Harford County Aberdeen Development Advisory Committee met July 18.
Here is the agenda provided by the Committee:
The Development Advisory Committee (DAC) met on July 18, 2018 at 9:00 a.m. in the First Floor Conference Room, 220 S. Main Street, Bel Air, Maryland. The meeting was chaired by Moe Davenport, Department of Planning and Zoning.
The following members were in attendance:
| Moe Davenport Chairman, DAC |
| Robin Wales for Bill Snyder Volunteer Fire & EMS |
| Robin Wales Department of Emergency Services |
| Patrick Jones Soil Conservation District |
| Len Walinski Health Department |
| Daryl Ivins DPW Water & Sewer |
| Mike Rist DPW Engineering |
| Deputy Ciambruschini Sheriff’s Office |
| Rich Zeller State Highway Administration |
| Jenni Daniels Planner, Development Review |
| Eric Vacek Planner, Development Review |
| Jen Wilson Planner, Development Review |
| Ross Wilken Jean Dallamotta |
| Jake Adler Jack Whisted |
| Dan Wise Mark Franczkowski |
| Phillip McGill Elizabeth Janney |
| Logan Folmer Patrick Engbert |
| William Dignan Kim Dignan |
| James Martin Randy Johnson |
| Tim Getz Carole Bowen |
| Lydia Brennan Sandi Johnson |
| Don Johnson Lindsay Crone |
| Gerry Powell |
Moe Davenport, of the Department of Planning and Zoning, welcomed everyone to the meeting. He explained there is one plan on the agenda. Mr. Davenport explained that a brief presentation will be given by the consultant for the project. The DAC members will give their comments on the project. The meeting will then be opened up for anyone in attendance that may have questions or comments. If anyone has questions that are not answered, there are information request forms that can be filled out and submitted to the Department of Planning and Zoning and they will be responded to in writing. There is an attendance sheet circulating for everyone to sign. If a correct address is given, a copy of the minutes will be mailed or e-mailed. The minutes are recorded and will also be published to the Department of Planning and Zoning’s website.
West Grove – Lot 6 Located north of Bel Air Road (Route 1); east of Milton Avenue. Tax Map 55; Parcel 782; Lot 6. Third Election District. Council District B. Planner Jenni. Plan No. S227-2018 Construct 4,000 sf storage Bldg./1.623 acres/B3. Received 06-20-18 West Grove Properties, LLC/Thompson & Associates, LLC
Verbatim Transcript
Mike Euler, Developer presented the plan:
Good Morning, I’m Mike Euler I develop real estate in Fallston. I’m here to represent West Grove Properties who would like to construct a 4,000 sf addition on a property that they already own and operate. Basically, the plan is for a storage building to attach to about a 2,500 sf building that exists. We don’t propose any bathrooms, no traffic and no disturbance more than 5,000 feet. With that said I’d like to see any comments from the county on the plan.
Robin Wales for Bill Snyder – Volunteer Fire & EMS
No comments on this specific project, however, a Frederick Avenue street sign needs to be installed to reduce address confusion for emergency responders.
Robin Wales – Department of Emergency Services
On the site, landscape plan, I would like to verify the address of the existing dwelling. Your plan shows #204 Frederick Avenue. I believe this address was changed to #104 Frederick Avenue last year.
The proposed building must display 8” –“10/10” – 12” address numbers and letters. The address must be clearly visible from West Grove Avenue.
Emergency Services must have a list of at least 3 (three) emergency contacts for notification, response, and securing purposes if the facilities are not in operation 24 hours a day.
Patrick Jones – Soil Conservation District
If disturbance exceeds 5000 sq ft then an adequate sediment and erosion control plan needs to be improved before a grading permit can be issues. The sediment and erosion control plan must be integrated with the SWM strategy at the design phase.
We recommend, as per the new 2011 Maryland Standards and Specifications for Soil Erosion and Sediment Control Manual that in a Tier II watershed additional level of controls may be needed and Tier II buffers are utilized for this site.
A NOI permit is required from MDE when a project disturbs more than 1 acre. Please contact MDE about the NOI permit process.
Attached is information pertaining to the fee system for the review of sediment and erosion control plans. Please contact Bill Tharpe, 410.838.6181 x3, with questions about this information. This fee will be collected prior to the review of the site development plan.
Len Walinski – Health Department
This plan proposes to construct a 4000 sq. ft. storage building. The site is serviced by public water and sewer.
The owner/developer is reminded that during the development of this project when soil moisture conditions are low, measures must be implemented to prevent the generation of dust until a permanent vegetative cover is established and all paving is completed.
Daryl Ivins – DPW Water & Sewer
The following comment shall be included as a condition of Site Plan approval for the above- described project:
If any water using fixtures are proposed, a Commercial Service Application must be completed by the owner and approved by Harford County before the building permit will be issued for this project. Contact the Division of Water and Sewer Administration and Permitting Section at 410-638-3300 for additional information.
Mike Euler – None are proposed at this time.
Mike Rist – DPW Engineering
1. Sediment control and stormwater management must be addressed if land disturbing activities exceed 5,000 square feet.
2. West Grove Avenue is a private road and is not maintained by Harford County. The road improvement right-of-way would not be deeded to the county.
Sheriff’s Office
No comment.
Rich Zeller – State Highway Administration
The MDOT SHA has no objection to Site Plan approval as access to the site is from a county road and there are no impacts to the MDOT SHA right-of-way.
Jenni Daniels – Planner
1. This plan proposes to construct a 4,000 square foot storage building on a recorded lot. The lot is zoned B3 – General Business District and totals 1.623+/- acres.
2. A Preliminary Plan (P161-2018) was previously submitted and approved by the Department of Planning and Zoning. The plan proposed to consolidate lots 6 and 7 into one lot.
3. A Landscaping Plan (L228-2018) has been submitted for review to the Department of Planning and Zoning. An itemized estimate totaling $5,280 was submitted with the plan.
