Harford News

City of Aberdeen Planning Commission met July 18.

Here is the minutes provided by the Commission:

A meeting of the Aberdeen Planning Commission was called to order at 7:00 p.m., July 18, 2018, in the Council Chambers by Chairman Schlottman.

Members Present: Chairman Mark Schlottman, Commissioners Jim Baxendell, Dominique Edwards, Michael Hiob, Jason Kolligs, Terri Preston, and Amy Snyder

Others Present: Phyllis Grover, Director of Planning & Community Development

Taylor Whichard, City Engineer

Councilwoman Sandy Landbeck, Council liaison

Gil Jones, Recording Secretary

Chairman Schlottman thanked everyone for their flexibility in re-scheduling the meeting from last week due to the funeral of Jean Royster.

The minutes of the June 13, 2018, meeting were approved as presented.

Agenda Items:

1. Review Preliminary Subdivision Plat for Re-Subdivision of Lots 2 and 3, Somody Property, Section 3

Location: Paradise Road, Beards Hill Road near Elissa Court. Representatives: Joe Welsh, Welsh Engineering, and Edward Somody, property owner.

Mr. Welsh indicated this property currently encompasses two lots totaling 2.61 acres. The owner would like to subdivide this into six lots. Public water and sewer are already in place, as well as stormwater measures from the development of the adjacent lots. All of the lots meet the R-1 requirements. Lot 2C fronts on Paradise Road and the State Highway Administration (SHA) has said they do not want access off Paradise Road for this lot or for 2D. Mr. Welsh said 2D could come off Beards Hill Road so this is not a problem. He will be in discussion with SHA on this provision as it relates to Lot 2C.

Lt. Robin Wales of Harford County Emergency Services read her comments into the record, to wit: On the final plat, the Department of Emergency Services (DES) disagrees with the proposed addresses. I can see the potential for error. This is one of several areas in Harford County where the block numbers meet in the address grid. If you took a close look in the immediate area, you would find several duplicate addresses in the 400 block, with only the road name separating the location. Think of a cell phone caller dialing 911 and giving the address number of 488 and gets disconnected. Right now, we would get the address of the radio tower that received the 911 call, that depending on the location in Aberdeen for the tower. There is a 488 Paradise Road, 488 Elissa Court, and there will be a 488 Beards Hill Road. These addresses are within several hundred feet from one another. NextGen 911 will hopefully correct this, but for now the phone call will be lost. Just (to) be careful, DES is requesting 488 Beards Hill Road be re-numbered to 486 Beards Hill Road. These addresses will work if displayed properly, available, and approved by Phyllis Grover and the City of Aberdeen.

Mrs. Grover read into the record the comments from Rich Zeller of the SHA that they have no objection to approval of the preliminary subdivision plat, but want all access off Elissa Court or Beards Hill Road, not Paradise Road. Mrs. Grover indicated the Harford County Health Department had no objections, but wanted assurance of water and sewer availability.

Mrs. Grover said that since there is existing curbing and apron on Paradise Road for Lot 2C, she recommends going back to the SHA for access allowance. She added that panhandle lots as shown on the originally submitted plan are not allowed per City Code.

Mr. Whichard asked if the intent is to build in the drainage and utility easement on Lot 2D; Mr. Welsh said they have enough room in the building envelope without needing to build in this area.

Mr. Kolligs asked if the new homes would be joining the existing homeowners association (HOA); Mr. Somody said no, that these two lots were not part of the original HOA and he sees no reason to force them in.

Mr. Hiob asked if the existing walking path along Lot 2D is staying; Mr. Somody said he does not know, as the City apparently originally negotiated with the builder to put this through. Mr. Hiob feels it would be good to keep it there.

Mr. Schlottman reiterated the issue of access per the SHA comments. Discussion ensued over access, and the definition of frontage, cross easements, and panhandle lots. Mr. Welsh distributed a drawing of a possible amendment, but this showed a panhandle lot. Mr. Somody thinks the access issue can be successfully negotiated with the SHA. Mr. Schlottman said their argument is with the SHA, not the Planning Commission. He feels this plan could be approved, predicated on approval by the SHA of the ability to enter off Paradise Road.

