Background
The Master Plan and Land Use Element Plan represent the vision and strategy for future county land use. A simple summary of the master plan is found in the current 2004 Master Plan introduction:
"The Harford County Master Plan, combined with the Land Use Element Plan, provides direction for addressing future growth, revitalization, the provision of adequate public facilities, economic development and the preservation and protection of natural resources, agricultural lands and historic resources. It also incorporates the Visions of the 1992 Maryland Planning Act and Smart Growth initiatives as part of its policy to maintain the high quality of life enjoyed by County residents."
The Master Plan falls under the Maryland state requirements for Comprehensive Plans. Every six years the county must review our master plan for currency and adequacy against guidance and reality. Work on the 2010/2011 Master Plan is underway:
Maryland Smart Growth land use planning requirements and guidance are now stronger, as is local interest in maintaining and enhancing our quality of life and preserving the environment.
Land use patterns dictate what transportation options are feasible and what they will cost -- in both time and money. Harford's Master Plan must promote development which supports efficient, cost-effective transportation options and which does not worsen current transportation problems. Transportation is the second largest expense in most families' budgets in addition to federal, state and local government tax monies spent for new highways and (inadequate) maintenance of the existing transportation network.
Friends of Harford Perspective
The proposed Master Plan has some important improvements. It eliminates Rural Residential Infill Areas (an old idea which proved ineffective in practice). It calls for redoing the Transfer of Development Rights (TDR) program so it will protect farms and provide for cost-effective use of taxpayer dollars for public facilities. It acknowledges the desire for parks accessible to all and the need to protect the Chesapeake. It did not expand the Development Envelope in the Cedarday area as had been feared.
However, the following major remaining concerns remain:
- The Land Use Map is too small to tell where any of the boundary lines are, or which properties (or portions of properties) are inside or outside of various dividing lines (the development envelope, rural villages, low intensity vs. industrial uses, etc.). We believe the location of every boundary must be shown relative to property lines, down to the parcel or part-of-a-parcel, just like zoning maps. At the very beginning of this process, we asked for a series of detailed, online maps exactly like the ones the Department of Planning & Zoning issued during Comprehensive Zoning. Only then can anyone tell what is really being approved -- or determine if boundaries are correct. For example, which specific properties are included in (or excluded from) the expansion of the Development Envelope between Routes 1 and 147 south of Bel Air?
- The proposed expansion of the Development Envelope between Aberdeen and Havre de Grace should not be allowed. It is unneeded and cripples revitalization of existing areas. County studies prepared for and summarized in this Plan (pages 39 - 43) confirm there already is enough undeveloped industrial, business, and residential zoned land inside the Envelope to last beyond 2035. A comparison of the maps in Figure 21 and 22 of the Plan reveal where some of the large amount of undeveloped land already exists within the development envelope. Throwing open even more farmland to development can destroy farms and seriously cripple redevelopment and revitalization efforts in already-developed areas. It will also encourage building where public infrastructure (schools, water, sewer, roads, fire stations, etc.) does not exist. Since the Master Plan must be rewritten within 6 years there is no good reason to expand now.
- The Plan states the desire to provide us with a good quality of life but contains few specifics to reach that goal. It must state that legislation with measurable - and therefore enforceable - limits will be established to protect Harford Countians from unwarranted and intrusive lighting, glare, noise, vibration and dust/fumes/smoke. These impacts can ruin people's lives. Limits should be set at the boundaries of the property where the impact originates so all nearby properties are protected.
Published Plans, Reports and Links
- 2004 Master Plan and Land Use Element Plan Our current approved document. For your convenience the individual Community Area plans included within it are provided below:
- Community Council Area Map This map defines each of the 12 community areas which follow.
- Greater Aberdeen - Greater Havre de Grace Community Area
- Abingdon - Riverside - Emmorton Community Area
- Greater Bel Air Community Area
- Churchville - Creswell Community Area
- Dublin - Darlington Community Area
- Edgewood Community Area
- Fallston Community Area
- Forest Hill Community Area
- Jarrettsville Community Area
- Joppa - Joppatowne Community Area
- Norrisville Community Area
- Whiteford - Cardiff - Pylesville - Street Community Area
- Maryland Comprehensive Plans Online This site contains the regulatory guidance for our Master Plan.
- New! What Does a 'Sustainable Community' Actually Look Like?, Kaid Benfield, The Atlantic, Mar 15, 2011.
- Priority Preservation Area Plan, Jan 2009. This is an element of our Master Plan by 2006 state legislation.
- The Water Resources Element: Planning for Water Supply and Wastewater and Stormwater Management, Guidline from MDP. By 2006 state legislation this element is a required part of our Master Plan by 1 Oct 09.
- Smart, Green and Growing Planning Guide, by Maryland Department of Planning, updated for 2010.
- Maryland Department of Planning Smart Growth Reports, Models and Guidelines.
- Harford County 2004 Land Use Map
- Maryland Priority Funding Areas Map An interactive map that allows you to zoom in on Harford County and specific sub-areas.
- Baltimore County Master Plan. Here is how Baltimore County is approaching the plan, currently in draft.
- Driven Apart: How sprawl is lengthening our commutes and why misleading mobility measures are making things worse A Report by nonprofit group "CEOs for Cities" and funded by the Rockefeller Foundation, identifies what’s really causing traffic congestion in America.
- Putting Smart Growth to Work in Rural Communities, from the International City/County Management Association. This report focuses on smart growth strategies that can help guide growth in rural areas while protecting natural and working lands and preserving the rural character of existing communities.
Importantly there are two more plans:
These plans were separately developed by their communities under leadership of their community councils. They were enacted under separate legislation by the County Council before the Master Plan was developed. They are summarized in their much briefer community plans in the Master Plan. We believe each of the 12 community areas should develop and have approved equivalent plans this next cycle.
If you don't see the link or document you want below, look in our Reference Document page and our Comprehensive Zoning Review (CZR) Quick Links page.