The purposes of this article are:
A.
To encourage innovations and design excellence in
development by permitting variety in type, design and layout of buildings.
B.
To provide opportunities for recreation and open space.
C.
To encourage efficient use of land and public services.
D.
To provide flexibility in land development and protection
of sensitive environmental and agricultural features.
A.
Administrative approval. The following special developments
shall be subject to review and approval by the Director of Planning:
(1)
Conventional with open space (COS).
(2)
Conservation development standards (CDS).
(3)
Agricultural/commercial.
(4)
Garden and mid-rise apartment dwellings.
(5)
Nursing homes and assisted living facilities in the
Chesapeake Science and Security Corridor only.
(6)
Mixed use centers in the development envelope, as
defined on the most recent land use plan.
[Amended by Bill No. 09-31]
(7)
Planned employment center in the ENOD only.
(8)
Traditional neighborhood design in the ENOD only.
(9)
Integrated community shopping center (ICSC) 100,000
square feet or less in the Chesapeake Science and Security Corridor
only.
(10)
Mobile home subdivision (MHS) in the R3 and R4 Districts only. At the time of submission of an application for approval of a MHS, the property owner shall notify all adjacent property owners of the intent to develop an MHS. In considering the application for an MHS, the Director of Planning must consider the limitations, guides and standards outlined in § 267-9 (Board of Appeals).
(11)
Housing for the elderly.
(12)
Continuing care retirement community (CCRC).
(13)
Corporate office park (COP).
(14)
Retail/service/office uses in the RO District.
(15)
Animal shelters.
[Added by Bill No. 12-48]
B.
Board approval. The following special developments shall be subject to approval of the Board pursuant to this section and § 267-9 (Board of Appeals):
(1)
Planned residential development.
(2)
Mobile home park.
(3)
The location on a parcel or a portion thereof for
a proposed ICSC. The development plans for any integrated community
shopping centers shall be approved by the Director of Planning in
accordance with this article.
(4)
The location on a parcel or portion thereof for a
Chesapeake Science and Security Corridor shopping center over 100,000
square feet.
C.
Prior to approval by the Board of the special development identified in Subsection B(1) and (2), the Board shall determine that the proposed project complies with the development and design standards set forth herein and is consistent with the purpose of this section and the limitations, guides and standards noted in § 267-9 (Board of Appeals):
(1)
The Board shall consider the report of the Director of Planning regarding the project's compliance with this section upon the applicant's submission of information as required in § 267-12A(2) (Concept plan).
(2)
The Director of Planning may approve modification
or amendment of the project plan after Board approval upon a finding
that the modification or amendments comply with the requirements of
this section.
D.
Prior to approval of the location of an ICSC, the Director of Planning shall prepare a report regarding the project's compliance with the standards in § 267-9 (Board of Appeals). To provide adequate information for this report, the Director of Planning may require the submission of a concept plan for the site, a traffic impact study, a market feasibility study and other information as needed to determine project compliance. The Board shall consider the report of the Director of Planning and specific recommendations contained therein in its decision regarding the location of a shopping center.
The following general requirements shall be
applicable to all projects developed under this article:
A.
The protection of trees shall be considered in determining
the location of open space and development areas.
B.
The project shall be designed to minimize earthmoving,
erosion and the disturbance of environmentally sensitive features.
C.
The road system shall be designed as harmonious with
the topography and adjacent public roads and designed to allow for
a network of roads which interconnect throughout the development.
E.
All public roads and intersections and parking areas
and areas of high pedestrian use shall be adequately lighted and arranged
to direct light away from residences.
G.
Projects developed under this article shall be consistent
with the Harford County Subdivision Regulations.
A.
Eligibility. A COS shall have a minimum parcel size
of 5 acres in the R1, R2, R3 and R4 Districts.
B.
Permitted uses. The uses permitted in a conventional
with open space development shall be those uses permitted in the appropriate
district.
C.
Density. Allowable densities are set forth in § 267-55 (R1, R2, R3 and R4 Urban Residential Districts).
(1)
Site design.