4. No exterior lighting has been proposed or shown on the site plan.
5. A minimum of three parking spaces shall be required.
6. This property is located within a Tier II watershed. The applicant will be forwarded the required MDE checklist. Questions regarding the checklist may be forward to Brittany Long.
7. A recent site visit noted fencing and other business related materials and equipment placed outside of lot line boundaries. The applicant shall remove or place these materials within lot line boundaries prior to the issuance of a building permit.
Mike Euler – You need an amended plan to show the parking lot or can we do that on the building permit?
Moe Davenport – You need to provide us with a red line drawing or something to indicate where the parking will go.
Mike Euler – Prior to Preliminary Plan Approval?
Moe Davenport – That is correct.
Mike Euler – And, your 5 thousand some odd dollars in landscaping needs to be bonded before building.
Jenni Daniels - Yes
Public Comments –
There were no public comments.
Box Hill South Commercial – Site Plan – Royal Farm Store – Lot 1 Located at the intersection of Emmorton Road (Route 924) and Box Hill South Parkway. Tax Map 61; Parcel 652. First Election District. Council District F. Planner Eric. Plan No. S518-2018 Construct 5,154 sf Royal Farms Store w/gas/2.15 acres/B3. Received 06-20-18 Box Hill South Commercial, LLC/Frederick Ward Associates.
Jerry Powell with Frederick Ward Associates presented the plan:
Good Morning, my name is Jerry Powell, I’m a Civil Engineer and project manager for Frederick Ward Associates. I am here with Jack Whisted, Senior Corporate Engineer for Royal Farms and we will be presenting a site plan proposing 5,200 sf Royal Farms Convenience Store and 8 fuel dispensers under a canopy. The community input meeting was held on June 5 where the community had an opportunity to review the site plan and present their questions and concerns. The property Lot 1 of the Box Hill South Commercial project received site plan approval in April of 2017 for a 12,000 sf multi-tenant retail building and a 1,800 sf drive thru restaurant on the corner. The owner vigorously marketed this proposal and received some interest but it was Royal Farms Store that wanted to commit to placing a store at this location. The lot is 2.15 acres and is zoned B3 for general business uses. There are two access points on the lot. One is from Box Hill South Parkway and is a full directional entrance and another entrance on Emmorton Road which is a directional entrance; right in and right out only. The property is served by public water and sewer which are available to the property. Stormwater management was set up on this project so that each individual lot owner, there are three lots that make up the development, they are to provide their own quality management and micro-bio retention facilities. There is a collective or regional pond on the furthest point downstream that provides quantity management. A Landscape plan was submitted to Harford County, Planning & Zoning addressing requirements for on-site vegetation around the building and the parking lot. A Lighting Photometric map was submitted locating lights and analyzing the site to make sure we have the correct amount of light is directed within the site and shielding and other measures to minimize the amount of light bleed over to adjacent properties and public rights-of-way. A traffic impact analysis was also submitted for your review. That concludes my presentation.
Robin Wales for Bill Snyder – Volunteer Fire & EMS
Highly recommend Royal Farm use non-combustible, decorative landscaping on their property. This would include against the building and along the car entrance ways. The Fire Department responds to numerous wooden mulch-type fires due to citizen’s careless disposal of cigarettes.
Robin Wales – Department of Emergency Services
On the site plan for Royal Farms, if the facility maintains in inventory a hazardous material in amounts over 10,000 lbs. or the Threshold Planning Quantity of 500 lbs. of an extremely hazardous substance, they must submit reports as required by the Emergency Planning and Community Right to Know Act (EPCRA). Reports are due by March 1st and cover the inventory for the previous year. Federal requirements for retail service stations are 75,000 gallons of gasoline, 100,000 gallons of diesel fuel, and 10,000 lbs. of propane or LNG (Liquid Nitrate Gas). If the retail service stations exceed that amount then they must report to the State, LEPC and the Local Volunteer Fire Department. Reports for the Local Emergency Planning Committee should be sent to Harford County Local Emergency Planning Committee Attn: Forney Buchanan (SARA Title III Coordinator) 2220 Ady Road Forest Hill, MD 21050.
“Public safety wireless radio communications inside a building is essential to the safety of those occupying the structure as well as fire, law enforcement and emergency medical providers responding to a call for help. Buildings that are greater than 5,000 square feet, higher than 50 feet, contain underground storage or parking and are constructed of materials that impede wireless radio signals that may adversely affect the response of public safety providers. Please consider including wiring, electrical connections and other infrastructure that may be needed for an in-building 800 MHz amplifier. Department of Emergency Services will test coverage in your facility once construction is finished. Call 410- 638-4900 for this assistance.”
The proposed building must display 8” –“10/10” – 12” address numbers and letters. The address must be clearly visible from Box Hill South Parkway.
Emergency Services must have a list of at least 3 (three) emergency contacts for notification, response, and securing purposes if the facilities are not in operation 24 hours a day.
Patrick Jones – Soil Conservation District
This site already has an approved erosion and sediment control plan – 52416. This plan will need a revision to show the modifications as per your new layout with the Royal Farm Store.
A NOI permit is required from MDE when a project disturbs more than 1 acre. Please contact MDE about the NOI permit process.
Len Walinski – Health Department
1. The HCHD must review and approve all food service and building plans prior to issuance of the building permit. A food service package must be completed by the owner/consultant. To request a food service facility review package, the owner or his agent should contact Justin Wasziewicz 410-877-2309. If the plan is recognized as a prototype plan, review will be required by the Maryland Department of Health (MDH), Division of Food Control. If there are any questions regarding this review, please contact Ms. Gwendolyn John at 410-767-8412.
2. If the facility will operate a boiler or other fuel burning equipment including charbroiler, a permit to construct is required from the Maryland Department of the Environment (MDE). It is incumbent upon the owner to secure any permits. The Air Quality Program at MDE can be reached at 410-537-3230.
