Office of Planning
Office of Planning
About
Introduction:
Where people live, work, and play, how they travel, and the quality of these experiences, depends in large part upon something few people ever think about: land use planning. Though perceived as a strictly bureaucratic process, land use planning is actually a prelude to the dynamic rise of new buildings, triumphant rebirth of towns, proud continuation of farming, and even the inconspicuous but meaningful task of protecting property values. The Office of Planning assists residents, business and property owners to articulate and achieve a vision for how they want their community to look and function in the future. The Office of Planning is the primary office within the Department of Planning & Zoning responsible for long term, comprehensive planning, having the ability to put some foresight into planning and development decisions.
Why Plan?
Jurisdictions throughout Maryland face a range of important issues that are intimately related to land use, including economic development, community revitalization, infrastructure, housing, transportation, environmental protection, and land preservation. Through land use planning, jurisdictions work with residents and other stakeholders through a collaborative process to articulate how they want their community to look and function in the future. To help achieve this vision, jurisdictions establish goals and priorities to guide development, revitalization, and preservation, and they institute policies and regulations to govern decision-making.
The creation of a vision, goals, and priorities can be complicated, but it will make things easier in the long run for local jurisdictions.
This process gives the jurisdiction the opportunity to show the world how they propose to achieve a variety of competing goals. For example, the jurisdiction can delineate environmental protection areas, areas designated for new business development, and areas designated for new housing development. The jurisdiction can also outline how they plan to achieve these three things in the same place.
This process gives the jurisdiction the opportunity to involve the public, to work through competing goals of different stakeholders, and to achieve consensus before receiving specific development proposals. If the public has been involved in the planning process, they are more likely to be supportive of development proposals that are consistent with the plan. By making affirmative statements about the location and character of desired development, for example, the local government can protect itself from developers and citizens whose actions are disruptive to the collectively defined vision.
Though certain things are beyond the control of local government, such as the economy, state and federal laws, and private landowner choices, local governments gain greater control over their own future if they articulate their goals and objectives, and map their policies, to guide decision-making.
Further, local governments need to plan if they want to take advantage of certain State funds, programs, and privileges bestowed on local government by the State. For example, in order to be eligible for State funds for growth related infrastructure, local jurisdictions must make sure that comprehensive plan policies and recommendations will result in zoning densities and water/ sewer categories that help them meet Priority Funding Area threshold criteria. Similarly, the plan should designate areas where neighborhood businesses will be encouraged in order to qualify for Neighborhood Business Development Program funds. There are also other State programs that can be linked to the local comprehensive plan through its maps, policies, and recommendations.
Through this process, local governments can communicate their interests and concerns with neighboring jurisdictions, potentially leading to more effective regional solutions for some of the issues they face.
Authority for Planning
The State of Maryland entrusts local jurisdictions with land use planning authority. Article 66B of the Maryland Annotated Code (now Land Use Article | Acts 2012) delegates planning and land use regulatory authority to Allegany County. This statute enables the County to guide growth and development; outlines the responsibilities, roles, and functions of the Planning & Zoning Commission and the County's Planning Office; and sets the “ground rules” for operations.
Source (in part): Maryland Department of Planning https://planning.maryland.gov/Documents/OurProducts/Publications/OtherPublications/PlanningCommissionDuties.pdf