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Allegany County Comprehensive Plan
The Land Use Plan is an element of the Allegany County
Comprehensive Plan. It is intended to serve as a guide to local officials, landowners,
developers and builders when decisions are being made with respect to the use of land. The Land Use Plan begins with a section concerning land suitability for urban and non-urban uses, land use policies and phased land development. The second section of the Land Use Plan provides projections on population and industrial growth, and provides some insight into where water, sewer, and transportation improvements are likely to occur by the year 2020. Finally, the Plan concludes with a projection of land use to the year 2020 and Comprehensive Plan Maps for both urban land and non-urban land.
Relationship
to Other Plans and Plan Elements By its very nature, the Land Use Plan cannot stand alone
separate from the other Plan Elements. The Transportation Plan, the Community Facilities
Plan, the Mineral Resources Plan and the Sensitive Areas Plan all impact the Land Use
Plan. Further, much of the Background Information which appears in the Natural Setting
Report, the Population Report, the National Freeway Corridor Study and the Rt. 220
Corridor Study is related to land use. Finally, other County planning documents, including
the Water & Sewer Plan, the Solid Waste and Recycling Plan, the School Plan, the
Housing Plan, and the Open Space Plan have direct influence on the Land Use Plan. In addition, regional plans, such as the Appalachian
Development Plan and the Economic Development Administration Plan influence the Land Use
Plan. Further, State plans for transportation, recreation, corrections, pollution control,
health programs, and economic development proposals impact land use at the local level.
A separate document, available for review in the Planning
Department, contains the most recent Land Use Survey Report which was completed in 1991.
This document also includes data from the 1973 Survey and a brief recap of the 1961
survey. It also shows overall land development in Allegany County since 1900 on a series
of maps. Many of the recommendations for future land use in the County are based on this
historic information as well as the data found in the related Background Information
Reports. LAND
SUITABILITY FOR URBAN DEVELOPMENT Although no large-scale land use studies of the County were
carried out prior to the Comprehensive Planning Program in the early 1960's, it can safely
be said that much of the urban development in Allegany County prior to that time occurred
on less than prime land. Because of topographical constraints, much of the older
development occurred in floodplain areas along Wills Creek, Georges Creek, and their
tributaries. Soil conditions, particularly for sewage septic areas and drainage were poor
in most of the urban part of the County. With the installation of public water and sewer
in much of the County from Cumberland west, soil suitability is less a factor than it once
was. However, steep slopes, poorly drained soils and floodplains remain a major hindrance
to urban development as noted in the Natural Setting Report. Land in the County which is outside steep slope areas and
floodplains and has ready access to public water and sewer and good road access from local
streets and roads is shown as the shaded area on Plate 40 which projects urban development
to the Year 2020. This plate also shows existing developed areas in the County as of 1990
in black. LAND
SUITABILITY FOR NON-URBAN USES Agriculture: Unfortunately, the same soil and slope characteristics that are essential for good agricultural production encourage urban development, particularly in an area where flat land and good soils are of limited extent. Some of the best soils for agriculture in the County have long since been converted to urban uses in Cumberland, LaVale and Frostburg. The remaining areas with high agricultural potential in the County are in the area south of Frostburg, the Mt. Savage area, the Evitts Creek Valley, the Potomac Valley south of Cresaptown, the Flintstone/Town Creek area, the Oldtown area, and in the Orleans area. Forestry: As noted earlier, most of the undeveloped steep areas in Allegany County are currently forested. While this may be considered a relatively unproductive use of land by some, it is possibly the best use of steep slope land over the long term, when soil erosion, stormwater runoff, flooding and other undesirable side effects of intensive steep slope development are considered. When watershed protections, hunting, fishing, and other outdoor recreational activities are considered along with scenic beauty, this is probably the best current use of these lands. Mineral Resources Production: Given proper development and oversight, particularly in
sensitive areas and historic districts, mineral production, especially in the Georges
Creek Coal Basin, may be one of the most economic and productive use of land outside the
present limit of urban services. Once reclaimed, mined land can be returned to grass and
eventually forestry use. If properly designed, formerly mined areas can be put to urban
uses where public water and sewer is available. In the Corriganville, LaVale, Cresaptown, and Flintstone
areas some commercial development of sandstone and limestone formations has occurred in
the past and will be necessary for continued urban construction projects. Because of the
geologic structure of these formations, most outcrops that have economic value are on
ridges having generally steep slopes. Once again, proper development and reclamation can
