DEVELOPMENT ADVISORY COMMITTEE MINUTES The Development Advisory Committee (DAC) met on May 21, 2025, at 9:00 a.m. in the Harford County Government Administration Building, 1st Floor Conference Room, 220 S. Main Street, Bel Air, Maryland. The meeting was chaired by Crysta Draayer, Chief of Development Review, Department of Planning and Zoning. The following members were in attendance: Crysta Draayer Planning and Zoning, ChiefofDevelopment Review Eric Vacek Planning and Zoning Bill Snyder Volunteer Fire and EMS Robert Anderson DPW Engineering Clarence Cullum Soil Conservation Gavin Courtright DPW Water and Sewer Also in attendance: Jessica Campbell David Kluck Crysta Draayer - Department of Planning and Zoning Good morning and welcome to the May 21, 2025 meeting of the Development Advisory Committee. My name is Crysta Draayer and I am here with the Harford County Department of Planning and Zoning. The procedure for today's meeting is as follows: to begin, a brief presentation will be given by the consultant for the project. The DAC members will then give their comments. The meeting will then be opened up for anyone in attendance that may have questions or comments about the plan. Today's meeting is recorded and minutes are taken from that recording. The minutes will be published on the Department of Planning and Zoning's website. There is also an attendance sheet on that table back there for anyone who would like to sign in. Ifa correct email address is provided on the attendance sheet, a copy ofthe minutes will be sent to you. We have one plan on today's agenda. That plan is Conowingo Property, Frederick Ward Associates. Good morning. Conowingo Property Parcels Located on the east side of Conowingo Road, northeast of the intersection of East Jarrettsville Road and Conowingo Road; Tax map 41; Parcels 664 & 618. Third Election District. Council District D. Plan No. S211-2025 Develop a two story building of5,200 square foot for professional services / 4.329 acres / CI/R2 Received 04-23-2025 Frederick Ward Associates/ Conowingo Property, LLC Development Advisory Committee Minutes May 21, 2025 Page 2 of 13 Jessica Campbell - Frederick Ward Associates Good morning. How are you? Crysta Draayer - Planning and Zoning Good, how are you? Jessica Campbell = Frederick Ward Associates Good. I have never presented here before SO do I stand? Do I sit? Crysta Draayer = Planning and Zoning It's up to you. Jessica Campbell - Frederick Ward Associates Doesn'ti matter, great. Okay. Crysta Draayer - Planning and Zoning What's your name for the record? Jessica Campbell = Frederick Ward Associates Jessica Campbell. I am the landscape architect with FWA. I am here today to speak for Conowingo Road on behalf of our client, Conowingo Property LLC. So the site background, site's generally located, situated adjacent to Conowingo Road and East Jarrettsville Road, which is, both are public roads. Overall tract area is 4.329 acres. Subject property is zoned CI and R2; primarily Clor CI. The property is currently vacant. In proposed conditions we are proposing a building for professional business services. Loading requirements are not applicable due to building size less than 6,000 square feet. Stormwater Management is being addressed with submerged gravel wetland facility in the rear. Forest Conservation requirements are being provided in an adjacent parcel by the same owner. The FSD was approved on January 17th of this year and the Concept Stormwater Management Plans were submitted in January, late January oft this year. Thank you. Crysta Draayer - Department of Planning and Zoning Thank you. Alright we will begin with the DAC comments. To begin, Volunteer Fire and EMS Bill Snyder. Bill Snyder - Volunteer Fire and EMS Thank you. The only comment Fire and EMS has is the building will require a Knox key box and I have.. the ordering information will be attached to the notes. Okay. Crysta Draayer reading comments from Emergency Operations The following comments are from Emergency Services. The proposed building shall be 1805 Conowingo Road. The proposed building must display 10-1 12 inch address numbers and letters. Development Advisory Committee Minutes May 21, 2025 Page 3 of 13 The address must be clearly visible from Conowingo Road. Public safety wireless radio communications inside the building are 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 700-800 MHz amplifier. Department of Emergency Services will test coverage in your facility once construction is finished. And they have the phone number on here for that contact. Clarence Cullum - Soil Conservation District Thank you Crysta. Good morning all. The proposed construction will require an adequate sediment and erosion control plan. The erosion control plan must meet the minimum standards per the 2011 Maryland Standards and Specifications. Prior to the "Final Plan" submission, please provide our office with our district review fee and voucher. The sediment control plan should be integrated with your stormwater management strategy during your design phases. And the plan does appear to disturb greater than 1 acre, as such an NDPES permit will be required. Please contact MDE for their current permitting process. Thank you. Crysta Draayer - Reading comments from Harford County Health Department And I will read comments from the Health Department. The Harford County Health Department has reviewed the site plan. The site is located on the east side of Conowingo Road, northeast of the intersection of East Jarrettsville Road and Conowingo Rd. This plan proposes the construction of a 5,200 sq. ft. two-story building for professional services on a vacant 4.329 acres zoned CI/R2. The site will be serviced by Harford County public water and sewer. The site plan, as submitted by the consultant, contained incomplete information to allow for the comprehensive review. In order for the Health Department to continue review of the plan, the items listed below must be submitted on a revised plan: 1. The site plan must show water and sewer connections to the building. 