A.
This article establishes zoning districts within the incorporated
boundary of Bel Air, Maryland, and outlines the associated standards
and regulations that govern each district. The intent of this article
is to identify the appropriate locations for various uses; to protect
and enhance the Town's quality of life; control congestion; secure
public safety; promote health and the general welfare; provide adequate
light and air; promote conservation of natural resources; prevent
environmental pollution; avoid undue concentration of population and
to facilitate the adequate provision of transportation, water, sewerage,
schools, recreation, parks and other public requirements through the
established criteria and standards to ensure compatibility between
more intensive uses and lower intensity uses in adjacent districts;
to implement the land use, housing and economic development goals
of the Town of Bel Air Comprehensive Plan; to implement the visions
noted in the Land Use Article of the Annotated Code of Maryland; and
to support the goals of the Maryland Smart Growth Act of 1997.
[Amended 4-3-2017 by Ord.
No. 780-17]
B.
The Town is hereby divided into the following zoning districts:
|
R-1
|
Low-Density Residential
|
|
R-2
|
Medium-Density Residential
|
|
R-3
|
High-Density Residential
|
|
R-O
|
Residential-Office District
|
|
B-1
|
Limited Business District
|
|
B-2
|
Central Business District
|
|
B-2A
|
Central Business Gateway District
|
|
B-3
|
General Business District
|
|
B-3A
|
General Business Gateway District
|
|
M-1
|
Industrial District
|
|
Transition Overlay District
| |
The boundaries of these districts are hereby established as
shown on the current Official Town Zoning Map[1] (hereinafter called the "Zoning Map") of the incorporated
area of Bel Air, Maryland, hereby made a part of this Part 2. The
Zoning Map and all notations, references and other matters shown thereon
shall be and are hereby made part of this Part 2. The Zoning Map,
properly attested, shall be on file in the office of the Zoning Administrator
and at the Bel Air Town Hall.
[1]
Editor's Note: The Zoning Map is included as an attachment to this chapter.
A.
Delineation of zoning district boundaries shall be in accordance
with the following rules:
(1)
Boundaries shown as following or approximately following the Town
corporate limits shall be construed as following such limits.
(2)
Boundaries shown as following or approximately following streets
shall be construed to follow the center lines of such streets.
(3)
Boundaries shown as following or approximately following platted
lot lines or other property lines as shown on the current Tax Maps
shall be construed as following such lines.
(4)
Boundaries shown as separated from, and parallel or approximately
parallel to, any of the above-listed features shall be construed to
be parallel to such features and at such distances therefrom as scaled
from the Zoning Map.
(5)
Whenever any road, alley or other public way is abandoned by official
action as provided by law, the zoning districts adjoining the side
of such right-of-way shall be automatically extended, depending on
the side or sides to which such lands revert, to include the right-of-way
of the public way thus abandoned, which shall thenceforth be subject
to all regulations of the extended district.
(6)
In all cases where property has not been specifically included within
a district, such property shall automatically be classified as R-1
District until otherwise classified.
(7)
In cases of annexation of territory where the annexation proceeding
provides a zoning classification for the territory to be annexed,
such territory shall be so classified upon incorporation into the
Town of Bel Air.
(8)
Zoning
district boundaries are discouraged from bisecting lots or structures.
If split zoning cannot be avoided and the application of development
regulations is unclear, the more restrictive requirements will be
applied.
[Added 7-17-2023 by Ord. No. 813-23]
C.
Sustainable building methodology shall be incorporated in new construction,
renovation and restoration projects to the maximum extent practicable.
Sustainable building methodology may include, but is not limited to,
such items as green roofs, capture and reuse of rainwater, high-efficiency
lighting, recycled building components, the use of environmentally
friendly building materials, reuse of historic buildings and building
components, infill development and pedestrian-oriented design. Emphasis
shall be placed on reducing the carbon footprint for new and existing
development.
D.
Proposed retail/service/industrial development projects in excess of 7,500 square feet shall be subject to the special development process specified in Article XII, Appeals, Variances, Special Exceptions and Special Developments, and to the architectural review process specified in Article XVI, Subdivision and Site Plan Review.
[Amended 11-25-2011 by Ord. No. 744-11]
E.
Infill development shall be designed to ensure sensitive integration
of new development with historic structures and the architectural
context in the neighborhood.
F.
Accessory buildings and uses customarily incidental to the property
principal use may be permitted by right or as a special exception.
[Added 4-3-2017 by Ord.
No. 780-17]
G.
Family child-care facilities may be permitted in accordance with
all state and local requirements.
[Added 4-3-2017 by Ord.
No. 780-17]
H.
Electric, communications antennae (in accordance with performance standards set forth in Article VII), water, sewer, gas and fuel lines, but not including transmission lines carrying 50,000 volts or more, are permitted. Transmission lines in excess of 50,000 volts require special exception approval.
[Added 4-3-2017 by Ord.
No. 780-17]
J.
Cemeteries may be permitted when accessory to a house of worship,
provided that no graves or burial plots are located in the front yard.
[Added 4-3-2017 by Ord.
No. 780-17]
K.
Temporary structures for uses incidental to construction work shall
be removed upon the completion or abandonment of work. Construction/sales
trailers may be permitted for no more than 18 months. If longer duration
is necessary, approval from the Director of Public Works is required.
[Added 4-3-2017 by Ord.
No. 780-17; amended 7-17-2023 by Ord. No. 813-23]
L.
A building height bonus of 10% or less may be approved by the Planning
Commission provided that structured parking equal to or exceeding
75% of the building footprint is incorporated as part of a proposed
development.
[Added 4-3-2017 by Ord.
No. 780-17; amended 7-17-2023 by Ord. No. 813-23]
A.
Purpose. The Low-Density Residential District is designed primarily
to accommodate single-family detached housing, ensure preservation
of existing neighborhoods and retain the Town's small-town character
as identified in the Town of Bel Air Comprehensive Plan. Some community
service uses, institutional uses, and home occupations may be permitted
as provided for by this Part 2.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(2)
Home occupations, as defined in Article XIV, are permitted, provided that not more than 300 square feet of area shall be used for such purpose and that only persons residing in the home shall be engaged in this activity. Home occupations or professional offices within the home may be permitted in accordance with the performance standards as set forth in Article VII. A home occupation certificate shall be required.
(3)
Conversion of dwellings or construction of buildings for business, personal and professional uses may be permitted as a special exception in the Transition Overlay District, subject to performance standards as specified in Article VII of this Part 2. Buildings shall be compatible in size and scale with properties located in the Transition Overlay District that are situated within 300 feet of the property in question.
(4)
Professional office uses and bed-and-breakfast establishments may
be permitted in the R-1 Transition Overlay District with special exception
approval.
C.
Specific regulations. Permitted uses are listed in the use classification charts located at the end of Article III.[1] The applicable regulations contained in other articles shall apply in the R-1 Low-Density Residential District. Certain uses are subject to the performance standards specified in Article VII of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
D.
Density, lot area, width, height and yard requirements. Table 165-25[2] outlines the minimum requirements that shall apply for uses in the R-1 District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
[2]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
[Amended 4-3-2017 by Ord.
No. 780-17]
A.
Purpose. The Medium-Density Residential District is designed primarily
to accommodate single-family housing and attached units with appropriate
design and buffering. This district is also intended to ensure preservation
of existing neighborhoods and to retain the Town's small-town character
as identified in the Town of Bel Air Comprehensive Plan.
B.
General regulations.
(1)
The conversion of an existing (as of November 1959) single-family
dwelling into a two-family dwelling is permitted, provided such dwelling
has a total finished floor area of at least 1,800 square feet prior
to conversion and is located on a lot having an area of at least 15,000
square feet at the time of application.
(3)
Home occupations, as defined in Article XIV, are permitted, provided that not more than 300 square feet of area shall be used for such purpose and that only persons residing in the home shall be engaged in this activity. Home occupations or professional offices within the home may be permitted in accordance with the performance standards as set forth in Article VII. A home occupation certificate shall be required.