make these extractive areas suitable for some other land use after mining is completed. Additional mineral use includes shale borrow pits for road construction and related uses. While shale outcrops occur frequently in the eastern part of the County, their development as borrow areas are normally not extensive. Once again, proper development and reclamation can make these areas useful for other purposes. Finally, a number of rock structures in the County may lend themselves to natural gas production or storage. Development of this resource does not require massive land development and can be accommodated on small sites set back from urban development. 1 . Place primary emphasis on in-fill development of
vacant, buildable land within existing communities already having adequate local streets,
water, and sewer service, or in growth areas where these services can be reasonably
provided. 2. Give high priority to redevelopment and growth in the
older urban areas compatible with their existing and historic character. 3. Encourage new urban development in growth areas and
serve this new development with new streets and extensions of public water and sewerage
systems as capacity allows. 4. Provide increased protection for residential areas by
developing a new Zoning District Classification System and by developing improved
Standards for Land Development. 5. Set aside an adequate amount of land reserved solely for
commercial, industrial, and mineral extraction for projected future needs. 6. Encourage industrial and business development in urban
centers and designated growth areas and encourage the location of such development so that
it is accessible to labor. 7. Plan and design infrastructure facilities in urban
growth centers to support their function as destinations and focal points of commercial
activity, consistent with the scale and character of the community as defined by the
Comprehensive Plan. 8. Develop access control practices to discourage strip
commercial and residential development along State and County arterial highways. 9. Encourage clustering of residential development
consistent with overall density standards. 10. Encourage forestry and agricultural service industries
to sustain forestry and agriculture as primary industries in Allegany County. 11. Develop a site plan review process for all new urban development which addresses setbacks, access, water and sewer provision, sediment control and stormwater management. The updated population projections for Allegany County
shown on Plate 41 were prepared by the Maryland Office of Planning in June 1995 utilizing
information collected since the 1990 Census. Allegany County has broken these projections
down by Region through the year 2020. Please note that the most recent projections are
slightly higher than those shown in the Population Report which was prepared in 1994. These projections reflect a commitment to economic growth
in the County which will necessitate the creation of over 2,500 new jobs in the County by
the year 2020. This employment projection assumes that an ever-increasing percentage of
people in the population will hold or seek jobs. The percentage of jobholders in the year
2020 has been projected to increase to more than 40% of the population as compared to 31%
in 1950. Projections by Region Between 1990 and 2020, moderate population growth should
occur in the suburban areas around Frostburg, Cumberland, LaVale and Ellerslie where
services now exist or are planned. Any major new population growth and associated urban
development should be concentrated in the Middle Potomac region south of Cresaptown, as
community services are extended to that area. Population is expected to be slightly higher in 2020 than
it was in 1990 in the Greater Frostburg Region. A good deal of urban growth is projected
to occur in the area, particularly north of I-68 in the Frostburg region where the
population is expected to increase by more than 1,000 persons to a total of 14,800. The
major impetus for this growth will be the continued development of employment
opportunities at Frostburg State University; in the industrial commercial complex at the
east edge of town; and in mining and energy development throughout the Georges Creek
Basin. In contrast, the Georges Creek and Upper Potomac regions are projected to continue
to lose population until the year 2020. Little growth in the Georges Creek Region is
foreseen, because of a severe shortage of suitable building sites outside the floodplain
of the major streams. However, the extension of sewer service into the area north of
Midland makes this area more suitable for urban growth in the future. The extension of
public water from the Frostburg System into this area holds the key to urban growth south
of I-68. In the Upper Potomac region, while some suitable land is
available for development near McCoole, major growth in that area is dependent on the
provision of water and sewer service. Sewer service is currently available in McCoole
proper, but the extension of that system north of McCoole and the provision of public
water to the area are the key items to more urban development in that Region. Between 1990 and 2020, the population of the Central part
of the County is expected to grow slightly with a small population gain in the Greater
Cumberland Region, and a modest increase in LaVale. The remainder of new population growth
should be in the Middle Potomac Region between Cresaptown and Rawlings. The major impetus
for growth in these regions will be related to commercial and service industries including
health care, nursing home care, correctional facilities and tourism development. Population in the Oldtown and Flintstone regions has remained nearly constant over the last fifty years and is expected to remain nearly stable between 3,000-4,000 persons through the year 2020. ECONOMIC
DEVELOPMENT TO THE YEAR 2020 The key to urban growth and population increase is economic
growth. Without a large number of new jobs, the County is not likely to attain the
projected population by 2020. As mentioned in the opening section of the Plan, the County
has evolved from a resource extraction-trade-transportation based economy prior to 1920,
to a manufacturing economy through the 1970's, to a service oriented economy today.