3. A certified Underground Storage Tank (UST) installer must be used to install the fuel storage tanks and register the installation with MDE, Oil Control Program. A permit may be required from MDE, Air and Radiation Administration to construct and operate the vapor recovery system. A permit to operate is required from MDE to put the facility into service.
4. Automotive service uses that store more than 1,000 gallons of waste oil will require an Oil Operations Permit from the MDE, Waste Management Administration. Uses that involve auto body repair and painting may require an MDE Air Quality permit from the Air and Radiation Management Administration prior to construction.
5. Additional comments from this office will be provided at the time of the building permit or tenant/occupancy permit. It is the responsibility of the owner/operator to be aware of any regulatory requirements for the proposed use and for obtaining appropriate permits.
6. The owner/developer is reminded that during the development of this project when soil moisture conditions are low, measures must be implemented to prevent the generation of dust until a permanent vegetative cover is established and all paving is completed.
Daryl Ivins – DPW Water & Sewer
The following comments shall be included as conditions of Site Plan approval for the above- described project:
If an inside water meter setting is not used, the record plat must be revised to add a public drainage and utility easement for the meter vault.
The proposed sewer service is not approved. There is an existing sewer service to this property shown on Sewer Contract 19891. It must be used to provide service to this development.
A sampling manhole is not required for this project. A standard cleanout with a lamp whole frame and cover should be installed at the limit of Harford County maintenance.
Any sewer cleanouts that are located within the paved area shall be installed using the County cleanout in paving detail S-28. The detail shall be shown on the utility plan and referenced on the plan and/or profile drawing.
A Commercial Service Application must be completed by the owner and approved by Harford County before a building permit will be issued for this project. Contact the Division of Water and Sewer Administration and Permitting Section at 410-638-3300 for additional information.
The Commercial Service Application Number 19989 must be added to the title block of the site plan submitted with the Application for approval.
The construction contract numbers for the existing utilities shall be shown on the drawing submitted with the Commercial Application.
Mike Rist – DPW Engineering
1. The previously approved sediment control plans and stormwater management plans must be revised to reflect the changes to the site plan.
2. The sidewalk shall extend easterly along Box Hill South Parkway to connect to the existing sidewalk on Parcel 652 Lot 2.
3. A crosswalk shall be provided crossing Box Hill South Parkway@ Rte.924
4. A traffic impact analysis was submitted for the following intersections:
• MD 924@ Singer Road/Abingdon Road
• MD 924@ Box Hill South Parkway/ Porter Drive
• MD 924@ Woodsdale Road/Shopping Center
• MD 924/Tollgate Road@ MD 24 Northbound Ramps
• MD 924/Tollgate Road@ MD 24 Southbound Ramps
• Box Hill S. Parkway@ Box Hill Corporate Center Drive
• Abingdon Road@ Box Hill S. Parkway/Dumbarton Drive
• Abingdon Road@ Hookers Mill Road
• Box Hill S. Pkwy@ Merchant Blvd/Proposed Site Access
• MD 924@ Site Accesses
Comments are being forwarded to Planning and Zoning.
Sheriff’s Office
No comment.
Rich Zeller – State Highway Administration
The MDOT SHA has issued an access permit for the Box Hill Corporate Center Development Lots 1, 3, & 4 (Permit No.16APHA00918). We are currently reviewing an updated traffic impact study (TIS) that includes the Royal Farms Store now proposed on Lot 1. When comments become available they will be forwarded to all interested parties. Should the review of the TIS identify a need for further improvements on a state road or intersection, that improvement will be subject to MDOT SHA review and approval, and an access permit would be required for that construction. If the review of the traffic study does not identify the need for additional entrance or road improvements, the MDOT SHA will have no objection to site plan approval.
Eric Vacek – Planner
1. This property is zoned B3 (General Business) and totals 7.22 +/- acres.
2. This site plan proposes to construct 5,154 square foot Royal Farms convenience store with gas pumps on Lot 1 (2.15 acres).
3. A community input meeting (C.I.M.) was held on June 05, 2018. Meeting minutes were forwarded to the Department of Planning and Zoning for addition to the project file.
4. An updated Traffic Impact Analysis (TIA) was submitted to the Department of Planning and Zoning. Questions may be directed to Mr. Alex Rawls of the Department of Planning and Zoning.
5. A Landscaping and Lighting plan (L522-2016) was submitted for review by the Department of Planning and Zoning. Approval shall be required prior site plan approval and issuance of any building permits. The Department of Planning and Zoning shall require a revised series of the Landscaping plan delineating foundation plantings around the perimeter of the proposed Royal Farms store as required by code.
6. If parking areas are identified over 10,000 square feet, a Bufferyard ‘B’ would be required when located within 100’ of a residential zone. Additionally, the Department of Planning and Zoning shall require landscape plantings in the proposed ESD area, located on the corner of Emmorton Road (MD Route 924) and Box Hill South Parkway.
7. A Forest Stand Delineation (FSD 494-2016-1) and a Forest Conservation Plan (FCP520-2016-1) were approved by the Department of Planning and Zoning.
8. A photometric plan was submitted to the Department of Planning and Zoning. The lighting shall be designed and controlled so that any light shall be shaded, shielded or directed so that the light intensity or brightness does not adversely affect the adjacent property.
9. All proposed signage shall conform to the Sign Code and will require permits from the Department of Planning and Zoning. One way drive aisles shall be clearly marked with appropriate signage. Signs shall not be placed within the County or SHA right-of- way.