(4)
Conversion of dwellings or construction of buildings for business, personal and professional uses may be permitted as a special exception in the Transition Overlay District, subject to performance standards as specified in Article VII of this chapter. Buildings shall be compatible in size and scale with properties located in the Transition Overlay District that are situated within 300 feet of the property in question.
(5)
Professional service uses and bed-and-breakfast establishments may
be permitted in the R-2 Transition Overlay District with a special
exception approval.
C.
Specific regulations. Permitted uses are listed in the use classification charts located at the end of Article III.[1] Applicable regulations contained in other articles shall apply in the R-2 Medium-Density Residential District. Certain uses are subject to performance standards specified in Article VII of this Part 2. Exterior lighting for parking areas cannot exceed 16 feet in height and must meet requirements found in Article VII.
D.
Density, lot area, width, height and yard requirements. Table 165-26[2] outlines the minimum requirements that shall apply for uses in the R-2 District, subject to the modifications provided under Article IX of this Part 2.
[2]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
A.
Purpose. The High-Density Residential District is designed primarily
to accommodate high-density housing, including apartments and condominiums
with appropriate design, open space provisions and buffering. The
intent of this section is to ensure that diverse housing opportunities
are available to meet the community's needs.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
The conversion of an existing (as of November 1959) single-family
dwelling into a two-family dwelling is permitted, provided such dwelling
has a total finished floor area of at least 1,800 square feet and
is located on a lot having an area of at least 10,000 square feet
at the time of application.
(3)
Home occupations, as defined in Article XIV, are permitted, provided that not more than 300 square feet of area shall be used for such purpose and that only persons residing in the home shall be engaged in this activity. Home occupations or professional offices within the home may be permitted in accordance with the performance standards as set forth in Article VII. A home occupation certificate shall be required.
(4)
Conversion of dwellings or construction of buildings for business, personal and professional uses may be permitted as a special exception in the Transition Overlay District, subject to performance standards as specified in Article VII of this Part 2. Buildings shall be compatible in size and scale with properties located in the Transition Overlay District that are situated within 300 feet of the property in question.
(5)
Professional office uses may be permitted in the R-3 Transition Overlay
District with special exception approval.
C.
Specific regulations. Permitted uses are listed in the use classification charts located at the end of Article III.[1] Applicable regulations contained in other articles shall apply in the R-3 High-Density Residential District. Certain uses are subject to performance standards specified in Article VII of this Part 2. Exterior lighting for parking areas cannot exceed 16 feet in height and must meet requirements found in Article VII.
[Amended 4-3-2017 by Ord.
No. 780-17]
D.
Density, lot area, width, height and yard requirements. Table 165-27[2] outlines the minimum requirements that shall apply for uses in the R-3 District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
[2]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
A.
Purpose. The Residential-Office District is designed primarily for
areas which are no longer viable as single-family residential areas
due to high traffic volumes or other factors but which may be viable
for high-density residential uses or offices. Office and service uses
may be approved as provided for by this Part 2. These areas are generally
gateways to the Town Center and should be developed to ensure compatibility
with existing residential uses while providing an attractive public
frontage and a sense of arrival to the Town's historic core.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
Customary home occupations and professional services may be permitted in accordance with the performance standards as set forth in Article VII. A home occupation certificate is required.
(2)
Parking areas for commercial uses shall be located in the side or
rear yard only. An access permit shall be required for all parking
area curb cuts. In residential districts, curb cuts for new residential
uses shall not exceed 30 feet, and the driveway shall not exceed 24
feet in width. The curb cut sidewalk pattern should be carried across
the driveway in all districts. Buildings, low walls and attractive
plantings shall be used to screen commercial parking areas.
(3)
Development shall be compatible with neighboring development and
provide a cohesive and rational pattern. All development shall consider
design features that will create an attractive and visual continuity
between proposed development and adjacent neighborhoods. Buildings
shall be constructed to ensure visual privacy and sunlight for adjacent
structures, as well as protection from the new or renovated developments,
site illumination, noise and odors, as applicable.
(4)
Building and site design should preserve and enhance special street
views, in particular, views of landmark buildings and natural features,
focal points at T-intersections and views along curving roadways.
Traditional building materials, such as brick or high-quality masonry
finish, are encouraged.
(5)
Building, design, height and massing.
(a)
Building materials shall be compatible in quality, color, texture,
finish and dimension with other buildings in the district. Architecturally
harmonious material, color, texture and treatment shall be used for
all exterior walls.
(b)
Rear facades shall be of finished quality and shall be consistent
in color and material with the rest of the building.
(c)
The style and scale of the proposed building shall respect design
elements prevalent in the community. Examples of such elements are
the width, roofline pattern, size, shape, height, facing windows and
building materials found throughout the Town.
(d)
The use of fenestration, patterns and traditional design elements
is encouraged. Examples of such design elements are facade offsets,
covered porticos, recessed or projected entries and other appropriate
architectural features. Building walls shall be a maximum of 40 feet
in length without modulation.
(e)
Roof forms shall be considered based on their compatibility
with the existing architectural context and the character of adjoining
buildings.
(f)
Glass should not be reflecting, as in mirrored windows. Tinted
glass to prevent inner glare may be allowed, subject to review by
the Zoning Administrator. Justification for tinted glass shall be
submitted to the Zoning Administrator.
(g)
Simplicity of design and a limited range of colors and materials
are encouraged. Contrasting colors which accent architectural details
and entrances are encouraged, as well as the use of graffiti-resistant
materials.
(h)
A building height transition or step down is required for projects
that are adjacent to residential districts.
(i)
The area covered by impervious surfaces shall be minimized to
the greatest extent practicable.
(6)
Fencing and screening.
(a)
Walls and fences shall be uniform and compatible with architectural
style, color and building material. Appropriate materials include
iron grating, wood, stone or brick. No jersey barrier, split rail,
wire mesh or chain-link walls or fencing will be permitted. Temporary
barriers other than chain link must be approved by the Director of
Public Works. Walls greater than 40 feet in length shall incorporate
some form of visual relief, including, but not limited to, pattern
breaks, barrier wall construction, vertical features such as columns,
differing construction materials or a combination of the above.
[Amended 7-17-2023 by Ord. No. 813-23]
(b)
All service areas, including, but not limited to, shipping,
loading areas, dumpsters, refuse bins and similar accessory uses,
shall be placed in the side or rear yard and screened from public
view.
(c)
Rooftop mechanical equipment and vents, utility facilities and
other such equipment shall be located away from public view or screened
with a treatment that is complimentary to the building architecture.
If service areas are exposed to view due to site conditions, such
areas shall be screened with landscaping and appropriate fencing.
(7)
Lighting and security.
(a)
The use of decorative lighting and supporting structures consistent
with building design, style and color is encouraged.
(b)
Lighting provided for parking areas shall not exceed 12 feet in height and shall meet requirements found in Article VII.
(c)
The use of security alarm systems is encouraged.
(8)
Vehicular and pedestrian access.
(a)
Vehicular access points shall be kept to a minimum. Shared or
linked parking areas that provide cross access to adjacent properties
are encouraged.
(c)
Curb cuts should be eliminated or minimized to the greatest
extent possible through shared driveways with adjacent properties.
(d)
Street connectivity and access management shall be ensured through
driveway consolidation, relocation and enclosure of curb cuts and
driveways, creation of medians and shared driveways to help improve
the function of commercial streets.
(e)
Walkways shall be designed to meet the following requirements:
[1]
Provide safe, convenient, well-illuminated entrance to the building.
[2]
Protect pedestrians from vehicular intrusion with landscaping
and curbs that are integrated into the overall streetscape design.
[4]
A continuous internal pedestrian walkway shall be provided from
the perimeter public sidewalk to the principal customer entrance(s).
ADA-compliant sidewalks extending the full length of the building
or center must be provided along any facade featuring a customer entrance
and along any facade abutting public parking areas. Modifications
may be authorized by the Building Official on a case-by-case basis
when site conditions warrant.
[5]
The internal pedestrian walkways, including those crossing vehicular
lanes, must be distinguished from driving surfaces through the use
of special pavers or scored concrete to enhance pedestrian safety
and the attractiveness of the walkways.