2. Parcel 618 does not designate or show the entire parcel or its proposal use with respect to the purpose of Parcel 644. If combining or ifthe proposed needs must include the Parcel 618; then a Preliminary Plan and/or Subdivision Waiver must be submitted to Planning and Zoning for a full review and comments. 3. The consultant must identify any wells and on-site disposal systems within 200 feet ofthe Development Advisory Committee Minutes May 21, 2025 Page 4 of 13 proposed lots and show them. If there are no neighboring wells and/or on-site disposal systems, a note must appear along the appropriate tract boundary. 4. During the construction ofthe property and/or in the future, ifany existing water supply wells and/or onsite sewage disposal systems are discovered, these components must be properly abandoned by current practices and documentation forwarded to the Health Department. Upon review of a revised plan, the Health Department will update their comments. The health department has the following comments regarding this plan. At the discretion of the Department of Public Works Division of Water & Sewer, drainage and utility easements should be platted along appropriate tract boundaries to facilitate the connection of neighboring properties to public utilities. Ifa snack bar or vending machine area is planned a review will be required by the Health Department's Division of Permits and Plan Review. If there are any questions concerning this process please contact them at 410-877-2300. If the office/commercial building is occupied by a dental or medical offices certain permits and registrations may be required from the Maryland Department of the Environment. The owner/developer is reminded that during the development of this project when soil and 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 complete. Additional comments from the Health Department will be provided at the time of building permit or certificate of 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. Gavin Courtright - Department of Public Works Water & Sewer A new series will be required to address the following comments Department of Public Works, Division of Water and Sewer, on the above-described project: On the next version submitted, show the entire parcel 618. The Site Plan and Landscaping Plans must be consistent with each other, the landscaping plan only shows parcel 664 and the owner's information is different than on the preliminary plan. Show and label the water main in Conowingo Road and the fire hydrant, include the size and contract number. Also clearly show the drainage and utility easement for the 16-inch watermain as shown on contract drawing 6103.A proposed sewer extension must be shown to serve the property, expand the limits of the drawing to include the existing sewer that will be used to provide sewer service, and label it with the size and contract number. Development Advisory Committee Minutes May 21, 2025 Page 5 of 13 After the above comments have been addressed on another version of this plan, the following comments shall be issued as conditions of Preliminary Plan approval: The property on which this project is proposed is currently in the W-1/S-5 category for parcel 664 and W5/S-5 category for parcel 618 category in the Water and Sewer Master Plan. It is the property owner/developer's responsibility to request in writing to the Division of Water and Sewer to have the category designations revised to the S-3 category for parcels 664 & 618 and W-3 category for parcel 618. The category designation may not be revised until the Site Plan has been approved by the Department of Planning and Zoning. To effect this change, a public hearing must be held in front of the Harford County Council, and the council must decide to approve this request. The sewer category designation must be revised to S-3 before sewer construction drawings for the project may be approved. The water and sewer construction drawings must be approved before a subdivision plat may be recorded for the 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. The Commercial Service Application Number will be assigned during the next review, the number must be added to the title block oft the site plan submitted with the Application for approval. Contact the Division of Water and Sewer Administration and Permitting Section for additional information. The location of the water meter and backflow preventor will be determined during the Commercial Service Application (CSA). The contract number for this project is 20375 for sewer. The number shall be placed on the utility construction drawings before their initial submittal to the county for review. A Public