However, to ensure a healthy economic base, the County needs to emphasize development of
all three types of industry. First, the County should encourage mining and other resource utilization within a balanced regulatory framework. Second, the County needs to encourage the expansion of local, small-and-medium-sized commercial and industrial enterprises. The County should concentrate on attracting diverse industries to ensure more stable employment through times of national economic recessions. Third, the County needs to continue to encourage the growing service oriented economy, particularly with respect to health services, nursing home care, education, finance, real estate, and related service industries. Government services, including the Federal and State Correctional facilities, offer many service employment opportunities. In addition, the potential for recreation and tourism development is beginning to be realized. The County needs to continue to encourage service industry development and look for ways to improve the delivery of government services. Primary Industry Coal and energy production should stabilize along with
mining employment in the region with the construction of the AES power plant at Mexico
Farms. Energy related industries such as conversion of coal to gas or liquid fuels, and
power producers should be encouraged to locate in the area. Additionally, energy research
programs should be encouraged at the Appalachian Environmental Laboratory, the Tri-County
Council, and the Bureau of Mines and should provide the county with a number of innovative
proposals for meeting the challenge of energy use and productivity well into the next
century. Other primary industries such as farming and forestry may
regain importance in the county and region as transportation costs make distant supplies
of food and fiber more expensive. To ensure that the best agricultural land in the County
remains in this important use, the County should encourage participation in the State
Agricultural Land Program which designates areas (or districts) of prime farm land for
preservation. This program provides agricultural landowners with a monetary incentive to
help maintain this land in agricultural uses. Both state and private forest land holders should be
encouraged to manage their lands for sustained timber yield, watershed protection, and
wildlife habitat. Although growth in coal mining production (now a highly automated
industry), agriculture and forestry will probably not mean a large employment or
population increase, they can help the County achieve a balanced, diversified and healthy
economy. Secondary Industry Secondary industries (manufacturing) were the mainstay of
the County's economy from the 1920's through the 1970's. Today, however, with national
employment trends continuing to slip away from manufacturing in general terms, the County
must be very competitive to attract new industries. The County has several key industrial
advantages it should promote. As stated in the earlier sections of this report, Allegany
County lies nearly midway between the east coast Megalopolis and Pittsburgh-Great Lakes
industrial complex. The County acts as a wholesale, retail, and service center for much of
the Central Appalachian Area. It has adequate labor, land, utilities, and transportation
facilities, including the main east-west line of the CSX Railroad. Additionally, the
natural beauty of the area, small-town flavor, and increasing recreational opportunities
are important attractions for many employers and employees. As stated earlier, the Allegany County Economic Development
Program has industrial and commercial sites available in Cumberland, Naves Crossroads,
Mexico Farms, Frostburg, Westernport, and south along Route 220. Small or medium sized
plants can locate at the Allegany County Industrial Park at Mexico Farms or the Upper
Potomac Industrial Park where several small sites are still available or in the Frostburg
and Westernport Industrial Parks. All of these sites have public road access and public
water and sewer service. The County should begin to develop the area south of Pinto and
the area south of I-68 at Route 36 near Frostburg for future industrial use. Water and
sewer service should be extended to both sites from the existing service areas. The County has also embarked on a program to re-use abandoned industrial buildings and industrial lands. Initial efforts are being concentrated on the former Kelly Springfield Tire Plant in Cumberland. The former PPG Plant site at Mexico Farms and the B & O Rolling Mill site in Cumberland offer future opportunities for Industrial re-development. Additionally, the former quarry area at Rock Cut near Corriganville could provide an industrial site if reclaimed. Finally, the County should always have a number of parcels of land at each site having access roads, rail sidings, and shell buildings available to make the sites even more attractive. Tertiary Industry Much of the future growth potential of the County is tied
to tertiary employment. These industries (commerce, services, and institutions including
government) are centered on Cumberland and are enhanced by its role as a focal point for
the central Appalachians. The County can stimulate these businesses and services by making
sure that both commercial and institutional properties are available with good road
access, parking, and utilities and that they are convenient to the population. Health
services are a growing part of the economy. The local hospitals, County Health Center,
Finan Center, and a number of retirement centers/nursing homes reinforce the County's role
as a regional health service center. Another major expanding service industry is the education
and information industry, which is a strong and stable part of the economy. Frostburg
State University and Allegany Community College both provide numerous employment
opportunities, and their ability to promote research and development projects should
encourage private companies to choose the County for their location. So far as government services are concerned, many State and
Federal agencies have regional offices in Allegany County. The Federal and State
correctional institutions will provide significant employment opportunities and will also
impact the local commercial and service sector of the economy. Additionally, the provision
of improved water, sewer, roads, and other local government services continue to create
growth in the service sector of the local economy. Finally, development of the recreation and tourism
potential of the County will serve to further expand and stimulate the service economy.