(9)
Landscaping and amenities. Landscaping shall be designed to add visual interest to open spaces, parking areas and facades, as well as to soften the transition between buildings of different heights and styles. Landscaping plans shall be submitted as required in Articles VI and VIII of this Part 2. The landscape plan shall be designed to meet the following minimum requirements:
(a)
Preserve the maximum number of existing healthy trees when developing
the site.
(b)
Add visual interest to open spaces and blank facades by utilization
of landscaping to enhance the streetscape.
(c)
Provide definition of public walkways and open areas.
(d)
Provide a consistent visual image between adjacent properties
along the streetscape.
(e)
Provide appropriate curbs, tree guards and grates to ensure
the continued health of the plant material located in pedestrian areas.
(f)
Provide plant species for year-round appearance, maintenance
and compatibility with adjacent properties.
(g)
Provide plants in proper size and quantities to allow their
healthiest establishment and to compliment the development and the
streetscape.
(10)
Signage. Signs shall be designed to project the image of the business or service while complementing the design of the subject property and other buildings in the district. Signs permitted in the district shall conform to regulations as specified in Part 3, Article XV, of the Town of Bel Air Development Regulations.
C.
Special regulations. Permitted uses are listed in the use and classification charts located at the end of Article III.[2] Applicable regulations contained in other articles shall apply in the R-O Residential-Office District. Certain uses are subject to performance standards specified in Article VII of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
D.
Density, lot area, width, height and yard requirements. Table 165-28[3] outlines the minimum requirements that shall apply for uses in the R-O District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
[3]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
E.
Development
standards. The floor area of an individual use shall not exceed 7,500
square feet
[Added 7-17-2023 by Ord. No. 813-23]
A.
Purpose. The Limited Business District is designed to accommodate
small-scale local business, institutional or service establishments.
Some more intense business, institutional, or service establishments
may be permitted as provided for by this Part 2. Uses in this district
should be developed to ensure compatibility with existing residential
uses while providing an attractive public frontage and linkage to
the Town Center.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
Customary home occupations and professional services may be permitted in accordance with the performance standards as set forth in Article VII. A home occupation certificate is required.
(2)
The sidewalk pattern should be carried across the driveway. Buildings,
low walls and/or attractive plantings shall be used to screen parking.
C.
Special regulations. Permitted uses are listed in the use classification charts located at the end of Article III.[2] Applicable regulations for architecture and site design contained in RO Residential Office District, § 165-28B shall apply in the B-1 Limited Business District. Certain uses are subject to performance standards specified in Article VII of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17; 7-17-2023 by Ord. No. 813-23]
D.
Density, lot area, width, height and yard requirements. Table 165-29[3] outlines the minimum requirements that shall apply for uses in the B-1 District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
[3]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
A.
Purpose. The Central Business District is established to:
(1)
Promote reuse, infill and redevelopment in Bel Air's traditional
Town Center.
(2)
Encourage efficient use of land and compact development.
(3)
Retain and strengthen the land use pattern that includes a mix of
shops, services, offices, civic uses and residences.
(4)
Encourage increased economic vitality through the addition of new
downtown residences and uses that attract visitors, such as specialty
shops, restaurants, theaters and overnight accommodations.
(5)
Encourage mixed-use buildings with retail and service uses at street
level and office or residential uses on upper levels.
(6)
Retain and create attractive streetscapes with a lively, pedestrian-oriented
character.
(7)
Provide for safe and convenient pedestrian, bicycle and automotive
travel.
(8)
Promote building forms that respect and reinforce the historic streetscape.
(9)
Require the use of building components that are human in scale.
(10)
Ensure that new, expanded or rehabilitated buildings are compatible
with the scale of historic buildings in close proximity.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
Customary home occupations and professional services may be permitted in accordance with the performance standards set forth in Article VII. A home occupation certificate is required.
(2)
Street trees shall be required along the street edge of the primary
access road, with clustering of smaller trees encouraged throughout
the developed areas.
(3)
A comprehensive coordinated sign plan shall be submitted at the time of site plan review. This shall include one or a combination of the following signage styles: freestanding, directory, projecting, wall, roof, awning and/or window. Signs shall conform to regulations specified in Article XV of this chapter.
C.
Site design standards.
(1)
Design goals.
(a)
The streetscape and the building facade facing the street shall
be the primary focus of the development.
(b)
New development shall contribute to the creation or reinforcement
of a pedestrian-friendly streetscape with sidewalks and a defined
pedestrian edge.
(c)
Buildings on corner lots shall establish a strong presence with
unified facade design along both street frontages.
(d)
Parking shall not be a dominant visual element of the streetscape.
Views of parking should be screened by buildings or buffered with
attractive plantings or low walls.
(e)
Building and site designs should preserve and enhance special
street views, in particular, views of landmark buildings and natural
features, focal points at T-intersections and views along curving
roadways.
(2)
Treatment of front yard and sidewalk area. The public streetscape
between the building facade and the street shall be developed as a
safe and attractive pedestrian area, with amenities such as sidewalks,
lighting, seating, canopies or awnings and landscaping.
(3)
Building placement and frontage on street.
(b)
A single driveway and/or walkway shall be permitted between
the building and a side lot line where needed for access to a rear
parking area. The maximum distance from the side lot line to the building
shall be 30 feet for a two-way access, 16 feet for a one-way access,
or eight feet for a walkway without vehicular access. (Driveways may
be wider at the street in accordance with access permit requirements.)
(c)
For through lots, placement of building facades along both lot
frontages is encouraged but not required. A through lot with building
facade frontage on both roads may have one driveway and/or pedestrian
access for each road.
(d)
For corner lots with cumulative frontage greater than 200 feet,
a lesser building facade frontage may be approved by the Planning
Commission along one road, provided the primary building facade and
entrances are oriented towards the street frontages and the building
complies with front yard requirements and architectural standards
for corner lots.
[Amended 7-17-2023 by Ord. No. 813-23]
(e)
For lots with frontage on two or more roads, in determining
which streets should have continuous building facade frontage, priority
shall be based upon street classifications established by the Town
of Bel Air Comprehensive Plan. Continuous building walls shall be
created and retained along streets in the following order of priority:
principal arterials, minor arterials, urban collectors, local roads.
Solid walls with a minimum height of 42 inches may be approved by
the Planning Commission as a substitute for a building façade
for one street frontage only.
[Amended 7-17-2023 by Ord. No. 813-23]
(4)
Building setbacks and lot width.
[Amended 2-21-2012 by Ord. No. 748-12; 4-3-2017 by Ord. No. 780-17]
(b)
Buildings with height between 45 feet and 55 feet:
[1]
Minimum front setback: 10 feet from right-of-way, no maximum
front setback.
[2]
Minimum side and rear setback: zero feet, except 30 feet if
lot is adjacent to an R District.
 |
|---|
|
Figure 165-30.I
Illustration of height, setback and front yard standards
for the B-2 District.
|
[3]
For a corner lot with frontage on two arterial roads, the front yard
setback shall be applied to the primary access frontage only.
(5)
Parking and access.
(b)
Limit the width of curb cuts to 30 feet for two-way access or
22 feet for one-way access, unless a wider curb cut is required by
the Maryland State Highway Administration.
(c)
Off-street parking shall be located to the rear of the principal
structure.
(d)
If a lot has frontage on more than one street:
[1]
For a corner lot, parking shall be located on one side of the
building interior to a block. Parking shall be no closer to the street
than the building facade facing the same street and screened with
a minimum three-foot height wall or ornamental fence.
[Amended 7-17-2023 by Ord. No. 813-23]
[2]
For a through lot, parking may be located along one street frontage
only.
[Amended 4-3-2017 by Ord.
No. 780-17]
[3]
For a lot with frontage on three streets, parking may be located
along no more than two street frontages and must be screened with
a minimum three-foot height wall or ornamental fence. If feasible,
limit parking to one street frontage.
