekly meetings over a
two year period.
The UGAAC reviewed all new zoning districts and text changes in the
surviving districts as well as map changes in the UGA which were proposed
by the County’s Planning staff. These proposed changes and amendments are
currently being reviewed simultaneously by the Washington County Planning
Commission and the Washington County Board of County Commissioners,
with adoption expected before the end of 2010.
The current boundaries of the UGA include more than 9700 acres of land that
is currently zoned either Conservation (1 dwelling unit per 3 acres) or
Agricultural (1 dwelling unit per 40,000 sq. ft.). This acreage was not rezoned
during the 2005 rural rezoning process. The proposed rezoning of this
acreage will enable agricultural uses to continue during the transition to “more
intense uses”, by the assignment of more appropriate urban designations in
accordance with the Comprehensive Plan.
A previous report of the UGAAC (Sept. 2008) included recommendations on
several issues including the use of Transferable Development Rights (TDR).
The UGAAC strongly recommended that the BOCC consider the adoption of
TDR and require TDR be used when allowing for “more intense use” within
the UGA. The Committee recommended that a definition of “more intense
use” within all zoning districts should include increases in the housing density
or greater infrastructure demands required by any development allowed by the
UGA rezoning process.
The UGAAC did not address the issues related to the town growth areas. It
was suggested that this issue that needed careful attention and that it be
addressed through a citizen input process similar to the deliberations of the
UGAAC.
g. New roads or substantial changes in roads or other transportation facilities;
Transportation improvements have concentrated on meeting the goals as
described in the 2002 Comprehensive Plan for the County namely;
i. Maintain and improve the quality of the transportation system.
ii. Increase the efficiency of the existing transportation system.
iii. Promote desirable social and economic impacts from the
transportation system.
iv. Minimize the costs to improve the quality and efficiency of the
transportation system.
v. Minimize undesirable impacts of the transportation system.
h. Substantially improved road projects completed in 2009 include:
i. Maugans Avenue – This project
consisted of widening Maugans
Avenue from I-81 into the village of
Maugansville from the existing two
lanes to a three lane section (one
lane each direction with a center
two-way left turn lane). Additionally
drainage, traffic control and entrance
improvements will be made as part of the project. The western
section of this portion of Maugans Avenue is in transition from
residential and neighborhood commercial to destination and travel
related commercial uses. Properties closest to the interstate
intersection now include a travel plaza, fast food and other
restaurants, and a motel. The eastern portion has had increased
commercial development.
As detailed in the Transportation Element Goals, this project both
improves the quality and efficiency of the transportation system
within the county. It directly addressed traffic congestion in the
northwest portion of the Urban Growth Area. During recent years,
large residential subdivisions have located in this region due to the
availability of public utilities, and access to the interstates. These
improvements improve traffic flow, safety, storm water control,
and access to commercial facilities along with access to the
interstate system.
ii. Mt. Aetna Road – This project involved the Installation of a
through lane on southbound Mt. Aetna from US RT 40 to Yale
Drive; a right turn lane on westbound US RT 40 to
southbound Mt. Aetna; Improved left turn and U-turn
from eastbound US RT 40 to southbound Mt. Aetna;
and extended right turn lane from northbound Mt.
Aetna to US RT 40 westbound.
Mount Aetna Road provides an alternative access to
the Robinwood Drive corridor. Hagerstown
Community College, Robinwood Medical Campus,
Black Rock Golf Course, and many established and new residential
subdivisions facility. This intersection, along with the Robinwood
Drive/Edgewood Drive/US 40 intersection to the southeast,
provides the key access points to the facilities in the area; this
improvement alleviates some of the congestion in this region of the
Urban Growth Area and will complement future efforts in the
corridor.
iii.. The replacement of an undersized culvert on Mills Road directly
addressed frequent flood conditions in which minor storm events rendered the
roadway impassable. This
project both improves the
quality and efficiency of the
transportation system within
the county.
iv. The replacement of three culverts on Crystal Falls Road improved
the safe passage of traffic and the conveyance of the stream below.
v. The Burnside Bridge Stream bank stabilization restored the stream
bank which was rapidly eroding toward the road bed.
vi. The Lehmans Mill Stream bank stabilization involved stream bank
and roadway improvements, widening the roadway to
accommodate two lanes of traffic, and larger vehicles such as
school buses and milk trucks.
vii. The ongoing Pavement Maintenance & Rehabilitation Program
completed chip sealing of 32.27 miles of county highways; and
applied hot mix asphalt to another 8.31 miles in 2009.
i. It would be appropriate, for the purposes of this report, to include those roads
which are currently in various stages of design and construction for substantial
improvement in 2010 and beyond.
i. US 40/Edgewood Drive – While this intersection lies within the
City of Hagerstown; it is a vital
segment in the transportation linkage
between the eastern and southern
portions of the Urban Growth Area.
