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2010 Hampstead Community Comprehensive Plan 187 Hampstead Community Comprehensive Plan 30 2010 Hampstead Growth Area (2578 Acres) 2004 Hampstead Growth Area (3263 Acres) 482 Legend 2010 Hampstead Growth Area Adopted by 2004 Hampstead Growth Area Town Limits Mayor and Council County Boundary Town of Hampstead July 13, 2010 Hampstead Community Comprehensive Plan Preface By Mayor Haven N. Shoemaker, Jr. Every Maryland town and county is required to adopt a “community comprehensive plan.” We have to update this plan at least once every six years. Since Hampstead adopted its last comprehensive plan in 2003, we are due. This plan is a very thick document. Much of it will make your eyes glaze over... at least it did for me. I decided to write this introduction to explain—in plain talk—what this plan is and what it says about the future of our small town. Every property in Hampstead exists in a zoning district. Zoning is basically a set of rules about what you can and cannot do with your property. Your property’s zoning classification is important—for you and for us. The only way the Town can normally change zoning on any property is through the comprehensive plan update process. Once every six years or so property owners get a “bite at the apple” to request changes in zoning. And the Town gets its chance to reconsider zoning on every parcel. Much of Hampstead is developed. We have residential subdivision, commercial areas and industrial districts. Most of this zoning is going to stay exactly the same. It doesn’t make any sense to change the zoning of an established residential area like Roberts Fields or North Carroll Farms. I suspect most folks want to preserve our quiet residential neighborhoods. Most of the proposed zoning changes are in our Main Street Revitalization Area, aka “downtown.” And most changes are relatively minor. While the Community Comprehensive Plan is more than just changing the zoning on some properties, zoning is where the rubber meets the road. This is particularly true for undeveloped properties. Hampstead still has a substantial amount of vacant land. What happens on these parcels will shape our community in the future. So, before this plan gets very technical and very dull, let me try to explain the big picture. Hampstead is going to continue to grow… but don’t panic. We’re not going back to the 80s and 90s “boom” when the Town more than doubled in size due to major residential developments like Roberts Fields and North Carroll Farms. The era of large-scale residential growth is largely over. Some of the remaining residential growth will happen in “Hampstead” but not in the Town limits. If you look at the maps of Hampstead showing a Town boundary, you will see a very long squiggly line. Yes, that’s our Town limits and yes, it doesn’t make any sense. Inside the Town limits is the Town of Hampstead. Outside of the Town limits may be called “Hampstead” but it is beyond our jurisdiction. We don’t pick up the trash for residents outside the Town limits. Our police will respond, but only in emergencies. We don’t plow the county roads. Out- of-town residents pay Carroll County property taxes, but not Town of Hampstead property taxes (though our tax rate is very, very low). Adopted by Hampstead Mayor and Council – July 13, 2010 Hampstead Community Comprehensive Plan The primary reason the Town boundary is so convoluted is Maryland’s annexation law. We can only annex property owners who want to come into the Town. So, unless there is a compelling reason like a household’s well failing, folks with developed properties generally don’t annex. The Community Comprehensive Plan covers a “study area” larger than the Town. Planning, zoning and development decisions inside the Town limits are made the by Town’s Planning and Zoning Commission and the Town Council. Those decisions outside the Town limits are made by the Carroll County Planning Commission and the Carroll County Commissioners. So, if you hate the Sweetheart/Solo Cup building, you’ll need to take that up with the County, not the Town. Now that you hopefully better understand why the Town of Hampstead isn’t the same as the community of Hampstead, we can get back to talking about the big picture. As I wrote earlier, the big residential boom is over. This isn’t just due to the economic meltdown and the collapse of housing prices. We just don’t have much vacant, residentially-zoned land in or around Hampstead. We do, however, have some undeveloped commercial parcels and a very substantial amount of vacant industrially-zoned land. To accommodate future growth, development and redevelopment, we have to solve some tough infrastructure problems. As I write this, the single most important project in Hampstead’s history has been completed. The opening of the Hampstead Bypass has