Such development could also make the County more appealing as a place to live and attract
other types of industries to locate here. Scenic areas such as Rocky Gap State Park, the
Narrows and Dan's Mountain State Park and Green Ridge State Forest offer sites for
recreation and tourism development. In fact, Rocky Gap State Park has become the site of
an annual Country Music Festival, and is proposed to be the location of a golf course and
conference center. Other selected sites in the County could be developed for vacation
resorts, provided water and sewer service is made available. If located adjacent to State
land, this potential is greatly enhanced. The Western Maryland Scenic Railroad, which operates
between Cumberland and Frostburg on parts of the old C & P Railroad and the old
Western Maryland Railroad, is another tourist oriented facility that shows promise for the
future if combined with similar transportation attractions currently being proposed at the
C & O Canal Terminus in Cumberland, and at the Transportation Museum in Frostburg. Additionally, the development of the Allegheny Highlands Trail along the Old Western Maryland Railroad promises to link the C & O Canal with other trails that eventually will connect Pittsburgh, Pa. with Washington, D.C. This trail could serve as the backbone for a trail network that would draw outdoor enthusiasts to the area on a year round basis. (See the Urban Land Report in the Planning Department for a
detailed description of proposed land use by community for the year 2020) The 1978 County Comprehensive Plan suggested that two broad
types of land use should be recognized - Urban and Non Urban. The County Zoning Ordinance,
as adopted in 1981, reflected this breakdown of land types and further subdivided urban
land into categories for Commercial, Industrial, Residential and General Urban
development. This Updated Plan follows that same guideline and projects new urban growth
in either existing urban areas or on adjacent lands having moderate to gentle slopes,
access to public water and sewer, good road access, and, in some cases, soils having good
capability for urban uses.
In-filling Vacant Land The first priority, in terms of general urban development
in the County is filling-in vacant land within already built-up areas where adequate
roads, water, and sewer service exist, are planned, or could be extended at a reasonable
cost (See Plate 42). In the western part of the County, these areas include Barrellville,
Dutch Hollow, Slabtown and Morantown near Mt. Savage; the area near Frostburg and its
satellite communities, including Vale Summit, Eckhart, Parkersburg Road, Zihlman, Alt. Rt.
40 West, Braddock Estates, Grahamtown, Midlothian, and Shaft; Seaber-Robertson Addition
near Barton; and on Horse Rock Hill near Westernport. Filling-in vacant land is also a top priority in the
existing developed areas near Cumberland. Some good building sites have been passed over
in the Valley Road, Bedford Road, and Baltimore Pike areas, along Route 51 toward North
Branch; in the LaVale, Cash Valley, and Corriganville-Ellerslie areas; along Winchester
Road, in Cresaptown, in Potomac Park, and in Bel Air and Rawlings. Much of this vacant
land is now served by public sewer and water service or is within a relatively short
distance of these services. Redevelopment Redevelopment is also a high priority. The County has a
large proportion of older housing (approximately 41 % of all housing was built prior to
1940.) Redevelopment should occur (see Plate 43) in Mt. Savage, Barrellville, Eckhart,
Frostburg, Grahamtown, Midland, Lonaconing, Barton, and other Georges Creek Communities,
and in Westernport, Luke, and McCoole. Redevelopment should also occur in Cumberland, central Cresaptown, and Ellerslie. The City also has some buildable vacant land available, and the potential for housing rehabilitation and neighborhood renewal is great. The City probably will increase in attractiveness to single persons and small family households as the need for smaller, more efficient dwelling units increases. Cresaptown and Potomac Park are prime sites for redevelopment for residential use, small commercial enterprises and professional offices. Detailed local plans for each place will be necessary in the future to delineate neighborhoods which need housing rehabilitation, street and safety improvements, and community facility and service provision. Through redevelopment, homes and neighborhoods can be made more desirable, vacant lots can be put to better use, and commercial businesses can be encouraged to upgrade their appearance. The goal of redevelopment is to make older urban areas more attractive
places in which to live. In addition to general redevelopment of older
neighborhoods, several municipalities have designated specific areas for commercial
redevelopment. These areas include the Downtown Cumberland Special Taxing District, the
Virginia Avenue Revitalization Area, the Frostburg Main Street Business District, the
Westernport Downtown Revitalization Area and the Lonaconing Central Business District.
