Written by Denise Beaver
Last year the Carroll County Department of Planning and Land Management awarded a proposal for the Economic Development and Land Use Study – the first part of the county’s 2025 General Development Plan.
This study provides an evaluation of the county’s current industrial/commercial land inventory as well as an understanding of how the county is positioned to grow and prosper in the competitive Baltimore Metropolitan regional market.
The study’s baseline information helps the county to identify where economic development may be best suited by analyzing the following areas summarized from the study below.
Economic Profile
Carroll County reflects a stable economy with 6,200 businesses and 54,197 employees. 22% of residents work in the county and 70% travel elsewhere to work. Unemployment remains at a 10-year low and below statewide unemployment. Carroll is in the top 10 of Maryland counties for Gross Domestic Product.
Real Estate Market Overview
Between 2008-2023, Carroll County had a commercial net absorption of over 2.8M square feet (lower than surrounding jurisdictions). The midsized Office Submarket contains 2.9M square feet. The midsized Industrial Submarket contains 11.4M square feet. The Hotel/Hospitality Submarket is seasonal with no new hotels. Uses that drive industrial and business economic development are currently allowed in just under 5.25% of county-zoned land.
Development Function
Carroll development projects have two primary review components – site development and building construction. Development Review and Site Development is under the Department of Planning and Land Management and the Department of Public Works handles Permits & Inspections and Building Construction.
Zoning and Land Use Analysis
Carroll’s current land area emphasizes agricultural uses (over 78K acres preserved) and residential uses with industrial, commercial, and other land uses accounting for less than 5.25% of the county’s land area. Carroll County has the second lowest of land zoned Commercial and has a low percentage of Industrial land compared to its peers. Designated Growth Areas (DGAs) are critical planning areas that can affect the county’s long-range potential.
Growth Scenarios
In open house activities and online surveys, most residents and stakeholders stated they would prefer low to moderate growth in Carroll County and appreciate its rural and agricultural nature. Moderate growth would be about 350K – 550K Average Annual Commercial Absorption (SF) and 0.8% – 1.2% (approximately 1,360 – 2,000 residents) Population Growth per Year. All Municipal Growth Areas/Designated Growth Areas will need to be priorities for increased infrastructure capacity.
Opportunities
Countywide vacant zoned land for economic development opportunities = 185 Commercial acres; 113 Employment Center acres; and 743 Industrial acres. Additionally, major gateway transportation corridors, such as Baltimore Boulevard (MD 140) and Liberty Road (MD 26), present areas for economic opportunity.
Public Engagement
Public engagement included open houses, stakeholder interviews, online surveys, project website, and advertisements. These initiatives offered opportunities to express thoughts about the present and future of the county.
Results of the study prepared by WGI, Inc. were presented to the Planning & Zoning Commission in November and to the Board of Carroll County Commissioners in December.
The full study may be found online.