Works Utility Agreement is required for the construction of the public sewer main extension associated with this project prior to the issuance of a building permit. A building permit cannot be issued until the public utilities that serve them are either operational or bonded for construction. It is the developer'slowner's responsibility to contact the Division of Water and Sewer, Administration Section to request the preparation of the Public Works Utility Agreement concurrent or following the submittal ofthe water and sewer contract drawings for review. And I will give you a copy of these. David Kluck (member of the public) When is sewer going to be provided on Conowingo Road? Gavin Courtright - Department of Public Works Water & Sewer Um it would be the responsibility of the owner/developer to provide the sewer to the property and then the service would also have to be constructed to the property. Development Advisory Committee Minutes May 21, 2025 Page 6 of13 David Kluck I own the adjacent property. Crysta Draayer - Department of Planning and Zoning I am sorry sir, your name for our record? David Kluck Pardon? Crysta Draayer = Department of Planning and Zoning What's your name? David Kluck Name is Dave Kluck and I own the adjacent, (clearing throat), excuse me, I own the adjacent property. I have public water on that property I had it installed in the house and the garage provided, and uh, you know I was just wondering if public sewer was going to be provided on Conowingo Road. Gavin Courtright - Department of Public Works Water & Sewer Um, the county doesn'to currently have any plans to build sewer up Conowingo Road. David Kluck Pardon? Gavin Courtright - Department of Public Works Water & Sewer The county doesn' 't currently have any plans to build sewer up Conowingo Road in that direction SO it would be the owner/developer responsibility. David Kluck I have septic on my property. Crysta Draayer = Department of Planning and Zoning I am sorry we're just going to finish the DAC comments first and then we will open it up for any comments or questions. David Kluck Okay, gotcha, no problem. Crysta Draayer - Department of Planning and Zoning Thank you. Development Advisory Committee Minutes May 21, 2025 Page 7 of13 Robert Anderson - Department of Public Works Engineering Sediment Control Good morning. The following comments are offered by the Division of Highways and the Division of Environmental Sustainability on the subdivision plan submitted. We are not requiring a new series. Sediment Control, Clarence, already kind of went over some of these but I will read them anyway. Required Design Standards . MDE- Maryland Standards and Specifications for Soil Erosion and Sediment Control, Dec 2011, or latest edition. Required Plan Approvals . A sediment control plan is required for the development ofthis site. A grading permit is required. . Stormwater management must be addressed. Stormwater Management SWM Required Design Standards - MDE-Maryland Stormwater Design Manual Volumes I & II (October 2000, Revised May 2009) or latest edition . SWM - Harford County Code Chapter 214 Required Plan Approvals All comments must be addressed on subsequent submittals. . SWM Concept Plan . SWM Site Development Plan SWM Final Plan approval required of the final plan before issuance of grading permit Required Permits Grading permit Stormwater Management permit Please note: Building permits require Stormwater permits before issuance -Also note: Use & Occupancy permits require Stormwater facilities to be constructed and inspected Required Easements . A 20' wide access easement is required to the stormwater management facilities for maintenance purposes. Outfall Investigation . Suitable outfalls must be provided for the stormwater management facility and shall be approved at the time of final design. Development Advisory Committee Minutes May 21, 2025 Page 8 of 13 . Additional topo shall be shown for the outfalls to ensure that the adjacent property owner will not be adversely affected by runoff from the site. Maintenance . Maintenance ofthe stormwater management facilities is the responsibility ofthe lot owner (s) and shall be stipulated in the association documents. Practices located on individual lots are the maintenance responsibility oft the owner. SWM Design Comments . A Stormwater Management Concept Plan has been submitted for review and must be approved before preliminary plan approval. . Stormwater Management practices designed for and located on individual lots shall be constructed and inspected before the issuance of use and occupancy permits. . Discharge pipe locations for proposed stormwater management facilities must be shown on the plan. . The need for an Industrial Stormwater NPDES Permit through the Maryland Department of the Environment shall be investigated by the engineer. Highways had no comments as this is a state road. State Highway Administration read by Crysta Draayer I am going to read the comments from state highway. The State Highway has no objection to the Site Plan for Conowingo Property, however they do require that access permit plans be submitted for all activity within State Highway right of way and construction of those improvements must be completed and accepted by SHA before a Use and Occupancy is issued. The following items must be included in the access permit plan package: * SHA will require a sight distance evaluation. * Hydraulic calculations will need to accompany the access permit plans. * Right of Way dedication across the property frontage. To initiate the plan review cycle toward the issuance of the access permit the design engineer must make electronic submissions using the MDOT Salesforce link. All plan submittals should include hydraulic computations, a Design Request for all proposed signing, marking, lighting, and signal work ifapplicable, and plans and supporting documentation including test pitting for existing utilities. All SHA Policies, Standards, and Specifications must be followed when preparing the access permit plans for review, including, but not limited to the following documents: SHA Access Manual SHA Business Standards and Specifications Development Advisory Committee Minutes May 21, 2025 Page 9 of 13 SHA Accessibility Policy and Guidelines for Pedestrian Facilities SHA Bicycle Policy and Design Guidelines The access management plan review checklist must also be utilized in drafting the SHA improvement plans. Please include a copy of the completed checklist with each submittal. All of these documents along with additional guidance can be found at their website. And if there are any questions please contact Teresa Eller, her information is on here. Eric Vacek - Department of Planning and Zoning Thank you. The proposed site is zoned both CI, Commercial Industrial and R2 Urban Residential. This project consists of a two-story commercial building and associated parking for retail trade service use. As noted by the consultant the gross tract area is 4.329 +/- acres. A preliminary plan shall be submitted to the Department of Planning and Zoning and County for review prior to the approval ofthe Site Plan. The Site Plan does not show the proposed site in its entirety. The plan references two parcels as has been noted by additional departments but they're not shown to the northeast of the proposed sites. So they are shown on the Forest Conservation Plan and they are shown on the Forest Stand Delineation. The consultant shall accurately delineate the split zoning on the property as well as on all subsequent plans or submissions. The plan proposes parking or paved areas which are located within a 25 foot use setback from an adjacent residential lot. So these areas need to be configured outside of that setback. A Forest Stand Delineation and Forest Conservation Plan were both submitted and approved by the Department. The consultant shall clarify, you've got a note on the plan which shows 0.48 acres of Forest Retention sort of sitting on the property to the south. I don't know if there is an arrow which is supposed to be pointing to an area on the proposed site or not. Based on the information provided by the consultant, the required parking for the specified use is 18 spaces. It appears as if the proposed total of spaces is 24 including 2 handicapped parking spaces. Parking in excess of 130% would require a waiver and potentially pervious parking to allow the number of parking to exceed that maximum of 130%. A Landscaping Plan was submitted. We can see the estimate on that plan. We will need to see a Landscaping Plan that shows a protective measures statement. It doesn'tappear to be signed on the submitted plan. The Photometric Plan was submitted to the Department of Planning and Zoning. Any proposed 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 residential properties. All proposed signage shall conform to the Sign Code and will require permits from the Department of Planning and Zoning and Department of Licensing and Permitting. All appropriate easements shall be clearly delineated on subsequent plans and final plats. Final plats shall be recorded at the Harford County Land Records prior to building permit application for any ofthe project or proposed lots. Development Advisory Committee Minutes May 21, 2025 Page 10 of 13 There appears to be an existing drive which services, I think it's 1811, Mr. Kluck's property, which is shown very faintly on the plan in the north/northeast corner of parcel 664. This appears just adjacent to the proposed parking spaces. The plan does show that this drive provides access to 1811 Conowingo Road. And it sits, what appears to be, on a portion of parcel 664. So the disposition of this drive and any easements or rights associated with it shall be clarified from the consultant and/or developer shall verify that the proposed project does not violate any terms or conditions or agreements or easements that are in effect with that property. The consultant shall keep Harford County Department of Planning and Zoning informed concerning the status of this issue. There is a paved area which is to the south, I guess east, ofthe parking area that is just sort ofjust there. What is the intent or what is that for? Jessica Campbell - Frederick Ward Associates I figured that question was coming. That's fine. So the, it's builder services. So the intention is to have a space where they can store materials. Eric Vacek - Department of Planning and Zoning What sort of materials? Jessica Campbell - Frederick Ward Associates Like wood or siding. Eric Vacek = Department of Planning and Zoning And they would be out in the open? Jessica Campbell - Frederick Ward Associates In the rear ofthe property SO it would be screened from the road