A state agency that combats urban sprawl is advising Frederick County not to give 193 property owners permission to build homes and businesses on 14,000 acres of farmland.

The Maryland Department of Planning sent a letter to the county’s Division of Planning questioning why, after the previous board of county commissioners adopted a growth plan in 2010, the current board is proposing to make changes. The state agency warns that the rezoning of 193 properties could lead to urban sprawl, strains on county services and inefficient land use of land.

“It is unclear to MDP (Maryland Department of Planning) what conditions have changed in Frederick County over the past year-and-a-half to warrant proposing such a dramatic shift in policy in the comprehensive plan,” states Peter Conrad, the director of the department’s local government assistance, in the seven-page letter dated Nov. 16.

The state’s letter arrived after a Nov. 17 vote by the county’s Planning Commission recommending that there be no changes to the growth plan.

As part of last year’s update of the county comprehensive plan — a long-term blueprint for growth — the previous commissioners rezoned about 700 properties in an attempt to curb development and prevent sprawl.

In many cases, zoning on the land changed from commercial, residential or industrial to agricultural or resource conservation. The change meant many landowners would not be able to develop their property.

In May, a new board of commissioners began accepting requests from property owners looking to have their zoning changed, something they promised to do during their campaign for election last fall. The board believed the zoning change caused a financial hardship for property owners who looked at their land as an investment.

The nearly 700 property owners had a July deadline to submit their requests to the county.

But a third of the 193 properties to be rezoned are from new landowners who did not have their properties rezoned by the previous board.

In the letter, Conrad said that based on population estimates for the county, there is not a need or a demand for additional housing beyond what is called for in the 2010 growth plan.

The population in Frederick County is projected to increase from the current 234,669 to 287,913 in 2020, and 326,224 in 2030, according to estimates.

The 2010 growth plan calls for the construction of 36,000 homes and 3,000 square feet of commercial development, over the next 20 years.

According to a county staff report, the proposed rezonings has the potential for the construction of 17,661 homes — on top of the planned 36,000.

“This may result in an over-supply of land for new development, which could lead to increased sprawl development, strains on existing infrastructure and inefficient use of land,” Conrad said.

Conrad advised the county to consider the impact to water, sewer, schools and transportation. He warns that more development will lead to a demand for better infrastructure and county services.

“MDP strongly requests that the county carefully assess the implications and impacts of these proposed land changes, especially for those that may present opportunities for low density residential development,” he said.

Commissioner David P. Gray (R), a member of the previous board and the lone commissioner against the proposed rezonings, said today that he agrees with the Conrad’s advice.

“I think the letter from the Planning Department is very appropriate,” Gray said. “I believe the comprehensive plan by the prior board was done comprehensively. We had the most extensive process I’ve ever seen, and I’ve been watching the comprehensive planning process since [taking office] in 1990...Everybody had input and all aspects were examined.”

Over a 25-month period, the county’s Planning Commission and commissioners held numerous workshops, public hearings and meetings during the formation of the growth plan.

Gray said the board is pushing the process through on a “fast track” to appease property owners and land-use attorneys. “There has been no examination by this board of commissioners and that is just not how it works,” he said.

Commissioners’ President Blaine R. Young (R) said today he disagrees with Gray and said the fact that the board was elected last December promising to look at the zonings, gives them the authority to do just that.

“We know we’re dealing with some bureaucrats [Planning Department] down there,” he said. “I read it [letter] and sort of scratched my head.”

Young said the board intends to examine each property and allowing residents to weigh in during a public hearing process.

Instead of moving ahead with a series of public hearings on the rezonings, the Planning Commission voted 4-2 Nov. 17 to discontinue the process.

Young said they have no intention of stopping the process. “They [Planning Commission] did what they were required to do,” he said. “They met their requirements by making their recommendations.”

Young said they are not fast-tracking the process. He said the Planning Commission had the opportunity to tie up the process with a series of public hearings over the next year. “They had the opportunity to take as much time as they wanted,” he said. “They could have dragged it out and made their case against it [rezonings].

sgreenfield@gazette.net.