(a)
The project shall be designed with regard to
the soils, topography and natural features of the parcel.
(b)
All residential structures shall be sited so
as to promote privacy and ensure natural light for all living areas.
(d)
Buildings near the periphery of the project
shall be harmonious with neighboring areas and shall provide adequate
transition in density and type. A buffer yard may be required to facilitate
the transition between the existing neighborhood and the proposed
COS development. The Department shall determine the appropriate buffer
yard.
(e)
No building shall be located within 10 feet
of the road right-of-way.
(f)
Pedestrian/bicycle amenities and linkages shall
be provided, including linkages to open space areas.
(3)
Open space. The open space shall be easily and safely
accessible to the residents and protective of natural features. The
following open space requirements shall be met:
(a)
In a conventional with open space development,
open space shall be provided as follows:
|
District
|
Minimum Open Space
(percent of parcel area)
|
|---|---|
|
R1
|
10%
|
|
R2
|
10%
|
|
R3 (single-family attached and detached)
|
15%
|
|
R3 (all other dwelling types)
|
20%
|
|
R4
|
20%
|
(4)
Recreational facilities. Adequate recreational facilities
shall be provided in each phase of development to meet the needs of
the residents.
A.
Eligibility. A PRD shall have a minimum parcel size
of 5 acres in the R3 and R4 Districts.
B.
Permitted uses. The uses permitted in a PRD shall
be those uses permitted in the appropriate district. Business uses
in a planned residential development project developed in the R4 District
are permitted provided that such uses do not exceed 1,000 square feet
of gross floor area for every 100 dwelling units.
C.
Density. Allowable densities are set forth in § 267-55 (R1, R2, R3 and R4 Urban Residential Districts).
(1)
Site design.
(a)
The project shall be designed with regard to
the soils, topography and natural features of the parcel.
(b)
All residential structures shall be sited so
as to promote privacy and ensure natural light for all living areas.
(d)
Buildings near the periphery of the project
shall be harmonious with neighboring areas and shall provide adequate
transition in density and type. A buffer yard may be required to facilitate
the transition between the existing neighborhood and the proposed
PRD development. The Department shall determine the appropriate buffer
yard.
(e)
No building shall be located within 10 feet
of the road right-of-way.
(f)
Pedestrian/bicycle amenities and linkages shall
be provided, including linkages to open space areas.
(3)
Open space. The open space shall be easily and safely
accessible to the residents and protective of natural features. The
following open space requirements shall be met:
(4)
Recreational facilities. Adequate recreational facilities
shall be provided in each phase of development to meet the needs of
the residents.
A.
The provisions of these development standards may
be applied to single-family detached subdivisions located within the
Agricultural District.
(1)
In order for a parcel to be developed under conservation
development standards, it must be a minimum of 35 acres in size.
(2)
Allowable densities under conservation development standards shall be that set forth in this § 267-53 (AG Agricultural District).
(3)
The developable area shall not exceed 25% of the total
parcel, including all land necessary to accommodate utilities and
infrastructure, including roads, water, wastewater and electric lines.
The preservation area shall not be less than 75% of the total parcel.
(4)
The developer shall submit a scaled drawing of the
property. The drawing shall include the property boundaries, the general
lot designs, road locations, forested areas, steep slopes, wetlands,
streams and other sensitive areas. In addition, the drawing shall
show the remaining agricultural use on the property, including agricultural
buildings, cropland and pasture areas.
B.
The following uses are permitted in the preservation
area, pursuant to the lot and setback requirements of this section.
C.
The uses allowed in the developable area shall be
limited to single-family residential dwellings.
D.
Design standards.
(1)
Development shall be designed in a manner that will
minimize the effect on cropland, pasture, forest and areas of other
significant value.
(2)
The preservation area should be determined with reference
to the location of forested and agricultural land or preservation
areas on adjacent properties so as to maintain contiguity where feasible.
(3)
All land in the preservation area, whether part of the created subdivision or platted and recorded separately, shall be subject to an easement in perpetuity in a form to be approved by the Department of Law and recorded in the land records of Harford County, Maryland, restricting any future development on that property, except those permitted in Subsection B.
