Commissioners table city's plan to annex property for new townhouse development

A proposal to let Hagerstown annex about 28 acres for a new housing development near Hager's Crossing was tabled last week as the Washington County Commissioners sought more information on the development's potential impact.

Hanover, Pa.-based Burkentine Real Estate Group had applied to the city of Hagerstown for "express approval" for annexation of the property, owned by Blaine Properties Limited Partnership and the Edward A. Blaine Revocable Trust of 1991. The property is currently zoned Residential, Transitional under the county's zoning ordinance, which allows low-density residential uses.

The developers are seeking Residential-Medium Density zoning under the city's zoning plan, which, according to Burkentine's Mickey Thompson, would allow about 90 more housing units than the county zoning permits.

Thompson, who is vice president for acquisitions and development for the firm, told the commissioners Burkentine is planning about 174 townhouses for the property, which borders Hager's Crossing to the west.

"Express approval," Planning and Zoning Director Jill Baker explained, waives a five-year waiting period that normally would be required for such a substantial change in zoning and would allow development immediately.

"Without express approval from the county commissioners or county council in which the municipality is located that for five years form the annexation … a municipality may not allow the development of the annexed land to exceed land use as substantially different than what would be authorized under current county standards" according to state law, she said.

Baker said the city conducted a hearing on the proposal in May, when two people said they were concerned about new growth in general.

But Thompson said this development could solve a potential housing problem.

"Obviously, there's a growth of different industries coming around this area; and from all our indications, all the studies that we've read, that there is a need for housing," he said.

"We feel that we're positioned to provide that for this market and do it in a way that provides good housing stock at affordable rates, with upgrades from maybe a different type of homebuilder that would be looking to put lower-end stock here. That's not what we're looking to do. We're looking to add to the area."

And while the company has proposed 174 townhouses, Thompson said that number could go down to make way for roads and access. The plan also includes a 9-acre forest conservation area, he added.

He said he understood concerns about the impact it could have on schools and infrastructure needs and that the company had been discussing those issues with county planners. The development would contribute about $300,000 to the county's excise tax, he added. The excise tax is charged on new development to help pay for infrastructure needs.

Nevertheless, Commissioners Jeff Cline and Derek Harvey still had some questions. Cline was concerned that the city does not have an Adequate Public Facilities Ordinance to provide for school construction, while the county does.

"That's probably an issue that we're gonna need to have some dialogue with Hagerstown on" as the county proceeds with a new comprehensive plan, Harvey said. The completed draft of the new plan, prepared by Baker's department, is due later this summer.

Harvey said he supported higher-density housing and believes it could bring benefits. But "depending upon what the demographics are," he added, "it could put a significant amount of stress on schools."

Baker said her office has had "numerous discussions with the city" about having an adequate public facilities ordinance, "and it is their belief that having the APFO fees like we have proved to be detrimental to them and having the ability to market competitively new housing requests within the city."

Harvey said he understood that, but the result is that "those costs get pushed onto the county one way or the other" and could be detrimental to the county's growth strategy.

Based on the company's previous experiences, Thompson estimated the new development would likely add about 100 children to the school population in that district.

But he said he's willing to continue talking with county officials about how the developers could help relieve their concerns.

Thompson estimated the homes would cost "roughly $320,000 to $380,000." But he emphasized that was an estimate, as he was still unfamiliar with the Hagerstown market. The development would also have amenities including a clubhouse, pool and play areas.

Cline, Harvey and Commissioners' President John Barr voted to table the matter; Commissioners Wayne Keefer and Randy Wagner were absent.

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This article originally appeared on The Herald-Mail: County officials table annexation request for new development