Kevin Earl Dayhoff Art One-half Banana Stems

Kevin Earl Dayhoff Art One-half Banana Stems - www.kevindayhoff.com Address: PO Box 124, Westminster MD 21158 410-259-6403 kevindayhoff@gmail.com Runner, writer, artist, fire & police chaplain Mindless ramblings of a runner, journalist & artist: Travel, art, artists, authors, books, newspapers, media, writers and writing, journalists and journalism, reporters and reporting, technology, music, culture, opera... National & International politics www.kevindayhoff.net For community: www.kevindayhoff.org For art, technology, writing, & travel: www.kevindayhoff.com

Showing posts with label Carroll Co Govt Planning Pathways. Show all posts
Showing posts with label Carroll Co Govt Planning Pathways. Show all posts

Friday, July 03, 2009

Carroll County recommendations for employment zoning campuses stem from 2007 study


Carroll County recommendations for employment zoning campuses stem from 2007 study

For more information click here:

http://kevindayhoff.blogspot.com/search/label/Carroll%20Co%20Govt%20Planning%20Pathways

20090702 Pathways plan public hearing approaching By Schutt
http://kevindayhoff.blogspot.com/2009/07/pathways-plan-public-hearing.html
http://www.carrollcountytimes.com/articles/2009/07/02/news/local_news/2_pathways_plan.txt

Pathways plan causing confusion for residents, officials By Charles Schelle http://www.explorecarroll.com/ http://tinyurl.com/m8c7ra
http://kevindayhoff.blogspot.com/2009/06/pathways-plan-causing-confusion-for.html

Culleton on Carroll: We need industrial land & insurance it’ll stay that way http://www.explorecarroll.com/ http://tinyurl.com/ksx7p6 http://kevindayhoff.blogspot.com/2009/06/culleton-we-need-industrial-land-in.html [20090625 Culleton We need ind land that will stay that way]

And especially read:
Carroll ‘unprepared’ to attract new jobs by Kelsey Volkmann, The Examiner
http://kevindayhoff.blogspot.com/2007/03/carroll-unprepared-to-attract-new-jobs.html Mar 2, 2007 [20070302 Carroll unprepared to attract new jobs kvbe]

For additional reading go to where you may find previous columns I have written on the history of the Carroll County Comprehensive Plan process in Carroll County: http://tinyurl.com/clkwbn and http://twitpic.com/4f7ie
Planning a pathway in Carroll County from 1961 into the future
http://kevindayhoffwestgov-net.blogspot.com/2006/06/planning-pathway-in-carroll-county-from.html

20051005 WE Urban sprawl is no good for all weked http://kevindayhoff.blogspot.com/2005/10/urban-sprawl-is-no-good-for-all-but.html

20050929 Agriculture’s new social contract http://kevindayhoff.blogspot.com/2005/09/agricultures-new-social-contract.html

20090502 SDOSM Comprehensive planning in Carroll County http://kevindayhoff.blogspot.com/2009/05/comprehensive-planning-in-carroll.html

Perhaps one of the best explorations of the Pathways comprehensive master plan in front of the Carroll County Planning and Zoning Commission is found here in Charles Schelle’s article: Carroll County recommendations for employment zoning campuses stem from 2007 study

So far, most of the feedback I have received from folks who are unhappy with aspects of the plan have based their displeasure on misinformation and incorrect conclusions. Of course the facts of the matter has certainly not prevented some folks with being particular unpleasant…

Perhaps there are indeed problems, maybe not. I’m trying to maintain an open mind.

Carroll County recommendations for employment zoning campuses stem from 2007 study By Charles Schelle Posted on www.explorecarroll.com 6/28/09

Proposals for new employment campuses at Taylorsville and Mount Airy have drawn increased scrutiny — and the wrath of some residents — toward Carroll County’s comprehensive master plan review, known as the Pathways Plan.

More than 900 packed a public hearing at Century High School on June 15 many complaining that the Taylorsville plan, in particular, has emerged without adequate explanation and justification.

[…]

The plan includes many different aspects — Pathways is designed to update the county’s blueprint for land-use, zoning, transportation, county facilities, parks, conservation and other facets.

Yet the biggest issue at recent meetings is residents’ claim of a lack of explanation about the proposed rezoning of residential land, especially in Taylorsville as well as land rezoned south of I-70 in Mount Airy for a new classification — office park and employment zone.

The classification provides space for employment campuses, office, light manufacturing and assembly and limited commercial uses.

Overall, Pathways proposes 3,500 acres of new employment zoning in the county. Taylorsville is the biggest at 1,700 acres; the next is a 600-acre parcel in Mount Airy south of I-70.