(4)
If future public necessity warrants, the property
owner and the County may agree to amend the terms of the easement,
subject to the following requirements:
(a)
The land may be developed only for a nonresidential
use that is beneficial to the community, as specified in the amended
easement;
(b)
The agreement of the County Council shall be
evidenced by legislative act of the Council; and
(c)
An amended easement shall be effective only
upon its recordation in the land records of the County.
(5)
Public roads shall be designed in a manner that is
consistent with the Harford County Road Code and with the surrounding
rural character.
(6)
The easement shall not provide for public access to
any privately-owned land.
A.
General provisions. The following general requirements
shall be applicable to all projects developed under this article:
]Amended by Bill Nos. 13-52; 15-023[1]]
(1)
Must be approved by the Director of Planning.
(2)
Except as otherwise provided in this subsection, the
parcel shall be a minimum of 10 acres.
(3)
For the 3 years prior to application for approval, gross agricultural income shall have been at least $15,000 annually, as set forth on Internal Revenue Code Schedule F, or as set forth on any other financial documentation requested and approved by the Department of Planning and Zoning. Gross agricultural income shall remain at least $15,000 annually as set forth in this Subsection (3).
(4)
The parcel shall be zoned and assessed agricultural.
(5)
Meets the specific criteria for the use.
(6)
Must be owner or tenant operated.
(7)
Safe and adequate access shall be provided for vehicular
traffic, as determined by the State Highway Administration or Harford
County.
(8)
Hours of operation are permitted between 6:00 a.m.
and 10:00 p.m. unless otherwise specified.
(9)
Any lighting shall be shielded and directed away from
any off-site residence and may be used only during permitted hours
of operation.
(11)
Setbacks for these uses shall be a minimum of 100 feet from
any property line except road frontage and 200 feet from any off-site
residence. A buffer yard shall be provided between any parking or
storage area and any public road and any off-site residence.[2]
[2]
Editor’s Note: A temporary moratorium on the application
of this subsection as it relates to outdoor dining uses only for bars,
breweries, nightclubs and restaurants was renewed by Bill No. 22-019.
The provisions are waived, provided that all fire, life safety and
Americans with Disability Act requirements are met. The temporary
moratorium shall sunset 12-31-2023, unless renewed by legislative
act.
(12)
Written approval from the record owner is necessary
if someone other than the owner of record is operating the use.
[1]
Editor’s Note: This bill also stated that it does not
apply to projects that have applied for preliminary or site plan approval
prior to September 15, 2015.
B.
Amusements.
(1)
Commercial riding stables.
(a)
Parking shall be provided a minimum of 100 feet
from property lines except road frontage and 200 feet from any off-site
residence.
(2)
Private parties and receptions.
(a)
Unless located entirely within an enclosed building,
this use shall not be located less than 100 feet from any lot line
except road frontage and 200 feet from any off-site residence.
(b)
Adequate parking shall be provided on site and
screened from any off-site residence.
(c)
Hours of operation are not permitted between
12:00 midnight and 6:00 a.m.
(3)
Farm breweries.
[Added by Bill No. 15-039; amended by Bill Nos. 19-015; 21-020]
(a)
Adequate parking shall be provided on site and screened from
any off-site residence. No off-site parking shall be permitted.[3]
[3]
Editor’s Note: A temporary moratorium on the application
of this subsection as it relates to outdoor dining uses only for bars,
breweries, nightclubs and restaurants was renewed by Bill No. 22-019.
The provisions are waived, provided that all fire, life safety and
Americans with Disability Act requirements are met. The temporary
moratorium shall sunset 12-31-2023, unless renewed by legislative
act.
(b)
The parcel shall be at least 25 acres.
(c)
The parcel upon which the farm brewery is located shall produce
a minimum of 2 acres of grain, hops, fruit, or other ingredient, excluding
water, that is utilized in the brewery production of the alcoholic
beverages. Alternatively, the crops utilized by the brewery may be
grown on an off-site parcel provided it is owned and operated by the
owner of the farm brewery. Starting no later than 3 years following
the receipt of all necessary approvals, the farm brewery shall brew
a minimum of 35% of its total brewery product on the parcel where
the brewery is physically located.[4]
[4]
Editor’s Note: A temporary moratorium on the application
of this subsection as it relates to outdoor dining uses only for bars,
breweries, nightclubs and restaurants was renewed by Bill No. 22-019.
