AAC GDP Comments: CHAPTER SEVEN – LAND USE

The BCC believes that the 2008/2009 GDP is neither comprehensive nor complete without the inclusion of overlays that include, transportation, environmental features, storm/sewer/septic, MDE tributaries, natural heritage, non-tidal, flood plains, bogs and woodlands.

One of the principal reasons for preparing a GDP is to create a comprehensive land use plan based on an analysis of existing conditions, best estimates of future (10-15 year) impacts, and development policies where they can be articulated on a map overlay. A GDP is “comprehensive” in the sense that it overlays the various components (transportation, public services, environmental impacts, etc.) to create a recommended land use plan that will serve as a guide for the duration of this GDP. The purpose of including these overlays is to minimize growth and development conflicts and integrate complementary functions.

The GDP Public Review Draft presently does not include or integrate the various physical and policy factors into this Chapter. Because the Broadneck Peninsula includes a substantial amount of undeveloped land in or near the Critical Area, we are very concerned about the presentation and analysis of these overlay factors. Therefore, it is our recommendation that these overlays be an integral part of this Chapter. The land use and overlay maps should be comparable in size to those in the ’97 GDP, (1’’=1.5miles) so that they can be understood.

Further we recommend that this Chapter, as it brings all of these overlay elements together, be moved to the concluding physical factors element in the GDP, just prior to Chapter 11, Concurrency Management Plan.

The BCC recommends that:
• As the Small Area Plans are the basis of the GDP, an explanation of how this GDP incorporates the SAP’s adopted recommendations, including a map of the SAP designated areas. (p.106)

Residents of the Broadneck Peninsula devoted literally thousands of hours (collectively) in developing the Broadneck Small Area Plan. The BCC requests that a new section be added to the GDP, “Relationship of the Adopted Small Area Plans (SAPs) and the Updated Land Use Plan.” The SAPs must be a component of this GDP (i.e., land use, transportation, public services, etc.) Also, if this updated GDP modifies the previously adopted SAPs, a rationale for this modification needs to be presented.

• The GDP include a description of the impact of Major Known Developments. (p.109)

In this chapter, there should be a summary description of Major Developments already in the works, such as BRAC, David Taylor (in Broadneck), Crownsville State Hospital, etc. BRAC is a major concern, as this development will continue to impact the County through the timeframe of this GDP update. It will impact North and West County directly, and Central and East County as well. There will be an increase in commuter traffic and this will impact major highways such as Rte 50 and 2 as the corridor to the Eastern Shore.

The timeframe allocated for the preparation of the GDP has been unacceptably shortened due to the required plans for BRAC. However, we have not found reasonable or sufficient plans for BRAC in this document.

Proposed ’08 Land Use Plan
The BCC recommends that:
• The GDP should explicitly justify any proposed land use changes.

Reference Appendix A, Table A, 2008 Land Use Map Changes (1 thru 6). The “Comments” section of the Table does not justify these changes. Are these changes supported by appropriate transportation, public services, water and sewer and other impacted infrastructure? For changes 4 and 5, have the “developers” presented appropriate impact analyses that would justify these changes?

In GDP stated ’08 land use changes, the justification for a change from RI is only that “the Developers want to add this acreage into their site development plan for an extension of National Business Park.” This is a “Developers want” not a compelling justification.
(We agree with proposed changes 7 thru 10.)

Development Policy Areas
The BCC recommends that:
• That the “rural” designated areas on the Broadneck Peninsula (7-3 (p.114) be reconciled with those “rural” areas on 7-1 (p.110).

• The correct land use classification be displayed for the David Taylor facility, also on 7-1
The BCC requests that Planning and Zoning make these corrections.