Chairman Schlottman said he sees three issues to address: the lot setback, access off Paradise Road, and the address change. Mr. Welsh questioned the issue of the setback; Mr. Whichard expressed concern over the existing easement, the issue of having a driveway within it, and that the homeowner be aware that the driveway may need to be dug up if the situation arises.

Mrs. Edwards asked for confirmation that the access issue and desire to come off Paradise Road is with Lot 2C, not lot 2D; Mr. Welsh said that is the case.

Motion by Mr. Hiob, seconded by Mrs. Snyder, to approve the Preliminary Subdivision Plat, with inclusion of staff comments, comments from the EOC regarding the address change from 488 to 486 Beards Hill Road, and contingent on allowance by the SHA of access off Paradise Road for Lot 2C (if such access is denied, the plan will need to come back for review). Motion passed unanimously.

2. Discussion of amendments to Chapter 235 – Development Code

Representative: Joseph Snee, attorney with Snee, Lutche, Helmlinger & Spielberger.

Mr. Snee said he is representing the University of Maryland Upper Chesapeake (UMUC) Health System. They are actively looking at alternative sites for the new hospital planned for Harford County, with the current focus being on the Merritt property, also known as the Aberdeen Corporate Park. He indicated hospitals and emergency units are allowed as principal permitted uses in the B-3 zoning. UMUC is in its due diligence phase and he was asked by an executive with UMUC to see if the Planning Commission would entertain amendments to the Development Code concerning helistops and height restrictions.

Mr. Snee read the City Code definition of a helistop and pointed out that this use is allowed in M-1 and M-2 zonings, but not B-3. A change allowing helistops in B-3 is being requested and would be required in order for a hospital to be constructed therein. In addition, he spoke to the current height restriction of 60 feet in B zones and asked that hospitals be added to the list of exemptions to this limit. The additional height would be needed for a future bed tower per Maryland regulations. He added that this is the same building originally proposed for Lot 1 at Bulle Rock. Regarding the helicopters, Mr. Snee said he understands this site is near residential development, but said there have not been complaints over the helipad at Upper Chesapeake Hospital in Bel Air. The flight patterns over residential areas would be minimized, with the helistop located as far from the houses as possible. Mr. Snee pointed out the Planning Commission would have recommendation authority concerning the location of the helistop itself. In closing, Mr. Snee indicated the plans for the hospital to be located in Havre de Grace are currently stalled.

Mrs. Grover said she looks forward to the development of this site and asked what the height of the future bed tower would be; Mr. Snee said 70 feet. Mrs. Grover asked if the height of the current hospital in Bel Air is four or five stories; Mr. Snee said he believes it to be four stories. Mrs. Grover asked about the height of Harford Memorial Hospital in Havre de Grace; Mr. Snee said it is five stories. Mrs. Grover asked how many helipads are at Upper Chesapeake; Mr. Snee said one, and it’s located on the ground; he added that Harford Memorial could not be built in its present configuration today, as there is no room for a helipad on site, as is now required. Mrs. Grover asked if they are already looking at a location for the helipad; Mr. Snee said yes, the engineers are looking to place it as close to the Target store as possible.

Mr. Whichard said if this comes to fruition he would need to see decibel radials outward from the helipad; Mr. Snee said this could be provided.

Mr. Hiob said he would be excited with the development. He is not concerned with the helicopter noise, saying there are already a number of other types of noises in the area. He asked if this project would be dependent on a right in/right out movement off Route 22; Mr. Snee said yes, and that this has already been approved by the SHA.

Mrs. Snyder said she believes Upper Chesapeake has five stories. She asked if Mr. Snee’s client would be satisfied with a helistop as a special exception in B-3; Mr. Snee said he prefers that it be a principal permitted use so this project could be expedited through the Maryland Health Care Commission. She also suggested making hospitals 70 feet by themselves and not lumped in with other things

Mr. Kolligs expressed concern over changing the flight patterns, as the use of a helicopter would constitute an emergency; Mr. Snee said the routes could be changed depending on the circumstance. Mr. Kolligs asked why things are stalled in Havre de Grace; Mr. Snee said when the building footprint was downsized the new Planning Director in Havre de Grace wanted a new plan approval, with the possibility of having to come back for approval six times. UMUC will not agree to that.