These areas should be targeted for State and Federally funded redevelopment projects as
funding becomes available. A further inducement to redevelopment is the creation and expansion of Enterprise Zones. Such zones have been created in the Cumberland area and in Frostburg. Other older communities could benefit from this program which provides incentives for commercial and industrial expansion. New Development As additional land for development is required, new
residential development should occur adjacent to built-up areas, thus minimizing expenses
for roads, water, sewerage, and other services. Lands meeting these criteria, and which
meet the natural features criteria of avoiding floodplains and steep slopes, are shown in
a light shade on Plate 40. These areas should not all be zoned for development
immediately, but should be phased over the next several decades as public services are
made available. Large tracts of buildable land outside existing built-up
areas is scarce other than in the Rt. 220 Corridor south of Cresaptown and in the area
south of Frostburg. The bulk of other prime residential land (avoiding floodplains and
steep slopes) is located along Cash Valley Road, Winchester Road, and along Route 35
between Ellerslie and Corriganville. Vacant buildable land also exists in and around Oldtown and
Flintstone. It also appears feasible that small public water systems could be established
as the population density increases in both area. Flintstone could be served by a public
water system supplied from surface and groundwater in the Murley Branch or Flintstone
Creek Valleys. Oldtown could be served by surface water from the Seven Spring Run drainage
basin for a public water supply system. The suitability of these sources for public use
would have to be determined through a study of both water quality and yield. However, as noted earlier, vacant land scattered throughout
the built-up areas and served by public water and/or sewer should be developed first. To
accomplish this goal, zoning for new development should be phased over the next several
decades as community acilities, particularly expanded sewage service is provided.
The Land Use trends set since 1900 should continue, with
urban growth continuing outward from Cumberland through LaVale and Cresaptown toward
Rawlings, and with the Frostburg area developing satellites to the north and south. This
urban development conforms with the policy guidelines outlined previously by avoiding the
sensitive natural areas and staying either within existing built-up areas or adjacent to
them. Phase 1 The first phase of new development should occur in the
following areas: Frostburg and its satellite communities; the Wills Creek Valley between
Corriganville and Ellerslie; the vicinity of Cash Valley Road; the Winchester Road area,
Bedford Road; Baltimore Pike; Valley Road; and the Rt. 51/Mexico Farms area. Much of this
development would be in areas having existing water and sewer service or adjacent to these
areas. Redevelopment should occur in Cumberland, Frostburg, Mt. Savage, the Georges Creek
communities, and in Cresaptown. Phase 2 The second phase of new development should occur in the
Potomac Valley between Bel Air and Rawlings as water and sewer service is extended in this
area. A modest amount of new development should also occur in the Flintstone and Oldtown
areas as water and sewer improvements are made in those communities. At the same time,
redevelopment efforts should continue in the older communities. Phase 3 The third phase of new development should occur in the triangle between Frostburg, Clarysville and Midland as water and sewer service is extended and improved in this area. Residential - Greater Frostburg Region The 1978 Comprehensive Plan suggested new residential
development at Frostburg in the Midlothian Road area adjacent to Braddock Estates and in
the vicinity of Old Rt. 36 near Grahamtown as shown on Plate 44. With the extension of
water and sewer service, the communities south of I-68, including Midlothian, Shaft, and
Carlos could see some residential expansion. However, this should not be encouraged until
coal mining in the area is completed. The Georges Creek Valley from Midland south to
Westernport has been highly urbanized for many years and has little room left for
residential expansion. The provision of public sewer throughout the Valley and
improvements to the Lonaconing-Midland water systems should enhance opportunities for
redevelopment and in filling of vacant lots through the Valley. Some new residential development is possible near the Barton School and on Horse Rock Hill east of Westernport. North of Frostburg some residential development is possible between Zihlman and Morantown with the installation of public water and sewer service. The same possibility exists between Mt. Savage and Barrellville, but public water improvements are a necessity for this area to have residential expansion. Residential - LaVale Region In the LaVale Region (See Plate 44) little land for residential development is still available outside of Cash Valley, the Winchester Road and the Corriganville/Ellerslie Corridor along Rt. 35. Most of the remaining land near the Winchester-Vocke Road Triangle at I-68 should be utilized for commercial purposes. Some residential land still remains to be infilled on both sides of Alternate Rt. 40 and on Haystack Mountain north of I-68. Residential - Greater Cumberland Region In the Cumberland area, a similar situation exists. Most of
the easily developed residential land is already occupied. As noted on Plate 44, some
additional residential growth could be accommodated on the hilltops near Valley Road,
Shades Lane, Hillcrest Drive and Christie Road, but there are no large tracts of easily
developed land remaining which have water and sewer service available. Residential - Other Regions The 1978 Comprehensive Plan suggested new residential
development South of Cresaptown at the Mason Farm and South of Bel Air on the west side of
existing Route 220. With the extension of public water and sewer, the entire area west of
existing Route 220 to the foot of Dans Mountain and South to Rawlings could be developed
for residential purposes. South of Rawlings, more intensive residential development could
be accommodated in the Danville/ Dawson area with the extension of public water and sewer.