[Amended 7-17-2023 by Ord. No. 813-23]
(e)
In determining where to locate on-site parking, priority shall
be based upon the street classifications established by the Town of
Bel Air Comprehensive Plan. Parking areas adjacent to public street
rights-of-way should be located adjacent to a local road whenever
possible, then adjacent to the following types of roads, in order
of preference: urban collectors, minor arterials, principal arterials.
 |
|---|
|
Figure 165-30.II
Illustration of site design standards: corner lot and
interior lot.
|
 |
|---|
|
Figure 165-30.III
Illustration of site design standards: interior lots with
shared driveway.
|
 |
|---|
|
Figure 165-30.IV
Illustration of site design standards: through lot.
|
(6)
Screening for parking.
[Amended 4-3-2017 by Ord.
No. 780-17]
(a)
Parking areas unscreened by buildings for a length of 50 feet
or greater shall be screened by an ornamental fence or wall, three
feet high, between the parking area and the street right-of-way. Landscaping
may be added between the wall and the right-of-way.
(b)
Parking areas unscreened by buildings for a length of less than
50 feet shall be screened by a continuous evergreen hedge or an ornamental
fence or wall with a minimum height of three feet.
(7)
Retail development standards.
(a)
The floor area of an individual retail establishment shall not
exceed 40,000 square feet.
(8)
Residential development standards.
[Amended 4-3-2017 by Ord.
No. 780-17]
(a)
Townhouses shall not be located on a lot with frontage on a
principal arterial road.
(b)
Garages, attached or detached, shall be accessed from the rear
of the dwelling.
(c)
Standards for percentage of window area shall not apply.
(d)
Maximum building coverage for townhouses shall be 60% of the
lot area.
D.
Architectural standards.
(1)
Building facade quality and variation.
(a)
Use architectural details that provide visual interest and human
scale on ground floor facades facing a public street. Features can
include windows, columns, piers, entrances, and storefront windows.
(b)
All facades shall be of finished quality and consistent in color
and material with the front facade.
(c)
Buildings on corner lots shall be architecturally treated as
having frontage on all facades along a street.
(d)
Facades greater than 40 feet in length shall be articulated
with discernible architectural elements, using one or more of the
techniques listed below. Minor changes in material are not sufficient.
The facade shall be divided into bays a maximum of 40 feet in length.
[1]
Divide facades into bays using masonry piers that frame window
and door elements.
[2]
Use vertical and horizontal articulation to break the facade,
including features such as breaks in the surface of the wall (wall
projections or recesses); the placement of window and door openings;
or the placement of balconies, awnings, or canopies.
[3]
Divide the facade into a series of display windows.
[4]
Provide recessed entries.
(e)
Buildings greater than 45 feet in height shall:
[Amended 4-3-2017 by Ord.
No. 780-17]
[1]
Provide a transition from the pedestrian levels to the upper
stories through the use of materials, building articulation, and detailing.
[2]
Use horizontal articulation to avoid monolithic street wall facade, using the features listed in Subsection D(1)(d) above.
[3]
Employ varied, articulated or fenestrated facades.
 |
|---|
|
Figure 165-30.V
Facade walls should be designed to break down into component
pieces horizontally and vertically.
|
(2)
Entrances and windows.
(a)
Emphasize the entrances on facades facing the street through
design features such as columns, transoms, recessed entry, awnings
or other features.
(b)
Provide attractive design features and safe and convenient pedestrian
access for entrance on side and rear facades.
(c)
Generally, use framed, individual windows with vertical proportions. Continuous strip windows or other designs may be approved, subject to review by an independent architect in accordance with Article XVI, § 165-118A(6).
(d)
Glass should not be reflecting, as in mirrored windows. Tinted
glass to prevent inner glare may be allowed, subject to review by
the Zoning Administrator. Justification for tinted glass shall be
submitted to the Zoning Administrator.
(e)
Window area on facades facing public streets shall be within
the following range:
[1]
Storefront buildings: 70% to 90% for the ground floor; 40% to
80% for upper floors.
[2]
Other buildings: 60% to 90% for the ground floor; 40% to 80%
for upper floors.
[3]
A smaller window area may be approved, subject to review by an independent architect in accordance with Article XVI, § 165-118A(6), for buildings that require less window area based upon their function.
 |
|---|
 |
|
Figure 165-30.VI
Illustration of window area standards. (The building design
is for illustrative purposes and is not intended to require or recommend
a particular architectural style.)
|
(3)
Roof design. Provide a cornice or fascia at the roofline to create
a strong roofline and give a finished appearance to the building facade.
(4)
Compatibility with neighboring buildings.
(a)
Infill buildings within a block that is primarily developed
shall contribute to the visual cohesiveness of the block. This may
be accomplished through:
[1]
Continuation of an established building wall, where applicable; and
[2]
Similarity between existing building facades and the proposed structure
in one or more of the following elements: height and spacing of entrances
and windows, window proportions, cornice height, canopy lines or roof
treatments.
(b)
Buildings located adjacent to a designated historic site shall
be designed to complement the historic building architecture using
similar proportions, spacing and height of windows, entrances, facade
bays, cornices, or similarity in materials and colors.
(5)
Awnings and canopies.
(a)
Awnings and canopies should be visually contained within the
building framework of columns and other architectural trim.
(b)
Awnings and canopies should be compatible with the building
and/or window in material, scale, proportion, and color.
(c)
Awnings and canopies shall maintain a clearance of eight feet
above the ground.
(6)
Materials and colors.
(a)
Brick, high-quality masonry or alternative material compatible
and complimentary to materials used in the zoning district are appropriate
for the primary building material of a principal building.
(b)
Simplicity of design and a limited range of colors and materials
are encouraged. In general, use no more than three colors on a facade,
including natural colors, such as unpainted stone or brick.
(c)
Contrasting colors may be used to accent architectural details,
window trim, and entrances.
(7)
Trademark buildings. Trademark buildings with franchise architecture
shall conform in full to these architectural standards. Departures,
for the purpose of conforming to corporate design standards, are not
permitted.
(8)
Mechanical equipment. Screen mechanical equipment (such as air compressors,
pumps, transformers, meters, boxes, and HVAC units) from public streets
and public open spaces. Screening methods may include locating equipment
upon a roof behind a parapet wall or to the rear of the building,
fencing, or appropriate landscaping.
(9)
Structured parking.[2]
(a)
Structured parking is encouraged to allow efficient use of land
and provide shared parking within the downtown area.
(b)
Whenever possible, integrate structured parking within a structure
containing other uses. Locate retail or service uses on the first-floor
street facade if possible. Treat parking structure facades visible
from the street in the same manner as the primary building facades.
(c)
Freestanding parking structures not integrated with other uses
should, if possible, be located in the interior of a block accessed
from a side street or alley.
(d)
If a freestanding parking structure is adjacent to a public
street right-of-way other than an alley, the structure shall be set
back a minimum of eight feet from the right-of-way.
(e)
Design structured parking with materials, architectural details
and landscaping that enable the structure to relate to the pedestrian
scale and context and comply with requirements for facade quality
and variation. Window area requirements shall not apply.
[2]
Editor's Note: Former Subsection D(9), Drive-through windows,
was repealed 4-3-2017 by Ord. No. 780-17. This ordinance also redesignated
former Subsection D(10) and (11) as Subsection D(9) and (10), respectively.
(10)
Fire protection. For buildings higher than three stories or
45 feet, adequate access for ladder rescue vehicles shall be available
on two sides of the proposed building to ensure fire/life safety protection,
and a sprinkler system shall be installed throughout the building.
E.
Site elements.
(1)
Fencing and screening.
(a)
Walls and fences shall be uniform and compatible with architectural
style, color and building material. Appropriate materials include
iron grating, wood, stone or brick. No jersey barrier, split rail,
wire mesh or chain-link walls or fencing will be permitted. Temporary
barriers other than chain link must be approved by the Director of
Public Works. Walls greater than 40 feet in length shall incorporate
some form of visual relief, including, but not limited to, pattern
breaks, barrier wall construction, vertical features such as columns,
differing construction materials or a combination of the above.
[Amended 4-3-2017 by Ord.
No. 780-17; 7-17-2023 by Ord. No. 813-23]
(b)
All service areas, including, but not limited to, shipping,
loading areas, dumpsters, refuse bins and similar accessory uses,
shall be placed in the side or rear yard and screened from public
view.