The remaining 1,200 acres are divided up in pockets in Finksburg, Woodbine, Westminster, outside of Winfield along routes 26 and 85, and a small parcel off Main Street in Mount Airy.

The current lands are a combination of agricultural, conservation, residential and business uses.

[…]

2007 study set wheels in motion

While residents say the employment campus proposals have come from left field, planners say they stem from a 2007 study, the “Carroll County Economic Development Land and Employment Needs Study.”

The study was performed by Parsons Brinckerhoff-PlaceMaking Team, a New York-based company the county contracted to look at Carroll’s employment zoning needs. Also involved in the study was the Jacob France Institute from the University of Baltimore’s Economic Research Associates.

The study determined that several factors would play in creating the strongest areas for business development in the county. Those factors included:

• Sites designated for growth in municipal plans.

• Land within two miles of a major highway.

• Vacant parcels larger than 25 acres.

• Proximity to high-income areas.

• And “underdeveloped parcels” — those where assessed land values are higherthan the value of the land’s improvements.

The study also recommended excluding agricultural easements. From those factors, the study plotted sites that would qualify — and that turned into the Pathways list.

The Mount Airy tract south of I-70 was a special case. The study stated that a study would be needed there because the 600-acre parcel has issues including lack of direct access, water and sewer service and the site’s designation as an aquifer protection area for the Patapsco River.

But Vivian Laxton, the county government’s public information administrator, said the county also based the recommendations on input from residents.

She said during a 2006 project called “Map It Out” — part of the Pathways outreach process — people suggested grouping development in Taylorsville and in southern Mount Airy.

[…]

… planners said, but they note the 2007 study suggested water and sewer construction — estimated at about $177 million, excluding the cost of new reservoirs — would be needed for all of the employment clusters.

The study addresses some aspects of water and sewer needs, but notes the Route 26 corridor water and sewer estimates are “based on a quick analysis rather than detailed studies.”

Brenda Dinne, bureau chief of comprehensive planning for the county, said consultants are working on a study estimating the water and wastewater needs that the Pathways Plan would present.

That study should be in the hands of the Planning Commission shortly afterJuly 10, she said. That timing, though, will leave only a few days before the commission’s Pathways public hearing on July 14.

But Dinne said a separate hearing will be needed for the proposed rezoning if the planning commission passes it along. That hearing won’t take place until after Pathways is adopted this summer, she said, and could take until December.

Communication issues

Dinne said the county is working to answer residents concerns. She said people are brought in from various departments to help at the information meetings and answer questions — though every staff member might not know all the answers.

“We’re doing our best to answer from the people available,” she said. Laxton said some of residents’ angst might be from misunderstanding the difference between land-use and zoning.

She notes that if a home is on land that is proposed to be rezoned for employment, nothing will change until the homeowner sells and the buyer decides to take advantage of the rezoned classification.

Or, she said, the current homeowner could also turn his or her property into an office park/employment use.

Essentially, she said, the county wants that land to ultimately be used foremployment — but until it is, residential uses would still be allowable.

[…]

Read the entire article here: Carroll County recommendations for employment zoning campuses stem from 2007 study


------

The Carroll County Planning Commission's public hearing on Pathways will be July 14 from 6 to 9 p.m. at Winters Mill High School, 560 Gorsuch Road, Westminster. Comments are limited to two minutes each.

Public comment to be reviewed by Planning Commission must be received not later than July 10 at 5 p.m. at Carroll County Planning, c/o Pathways Plan Comments, 225 N. Center St., Room 205, Westminster, MD 21157.

A hearing on any proposed rezoning will occur after Pathways is adopted.

Pathways Assistance

Click here to view the Carroll County Economic Development Land and Employment Needs Study. (This is a large file. Right-click to save as a file to desktop.)

Click here to view the executive summary for the Carroll County Economic Development Land and Employment Needs Study.

Click here to view the Frequently Ask Questions about the Carroll County Economic Development Land and Employment Needs Study.

Click here to view the full list of Carroll County studies for the Pathways plan.

Click here to view the Map It Out exercise where residents placed Lego blocks on area they wish to have development. Links to the maps are at the bottom of the linked page.

For more information on Pathways, visit
www.carrollpathways.org

20090628 Emp rezoning proves Pathway to controversy by Schelle

The Carroll County Times also has plenty of information:

Pathways Maps
Current Map
Proposed Map

Pathways: Explaining Carroll's Comprehensive Plan: (Published May 24 - 26, 2009)

Day 1: Overview, the Water Resources Element and how the municipalities fit into the plan

20-year plan provides blueprint for growth
What will Carroll County look like in 20 years?