At McCoole, additional residential development could also occur when public water and
sewer is made available. East of Cumberland, there is potential for residential development in the Evitts Creek Valley, but much of this land is also suited for Agricultural use and should remain so for the immediate future. The Baltimore Pike area, Flintstone, Oldtown and Orleans area also have potential for limited residential growth, but do not have public water, nor does the Orleans area have public sewer. The extension of these services east of Cumberland to Rocky Gap could allow for limited development in areas along Rt. 144 and adjacent County roads. The recent extension of water and sewer service in the Mexico Farms/Rt. 51 area should allow for a modest amount of residential development in that area as well. Second Home Development Second home subdivisions, which have gained recent popularity in the eastern part of the County, should meet strict development standards so that they are in harmony with the natural setting and do not create a demand for services which the County is unable to provide. In general, second home developments must conform to all planning policies and standards as other development, since the homes will probably be used as year-round residences sometime in the future. Commercial - LaVale Region Most of the existing and potential commercial land within
the County is within the Cumberland, LaVale, Cresaptown and Frostburg areas as shown on
Plate 45. The Winchester Road, Vocke Road, Alt. Rt. 40 triangle continues to have
potential for increased commercial activity in LaVale. In fact, the major regional
shopping Mall located near I-68 in LaVale has become the center for retail business for
the Service Area. Commercial - Greater Cumberland Region In the Cumberland Region, the downtown area has potential for redevelopment, while the Willowbrook Road, Naves Crossroads, and Industrial Boulevard areas have potential for new and increased commercial activity . Most new major commercial development in the Cumberland area since 1960 has been located outside the Central Business District of Cumberland in the White Oaks Area, the Motor City area, Western LaVale, and Nave's Crossroads. Commercial - Other Regions The area south of Frostburg along Rt. 36 and at Midlothian
Road has the best potential for future commercial development in that region. In the
Georges Creek communities, redevelopment is the best opportunity for new commercial
activity although some expansion of existing commercial uses at the Tri-Towns Plaza east
of Westernport is possible. To the South, the Potomac Valley has several places where
commercial activity could be concentrated. The Cresaptown and Bel Air area currently has a
good deal of commercial land along existing Route 220 and Winchester Road. Increased
commercial development is anticipated south of Cresaptown and near the proposed junction
of Rt. 956 and new Route 220. Other commercial lands should be developed near Rawlings and
Danville when those areas are served by public water and sewer. At the south end of the
Valley, cCoole has already seen some new commercial development along Rt. 135 west of
McCoole and along Route 220 north of McCoole as well as in the older core area of McCoole.
Commercial development should increase in all of these places with the construction of an
interchange with new Route 220. East of Cumberland, the Rocky Gap interchange, the Rt. 144
corridor east of Naves Crossroads to the top of Martins Mountain and the Flintstone
community have potential for small scale highway service commercial activity as do the
I-68 interchanges at Fifteenmile Creek, M.V. Smith Road, Orleans Road and Belle Grove.
Southeast of Cumberland, potential commercial land exists along new Rt. 51 near North
Branch and along the existing road near Oldtown. Neighborhood Commercial In addition, smaller scale commercial activities will
continue in the old downtown area of Frostburg, Westernport, Lonaconing, Midland, Barton,
Mt. Savage, Eckhart and McCoole. New neighborhood commercial areas are necessary either
within or near the residential areas surrounding Frostburg and in Barrellville,
Zihlman-Morantown, Grahamtown, Midlothian, and the Georges Creek Communities. The need also exists for expanded local commercial development at LaVale, Cresaptown, Bowling Green, Rawlings, the Rt. 51 area, Baltimore Pike, the Bedford Road area, Ellerslie-Corriganville and in Oldtown and Flintstone.
The 1978 Comprehensive Plan suggested Industrial
Development in the Cumberland area at the Upper Potomac Industrial Park at Bowling Green
and the Allegany County Industrial Park at Mexico Farms (See Plate 46). These Industrial
Parks are now very nearly developed to capacity, but some industrially zoned vacant land
still exists near the downtown area at the CSX Railroad property. Some modification to the
City's street pattern in the vicinity would be necessary to improve access to this site
from I-68. The former Kelly Springfield plant area in Cumberland is currently being
redeveloped for industrial use, while the PPG plant site at Mexico Farms is being cleared
for redevelopment for industrial use. Other potential industrial sites include land in the Rt.