The cure for this failed intersection is
intricate due to the amount of
development located there; this project
is under construction, with completion late planned for summer
2010. This progress was made possible through cooperation
between three levels of government; The City of Hagerstown,
Washington County, and the State of Maryland. Planned
improvements include the addition of turn lanes, and changes to
the signalization.
ii. Robinwood Drive - This two lane road improvement is under
design, planned for construction in the spring of 2011, it includes
expansion to a four lane road with center median from Medical
Campus Drive to Academic Boulevard which will improve the
access and safety for this busiest portion of the Robinwood Drive
Corridor. It includes improvement to the signals at Medical
Campus Drive and Academic Boulevard; along with signal
installation at varsity lane.
iii. Eastern Boulevard Widening Phase I – This involves a two lane
road improvement to a four lane road with center median from MD
64 to Security Road. This roadway is a joint Washington
County/City of Hagerstown travel corridor which provides an
alternative route for traffic from the east to access routes north of
the city, bypassing city streets and congestion. This project is in
the design stage, with construction planned for the fall of 2011 The
portion within the City of Hagerstown from MD 64 to US 40 (The
Dual Highway) has recently been improved to four lanes with
center turn lanes.
iv. Southern Boulevard – The installation of a new two lane road from
Oak Ridge Drive west of Oakmont Drive to US ALT RT 40 is
specifically designed to divert traffic from the streets of
Funkstown, and facilitate the development of other areas within the
Urban Growth Area which have access to public water and sewer.
Funkstown, which is listed on the National Register of Historic
Places, would thereby be protected from the extensive east-west
through traffic it has experienced due to the development of nearby
areas. (This project coordinates with a planned north-south
connector road which will be constructed as the remaining lands to
the east of Funkstown are developed.) It is in the design stages,
with construction planned to begin in 2012.
v. Marsh Pike and Longmeadow Road Intersection Improvement –
This project will install an additional through lane on the
eastbound and westbound approaches of Longmeadow Road as it
approaches the Marsh Pike, install right and left turn lanes on
eastbound Longmeadow Road to Marsh Pike, a designated right
turn lane from northbound Marsh Pike to eastbound Longmeadow
Road; and two left turn lanes from Marsh Pike to westbound
Longmeadow Road. Southbound Marsh Pike will have dedicated
right and left turn lanes onto Longmeadow Road. The traffic signal
will be enhanced to support these additional lanes. These
improvements will address the most common movements through
this area; which connects the northeast portion of the Urban
Growth Area to the commercial and employment areas of the
northwest corner of the UGA. Construction is slated to begin in
the summer of 2011.
vi. Halfway Boulevard and Massey
Boulevard Intersection Improvement
The installation of additional through
lanes on northbound and southbound
Massey Boulevard, adding two left
turn lanes on each approach, and installing dedicated right turn
lanes on each approach will alleviate the severe congestion that has
historically occurred in this key intersection in this densely
commercially developed area in the southeast portion of the Urban
Growth Area. It follows and supports the improvements
completed at the Halfway Boulevard and Interstate 81 interchange
in the last few years. This project will begin construction in the
summer of 2010.
Washington County recognizes its responsibility for maintenance of a transportation
system that meets the needs of its citizenry; In addition, it has a fiduciary responsibility to
minimize the costs related to road construction. The dedication of contractor built streets
which are built to county specifications meets both of these goals.
In 2009, the following new roads were added into the County owned and maintained
roads designation:
Street Name Subdivision/Location Reference Road LF R/W Width
Gathland Trail Sweetwater Crossing 250 50
Stonewall Passage Sweetwater Crossing 550 50
Cranberry Court Paradise Manor 722 50
Long Ridge Drive Paradise Manor 225 50
Newgate Blvd. Extension Liberty at Hunter's Green 1,550 100
j. New schools or additions to schools
The Barbara Ingram School for the Arts opened
in the Arts and Entertainment District in downtown
Hagerstown as an adaptive re-use of an existing and
formerly under utilized building. This new magnet
school for high school students specializes in
instruction of the visual and performing arts.
Additionally, in 2009, ground was broken on two
new schools in Washington County. Antietam
Academy will have capacity for 200 students and will serve as the center
for Alternative Education needs for students in middle and high schools.
Currently these programs are housed in different locations. Ruth A.
Monroe Primary School, with a capacity of 695, will open in 2011 and
will function as a sister school to Eastern Elementary School, serving Pre-
K through Second Grade. The capacity and flexibility created by this new
school will allow for enrollment relief at several elementary schools in the
Hagerstown area as a series of student attendance zone boundary
changes become effective in 2011. The Board of Education continues to
develop their Facilities Master Plan, in coordination with the county
Comprehensive Plan, supported by the development of the Capital
Improvements Program by the Board of County Commissioners.
k. Other changes in development patterns
The limited development in 2009 has followed existing patterns.