10. All appropriate cross easements for ingress and egress shall be clearly delineated on the final plat.
Public Comments –
Lindsay Crone – I’m an Abingdon resident. Two and a half years ago the residents of Abingdon expressed our concern about the redistricting of this site. We attended a Community Input Meeting where we were told that the zoning was moving forward no matter what, but, we were promised that the space would be used to add value to the community. With something the community would appreciate like shops; coffee shop; somewhere for the community to gather. At the time, we pointed to the half developed, half empty Boulevard at Box Hill directly across the street as evidence that we did not need to tear down even more green space in the name of added commercial development. Fast forward those two and a half years and the beautiful land at the corner of 924 and Box Hill has been cleared but, the Boulevard at Box Hill remains not only under developed but the existing store are half empty and numerous businesses have left. At the Community Input Meeting for this Royal Farms site Mr. Powell out right admitted that they were unable to get any interest from anyone in the retail or restaurant industry. So, what did they do they went with the default easy solution to put in another gas station into an area that already has 7 within a 4 minute drive. The development of this site into a gas station is only based on greed and it oversteps the realities of the market there in Abingdon. I will not dive into all of the obvious reasons in issues associated with adding another gas station; the problems that arise; the litter; the crime; degraded property values. If you want to see those reasons it’s not too late. There is a website: stopboxhillroyalfarms.org and there is a list of reasons and resources there. But, I do want to ask the room, when will Harford County demand something more than thoughtless development? When will Harford County demand more than just checking the boxes on regulatory lists and require new development to actually provide some benefits to our communities? We were outright admitted that this Royal Farms is only going in because they could not get anyone else on the property. Abingdon and Harford County as a whole will not progress as a desirable place to do business and to live as long as that is the only bar we hold our developers to. Do we want Abingdon to be a place for people to shop, dine and invest in; instead of just being a pass thru? Because, with this development it just keeps people driving right on thru. I don’t believe that is the plan for the community. Hopefully you all have studied the beautiful Maryland 924 Corridor Study. That is a plan that is exciting and that’s a plan that would make anyone excited to live and do business in Abingdon. I was thrilled to read it. It asks for smart development and it asks for thoughtful development and it calls for and I will quickly quote “a more active level of vision for the corridor through greater bicycle and pedestrian connectivity. A street design that is more compatible with sustainable, pedestrian and transit friendly development. Improve the experience of active and alternate transportation and provide inviting amenities.” A Royal Farms or any gas station for that matter is in stark opposition to the goals of this plan. A gas station does not promote the use of alternate transportation. It does not provide pedestrian friendly environment. It creates a dangerous obstacle, a health issue and an eye sore. A gas station with or without food and chicken is not a walking or riding destination for the community. The report goes on to say that rather than widening MD 924 to meet projected traffic demand the study proposed shifting more of the traffic growth to 24. Royal Farms has admittedly plan on increasing traffic to 924 by pulling it off of 95 and pulling it off of 24 which is in start opposition to this plan. So I ask those in this room and those who are the decision makers in our county not to settle for another gas station but to move forward with a shared vision of making our town and county a thriving, healthy, inviting community through smart future based development. Thank you.
Kim Dignan – I am here more on a personal note. I agree with what this young lady said. She basically said exactly what I was going to but, my husband and I live in Parkview which is the Senior Housing right directly behind where all of these businesses are coming up and Royal Farms is being proposed. We are very concerned about safety, about underground gasoline tanks, if they would explode we would be gone. If you don’t know where we live please drive by and see how close we are to this. I’m concerned about crime, litter. My husband and I grew up in an area where we didn’t have air conditioning and we are used to opening our windows. We’d like to open our windows to get fresh air on days when it is not hot. We are not going to be able to do that not with gasoline pumps going 24 hours a day. Not when AAA is there fixing cars. I have a handful of signatures from my other residents at Parkview but, I ask you please to take the time to look to see how close we are. We are literally in the back yard of this proposed gas station. Just think about it on your own personal level. Would you want to live like that?
Don Jonson – This is my first time. I live at 3138 Hidden Ridge Terrace. I agree with these two ladies here. At the library meeting there were people from Laurel Bush up on 924 and the new housing developments back on Wheel Road. They cut through Box Hill South so on Hidden Ridge Terrace we cannot get in, we cannot get out sometimes because of traffic. You make a left hand turn into Box Hill to Hidden Ridge Terrace you go in with one hand on the steering wheel, one hand on the horn while people come west on Box Hill South Parkway to go into the Y or to Wegman’s or wherever. They are in our range as soon as they come up around the turn. The Sheriff’s Office and the State Troopers are there sometimes around the corner to give up speeding citations. 30 mph does not mean anything to them on that street. Crime, that these two ladies have reported. I personally have chased people out of Hidden Ridge Terrace that are selling drugs and its not young people. It’s middle age people. They come in and park across from my house. I’m retired and I stand there and watch them make a deal. I observed one dealer about six months ago. I chased him and told him I have your tag number and if you come back I’ll turn your tag number into the Harford County Sheriff’s Office. His car has not been back but, there have been other cars in there. So, there is going to be crime, there is going to be traffic. On that corner, Harford County traffic has replaced a sign between Wegmans and the corner there numerous times. They swing to short, they swing too wide and they cut us off. It’s not about Royal Farms. It’s an opportunity for crime and we don’t need any more opportunity for crime in our neighborhood. So, please I’m begging you, please prevent this. Put something else there that will benefit the neighborhood and my concern is for senior citizens that possibly want to walk there. Is there going to be a safe passage to walk there? And, there is a center island for them to walk across to Wegmans. People have also hit that a number of times also due to speed. So, again, I beg you. Please take a look at this again. One last question; your traffic proposal what roads do you study? Are you starting on 924? Are you starting on Box Hill South Parkway?
Moe Davenport – Traffic Studies study intersections. There are probably half dozen intersections or more in the study itself. I don’t have the study in front of me to tell you exactly. It is public record. You can get a copy of it or look at it through our office.
Don Johnson – Ok, like I said 30 mph means nothing. People are making illegal U-turns in and out of Wegmans into people’s yards. Hidden Ridge Terrace is one way in and one way out and when my wife and I are outside doing yard work we see cars come in turn around and go back out all day long. Please hear our cries.