(c)
Rooftop mechanical equipment and vents, utility facilities and
other such equipment shall be located away from public view or screened
with a treatment that is complementary to the building architecture.
If service areas are exposed to view due to site conditions, such
areas shall be screened with landscaping and appropriate fencing.
(2)
Lighting and security.
[Amended 4-3-2017 by Ord.
No. 780-17]
(3)
Vehicular and pedestrian access.
(a)
Vehicular access points shall be kept to a minimum. Shared or
linked parking areas that provide cross access to adjacent properties
are encouraged.
(c)
Street connectivity and access management shall be ensured through
driveway consolidation, relocation and enclosure of curb cuts and
driveways, creation of medians and shared driveways to help improve
the function of commercial streets.[3]
[3]
Editor's Note: Former Subsection E(3)(c), regarding curb
cuts, was repealed 4-3-2017 by Ord. No. 780-17. This ordinance also
redesignated former Subsection E(3)(d) and (e) as Subsection E(3)(c)
and (d), respectively.
(d)
Walkways shall be designed to meet the following requirements:
[1]
Provide safe, convenient, well-illuminated entrance to the building.
[2]
Protect pedestrians from vehicular intrusion with landscaping
and curbs that are integrated into the overall streetscape design.
[4]
A continuous internal pedestrian walkway shall be provided from
the perimeter public sidewalk to the principal customer entrance(s).
ADA-compliant sidewalks extending the full length of the building
or center must be provided along any facade featuring a customer entrance
and along any facade abutting public parking areas. Modifications
may be authorized by the Building Official on a case-by-case basis
when site conditions warrant.
[Amended 4-3-2017 by Ord.
No. 780-17]
[5]
The internal pedestrian walkways, including those crossing vehicular
lanes, must be distinguished from driving surfaces through the use
of special pavers or scored concrete to enhance pedestrian safety
and the attractiveness of the walkways.
(4)
Landscaping and amenities. Landscaping shall be designed to add visual interest to open spaces, parking areas and facades, as well as to soften the transition between buildings of different heights and styles. Landscaping plans shall be submitted as required in Articles VI and VIII of this Part 2. The landscape plan shall be designed to meet the following minimum requirements:
(a)
Preserve the maximum number of existing healthy trees when developing
the site.
(b)
Add visual interest to open spaces and blank facades by utilization
of landscaping to enhance the streetscape.
(c)
Provide definition of public walkways and open areas.
(d)
Provide a consistent visual image between adjacent properties
along the streetscape.
(e)
Provide appropriate curbs, tree guards and grates to ensure
the continued health of the plant material located in pedestrian areas.[5]
[5]
Editor's Note: Former Subsection E(4)(e) through (g), regarding
screening, protection from wind and sun, and stabilization of steep
embankments, was repealed 4-3-2017 by Ord. No. 780-17. This ordinance
also redesignated former Subsection E(4)(h) through (j) as Subsection
E(4)(e) through (g), respectively.
(f)
Provide plant species for year-round appearance, maintenance
and compatibility with adjacent properties.
(g)
Provide plants in proper size and quantities to allow their
healthiest establishment and to complement the development and the
streetscape.
F.
Density, lot area, width, height and yard requirements. Table 165-30[6] outlines the requirements for uses in the B-2 District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
[6]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
G.
Thresholds for applicability of requirements.
(1)
No legally existing use shall be considered nonconforming due to
noncompliance with the standards of this zoning district for maximum
setback, minimum height, minimum building facade frontage along a
public street right-of-way, location of parking or access driveways,
or architectural standards.
(2)
The following table specifies the thresholds at which the standards
of this district shall apply to proposed expansions or new constructions.
(3)
If a proposed building expansion exceeds 50% of the gross building
area existing on the effective date of this section, and the proposed
development site will not comply with the requirements of this zoning
district:
(a)
Special exception approval shall be required for the expansion.
(b)
The Board of Appeals, in reviewing the proposed special exception,
shall evaluate whether the proposed expansion will contribute to accomplishing
the purposes of this zoning district and complies, to the extent feasible
and reasonable, with the applicable standards indicated in the following
chart:
|
Table 165-30A: Thresholds for Applying Requirements
to New Construction
[Amended 4-3-2017 by Ord. No. 780-17]
| ||||||
|---|---|---|---|---|---|---|
|
Extent of Development
|
General Standards
|
Standards Specific to B-2 District
| ||||
|
Architectural Standards
|
Design Standards for Site Elements
|
Building Placement and Frontage
|
Minimum and Maximum Front Setback
|
Parking Location
|
Landscaping and Screening for Parking Area
| |
|
New development
|
X
|
X
|
X
|
X
|
X
|
X
|
|
Additions to single-family detached dwellings
| ||||||
|
Additions to existing nonresidential or multifamily
building not exceeding 50% of gross floor area; the standards indicated
shall apply only to new construction and new site improvements
|
X
|
X
| ||||
|
Additions to existing nonresidential or multifamily
building greater than 50% of gross floor area; compliance is required
or special exception approval is needed for deviations from requirements
|
X
|
X
|
X
|
X
| ||
|
Parking areas that add 1 to 5 spaces
|
X
|
X
| ||||
|
Parking areas with 6 or more spaces
|
X
|
X
|
X
| |||
A.
Purpose. The Central Business Gateway District is established to:
(1)
Allow reuse, infill and redevelopment in areas bordering Bel Air's
traditional Town Center in a manner that retains the small-town scale
of development and provides a sense of arrival to the Town's historic
core.
(2)
Encourage efficient use of land and compact development that establishes
a logical extension of the traditional downtown, reinforces pedestrian
connections and is compatible with existing buildings within and adjacent
to the B-2A District.
(3)
Strengthen the pattern of land use that integrates services, offices,
civic uses, residences and public amenities.
(4)
Provide for safe and convenient pedestrian, demolition and automotive
travel.
(5)
Require the use of building components that are human in scale.
(6)
Encourage protection of mature vegetation and establishment of landscaping
to reinforce the existing network of open space, lawns, gardens and
landscaped areas.
(7)
Provide transitions or buffers so that new development is compatible
with and protective of surrounding residential uses.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
Customary home occupations and professional services may be permitted in accordance with the performance standards set forth in Article VII. A home occupation certificate is required.
(2)
Street trees shall be required along the street edge of the primary
access road with clustering of smaller trees encouraged throughout
the developed areas.
(3)
A comprehensive coordinated sign plan shall be submitted at the time of site plan review. This shall include one or a combination of the following signage styles: freestanding, directory, projecting, wall, roof, canopy, and/or window. Signs shall be designed to project the image of the business or service while complementing the design of the subject property and other buildings in the district. All signs, including banners, require a permit. Signs shall conform to regulations specified in Article XV of this chapter.
[Amended 9-16-2019 by Ord. No. 792-19]
C.
Site design standards.
(1)
Design goals.
(a)
The streetscape and the building facade facing the street shall
be the primary focus of the development.
(b)
New development shall contribute to the creation or reinforcement
of a pedestrian-friendly streetscape with sidewalks lined by front
yards that provide attractive landscaping and convenient access to
building entrances.
(c)
Parking shall not be a dominant visual element of the streetscape.
Parking should be screened by buildings or buffered by attractive
plantings or low walls.
(d)
Building and site designs should preserve and enhance special
street views, in particular, views of landmark buildings and natural
features, focal points at T-intersections and views along curving
roadways.
(2)
Treatment of front yard areas. The front yard area for a nonresidential
use shall be landscaped to provide a green amenity area that contributes
to an attractive streetscape. The landscaping shall include at least
three of the following elements: trees, shrubs, flowering plants,
benches, gazebos, lawn or other elements that contribute towards the
goal of this provision.
(3)
Building placement and frontage on street.
(a)
The building facade must occupy at least 60% of the street frontage.
(b)
A single driveway and/or walkway shall be permitted between
the building and a side lot line for access to a side or rear parking
area.
(c)
For corner lots with cumulative frontage greater than 200 feet:
[1]
A building facade frontage less than 60% may be approved along
one road, provided that the proposed building complies with the architectural
standards for corner buildings and has the primary building facade
and entrances oriented towards the street frontages.