alleviated traffic congestion downtown. The Town can now reclaim Main Street. The other major infrastructure challenges are water and sewer capacity. In Hampstead, the Town operates the water system; the County operates the sewer system. This plan will have detailed discussions about water and sewer, but here’s my sneak preview. We have problems. I’m not as familiar with the sewer situation, but I’m up to my neck in water issues. (Sorry about the pun.) Hampstead depends on a system of deep wells to provide water to the Town. Through circumstances beyond our control, we have lost some of these wells. We still know where they are… we just can’t use them for one reason or another. While we are working very hard to restore this lost capacity, we also face major regulatory challenges. For the Town to pump water, we need permits from the State of Maryland. The rules and regulations surrounding these water “appropriation” permits are complicated, difficult, often unwritten and they seem to change quite often. One of the biggest challenges is the difference between what we think we can pump every day and what MDE thinks we can pump every day. This is a difference of opinion we have not resolved. In putting this plan together, the water situation has been one of the biggest wild cards. The uncertainty has forced us to work along multiple tracks to maximize the possibility that we will have the water our residents and businesses will need in the future. As always, Hampstead has been a leader in aggressively meeting these challenges. We’ve been innovative, flexible and determined. It wouldn’t be a Mayor’s preface to anything without a little old-fashioned suspender-pulling tall talk. Before we launch into a new community comprehensive plan, we should celebrate our remarkable accomplishments. As noted, the Bypass is now a reality. The Town saved its historic Adopted by Hampstead Mayor and Council – July 13, 2010 Hampstead Community Comprehensive Plan school at the heart of Main Street, converting it into affordable senior housing. Our Police Station is housed in a renovated historic Main Street building. We have developed one of the nicest parks in the County including a badly needed 90’ baseball diamond. We have kept the level of municipal services high while maintaining one of the lowest property tax rates in the state. In Hampstead, we’re good at planning… but we are great at doing. Now that I have jawboned a bit, I’ll turn this planning document over to the experts. Mayor Haven N. Shoemaker, Jr. Adopted by Hampstead Mayor and Council – July 13, 2010 Hampstead Community Comprehensive Plan Adopted by Hampstead Mayor and Council – July 13, 2010 Hampstead Community CompComprehensiverehensive Plan Table of Contents Chapter 1: Introduction 1 Plan Definition and Purpose 2 Planning Commission Responsibility 3 State Legislation 4 Meeting the Twelve Visions 8 Chapter 2: Plan Foundation 11 Maryland’s Twelve Visions 11 Carroll County’s Vision 12 Carroll County’s Goals 12 Hampstead Community Planning Area Vision 13 Hampstead Community Planning Area Goals 14 Plan Structure 17 Terms Used 18 Hampstead Zoning Classifications 20 Summary of Community Input 21 Chapter 3: Review Findings and Major Concepts 27 Summary of Current Plan Review 27 Progress Achieving Smart Growth Principles 27 Summary of New Legislation 33 Discussion of New Development Issues 36 Map 1 2004 Land Use Designations Chapter 4: Demographics and Projections 39 Census and Other Data 39 Population Projections 44 Analysis of Statistics 46 Chapter 5: Growth Management and Land Use 49 Goals 49 Current Conditions 49 Analysis of Community Needs 54 Recommended Actions 55 Anticipated CIP Projects 58 Map 2 Existing Use of Land within the Study Area Map 3 Current Zoning within the Study Area Map 4 Priority Funding Area Map 5 2010 Land Use Designations within the Growth Area Boundary Chapter 6: Municipal Growth 59 Map 6 Municipal Growth Area Chapter 7: Transportation 83 Goals 83 Current Conditions 83 Analysis of Community Needs 87 Recommended Actions 88 Anticipated CIP Projects 93 Map 7 Transportation & Local Circulation within the Study Area Chapter 8: Community Facilities 97 Goals 97 Current Conditions 97 Adopted by Hampstead Mayor and Council – July 13, 2010 Page 1 Hampstead Community CompComprehensiverehensive Plan Analysis of Community Needs 105 Recommended Actions 108 Anticipated CIP Projects 109 Map 8 Existing Community Facilities Map 9-A Existing Water Service Area Map 9-B Proposed Water Service Area Map 10-A Existing Sewer Service Area Map 10-B Proposed Sewer Service Area Chapter 9: Natural and Agricultural Resources 111 Goals 111 Current Conditions 111 Analysis of Community Needs 119 Recommended Actions 119 Anticipated CIP Projects 121 Map 11 Environmental Resource Areas within the Study Area Map
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