The provisions are waived, provided that all fire, life safety and
Americans with Disability Act requirements are met. The temporary
moratorium shall sunset 12-31-2023, unless renewed by legislative
act.
(d)
Hours of operation are permitted between 10:00 a.m. and 10:00
p.m.
(e)
Any enclosed structure, or portion thereof, to be used for tastings,
sales or events shall not exceed 2,500 square feet. Calculation of
the 2,500 square feet devoted to tastings, sales and events will be
based on the floor area devoted to customer service, excluding rest
rooms and storage.
(f)
Events designed to promote the farm brewery shall be permitted
on the property, subject to the applicable requirements and conditions
set forth in the Alcoholic Beverages Article of the Maryland Annotated
Code, as amended.
(g)
The owner shall obtain all other necessary and required federal
and state licenses and approvals prior to operating.
(h)
In the event the farm brewery will be accessed by a private road
upon which other property owners have an easement to use, the owner
of the farm brewery shall submit affidavits of support from all easement
owners. The form of the affidavit shall be approved by the Department
of Planning and Zoning prior to signature.
(i)
Any building used in connection with the farm brewery shall be located
a minimum of 300 feet from any lot line.
C.
Industrial uses associated with agricultural uses
as provided for in the Use Charts.[5]
(1)
Any new buildings or additions shall be located a
minimum of 100 feet from any lot line except road frontage and 200
feet from any off-site residence. Existing buildings shall be exempt.
[5]
Editor's Note: The Permitted Use Charts are included as an attachment to this chapter.
D.
Motor vehicle.
(1)
Commercial or construction vehicles and equipment storage, service and repair, used in the farming operation and owned by the farmer or tenant operator may be located on the property provided that the parcel is a minimum of 20 acres. The storage of commercial or construction vehicles and equipment shall be located not less than 100 feet from any property line except road frontage and 200 feet from any off-site residence and buffered pursuant to § 267-30 (Buffer yards).
(2)
School buses. A maximum of 25 school buses may be located on the property provided that the parcel is a minimum of 20 acres. School buses shall be located not less than 100 feet from any property line except road frontage and 200 feet from any off-site residence and buffered pursuant to § 267-30 (Buffer yards).
E.
F.
Services.
(2)
Restaurants and brewery, pub.
[Amended by Bill No. 19-015]
(a)
Shall not have seating capacity to accommodate
more than 30 patrons.[6]
[6]
Editor’s Note: A temporary moratorium on the application
of this subsection as it relates to outdoor dining uses only for bars,
breweries, nightclubs and restaurants was renewed by Bill No. 22-019.
The provisions are waived, provided that all fire, life safety and
Americans with Disability Act requirements are met. The temporary
moratorium shall sunset 12-31-2023, unless renewed by legislative
act.
(b)
Any lighting shall be shielded and directed
away from any off-site residence and may be used only during permitted
hours of operation.
(c)
Adequate on-site parking shall be gravel covered
and a minimum of 100 feet from any lot line except road frontage and
200 feet from any off-site residence.[7]
[7]
Editor’s Note: A temporary moratorium on the application
of this subsection as it relates to outdoor dining uses only for bars,
breweries, nightclubs and restaurants was renewed by Bill No. 22-019.
The provisions are waived, provided that all fire, life safety and
Americans with Disability Act requirements are met. The temporary
moratorium shall sunset 12-31-2023, unless renewed by legislative
act.
(d)
Shall not be in operation between 10:00 p.m.
and 6:00 a.m.
A.
Purpose. To provide for development of multi-family
dwelling unit projects in the B3 and R4 Zoning Districts.
B.
Objectives.
C.
Development standards.
(1)
Permitted uses. The following uses shall be permitted:
(a)
Garden apartments.