[2]
In determining which streets should have the required building
facade frontage, priority shall be based upon street classifications
established by the Town of Bel Air Comprehensive Plan. The required
building frontage shall be created along streets in the following
order of priority: principal arterials, minor arterials, urban collectors,
local roads.
(4)
Parking location and access.
(b)
Limit the width of curb cuts to 30 feet for two-way access or
22 feet for one-way access, unless a wider curb cut is required by
the Maryland State Highway Administration.
(c)
For interior lots, off-street parking shall be located to the
rear of the principal structure. In addition, no more than 1/2 bay
of parking may be located to the side of the principal structure,
no closer to the street than the building facade.
(d)
If a lot has frontage on more than one street:
[1]
For a corner lot, parking shall be located on sides of the building
interior to the blocks. Parking spaces shall be no closer to the street
than the building facade facing the same street and screened with
a minimum three-foot height wall, ornamental fence or landscape.
[Amended 7-17-2023 by Ord. No. 813-23]
[2]
For a through lot, parking shall be located along one street
frontage only.
[3]
For a lot with frontage on three streets, parking may be located
along no more than two street frontages and screened with a minimum
three-foot height wall, ornamental fence or landscape; if feasible,
limit to one street frontage.
[Amended 7-17-2023 by Ord. No. 813-23]
(e)
In determining where to locate on-site parking, priority shall
be based upon the street classifications established by the Town of
Bel Air Comprehensive Plan. Parking areas adjacent to a public street
right-of-way should be located adjacent to a local road whenever possible,
then along the following types of roads, in order of preference: urban
collectors, minor arterials, principal arterials.
 |
|---|
|
Figure 165-31.I
Illustration of site design standards for the B-2A District.
|
(5)
Screening for parking areas. Perimeter landscaping shall be provided
between parking areas and street rights-of-way by a continuous evergreen
hedge or an ornamental fence or wall with a minimum height of three
feet.
[Amended 4-3-2017 by Ord.
No. 780-17]
(6)
Design of pedestrian areas, walls and fences.
(a)
Walkways and pedestrian amenities shall be constructed of materials
compatible in color, pattern, texture and scale with adjacent and
nearby buildings.
(b)
Walls and fences shall be uniform and compatible with the architectural
style, color and materials of buildings in close proximity. Appropriate
materials include iron grating, wood, stone, finished decorative concrete
or brick. No jersey barrier, split rail, wire mesh or chain-link walls
or fencing will be permitted. Temporary barriers other than chain
link must be approved by the Director of Public Works.
[Amended 7-17-2023 by Ord. No. 813-23]
(7)
Retail development standards. The floor area of an individual retail
establishment shall not exceed 7,500 square feet.
(8)
Residential development standards.
(a)
The front facade of townhouses shall not face a principal arterial
road.
(b)
Porches and steps may encroach up to eight feet into the minimum
front yard.
(c)
Garages, attached or detached, shall be accessed from the rear
of the dwelling.
(d)
Standards for percentage of window area shall not apply.[2]
[2]
Editor's Note: Former Subsection C(8)(d), regarding density
standards for townhouses and multifamily dwellings, was repealed 4-3-2017
by Ord. No. 780-17. This ordinance also redesignated former Subsection
C(8)(e) through (g) as Subsection C(8)(d) through (f), respectively.
(e)
Maximum building coverage for townhouses shall be 60% of the
lot area.
D.
Density, lot area, width, height and yard requirements. Table 165-31[3] outlines the requirements for uses in the B-2A District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
 |
|---|
|
Figure 165-31.II
Illustration of height, setback and front yard standards
for the B-2A District.
|
[3]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
E.
Thresholds for applicability of requirements.
(1)
No legally existing use shall be considered nonconforming due to
noncompliance with the standards of this zoning district for maximum
setback, minimum height, minimum building facade frontage along a
public street right-of-way, location of parking or access driveways,
or architectural standards.
(2)
The following table specifies the thresholds at which the standards
of this district shall apply to proposed expansions or new construction.
(3)
If a proposed building expansion exceeds 50% of the gross building
area existing on the effective date of this section, and the proposed
development site will not comply with the requirements of this zoning
district:
(a)
Special exception approval shall be required for the expansion.
(b)
The Board of Appeals, in reviewing the proposed special exception,
shall evaluate whether the proposed expansion will contribute to accomplishing
the purposes of this zoning district and complies, to the extent feasible
and reasonable, with the applicable standards indicated in the following
chart:
|
Table 165-31A: Thresholds for Applying Requirements
to New Construction
[Amended 4-3-2017 by Ord. No. 780-17]
| ||||||
|---|---|---|---|---|---|---|
|
Extent of Development
|
General Standards
|
Standards Specific to B-2A District
| ||||
|
Architectural Standards
|
Design Standards for Site Elements
|
Building Placement and Frontage
|
Minimum and Maximum Front Setback
|
Parking Location
|
Landscaping and Screening for Parking Area
| |
|
New development
|
X
|
X
|
X
|
X
|
X
|
X
|
|
Additions to single-family detached dwellings
| ||||||
|
Additions to existing nonresidential or multifamily
building not exceeding 50% of gross floor area; the standards indicated
shall apply only to new construction and new site improvements
|
X
|
X
| ||||
|
Additions to existing nonresidential or multifamily
building greater than 50% of gross floor area; compliance is required
or special exception approval is needed for deviations from requirements
|
X
|
X
|
X
|
X
| ||
|
Parking areas that add 1 to 5 spaces
|
X
|
X
| ||||
|
Parking areas with 6 or more spaces
|
X
|
X
|
X
| |||
A.
Purpose.
(1)
The General Business District is designed to accommodate a wide range
of commercial establishments. Uses in this district serve a wide area
and tend to generate high volumes of vehicular traffic. This district
is intended to accommodate more intense commercial and mixed-use development
and to implement the goals of the Economic Development Element of
the Town of Bel Air Comprehensive Plan.
(2)
These areas are located along major transportation corridors and
should be developed in a sensitive manner to ensure compatible architecture
and site design consistent with a major gateway. Campus-style development
patterns with multilevel buildings, service, retail and institutional
uses in a park-like setting are encouraged. The district should satisfy
regional needs for large-scale institutional and commercial development.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
Customary home occupations and professional services may be permitted in accordance with the performance standards set forth in Article VII. A home occupation certificate is required.
(2)
[1]Development shall enhance the visual approach to the Town
by providing an attractive gateway to the Town.
[1]
Editor's Note: Former Subsection B(2), regarding application
of general regulations found in the R-O District, was repealed 7-17-2023 by Ord. No. 813-23. This ordinance also renumbered former Subsection B(3)
through B(5) as Subsection B(2) through B(4), respectively.
(3)
Street trees shall be required along the street edge of the primary
access road, with clustering of smaller trees encouraged throughout
the developed areas.
(4)
A comprehensive coordinated sign plan shall be submitted at the time of site plan review. This shall include one or a combination of the following signage styles: freestanding, directory, projecting, wall, roof, canopy and/or window. All signs, including banners, require a permit. Signs shall conform to the regulations as specified in Article XV of the Town of Bel Air Development Regulations.
C.
Site design
standards.
[Added 7-17-2023 by Ord. No. 813-23[2]]
(1)
An access permit shall be required for all parking area curb cuts.
Curb cuts on Town roads for new uses shall not exceed 35 feet, and
the driveway shall not exceed 24 feet in width. The curb cut sidewalk
pattern should be carried across the driveway. Buildings, low walls
and attractive plantings shall be used to screen commercial parking
areas.
(2)
Architecture shall be compatible with neighboring development and
provide a cohesive and rational pattern. All development shall consider
design features that will create an attractive and visual continuity
between proposed development and adjacent areas. Buildings shall be
constructed to ensure visual privacy and sunlight for adjacent structures,
as well as protection from the new or renovated developments, site
illumination, noise and odors, as applicable.
(3)
Building and site design should preserve and enhance special street
views. Views of landmark buildings, natural features, focal points
at T-intersections and views along curving roadways shall be highlighted.
Traditional building materials, such as brick or high-quality masonry
finish, are encouraged.
(4)
Building, design, height and massing.