220 Corridor north of I-68, and the former quarry area near Motor City. In LaVale, no
industrially zoned land is available, but given the less clear dividing line between
commercial and industrial uses, some small scale, high tech industrial/office use could be
located here. The 1978 Comprehensive Plan also suggested new industrial development along
Rt. 220 south of the Pinto Road toward Rawlings as shown on Plate 46. Another potential
industrial site east of Rt. 220 is at Black Oak Bottom south of Rawlings. The extension of
water and sewer service into these areas is the key to their development as industrial
sites. In the western part of the County, the prime site for
industrial development is along I-68 at the Rt. 36 interchange near Frostburg. With the
extension of public water to the Vale Summit area, this site will have greater potential
for industrial use. In addition, the existing Industrial Park in Frostburg continues to
have land available for future growth. Smaller parcels of industrial land at Mt. Savage,
Zihlman, Shaft have potential for redevelopment or for small sized Industrial plants. Other potential industrial sites in the western part of the
County include the Westernport Industrial Park near the Westvaco warehouse on Rt. 135 and
land north of Rt. 135 near the McCoole Volunteer Fire Company site. Additional land north
of McCoole near Rt. 220 could be utilized for industrial purposes with the provision of
public water and sewer service. East of Cumberland, there is no land currently zoned for
Industrial use, but the County's Commerce Center at Nave's Crossroads has potential for
more office/high tech development and the land east of Hazen Road near Rt. 220 could be
used for similar development provided water and sewer service are extended to the site. Otherwise, there is currently a lack of services and
adequate land for industrial purposes east of the Naves Crossroads area. The quarry area
on Martins Mountain could offer industrial land if an adequate water supply and sewage
treatment were made available. The Orleans Road interchange area could potentially provide
a large relatively flat area for industrial use, but there are no current plans to provide
public water and sewer in this area. Finally, the rolling terrain north and west of Oldtown may
have long-term potential for industrial use, but there are no current plans for
large-scale water or sewer service to this area.
As noted on Plate 47, institutional type uses make up an
increasing share of total urban type land uses throughout the County. This trend is in
line with employment data which indicate an ever-increasing share of total employment in
service type industries. Although Cumberland has long been the location of major
institutions, including City, County and State Government buildings, the recent
construction of Allegany Community College, the Finan Center and several nursing homes
indicate the increasing importance of these types of facilities and their impact on Land
Use in the surrounding area. The Federal, State and County correctional facilities in the
Cumberland Area will have an even greater impact in terms of new employment opportunities. The primary institution in the western part of the County
is Frostburg State University. This facility is projected to grow moderately over the next
several decades. Since 1960, when the former State Teachers College began to increase in
enrollment, the town of Frostburg's future has been tied to the University. New growth at
the University is translated directly into growth in the community. Many public schools, hospitals and smaller government and
nongovernment service uses are also included in this land use category. Most of these uses
are concentrated in the Frostburg, LaVale and Cumberland and Cresaptown areas of the
County.
Although the Comprehensive Plan Maps do not differentiate General Urban land from Residential land, the 1981 Zoning Ordinance has a separate category for land that is not dominated by one type of land use. General Urban land is found throughout the County, but the category is particularly prevalent in the Georges Creek area and east of Nave's Crossroads. Most proposed urban land in the eastern part of the County currently falls into that category, particularly at I-68 interchanges where some commercial activity is possible. (See the County's Open Space Plan in the Planning Department for a detailed account of urban parks and recreation areas.) As with institutional uses, most of the Urban Open Space is
located in the Frostburg, Cumberland, LaVale and Cresaptown areas. While Constitution Park
is the largest of these Urban Parks, there are many smaller parks and school recreation
areas in Cumberland and Frostburg. In addition, the Georges Creek communities and most
suburban areas have parks or recreation areas which have been purchased through the State
Program Open Space. In the eastern part of the County, Flintstone, Oldtown and Orleans
have publicly owned ballfields, while the Board of Education has additional recreation
facilities at the Flintstone and Oldtown Schools. New urban type parks are still needed in several
communities including McCoole, Bedford Road, Baltimore Pike, Bowman's Addition, and
Winchester Road.
