Opinion ID: 2278305
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Heading: The R.C. 2 Rural-Agricultural Zone

Text: The R.C. 2 agricultural zone's primary purpose is to foster conditions favorable to continued agricultural use of the productive agricultural areas of Baltimore County by preventing incompatible forms and degrees of urban uses. BCZR § 1A01.1.B. [21] This stated purpose is based on the premise: a. That Baltimore County is fortunate in that it is endowed with a variety of very productive agricultural soil types which should not be lost unnecessarily to urbanized development; b. That agricultural industry is an integral part of the Baltimore County economy and that a continued conversion of agricultural land will continue to undermine this basic industry; c. That scattered development is occurring in a sporadic fashion in areas of Baltimore County containing productive agricultural land; d. That continued urban intrusion into productive agricultural areas not only destroys the specific area upon which the development occurs but is incompatible with the agricultural use of the surrounding area; e. That heretofore Baltimore County has been unable to effectively stem the tide of new residential subdivisions in productive agricultural areas of Baltimore County;      g. That Baltimore County possesses numerous areas which are highly suitable for urban development, including residential subdivisions which are not located in areas of productive agricultural land. BCZR § 1A01.1.A. The primary control device through which the intended purposes of rural-agricultural preservation are carried out are the use regulations contained in BCZR §§ 1A01.2-1A01.4. Although agricultural operations obviously are the preferred use permitted as of right in a R.C. 2 zone, BCZR § 1A01.2.A, other uses are permitted as of right, BCZR § 1A01.2.B, or by special exception. BCZR § 1A01.2.C. Uses permitted as of right, which are pertinent to the present case, include streets and ways, BCZR § 1 A01.2.B.5, and single-family detached dwellings, BCZR § 1A01.2.B.1. [22] Stormwater management facilities are not mentioned explicitly in the enumeration. The construction of single-family detached dwellings is subject to height and density regulations found at BCZR § 1A01.3.B. The BCZR provides that no tract within an R.C. 2 zone may be subdivided if it contains a gross area of less than two acres. BCZR § 1 A01.3.B.1. Tracts having a gross area of between two and 100 acres may not be subdivided into more than two lots total. Id. For tracts above 100 acres in size, they may be subdivided at a density of no more than one lot per 50 acres. Id. In terms of minimum lot size, no lots having a gross area of less than one acre may be created in a R.C. 2 zone. BCZR § 1A01.3.B.2. No more than one principal dwelling is permitted on any lot in an R.C. 2 Zone. BCZR § 1A01.3.B.4.