(b)
Mid-rise apartments. In the R4 District, retail
and service uses may be incorporated into the overall project for
up to 30% of the gross square footage. Business uses shall be located
on only the first floor of any building. No more than 1 restaurant
or bar shall be permitted per project. Freestanding signs advertising
the business uses shall be limited to 120 square feet in size per
project.
(2)
Access. Primary access to the GMA site shall be from
a primary residential or higher functionally classified road.
(3)
Design. The proposed project shall be designed with buildings which are compatible and harmonious with surrounding uses. Efforts shall be made to minimize the impact and maximize the aesthetics to adjoining or surrounding properties. The design shall provide for adequate buffers, pursuant to § 267-30 (Buffer yards).
(4)
Open space. The open space shall constitute at least 20% of the parcel area, of which at least 10% shall be suitable for and devoted to active recreation. The project should be designed so that active recreational areas are suitably located and accessible to the residential dwellings and adequately buffered to ensure privacy and quiet for adjoining residential uses. All open space shall be provided pursuant to § 267-31 (Open space).
(5)
Landscaping. Any area not used for buildings, structures or parking shall be landscaped and properly maintained, pursuant to § 267-29 (Landscaping).
(6)
For
development in the B3 Zoning District, which is located entirely within
the development envelope, the R4 conventional with open space (COS)
design standards shall be used. The permitted density shall not exceed
20 dwelling units per acre.
[Added by Bill No. 11-04]
These uses may be granted in the R2 and CI Districts
in the Chesapeake Science and Security Corridor, provided that:
A.
A minimum parcel area of 5 acres is established and
a maximum building coverage of 40% of the parcel is provided.
B.
The setbacks of the district for institutional uses
shall be met.
C.
The density shall not exceed 20 beds per acre of the
parcel.
D.
In the CI District, consideration shall be given to
protection of the residents from impacts of nearby industrial uses:
(1)
To minimize exposure to noise and other emissions
from roads, parking areas and industrial activities, outdoor active
and passive recreation areas shall be buffered with a combination
of evergreen and deciduous trees that are at least 6 feet high at
the time of planting.
(2)
Before opening the facility, its operator shall file
emergency evacuation and sheltering plans for the facility with the
Emergency Operations Division and the 3 closest volunteer fire and
ambulance companies.
(3)
The Director of Planning may deny an application if
the proposed facility would be located near an industrial use that
constitutes a potential hazard to the residents.
A.
Purpose. To provide opportunities and incentives for
high quality mixed use development that creates a synergy of uses,
attractive and efficient design and a reduction of vehicle miles traveled
by locating a variety of uses in one location in the B1, B2, B3, CI,
GI, LI and R4 Zoning Districts within the development envelope, as
defined on the most recently adopted land use plan.
B.
Objectives.
(1)
To encourage orderly, staged development of comprehensively
designed mixed use centers.
(2)
To create a mixture of office, retail, recreational,
hotel and residential uses within a single structure or within multiple
structures where all related structures, parking and open spaces are
designed to function as a cohesive and integrated site, while protecting
the residential character of surrounding neighborhoods.
(3)
To provide for an enriched and enhanced natural environment
by the preservation of trees and the incorporation of stormwater management
techniques which maintain the hydrologic regime of the site.
(4)
To assure compatibility of the proposed land uses
with the internal and surrounding uses by incorporating innovative
standards of land planning and site design.
(5)
Encourage harmonious and coordinated development of
sites, considering the existing natural features, bicycle, pedestrian
and vehicular circulation and compatibility with surrounding uses.
(6)
Encourage development that is of excellent design
and architecture with a mix of uses that will create a synergy of
uses, efficiency of design and a reduction of vehicle miles traveled.
C.
Eligibility.
(1)
In order for a project to utilize the mixed use center
development standards, the property must be located in the B1, B2,
B3, CI, GI, LI or R4 Zoning Districts within the development envelope,
as defined on the most recently adopted land use plan.
(2)
Any project utilizing the mixed use center development
standards must utilize public water and sewer.
(3)
A minimum parcel area of 5 acres must be established.