(a)
Building materials shall be compatible in quality, color, texture,
finish and dimension with other buildings in the area. Architecturally
harmonious material, color, texture and treatment shall be used for
all exterior walls.
(b)
Rear facades shall be of finished quality and shall be consistent
in color and material with the rest of the building.
(c)
The style and scale of the proposed building shall respect design
elements prevalent in the area. Examples of such elements are the
width, roofline pattern, size, shape, height, facing windows and building
materials found throughout the Town.
(d)
The use of fenestration, patterns and traditional design elements
is encouraged. Examples of such design elements are awnings, facade
offsets, covered porticos, recessed or projected entries and other
appropriate architectural features. Building walls shall be a maximum
of 40 feet in length without modulation.
(e)
Roof forms shall be considered based on their compatibility
with the existing architectural context and the character of nearby
buildings.
(f)
Glass should not be reflecting, as in mirrored windows. Tinted
glass to prevent inner glare may be allowed, subject to review by
the Zoning Administrator. Justification for tinted glass shall be
submitted to the Zoning Administrator.
(g)
Simplicity of design and a limited range of colors and materials
are encouraged. Contrasting colors which accent architectural details
and entrances are encouraged, as well as the use of graffiti-resistant
materials.
(h)
A building height transition or step down is required for projects
that are adjacent to residential districts.
(5)
Fencing and screening.
(a)
Walls and fences shall be uniform and compatible with architectural
style, color and building material. Appropriate materials include
iron grating, wood, stone or brick. No jersey barrier, split rail,
wire mesh or chain-link walls or fencing will be permitted. Temporary
barriers other than chain link must be approved by the Director of
Public Works. Walls and fences greater than 40 feet in length shall
incorporate some form of visual relief, including, but not limited
to, pattern breaks, barrier wall construction, vertical features such
as columns, differing construction materials or a combination of the
above.
(b)
All service areas, including, but not limited to, shipping,
loading areas, dumpsters, refuse/recycling bins and similar accessory
uses, shall be located in the side or rear yard and screened from
public view.
(c)
Rooftop mechanical equipment and vents, utility facilities and
other such equipment shall be located away from public view or screened
with a treatment that is complimentary to the building architecture.
If service areas are exposed to view due to site conditions, such
areas shall be screened with landscaping and ornamental fencing.
(6)
Lighting and security.
(a)
The use of decorative lighting and supporting structures consistent
with building design, style and color is encouraged.
(b)
Lighting provided for parking areas shall not exceed 25 feet in height and shall meet requirements found in Article VII.
(c)
The use of security alarm systems is encouraged.
(7)
Vehicular and pedestrian access.
(b)
Curb cuts should be eliminated or minimized to the greatest
extent possible through shared driveways with adjacent properties.
(c)
Street connectivity and access management shall be ensured through
driveway consolidation, relocation and enclosure of curb cuts and
driveways, creation of medians and shared driveways to help improve
the function of commercial streets.
(d)
Walkways shall be designed to meet the following requirements:
[1]
Provide safe, convenient, well-illuminated entrance to the building.
[2]
Protect pedestrians from vehicular intrusion with landscaping
and curbs that are integrated into the overall streetscape design.
[3]
Provide safe community access for the handicapped to all major
building entrances by means of minimum grade changes, curb cuts, ramps
and railings, as required by the Americans with Disabilities Act (ADA).
[4]
A continuous internal pedestrian walkway shall be provided from
the perimeter public sidewalk to the principal customer entrance(s).
ADA-compliant sidewalks extending the full length of the building
or center must be provided along any facade featuring a customer entrance
and along any facade abutting public parking areas. Modifications
may be authorized by the Building Official on a case-by-case basis
when site conditions warrant.
[5]
The internal pedestrian walkways, including those crossing vehicular
lanes, must be distinguished from driving surfaces using special pavers
or scored concrete to enhance pedestrian safety and to distinguish
walkways.
D.
Special regulations. In addition to the general regulations noted above, the following regulations and the applicable regulations contained in other articles shall apply in the B-3 General Business District. Certain uses are subject to performance standards specified in Article VII of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17; 7-17-2023 by Ord. No. 813-23]
E.
Density, lot area, width, height and yard requirements. Table 165-32[3] outlines the minimum requirements that shall apply for uses in the B-3 District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
[3]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
A.
Purpose. The General Business Gateway District is established to:
(1)
Promote reuse, infill and redevelopment that provide a transition
from the highway-oriented development of the B-3 District to the Town's
pedestrian-oriented, historic core.
(2)
Encourage efficient use of land and compact development with a mixture
of retail, service, office, civic and residential uses.
(3)
Allow the land uses permitted in the B-3 District while incorporating
design standards appropriate to Bel Air's traditional downtown core.
(4)
Encourage increased economic vitality through the addition of new
downtown residences and uses that attract visitors, such as specialty
shops, restaurants, theaters and overnight accommodations.
(5)
Encourage mixed-use buildings with retail and service uses at street
level and office or residential uses on upper levels.
(6)
Promote redevelopment of vacant and underutilized properties.
(7)
Provide for safe and convenient pedestrian, bicycle and automotive
travel.
(8)
Provide pedestrian connections between Route 1 and Bel Air's downtown
area.
(9)
Retain and create attractive streetscapes with a lively, pedestrian-oriented
character.
(10)
Require the use of building components that are human in scale.
(11)
Provide transitions or buffers so that new development is compatible
with and protective of surrounding residential uses.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
Customary home occupations and professional services may be permitted in accordance with the performance standards set forth in Article VII. A home occupation certificate is required.
(2)
Street trees shall be required along the street edge of the primary
access road, with clustering of smaller trees encouraged throughout
the developed areas.
(3)
A comprehensive coordinated sign plan shall be submitted at the time of site plan review. This shall include one or a combination of the following signage styles: freestanding, directory, projecting, wall, roof, canopy, and/or window. Signs shall conform to regulations specified in Article XV of this chapter.
C.
Site design standards.
(1)
Design goals.
(a)
The streetscape and the building facade facing the street shall
be the primary focus of the development.
(b)
New development shall contribute to the creation or reinforcement
of a pedestrian-friendly streetscape with a strong pedestrian edge
along the sidewalk and screening for parking.
(c)
Buildings on corner lots shall establish a strong presence with
unified facade design along both street frontages.
(d)
Parking shall not be a dominant visual element of the streetscape.
Parking should be screened by buildings or buffered by attractive
plantings or low walls.
(e)
Building and site designs should preserve and enhance special
street views, in particular, views of landmark buildings and natural
features, focal points at T-intersections and views along curving
roadways.
(2)
Treatment of front yard and sidewalk area. The public streetscape
between the building facade and the street shall be developed as a
safe and convenient pedestrian area with attractive amenities, such
as sidewalks, public plazas or squares, lighting, seating, canopies
or awnings and landscaping.
(3)
Building placement and frontage on street.
(a)
For lots with street frontage of less than 100 feet, the building
facade must occupy at least 70% of the street frontage.
(b)
For lots with street frontage of 100 feet or greater, the building
facade must occupy at least 60% of the street frontage.
(c)
The Planning Commission may approve buildings with lesser frontage:
(d)
A single driveway and/or walkway shall be permitted between
the building and a side lot line for access to a side or rear parking
area.
(e)
For corner lots with cumulative frontage greater than 200 feet:
[1]
A building facade frontage less than the required percentage
may be approved along one road, provided that the proposed building
complies with the architectural standards for corner buildings and
has the primary building facade and entrances oriented towards the
street frontages.
[2]
In determining which streets should have the minimum building
facade frontage, priority shall be based upon street classifications
established by the Town of Bel Air Comprehensive Plan. The required
building frontage shall be created along streets in the following
order of priority: principal arterials, minor arterials, urban collectors,
local roads.
(4)
(5)
Parking location and access.
(b)
Curb cut width shall be limited to 30 feet for two-way access
or 22 feet for one-way access, unless a wider curb cut is required
by the Maryland State Highway Administration.
(c)
Off-street parking shall be located to the rear and to the side
of the principal structure.
(d)
For interior lots, parking spaces shall not be located between
the building facade and the street.