and adjacent properties because of the situation with the forest conservation on one side and then this lower from the other side. Eric Vacek - Department of Planning and Zoning Are you preparing a preliminary plan? Jessica Campbell - Frederick Ward Associates Yes. Eric Vacek = Department of Planning and Zoning You are preparing one. And is there any proposed development that is going to be proposed on that R2 portion of the property? Jessica Campbell - Frederick Ward Associates No. Development Advisory Committee Minutes May 21, 2025 Page 11 of 13 Eric Vacek - Department of Planning and Zoning Okay. At any point in the future? Jessica Campbell - Frederick Ward Associates That I don' 't know. Eric Vacek - Department of Planning and Zoning So there'sa a potential that you may have additional development on the R2 portion oft that 664.. Jessica Campbell - Frederick Ward Associates You're talking like that big property on the side ofthe 664? Eric Vacek - Department of Planning and Zoning Yeah, I don' 't have it on the site plan SO I can't... Jessica Campbell - Frederick Ward Associates Can you point? (motioning to the plan) Eric Vacek - Department of Planning and Zoning Is it up in this area I am assuming? It is not shown. Jessica Campbell -= Frederick Ward Associates Up in here? No to my knowledge. No. Eric Vacek - Department of Planning and Zoning Alright. The consultant shall contact Matt Kropp in the Department of Planning and Zoning to coordinate and revise the plans to show the correct FEMA Flood panel information. I believe that Matt Kropp has indicated that the FEMA flood plain, I am SO sorry, flood panel, on the plan is not correct. It should be panel and coordinate with him but 24025C0153E with an effective date of 4/19/2016 but again I am asking that it should be coordinated and verified with Matt. Jessica Campbell - Frederick Ward Associates Yeah. Sure. Eric Vacek - Department of Planning and Zoning Those are my comments. Thank you. Crysta Draayer - Department of Planning and Zoning Thank you Eric. Do any ofthe DAC members have any additional questions or comments about the plan? Alright we will now open the meeting up ifyou have any questions or comments. Development Advisory Committee Minutes May 21, 2025 Page 12 of 13 Public Comments: David Kluck Yes, I have here an original drawing oft that piece of property was Green Hickory Subdivision. It was made in 1924 and between my property and the construction in question there is a "map road". Green Road which was not opened. And I am using half oft that road to gain access to my property. The um, now this, this "map road" is not reflected in the construction map oft that (motioning to the plan on the board). So that's my question. Crysta Draayer - Department of Planning and Zoning Sure. Eric did comment on that. We have asked that in the new version, cause they will have to submit a new version oft the plan, that they accurately reflect the presence of that road or your driveway and I would recommend that you provide to Fred Ward any documents that you have SO that they can look at those and make sure it's accurately reflected on the plan. David Kluck Because the "map road" the property ofthe "map road"is owned 50/50 by the property, by my property and the proposed construction property. And the, SO Ij just want to be sure that I will have continued access to my property. And that's my, that's my main question. Crysta Draayer - Department of Planning and Zoning Sure. Of course, yeah. You had, I believe, previously provided to us a copy of the location drawing and a deed. I would recommend that you give all of that to Fred Ward as well SO when they update the plan they can make sure that information is accurate on there. David Kluck Yeah I have that portion showing the "map road" and which is not reflected on the Ward construction plan. Crysta Draayer- - Department of Planning and Zoning Sure. Okay. Thank you. David Kluck So, what should I do? Crysta Draayer - Department of Planning and Zoning I would get in contact with Fred Ward, whether it is now with Jessica or ifit's, you know, separately with someone else, and give them copies ofwhat you have SO that when they update the plan they can make sure that it accurately reflects all of that information. Development Advisory Committee Minutes May 21, 2025 Page 13 of 13 David Kluck Yeah in the meeting with the Ward associates I gave them a copy of the original 1924 plot. Crysta Draayer - Department of Planning and Zoning Okay. David Kluck So, but my goal is to ensure that I have access through that "map road" into my property. Crysta Draayer - Department of Planning and Zoning Right. David Kluck Because I own half ofit, Jessica Campbell - Frederick Ward Associates Yeah. David Kluck and you own half ofit (speaking to Jessica Campbell of Frederick Ward. Associates). Jessica Campbell - Frederick Ward Associates Yep. Crysta Draayer - Department of Planning and Zoning And we have asked that they update the plan to show that information. Did you have any other questions or comments? David Kluck I don't think SO, no. Crysta Draayer = Department of Planning and Zoning Okay. That's fine. If you do later on you can reach out to us at any time. Are there any other questions or comments? Okay, if not then we will go ahead and conclude today's meeting. Thank you everyone. Meeting adjourned at 9:34 am.