Moe Davenport – I thank you Mr. Johnson. And, the Sheriff’s office is here and he is taking notes. I can tell.
Jean Dallamotta – I’m down at the south west corner. I’m actually catty-corner from where Royal Farms is going to be. I’m talking about the accidents. When I moved there 20 some years ago there were 3-5 accidents a week. After they erected the lights there is maybe 1 or 2 a week. And, when more traffic comes, I mean it is obvious there is going to be more accidents. You can’t control what’s there already and now you are making it where everyone is slowing down and making a right into Royal Farms. It is going to make it more hazardous. I witnessed just a few months ago they put Boy Scouts on the opposite corners out there. I tried to stop them. I called. I did what I could to get the Boy Scouts off the corner because that is a known dangerous intersection to begin with. It’s ridiculous what is going on there. Now, I live at 3400 Emmorton Road and 3401 Brooks and 3403 Brooks they got up and left when Wegmans came. You know they didn’t want to deal with it. They went ahead and tried to plant all these trees as a barrier. My neighbor at 3312 he tried to turn his property commercial and if it ever does go commercial now you are going to have AAA and DJ’s on Singer Road. You are going to have two of them and all of the combustible materials from the leakage of the gas and all that’s a remedy for a hazard explosion. And, if there is an explosion how close is it going to hit my house where I’m at. The neighbors they are high talling it out of there. We have 3308, 3310. They are gone. Their houses are up for sale now. I don’t know if they lost their properties. The property value of my house where I was hoping I could live there until I die. It doesn’t look like that is going to happen. Oh my goodness, I want to be able to sit in my yard in the middle of the night read a book and not use electricity because I’ll be lit up from Royal Farms. Give me a break. I need to take my whole house and turn it backwards. Privacy for me, yes we have blinds, yes we have heavy curtains but it is ridiculous. I’m more worried about the ground water hazard. We have a live spring there we all know that right. We have a live spring. Why don’t they go and buy out one of the 4 on either end of gas stations and build there and ruin more land in Harford County. It doesn’t make a lick of sense. Your ground ozone levels are going to increase by gasoline fumes. You have an elderly place there. They already have breathing problems and you know this is really going to help them, it may just put them in the grave a little quicker. You know, help us out, we want to live there. Look where we are at. It is ridiculous what is going on. Royal Farms is not an option there. It really isn’t. Increased traffic. You’ll see. I’vewatched it. I’ve watched many accidents oh and homeless people are out there already. I call the police on them because I don’t want them so close that I can throw and hit them. I don’t want them outside of my house. I’ve called the police and could you please remove them. You have sign twirlers out there and I have a dog that likes his house and his area and he barks non-stop. What am I going to do with my dog? There is no peace anymore. You guys have got to help us control it some so we can live. This is our homes. We want to live there. I don’t plan on leaving yet. I will put the barriers up that I can if they allow me. I’m not allowed to put bushes because you all have easements but, I’m going to put bushes anyway. I will need to block some of this. I want to live there too.
Moe Davenport – Understood.
William Dignan – I also live at 20 Box Hill. I am concerned about the noise. Is there anything in the planning about putting up a berm wall?
Moe Davenport – There is a buffer yard but no berm.
William Dignan – What is a buffer yard?
Moe Davenport – It’s a planted strip between this property and the residentially zoned properties.
Kim Dignan – Yes, because we lost all of our trees.
William Dignan – We lost our animals.
Kim Dignan – They are gone and we have a small area where we have a grill and a couple of tables with an umbrella. We are not going to be able to sit out there because of the noise and the fumes. Who is going to want to sit out there? I mean, we are close, you guys really need to look at that and see where we are. We are close.
William Dignan – Talk about crime, and I’m sorry but, I’m going to change the subject. One of your comrades was killed.
Kim Dignan – Two of them. One of them was killed in our parking lot. In fact, we have a little monument for Officer Logsdon because the gentleman that did the shooting, he went down and he came down and in that corner is where he lost his life. Now who is to say somebody that decides to rob Royal Farms comes down again and tries to get into our building.
Constituent – And, where will the stray bullets go?
Don Johnson - That gentleman who was living in a car was living in a tent until our neighbors went and found the tent and the HOA gave them permission to take the tent down. The police came and he then moved from the tent I’ve been told to the car. So, the crime and the drugs are just going to be increased. Again, no one is against Royal Farms it’s just the opportunity that the crime and drugs will be brought into our neighborhood continuously, 24 hours a day.
Phillip McCall - I have a prepared statement that is directed to Harford County Law Enforcement, Emergency Operations, Planning & Zoning, the State Highway Administration and Environmental Manager. My name is Phillip McCall and I’m the President of the Box Hill South Homeowners Association and my statement brings up some of the following points that have been brought up by neighbors at this meeting today. In the last several years the impact of development on commercial properties in the Box Hill Corporate Center area has negatively impacted and damaged the quality of life in an otherwise sedate community.
Higher levels of traffic have imposed significantly more congestion upon thoroughfares immediately surrounding our neighborhoods as has been brought to our attention this morning by Mr. Johnson back here. We have a significant speeding issue on Box Hill South Parkway. The traffic studies that are being conducted for this project more than certainly do not take into account the vehicles that are utilizing our roads as thoroughfares to get between the communities at rates of speed well beyond the posted limits.
My communication with Cheryl Banigan several months ago talking about the speeding issues and accidents that have resulted in damage to my neighbors vehicles and a motor vehicle collision at the entrance to Hidden Ridge Terrace about a month ago; indicated the only way to rectify these issues is for Harford County Law Enforcement to sit there and conduct speed operations and speed traps which are already overtaxing Harford County’s law enforcement. I was told by our District Representative Councilman Curtis Beulah that in the Box Hill South sector we only have one assigned unit on patrol on a regular basis. Adding commercial property such as this is going to add additional law enforcement needs and resources on an already over taxed and under staffed resource.