2. Map – Attached maps show the above changes in development patterns and
identify new subdivisions, zoning map changes, etc.
3. Consistency – Determine and state whether all of the changes in development
patterns listed are or are not consistent with:
a. each other; There have been no discernable changes in development
patterns.
b. the recommendations of the last annual report; The development which
has occurred has been consistent with the last annual report.
c. the adopted plans of the local jurisdiction; The development which has
occurred has been consistent with the current Comprehensive Plan.
d. The adopted plans of all adjoining jurisdictions; The development which
has occurred has been consistent with the adopted plans of all adjoining
jurisdictions.
e. The adopted plans of State and local jurisdictions that have responsibility
for financing or constructing public improvements necessary to implement
the local jurisdiction’s plan; The development which has occurred has
been consistent with the plans of State and local jurisdictions that have
responsibility for financing or constructing public improvements
necessary to implement the local jurisdiction’s plan..
4. Process Improvements – What are your jurisdiction’s plans for improving the
local planning and development process? In 2008, the groundwork was
completed for procedural changes within the permits, inspections, engineering,
planning and other departments which would establish the Planning Department
as the key coordinator for all new proposals for planning and development and
provide one point for plan submittal and fee payments thereby streamlining the
development review process. This process was implemented in August, 2009,
and continues to be evaluated and improved.
5. Ordinances and/or Regulations – List zoning ordinances or regulations that have
been adopted or changed to implement the planning visions in 1.01 of Article
66B. While there were no ordinances adopted or changed with regard to the
implementation of the planning visions in 1.01 of Article 66B; progress has
continued (UGAAC) in the implementation of the goals of the Comprehensive
Plan which emphasized the planning visions, and in RS-08-015, the County
designated Priority Preservation Areas to further refine and maximize the focus
and impact of preservation funding.
6. The Effects of Adequate Public Facilities Ordinances
Washington County has had an Adequate Public Facilities Ordinance (APFO)
since 1991 and has periodically updated the ordinance over the years. The
purpose of the ordinance is to provide that roads, schools, water and sewer, and
public safety facilities are adequate concurrent with the impacts from new
development.
Road, water and sewer (if available) facilities are required as part of the
development process and do not appear to be a large impediment to development
as the costs for necessary improvements can be included in the business plan for
the project. School capacity is the main item that can potentially impact the ability
of a development to proceed. Presently, any development with more than five lots
within the county is subject to the provisions of the APFO and therefore, based on
current capacities, almost every proposed development will have to satisfy the
APFO requirements as one level of school is over capacity in every district except
Hancock.
The Board of County Commissioners recognized this situation and has provided in
the ordinance for developers to propose a mitigation plan to the Board for approval, at
the point which the development would cause the school to be over the state rated
capacity; or, in the case of elementary schools, 90% of state rated capacity. These
plans usually include a phasing schedule for the development as well as a financial
contribution over and above the current excise tax to be used for school construction.
So while there is an issue with schools, there is the potential to overcome this issue.
The Board of County Commissioners’ has received a number of such requests in
recent years; the majority of which have been granted.
While the school situation is countywide, it needs to be pointed out that in 2005 the
county adopted an excise tax that is used for schools (70%), roads (23%), public
libraries (2%), parks and recreational facilities, public safety, water and sewer
infrastructure, and agricultural land preservation (5%). As part of the enabling
legislation, municipalities are permitted to retain approximately twenty-three percent
of the money for roads within their jurisdictions, if they have adopted an APFO
similar to that of the county. All of the municipalities within Washington County
have done this.
In 2009, The Washington County Planning Department held three preliminary
consultations for proposed projects within the county, none of which were for
residential developments. All of the proposed projects are located within designated
growth areas. None of the projects have proceeded to the platting stage to date, which
we believe is due to the economic conditions and not stopped by the APFO.
A temporary reduction of residential excise taxes on new construction had a positive
impact on building activity at the end of 2009.
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Hagerstown
Pennsylvania
A l l e g a n y
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W
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Virginia
F r e d e r i c k C o u n t y
Funkstown
Williamsport
Clear Spring
Hancock
Smithsburg
Boonsboro
Keedysville
Sharpsburg
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Legend
Residential Lots
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20+
"Commericial Development
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County Boundary
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Planning Sectors
2002 Growth Area Boundaries
Roads
Town Boundaries
Washington County
Maryland
2009
Subdivis ion Development
Map
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Washington County
Planning Department
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June 2010
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Williamsport
Clear Spring
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Smithsburg
Boonsboro
Keedysville
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1 RZ-08-003
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!Zoning Cases
County Boundary
2002 Growth Area Boundaries
Roads
Town Boundaries
Washington County
Maryland
2009
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