County, towns work to address water needs
As the county grows over the next 20 years, the availability of water and wastewater and preserving water quality will be major factors.
Municipalities have own plans for future development
Highlights of Finksburg plan draft to be unveiled
Day 2: Residential growth and agricultural preservation

Protecting farmland a priority in Carroll County
With Carroll County’s agricultural and rural heritage, protecting farmland has long been a county priority. This was recognized in the first county master plan in 1964.

Officials anticipate challenges in downsizing zoning
Carroll residents have shown strong support for the ag land preservation program, and Program Manager Ralph Robertson isn’t expecting much of a challenge to those portions of the comprehensive plan. But the proposed changes to downsize the zoning on the county’s conservation zoning is another challenge altogether.
Plan aims to reduce rural development
Day 3: Economic growth and plans for transportation projects

Pathways goal aims to bring jobs to Carroll
Building a community where residents work where they live is the vision guiding Carroll County’s Comprehensive Plan. County officials hope that vision creates thousands of jobs and builds a diverse tax base.

Plan calls for improvement in transportation
Achieving Carroll County’s long-term goal of communities that are easily accessible for pedestrians and bicyclists will require improvements to the county’s sporadic network of sidewalks, paths and trails.




Thursday, October 06, 2005

Urban sprawl is no good for all, but don't ignore the legal realities


Urban sprawl is no good for all, but don't ignore the legal realities

10/05/05 By Kevin E. Dayhoff

Recent articles and letters in local publications regarding water allocation, land use and municipal annexation are well intentioned - but clearly indicate a basic lack of understanding of the laws and past court decisions that govern these activities.

That's understandable, because since the early 1950s these areas of law in Maryland have be-come complex by bizarre, byzantine proportions.

In reality, many public officials don't understand the labyrinth of land use law, or they would be more careful about posturing in front of a public that is understandably clamoring for relief. Many pronouncements and promises are great for applause and votes, but woefully short on being legally possible.

In the end, often there is little a public official can do, retroactively, about water or property rights assigned to a property by a legal process put in place decades ago - unless they opt to spend valuable taxpayer dollars (losing) in court.

The next time anyone considers criticizing the City of Westminster about water allocation, bear in mind that you are preaching to the choir. Westminster painfully understands that it must find more water.

Also, understand that you are criticizing the wrong branch of government. For the most part, allocating Westminster's water was taken out of the hands of local officials, by the courts, almost 40 years ago.

In 1964, the city purchased the water system from a private company, which had historically provided water outside the city limits.

In 1966, the Maryland Court of Appeal (Bair v. Mayor and Council of Westminster, 221 P.2d 642 1966) declared the water system a "public utility" as opposed to a "municipal water supply" and made a ruling that forces the city to provide water to any property near any existing water line or "reasonably within its range of performance" - whether or not that property is annexed or in the city limits.

The 1966 Westminster water case is unique and is still used as national precedent. (In fact, it was used as recently as 1995 in a case before the Florida Supreme Court.) Attempting to overturn it may very well not be a wise use of taxpayer dollars.

As far as future land use, growth and development in Carroll County, planning needs to take place long before the housing development is in the public hearing stage or the subject of a costly moratorium.

A discussion needs to take place long before the business of a farm has been rendered unprofitable.

The debate needs to occur before a property owner has been awarded certain legal development rights - which can take the form of a legally enforceable contract, or in any event usually involves at least an implied contract between government and a property owner.

Sadly, the reactionary conversation - often involving unpleasant public hearings, uninformed conspiracy theories, political spinelessness and personal attacks - distorts and polarizes the collective discourse to such an extent that it renders many citizens skeptical about any discussion over growth and development.

The reality is this: You cannot take away a person's property rights or void a legal contract by plebiscite, politics or screaming mob.

That's just one of the reasons it is important that folks attend the community Grassroots Gatherings (http://www.carrollpathways.org/) that are scheduled for residents to get involved in the Carroll County Comprehensive Plan. Go, and ask questions. Many of Carroll County's public servants are the brightest land-use experts in the state.

We may not be able to do much about past land use contracts and court decisions, but the future is up to us. For the sake of that future, a majority of Carroll County residents long for a sober, clearly-worded, intelligent and nonpolitical explanation of farm profitability and the legal issues involving development and growth.

If we don't have that discussion now, our environmental future and the future of our green Carroll County way of life will be history.

Kevin Dayhoff may reached at kevindayhoff AT gmail.com or visit him at www.westminstermarylandonline.net


Kevin Dayhoff Art: www.kevindayhoff.com (http://kevindayhoffart.blogspot.com/)

Thursday, September 29, 2005

Agriculture’s new social contract


Agriculture’s new social contract

September 29, 2005 by Kevin Dayhoff

More than ever, agriculture in Carroll County understands that, like it or not, it now has a new "social contract" with the greater community to operate.