In regards to law enforcement issues beyond traffic; Royal Farms or businesses of this nature tend to draw a considerable, undesirable non-local traffic which brings the treat of increased highway mobile crime. Much like the incident at Royal Farms in south Baltimore that resulted in the life of a local resident before victims/assailants took flee by I-95 and were found I believe in Georgia. Or more recently a Delaware State Trooper who was gunned down at a Wawa in Bear, Delaware and found 20 miles away from the location of the crime. The area as community businesses like this do not belong this close together. You know, we have a Wawa that’s less than a mile away fueling cars up. There are other commercial properties that Royal Farms can consider to develop that are better suited to handle the traffic volume and the traffic incidents. Construction in this area is over taxing other county resources to the point that they are somewhat ineffective. The Department of Highways does not have enough people out there to maintain the pot hole repairs and adding traffic on 924 and the parkway is going to turn into a higher need for road investment in our community. We see it all the time. The asphalt on Box Hill South Parkway from all of the increased traffic on it in the hot summer heat is routinely pushing that asphalt up against the curb and you end up with these pot holes that are tearing my car up trying to get back to my house.
So, from a community standpoint observations regarding properties occupied by Royal Farms are undesirable. Advertising of tobacco products and other soft drink products and fuel savings and their delicious chicken dot the properties that they have elsewhere. That is another unconsidered attractant that we are continually going to see pop up on our corner. Nobody wants to see all of these advertisement signs beyond the already constructed store sign that is supposed to be its advertisement added along the thoroughfare that they occupy. Not only are you talking about the lighting and the photometric studies that are being done on this property you are talking about a proposed sign for this that is 10 foot wide, 20 foot tall billboard sitting diagonal on the corner, right across from this ladies house. I wouldn’t want to spend 100 and some thousand dollars on a corner lot 20 some years ago only to have someone come along and think that a billboard diagonally across from you is a great idea.
The diminished property values are also of concern. The Federal Housing Administration insured mortgages are not available for properties located within 300 feet of a fueling depot. So, I took google maps out last night and measured her property line from the proposed fuel tanks in those drawings. It’s like 294 feet. Two properties directly across the street are well within the 300’ boundary and I bet you if you got the scale out a little bit better you would find out there are actually two or three more residential properties on 924 that will be impacted by the distance of these sub-surface fueling tanks. That is another thing to think about.
Environmentally speaking we have the 924 corridor study that Ms. Crone brought up. Is that plan for the 2025 action or the 2040 actions being addressed for the proposed property development on this lot? I doubt it. I’m looking at it and they are talking a net plan of 2040 to widen 924 to add additional north bound lanes. That additional north bound lane that they already added with this project is basically a dedicated turn in lane and an out turn lane to get north on 924; it is going to serve no purpose to improve traffic on north bound 924. Is Harford County Emergency Management prepared to deal with the threat of fuel containment loss in a non-tidal wetland area? This property sits uphill from a non-tidal wetland easement on wooded areas surrounding our community. We had to get special signage to put new monument signs up for our community because we are in a non-tidal wetland on Hidden Ridge Terrace. Is Royal Farms going to have to go through the same validation to make sure the hazardous substance contained within a gas station don’t run into a non-tidal wetland and spread throughout the community because, I know that the culverts and the stream way through Hidden Ridge Terrace are also conjunctively used as a water conductive resource to get the stormwater management over to the stormwater management pond.
As a resident of this community and a speaker for those residents I represent for Box Hill South we feel that our community quality of life is being relegated to a back seat of commercialism. While Ward Properties has a preserved right to do as they wish with the property that they own we ask Royal Farms to consider an alternative locale. The front door to our neighborhood needs something more attractive than another 24 hour convenience gas station.
Jean Dallamotta – He said I was 290 and some feet away I’m actually 220 some I believe I called and found out. But, the traffic there I didn’t hit on that. In my yard, I have two orange cones. If I don’t have those two orange cones there people will pull into my driveway clear up to my house to make a U-turn. They wait in line at 3312 directly across from me to make U-turns in the yard. Come on a Saturday or Sunday. Wegmans will not put the proper sign to say hey go northbound this way so they come and they can’t go southbound so they make the U-turns. They have hit two of my neighbors cars. They are making me crazy where I’m living that I’m going to come out with eggs and start swinging them at them. So, I put the cones there instead. That’s how bad they have plucked my nerves but, when they wait in line and the children when they play in the driveway; they pull in so quick it’s a matter of time before someone gets hurt. The traffic is horrible. It’s ridiculous. At one time there were like six of us that had cones. They all took their cones down. Myself and one other person kept our cones up. We have to do something, we are trying.
Moe Davenport – Understood
Ralph DiNato – I own a townhouse in Box Hill South. I don’t know if I’m late for this or has anybody addressed what happens to property values when a convenience like a Royal Farms pops up in an area like where we are talking.
Moe Davenport – I couldn’t say.
Carole Bowen – Hidden Ridge Terrace. I am a realtor and I can say that at one time I was showing property in there to some people and when we were leaving and coming out of Hidden Ridge and because of the traffic cutting through from I believe Abingdon Road over to 924 we sat there I can’t tell you how long and because of that they said maybe they would look elsewhere. So, all I can say is I do think that this project is definitely, definitely going to have an impact on property values there. I’ve been in real estate over 50 years so, I think I know what I’m talking about.
Don Johnson – Just please help us out.
Primrose Daycare - Preliminary Located on the east side of Old Emmorton Road; south of Laurel Bush Road. Tax Map 56; Parcels 80 & 261. First Election District. Council District C. Planner Jen. Plan No. P230-2018 Consolidate two parcels into one/1.86 acres/RO. Received 06-20-18 Old Emmorton Road, LLC/Primrose Schools/Frederick Ward Assoc.
