The Carroll Planning Commission recommended yesterday the creation of a new zoning classification that would allow business parks to be built anywhere in the county, even on agricultural land.
The classification, created and submitted by the county's economic development commission, would make upscale business parks a permitted land use under every existing zoning designation. County officials have been desperate to attract such parks for years and though they have no specific prospects, they hope the new zoning flexibility would entice developers.
The new classification includes enough highly specific conditions, however, that business parks would not spring up on empty parcels around the county, planning officials said yesterday.
A developer would have to demonstrate sufficient water and sewer capacity and road access for a proposed park, and that would be difficult on most agricultural plots, said Tim Burke, a deputy county attorney who helped develop the classification.
The county commissioners must hold a public hearing on the classification before voting on it. But the concept, which has been percolating for years, hasn't drawn much public opposition.
Economic development leaders say the classification would show park developers that the county is interested in creating comfortable environments for light industry and research centers. The ready-made zoning would allow the county to promise rapid approval for developers interested in particular property.
"I think it makes things much clearer instead of everyone having to sort through the various uses permitted under all the different zonings," said Planning Commission member Ed Wheatley.
A recent study by the University of Baltimore showed that thousands of residents leave Carroll every day for jobs in neighboring counties, so county officials are more interested than ever in creating business-friendly policies. Business parks are the most common venues for higher-paying jobs in Baltimore and Howard counties, they argue, and could be a boon to Carroll's tax base.
But the county doesn't want indiscriminate use of the classification. Warehouses, heavy industry, car dealers, towers and large retail stores would not be permitted under the zoning. Developers would have to build in brick and glass, maintain a similar look in all buildings and signs and provide extensive landscaping. The parks would have to be at least 25 acres.
Ideal tenants might include engineering firms, research labs, computer service centers or professional offices, with small retail businesses such as delicatessens to serve the workers, economic development officials said.