Agriculture understands that simply feeding us, at prices below the cost of production, is not enough and that in today’s world; farmers are obligated with paying for and providing non-farming Carroll Countians with a great view and open space.

Well, I have a surprise for you. There is no such thing as a free lunch or a free view. This is a two way street and non-farmers also have a social contract obligation to become better informed about state mandated water and sewer master plan allocations, land use, zoning laws and the comprehensive planning process.

Economics, population pressure and market forces from outside of Carroll County are going to continue to drive up the value of farm land and ultimately we are all going to have to dig into our pockets and put more money into agricultural land preservation or pay for roads and schools and infrastructure. Read: Roads, schools and other infrastructure costs a great deal more then investing in agricultural land preservation.

For more information on these dynamics, please see two excellent columns written in the Carroll County Times by columnist Tom Harbold on August 30, 2005 and September 27, 2005.

The time to discuss future land use, growth and development in Carroll County needs to take place long before the housing development is in the public hearing stage or the subject of a moratorium. The discussion needs to take place long before the business of a farm has been rendered unprofitable or a property owner has been awarded certain legal development rights.

It is important that folks attend the community meetings, entitled Grassroots Gatherings (http://www.carrollpathways.org/), which are scheduled for residents to get involved in the Carroll County Comprehensive Plan. Go and ask questions. Many of Carroll County’s public servants are the brightest land use experts in the state.

Folks need to comprehend that a contract is an agreement between two parties in which both parties have obligations. Unless we want many of these great views to become great houses, we are all going to have to contribute.

The end users of agricultural products are now so far removed from the actual production of food that the public is no longer familiar with the day-to-day struggles of food production.

Non-farmers seem unwilling to give farmers any logical leeway in understanding a farmer's stewardship for the environment; the impact on profitability of increased regulations and bureaucratic expense or how a farm is to remain profitable in the face of increased urbanization.

Many agree that Carroll County is no place for urban sprawl development in the middle of farmland, far from any municipal infrastructure. Not only for the obvious reasons, but because most of the folks who move into these developments are horrible neighbors for farmers and contribute to the domino affect of the farm next to it becoming unprofitable and ultimately sold, for you guessed it, more houses.

We can start by increasing the funding for agriculture land preservation and increasing the funding of the Maryland Cooperative Extension Service, both of which are the immediate life preservers for the business of agriculture in the state.

If we can fully fund the $1.3 billion Thornton school aid plan, we can fully fund the Maryland Cooperative Extension Service and agricultural land preservation. If Maryland can use its bond rating for a low interest loan program for first time homebuyers, we can bond out a low interest-borrowing program for first time farm buyers.

Most Carroll Countians certainly understand that “more” houses means more schools, roads and infrastructure, and increased demand for government services and before too long, someone wants into our pockets to raise our taxes to pay for it all.

Market forces and population pressure from outside of Carroll County are going to continue to drive up the value of the land and ultimately we are all going to have to dig into our pockets and put more money into agricultural land preservation or spend a greater amount for roads and schools and infrastructure.

Meanwhile, the more farms that are put out of business, the more we increase development pressure by way of putting that many more acres of land on the market for growing houses instead of food.

In the next 20 years, Maryland's population will increase by another million. Not all one million new folks have to live in Carroll County, but if we make the land available, they will come.

Here’s where the conversation slips into “The Twilight Zone.” Friends take me aside and tell me; “Kevin, people gotta live somewhere.” My response is that they all don’t need to live in Carroll County. Development needs to take place in municipalities because that is where the infrastructure is but the new houses don’t pay for the increased infrastructure needed and the increased demand for services.

I believe that incentives, such as fast-tracking need to be in place to encourage commercial and employment tax base development in the municipalities so as to provide revenue stream. But when one approaches Mr. or Mrs. Nimby and say how about an employment campus so that you don’t have to travel so far on inadequate roads for a meaningful job, the answer is I want it to be a farm. Well, the tract of land in question, farming is not profitable and can’t pay the bills so that it can remain a farm. Most likely because you hassled the farmer or killed a bunch of her cows by throwing your trash into her hayfield.

You go to the developer and say, how about developing an employment campus, with high end architectural and design standards and lots of trees and landscaping. The developer says I can’t because it is not zoned for that and I can’t get the zoning changed because the neighborhood became an angry mob when that idea was suggested.

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(Originally from: 20050909 Outtakes Civility Listening session Gathering Places - C:\Media20040630WE\20051005 WE ListSessionP2 Urban Sprawl Hurts us All)

20050929 Agricultures new social contract




Kevin Dayhoff Art: www.kevindayhoff.com (http://kevindayhoffart.blogspot.com/)