Primrose Daycare - Site Located on the east side of Old Emmorton Road; south of Laurel Bush Road. Tax Map 56; Parcels 80 & 261. First Election District. Council District C. Planner Jen Plan No. S229-2018 Construct 12,649 sf Day Care Bldg w/playgrounds/1.86 acres/
RO Received 06-20-18 Old Emmorton Road, LLC/Primrose Schools/Frederick Ward Assoc.
Dan Wise with Frederick Ward Associates presented the plan:
My name is Dan Wise and I’m with Frederick Ward Associates here to represent Primrose Daycare. Primrose Schools wishes to locate a daycare facility at 2219 Old Emmorton Road. The facility would be approximately 12,649 sf building and as mentioned it does involve the subdivision. The property is approximately 2.1 acres total that is made up of two existing parcels. Those parcels would be consolidated and be our sub-division plan and then develop with the building as mentioned. The building would also feature outdoor play areas surrounding the building and of the usual amenities of parking and other site amenities. So, with that it’s the sweet and short of it. I’ll take your comments.
Moe Davenport – Please put your presentation up there so others in the audience can see it.
Robin Wales for Bill Snyder – Volunteer Fire & EMS
• Building shall have a Knox Key Box installed if it has an automatic sprinkler system or a supervised, automatic fire detection system per NFPA 1, Part III, 3-6. Key Box shall be keyed for the Bel Air Fire Company: 410-6638-4400.
Robin Wales – Department of Emergency Services
“Public safety wireless radio communications inside a building is essential to the safety of those occupying the structure as well as fire, law enforcement and emergency medical providers responding to a call for help. Buildings that are greater than 5,000 square feet, higher than 50 feet, contain underground storage or parking and are constructed of materials that impede wireless radio signals that may adversely affect the response of public safety providers. Please consider including wiring, electrical connections and other infrastructure that may be needed for an in-building 800 MHz amplifier. Department of Emergency Services will test coverage in your facility once construction is finished. Call 410- 638-4900 for this assistance.”
The proposed building must display 8” – “10/10” – 12” address numbers and letters. The address must be clearly visible from Old Emmorton Rd.
Emergency Services must have a list of at least 3 (three) emergency contacts for notification, response, and securing purposes if the facilities are not in operation 24 hours a day.
Please advise if the facility will have Closed Circuit Television (CCTV) Cameras. If so, please comment on Emergency Service’s ability to access the camera feeds or provide a point of contact to comment on this matter. DES will follow up after use & occupancy permit approved.
Patrick Jones – Soil Conservation District
A concept stormwater management plan has been reviewed by my office and an adequate sediment erosion control plan needs to be approved before a grading permit will be issued. And, a sediment erosion control plan must be integrated into the stormwater management strategy in the design phase and for any disturbance over one acre notice of intent from Maryland Department of the Environment is required.
Len Walinski – Health Department
Preliminary Plan: This plan proposes to consolidate two (2) parcels into one. The site is presently serviced by an existing well and public sewer. In the future the site will be serviced by public water and sewer.
Prior to final plat approval, the following is required:
Buildings to be razed will require a demolition permit that is secured through the Department of Planning and Zoning. All aspects of the demolition work must be reviewed, approved, and completed to the satisfaction of the Health Department. This includes, but is not limited to, the abandonment of any wells and septic systems, the management of asbestos, hazardous materials, solid wastes, and the removal of underground storage tanks. All documentation concerning the demolition work must be forwarded to this office. If the owner/developer has any questions concerning the demolition work, they may contact Ms. Samantha Peternel at 410-877-2328, or Mr. Joe Delizia Division at 410-877-2335.
Additional comments will be forthcoming upon review of the site plan.
The final plat must bear the standard owner’s statement and the master plan conformance statement.
Site Plan:
1. The owner/applicant must make application with the Maryland State Department of Education, Division of Early Childhood Development, Office of Child Care, and provide documentation to the HCHD that this has been completed. The owner/applicant may contact the Office of Child Care at 410-272-5358 for information regarding licensing requirements. 2. The owner/developer is reminded that during the development of this project when soil moisture conditions are low, measures must be implemented to prevent the generation of dust until a permanent vegetative cover is established and all paving is completed.
Daryl Ivins – DPW Water & Sewer
Site and Preliminary:
If a new series of this plan is submitted, the Division of Water and Sewer’s comments concerning the proposed water and sewer services shall be addressed on that series.
The following comments shall be included as conditions of Site Plan approval for the above- described project:
The development of this property will require the construction of an eight-inch diameter water main which will connect the two existing mains on Old Emmorton Road. The water main contract will be named “2219 Old Emmorton Road Water Main Extension”. The contract number for this project is 19990. The number shall be placed on the utility construction drawings before their initial submittal to the county for review.
A building permit cannot be issued until the public water main is either operational or bonded for construction.
The water main may only be tapped at a single location on the public main. The water main extension drawings shall reflect this requirement.
If an outside water meter vault is planned, an easement must be established for it on the final plat. The vault will be installed as part of the utility work performed through the Commercial Application process.
There is an existing sewer service to this property. If it cannot be used, it must be abandoned as part of the utility work for this project.
Any sewer cleanouts that are located within the paved area shall be installed using the County cleanout in paving detail S-28. The detail shall be shown on the utility plan and referenced on the plan and/or profile drawing.
A Public Works Utility Agreement (PWUA) is required for the construction of the public water main associated with this project prior to the issuance of a building permit. It is the developer’s/owner’s or their representative’s responsibility to contact the Division of Water and Sewer, Permits Review Supervisor at 410-638-3300 to request the preparation of the PWUA concurrent or following the submittal of the water and sewer contract drawings for this project.
A Commercial Service Application must be completed by the owner and approved by Harford County before a building permit will be issued for this project. Contact the Division of Water and Sewer Administration and Permitting Section at 410-638-3300 for additional information.
The construction contract numbers for the existing utilities shall be shown on the drawing submitted with the Commercial Application.