Mr. Baxendell felt the noise would not be a big issue, but the effect on property values may be. He is concerned about homes in the immediate area being turned into offices and asked if there had been an economic study done on the effect of locating hospitals close to residential areas; Mr. Snee said he did not know of any such study.

Mrs. Edwards asked if there were any setbacks or restrictions for a helipad in relation to major roads, as well as residences; Mr. Snee said no, just location away from residences. Mr. Snee added that Harford Memorial serves more people from the Aberdeen area than those from Havre de Grace.

Ms. Preston asked how many helicopter flights come in to Upper Chesapeake each day; Mr. Snee said he did not know, but he has asked the senior leadership of UMUC to get him that information for both Upper Chesapeake and Harford Memorial.

Mr. Schlottman asked if this would be a full-service hospital; Mr. Snee said it would be a freestanding medical facility and special hospital. This is a new type of medical facility and would be built to accommodate emergencies and short stays for observation. He added that it is virtually impossible, under current Maryland law, to get another full-service hospital licensed for Harford County. The Bulle Rock facility was designed to have 45 behavioral health beds for mental health and drug issues; Harford Memorial currently has 20-25 beds for this purpose. Mr. Schlottman asked if we would be getting a facility similar to that intended for Bulle Rock; Mr. Snee said yes. In addition, doctors being recruited to the area want a new building, as many do not want to work out of Harford Memorial. Mr. Schlottman asked if there would be an emergency room; Mr. Snee said yes, that it would be rather sophisticated. Mr. Schlottman asked if there would also be a medical arts building; Mr. Snee said that might be a possibility. Mr. Schlottman asked if the helipad in Bel Air is on the building or on the ground; Mr. Snee said it is on the ground, as will be the Aberdeen helipad. He said if the bed tower is built then the helipad might be placed on the roof, but that would be perhaps 10 to 20 years away.

Ms. Preston asked if this is a negotiating ploy to get more out of Havre de Grace; Mr. Snee said no, his recommendation would have been the Merritt site in the first place.

Mr. Schlottman opined that there would be a cost savings at the Merritt location; Mr. Snee agreed, saying the Havre de Grace site was projected to cost $175 million.

Councilwoman Landbeck said she has no problem with the height extension and that Harford County is desperate for these beds, nor did she have an issue with the helicopter noise. She feels the hospital will be cutting edge. Councilwoman Landbeck also read an e-mail of support from Mayor McGrady

Mrs. Snyder spoke to the history of the current Upper Chesapeake complex in Bel Air and the convenience of a hospital in Bel Air versus Baltimore and even more so Aberdeen.

John Landbeck of the Aberdeen Volunteer Fire Department stated that the emergency medical units are on the road all the time, with a call leaving them out of service for two to three hours if they have to go to Upper Chesapeake. This leaves the Havre de Grace or Level crews to pick up the slack. A facility here would be a big help for the general area, both in terms of cost and service.

Mr. Schlottman asked Mr. Snee what he is looking for from the Planning Commission this evening; Mr. Snee said he was looking for an informal discussion this evening, with a formal application for approval of the Development Code amendments next month, followed by an application to the Mayor and City Council thereafter. He said amendments on the books help make the decision for the directors.

Discussion ensued over the wording of the suggested changes and the question of whether the hospital may need more than 70 feet.

Motion by Mr. Hiob, seconded by Mr. Kolligs, to recommend approval of the requested revisions to Chapter 235 - Development Code to allow heliports in B-3 zoning as a principal permitted use and to include hospitals in the list of exemptions from the height restrictions. Motion passed unanimously.

Mr. Snee expressed his appreciation for tonight’s action.

3. Other

City Manager Randy Robertson thanked and commended the Planning Commission for their work and awarded each member a challenge coin.

There being no further business or public comment, the meeting was adjourned at 8:15 p.m.

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