Much of the written material related to Non-Urban Land is
contained in the County's Open Space Plan and in the Mineral Resources Element and the
Sensitive Areas Element of the Plan. The information presented here is in summary form
from these documents. Public Water Supply Basins Those sources of public water supplies inside the Georges Creek Basin which serve Midland, Lonaconing, and Barton and other communities need protection as coal mining continues in the Basin. The County and State governments should carefully monitor and regulate coal mining in the public water supply watersheds and aquifer recharge areas (some extend into neighboring Garrett County) to ensure the quality of the supplies. Other land uses in these stream basins should also be carefully regulated through zoning and subdivision procedures. At present, there are two small public water supplies
within the central part of the County; one serving Bel Air and one serving Rawlings. So
long as these two basins are being used for water supply, they also need to be protected
from encroachment by other uses through zoning and subdivision procedures. Mining and Energy Development The Georges Creek Coal Basin is the only County area
containing marketable coal deposits. As such, the Planning Commission places special
emphasis on the development of this resource with appropriate safeguards to protect the
other land uses already existing in this area, and to limit conflicts between mining and
other uses. While the market for coal is controlled by forces beyond the County's
jurisdiction, the following general policy concerning land use in the coal region outlines
the County's concern for balancing the removal and use of mineral resources while
protecting existing urban uses. In addition to this general policy, a number of more
specific policies concerning resource use appear in the Mineral Resources Element of the
Plan. Where feasible, competition for the use of Mineral Resource lands should be
minimized. Thus, existing urban lands, sensitive areas, historic sites, and public water
supply basins in the County should be provided safeguards to assure minimum disruption
from mineral resource development, while prime mineral producing areas outside existing
urban areas should be protected from urbanization until the mineral is removed. Agriculture and Forest Lands Western Area of the County The Georges Creek Coal Basin and Dans, Piney, and Little
Allegheny Mountains contain vast tracts of forest land and some agricultural lands. The
best of these agricultural lands are located between Mt. Savage and Wellersburg,
Pennsylvania and between Frostburg and Midland. If mined, these prime agricultural lands
should be restored to their full agricultural capability. They should also be protected
from large scale urban development. The State's Agricultural Land Preservation Program has
two farms in the Mt. Savage area currently in the program, and several other farms in the
vicinity are eligible for the program. Forest lands, which currently cover approximately 75% of
the land surface in the Western Area, should be maintained or restored for watershed
protection and forest products. This also includes reclaimed surface mined land
(approximately 2,600 acres since 1973) and and on steep slopes which are nearly 100%
forest covered. The Western Area also includes a large amount of state
owned Open Space land in the Dan's Mountain Wildlife Management Area, Dan's Mountain State
Park and Savage River State Forest. These lands also offer watershed protection and
outdoor recreation opportunities. Central Area of the County Much of the original agricultural land in the Central Area
has been urbanized since the turn of the century. The remaining prime agriculture land is
located in the Potomac Valley between Rawlings and North Branch and in the Evitts Creek
Valley. It is imperative that some of those prime lands remain in agricultural use. Nearly
all of these soils are floodprone and would be expensive to develop and maintain as urban
uses. In addition, the orchard lands on Irons, Collier, and Martins Mountains should be
maintained in their current use. Much of this land occurs on steep slopes where air
drainage prevents frost damage in most growing seasons. A large percentage of the Central Area is now in woodland.
Since much of this woodland is located on very steep slopes, urban development here would
be very expensive and could lead to very high storm water management costs and produce
increased flooding in downslope areas. Many of the ridges here (Dan's Mountain, Will's
Mountain, Evitts, Irons, Collier, and Martins Mountains) create much of the scenic beauty
of the area and are quite an inducement to the tourists passing through the area. Much of
the forest area should be maintained for watershed protection, wildlife habitat and
outdoor recreation. Dan's Mountain Wildlife Management Area and Rocky Gap State Park form
the nucleus of the publicly owned forested area, while privately owned forest land makes
up the bulk of total acreage. Eastern Area of the County The major land uses in the Eastern Area should remain
agriculture, forestry, and recreation. Prime agricultural land in the Flintstone Creek
Valley, Murley Branch Valley, Town Creek Valley, and Piney Plains should be preserved from
major urban development. Agricultural lands now inside state forest boundaries and inside
the C & O Canal National Park should continue to be maintained as agricultural land
and leased to farmers on a long term basis. Although all three County areas are heavily
forested, the Eastern Area's outstanding feature is its forested ridges, including Martins
Mountain, Warrior Mountain, Polish Mountain, Green Ridge, and Town Hill. The Green Ridge
State Forest is a major state scenic attraction and offers much needed recreational
pleasure to hunters, fisherman, tourists and others seeking outdoor activities.
Additionally, the forest is a source of timber products and serves as a vast wildlife
habitat, in addition to being a watershed area for Town Creek, Fifteen Mile Creek,
Sideling Hill Creek, and the Potomac River. Because a great deal of the land in this area is State or Federally owned, (Green Ridge State Forest, Warrior Mountain Wildlife Area, and the C & O Canal National Park) the County gains little revenue from the land. It is recommended that payments in lieu of taxes to the County and State aid for road maintenance be increased to offset this revenue loss. Additionally, new State maintained camping areas and cabins strategically located within the forest could generate substantial tourist activity that would spill over to the other County areas. Finally, hiking and biking trails should be developed and maintained in selected parts of the State forest land. The abandoned Western Maryland right-of-way along the Potomac River east of Spring Gap offers great potential for a biking trail to parallel the C & O Canal Towpath and thus reserve the towpath strictly for hiking Additional Sections of the Allegany County Comprehensive Plan: Flexibity & Streamlining Element Revised July 31, 1997
Last Updated: Friday, November 07, 2003 06:57:00 PM |