Mike Rist – DPW Engineering
1. A sediment control plan and a grading permit will be required for the development of this site. Sediment controls are to be designed to the specifications as set forth in the Maryland Standards for Erosion and Sediment Control, latest edition.
2. Stormwater management must be provided in accordance with the 2000 Design Manual as amended by Supplement 1.
3. A stormwater management concept plan has been submitted for review and must be approved prior to preliminary plan approval. Comments must be addressed on subsequent stormwater plan submittals.
4. An agreement must be provided for the use and maintenance of the stormwater management facility on the adjacent property. The engineer shall provide verification that the facility is designed to control this site.
5. A final stormwater management plan shall be approved prior to the issuance of a grading permit. A stormwater management permit is required prior to the issuance of a building permit.
6. Maintenance of the stormwater management facility (facilities) is (are) the responsibility of the lot owner(s).
7. Road plans will need to be approved and a Public Works Agreement will need to be executed prior to the issuance of building permits for the site.
8. Road improvements are required along Old Emmorton Road. Construction shall include one-half of a 30’ wide closed section roadway with sidewalks. The entrance shall be 25’ wide with 25’ curb radii.
9. All pavement striping and traffic control signs shall conform to the Manual on Uniform Traffic Control Devices and State Highway Administration Supplement.
10. A utility permit will be required for the construction of the water and sewer connection with the County right-of-way.
11. A 30’ right-of-way dedication is required along Old Emmorton Road if a plat is to be recorded.
12. A traffic impact analysis was submitted for the following intersections:
• MD 24@ Bel Air S. Parkway
• MD 924@ Plumtree Road
• MD 924@ Bel Air S. Parkway/Laurel Bush Road
• MD 924@ Wheel Road
• Wheel Road@ Old Emmorton Road
• Wheel Road@ Laurel Bush Road
• Laurel Bush Road@ Old Emmorton Road
• Old Emmorton Road@ Site Access
Comments are being forwarded to Planning and Zoning.
Sheriff’s Office
No comment.
Rich Zeller – State Highway Administration
The MDOT SHA has no objection to Preliminary or Site Plan approval as access to the site is from a county road and there are no impacts to the MDOT SHA right-of-way. The MDOT SHA has completed the review of the traffic impact study prepared for this development and has granted approval of the study.
Jennifer Wilson – Planner
1. This project is subject to the Harford County Forest Conservation Regulations. A Forest Stand Delineation has been approved stating no forest exists on-site. The Forest Conservation Plan has not been approved. A waiver request for the removal of specimen trees shall be submitted for review.
2. Measures shall be taken to control any invasive species that are present within the existing hedgerow/reforestation area.
3. A new series of the Landscape Plan is required providing plantings at the building foundation. The protective measures statement will need to be signed by the developer prior to Site Plan approval.
4. There are no documented historic resources located on this parcel; however, the house located at 2219 Old Emmorton Road is of architectural and historical interest to Harford County. This house is one of the few remaining structures from the Village of Emmorton and is important to the local history of the area. The Department of Planning and Zoning would like to document the structure before it is removed from the property. In addition, it is recommended that the owner consider deconstruction as an alternative to demolition. The house was constructed using higher quality materials like local stone and old growth wood. Deconstruction allows for these materials to be salvaged and reused elsewhere. Please contact Caitlin Merritt, Historic Preservation Planner at the Department of Planning & Zoning. Attached are her comments for reference.
Daryl Ivins – Dan, I did have one additional comment. It is written in here but, I wanted to make it part of the official record. There is an existing sewer service to the property and if you can’t reuse it, it will have to be abandoned as part of the construction. It is near the proposed entrance.
Public Comments –
Stephen Raskin – I’m Stephen Raskin along with Ralph DiNato. We own the building next door 2215 Old Emmorton. A couple of questions for you. Is that the front that is facing Old Emmorton Road? Where the parking is or is that the side?
Dan Wise – Right, this would be the front of the building.
Stephen Raskin – Ok, so what’s the plan for the parking because we share, we have an easement that comes off of Old Emmorton Road.
Dan Wise – The plan is to provide an access drive on the right side of the property. Your property is over here is that correct?
Stephen Raskin – Yes
Dan Wise – On the right side and then a parking lot out front; approximately 34 spaces. Your access is over here and I believe there is a common access easement. This plan shows preserving that.
Stephen Raskin – Ok, and I believe the preservation person spoke about the demo. Are you going to keep any of the existing structure or is it all going?
Dan Wise – No, we are not keeping it.
Stephen Raskin – What is your plan for construction equipment because he has a music school there that is open and he would like to not be affected by the construction and vehicles. There is not a lot of space there.
Matt Taylor – I’m Matt Taylor, I apologize I was running a little late. I run the development and construction for Primrose. I will work with you certainly on noise control and the hours of operation. All of our development is going to be pretty far away from your building minus the play areas which is really landscaped typed work. But, you know it is going to be a construction site.
Stephen Raskin - A lot of it is going to be the vehicles involved because I don’t think there will be cranes and whatever because when they were building the building across the street that just went up that was a problem because they were parking over here.
Matt Taylor - We will contain everything on our site. And, if we need to discuss cross-access with you folks during construction we will talk about it but, I don’t think we will need to. I will certainly make sure you have my contact information. The way I look at that building it’s a large building but it is a single level. It’s kind of like building a large executive ranch. It goes up rather quickly from the construction phase but, we will try to work with you as best as we can.
Stephen Raskin – In the meantime, if someone could come and cut the lawn?
Matt Taylor – Yes, we can take care of cutting the lawn.
Stephen Raskin – Thank you.
Moe Davenport – This concludes our meeting for this morning. I encourage you to exchange contact information before leaving here today.
Meeting adjourned at 10:00 AM.
https://www.harfordcountymd.gov/AgendaCenter/ViewFile/Minutes/_07182018-957
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