(e)
If a lot has frontage on more than one street:
[1]
For a corner lot, parking shall be located on the sides of the
building interior to the block. Parking shall be no closer to the
street than the building facade facing the same street and screened
with a minimum height three-foot wall, fence or landscape.
[Amended 7-17-2023 by Ord. No. 813-23]
[2]
For a through lot, parking shall be located along one street
frontage only.
[3]
For a lot with frontage on three streets, parking may be located
along no more than two street frontages and screened with a minimum
height three-foot wall, fence or landscape; if feasible, limit to
one street frontage.
[Amended 7-17-2023 by Ord. No. 813-23]
(f)
In determining where to locate on-site parking, priority shall
be given based upon the street classifications established by the
Town of Bel Air Comprehensive Plan. Parking areas adjacent to a public
street right-of-way should be located adjacent to a local road whenever
possible, then adjacent to the following types of roads, in order
of preference: urban collectors, minor arterials, principal arterials.
 |
|---|
|
Figure 165-33.II
Illustration of site design standards for the B-3A District.
|
(6)
Screening for parking areas.
(a)
Parking areas unscreened by buildings shall be screened by a
minimum three-foot-high continuous evergreen hedge or equivalent dense
landscaping or a decorative wall or fence located at the edge of the
sidewalk.
[Amended 4-3-2017 by Ord.
No. 780-17]
(7)
Design of pedestrian areas, walls and fences.
(a)
Walkways and pedestrian amenities shall be constructed of materials
compatible in color, pattern, texture and scale with adjacent and
nearby buildings.
(b)
Walls and fences shall be uniform and compatible with the architectural
style, color and materials of buildings in close proximity. Appropriate
materials include iron grating, wood, stone, finished decorative concrete
or brick. No jersey barrier, split rail, wire mesh or chain-link walls
or fencing will be permitted. Temporary barriers other than chain
link must be approved by the Director of Public Works.
[Amended 7-17-2023 by Ord. No. 813-23]
(8)
Residential development standards.
(a)
The front facade of the townhouses shall not face a principal
arterial road.
(b)
Garages, attached or detached, shall be accessed from the rear
of the dwelling.
(c)
No density standards are applicable to townhouses or multifamily
dwellings.
(d)
Standards for minimum percentage of window area shall not apply.
(e)
Maximum building coverage for townhouses shall be 60% of the
lot area.
D.
Density, lot area, width, height and yard requirements. Table 165-33[3] outlines the requirements for uses in the B-3A District, subject to the modifications provided under Article IX of this Part 2.
[Amended 4-3-2017 by Ord.
No. 780-17]
[3]
Editor's Note: See the Table of Lot Requirements for Specific Uses, included as an attachment to this chapter.
E.
Thresholds for applicability of requirements.
(1)
No legally existing use shall be considered nonconforming due to
noncompliance with the standards of this zoning district for maximum
setback, minimum height, minimum building facade frontage along a
public street right-of-way, location of parking or access driveways,
or architectural standards.
(2)
The following table specifies the thresholds at which the standards
of this district shall apply to proposed expansions or new construction.
(3)
If a proposed building expansion exceeds 50% of the gross building
area existing on the effective date of this section, and the proposed
development site will not comply with the requirements of this zoning
district:
(a)
Special exception approval shall be required for the expansion.
(b)
The Board of Appeals, in reviewing the proposed special exception,
shall evaluate whether the proposed expansion will contribute to accomplishing
the purposes of this zoning district and complies, to the extent feasible
and reasonable, with the applicable standards indicated in the following
chart:
|
Table 165-33A: Thresholds for Applying Requirements
to New Construction
[Amended 4-3-2017 by Ord. No. 780-17]
| ||||||
|---|---|---|---|---|---|---|
|
Extent of Development
|
General Standards
|
Standards Specific to B-3A District
| ||||
|
Architectural Standards
|
Design Standards for Site Elements
|
Building Placement and Frontage
|
Minimum and Maximum Front Setback
|
Parking Location
|
Landscaping and Screening for Parking Area
| |
|
New development
|
X
|
X
|
X
|
X
|
X
|
X
|
|
Additions to single-family detached dwellings
| ||||||
|
Additions to existing nonresidential or multifamily
building not exceeding 50% of gross floor area; the standards indicated
shall apply only to new construction and new site improvements
|
X
|
X
| ||||
|
Additions to existing nonresidential or multifamily
building greater than 50% of gross floor area; compliance is required
or special exception approval is needed for deviations from requirements
|
X
|
X
|
X
|
X
|
X
| |
|
Parking areas that add 1 to 5 spaces
|
X
|
X
| ||||
|
Parking areas with 6 or more spaces
|
X
|
X
|
X
| |||
A.
Purpose. The Industrial District is designed to accommodate enterprises
engaging in the manufacturing, processing, designing, repairing, renovating,
cleaning, or assembling of goods, merchandise or equipment. In some
instances, the traditional industrial areas are immediately adjacent
to residential uses. The regulations and standards in this district
are intended to ensure compatibility between these divergent land
uses while assuring implementation of the Economic Development Element
goals of the Town of Bel Air Comprehensive Plan.
B.
General regulations.
[Amended 4-3-2017 by Ord.
No. 780-17]
(1)
Development shall be compatible with neighboring development and
provide a cohesive and rational pattern. All development shall consider
design features that will create an attractive and visual continuity
between proposed development and adjacent neighborhoods. Buildings
shall be constructed to ensure visual privacy and sunlight for adjacent
structures, as well as protection from the new or renovated developments,
site illumination, noise and odors, as applicable.
(2)
The use of fenestration, patterns and traditional design elements
is encouraged. Examples of such design elements are facade offsets,
covered porticos, recessed or projected entries and other appropriate
architectural features. Building walls shall be a maximum of 40 feet
in length without modulation.
(3)
A building height transition or step down is required for projects
that are adjacent to residential districts.
(4)
The area covered by impervious surfaces shall be minimized to the
greatest extent practicable.
(5)
Fencing and screening.
(a)
Walls and fences shall be uniform and compatible with architectural
style, color and building material.
(b)
All service areas, including, but not limited to, shipping,
loading areas, dumpsters, refuse bins and similar accessory uses,
shall be placed in the side or rear yard and screened from public
view with a solid wall or fence.
(c)
Rooftop mechanical equipment and vents, utility facilities and
other such equipment shall be located away from public view or screened
with a treatment that is complimentary to the building architecture.
If service areas are exposed to view due to site conditions, such
areas shall be screened with landscaping and appropriate fencing.
(7)
Vehicular and pedestrian access.
(a)
Vehicular access points shall be kept to a minimum. Shared or
linked parking areas that provide cross access to adjacent properties
are encouraged.
(c)
Walkways shall be designed to meet the following requirements:
[1]
Provide safe, convenient, well-illuminated entrance to the building.
[2]
Protect pedestrians from vehicular intrusion with landscaping
and curbs that are integrated into the overall streetscape design.
[4]
A continuous internal pedestrian walkway shall be provided from
the perimeter public sidewalk to the principal customer entrance(s).
ADA-compliant sidewalks extending the full length of the building
or center must be provided along any facade featuring a customer entrance
and along any facade abutting public parking areas. Modifications
may be authorized by the Building Official on a case-by-case basis
when site conditions warrant.
[5]
The internal pedestrian walkways, including those crossing vehicular
lanes, must be distinguished from driving surfaces through the use
of special pavers or scored concrete to enhance pedestrian safety
and the attractiveness of the walkways.
(8)
Landscaping and amenities. Landscaping shall be designed to add visual interest to open spaces, parking areas and facades, as well as to soften the transition between buildings of different heights and styles and screen exterior storage of materials and equipment from public view. Forest stand delineation, forest conservation and landscaping plans shall be submitted as required in Articles VI and VIII of this Part 2.
[Amended 7-17-2023 by Ord. No. 813-23]
(9)
Signage. Signs shall be designed to project the image of the business or service while complimenting the design of the subject property and other buildings in the district. All signs, including banners, require permits. Signs permitted in the district shall conform to regulations as specified in Article XV of the Town of Bel Air Development Regulations.
The permitted use tables are included at the end of this chapter.