D.
Permitted uses.
[Added by Bill No. 11-04]
(1)
Any use permitted in the B1, B2, B3, CI, GI, LI and
R4 Zoning Districts shall be permitted regardless of the underlying
zoning district of the property.
(2)
Mix of uses. The following percentage of floor area
proposed on site as shown on all plans shall not exceed the following:
|
Residential uses
|
75% in accordance with B3 or R4 requirements
as a PRD or COS development
|
|
Service uses
|
75% in accordance with B3 or CI requirements
|
|
Retail trade
|
50% in accordance with B3 or CI requirements
|
|
Institutional
|
50% in accordance with B3, R4, CI, LI or GI
requirements
|
|
Industrial
|
50% in accordance with CI, LI or GI requirements
|
|
Motor vehicle/related
|
25% in accordance with B3 or CI requirements
|
|
Warehousing, wholesaling
|
25% in accordance with CI, LI or GI requirements
|
|
All other uses
|
25% in accordance with B3, R4 or CI, LI or GI
requirements
|
E.
Site design.
(1)
The project shall provide a unified arrangement of
buildings, service areas, parking and landscaped areas.
(2)
The project shall be designed with regard to the topography
and other natural features of the parcel.
(3)
Site design shall incorporate elements that foster
community interaction, including outside plazas and eating areas,
focal points such as a pond or fountain, public art or other amenities
that generally serve the public.
(4)
The mixed use center may include the subdivision of
individual building sites or the creation of lease spaces for freestanding
buildings. The project must function as a cohesive commercial center
with pedestrian linkages between the buildings. The architecture,
site design, lighting and signage shall incorporate consistent design
and theme elements, such as pedestrian courtyards.
(5)
Minimum yard requirements. As specified in the underlying
zoning district.
F.
Building design. An architectural rendering of the
building facade and elevations of the structures shall be submitted
to the Department of Planning and Zoning as part of the site plan
approval process. The rendering shall demonstrate how the project
will meet the following standards and objectives:
(1)
The patterns for placement of windows and doors and
use of traditional design elements such as facade offsets, covered
porticoes, recessed or projected entries and other appropriate architectural
features and details is encouraged to provide relief to buildings
over 40 feet in length or width.
(2)
Architecturally harmonious materials, colors, textures
and treatments should be used for all exterior walls. Contrasting
colors that accent architectural details and entrances are encouraged.
Preference shall be given to brick or frame buildings with the use
of architectural grade (high profile dimensional) shingles and standing
seam metal roofs as a unifying element. Rear facades shall be of finished
quality and shall be consistent in color with the rest of the building.
G.
Parking.
(1)
Parking requirements in a mixed use center may be
calculated by the use of the following chart. This chart takes into
account that different uses have their peak parking generation periods
at different times and sharing of parking spaces may be used.
|
Weekday
|
Weekend
| ||||
|---|---|---|---|---|---|
|
Use
|
Day 6:00 a.m. to 6:00 p.m.
|
Evening 6:00 p.m. to 12:00 Mid
|
Day 6:00 a.m. to 6:00 p.m.
|
Evening 6:00 p.m. to 12:00 Mid
|
Nighttime 12:00 Mid to 6:00 a.m.
|
|
Industrial
|
100%
|
10%
|
10%
|
5%
|
5%
|
|
Retail and service
|
60%
|
90%
|
100%
|
70%
|
5%
|
|
Hotels
|
75%
|
100%
|
75%
|
100%
|
75%
|
|
Restaurants
|
50%
|
100%
|
100%
|
100%
|
10%
|
|
Movie theaters
|
40%
|
100%
|
80%
|
100%
|
10%
|
|
All other uses
|
100%
|
100%
|
100%
|
100%
|
100%
|
(2)
Using the parking requirements from the Harford County
Zoning Code, the highest parking requirement for any given time period
is calculated using the chart above. This requirement becomes the
parking requirement for the nonresidential uses in the mixed use center.
All requirements for shared parking shall be addressed in any mixed
use center utilizing shared parking in accordance with the Zoning
Code. Residential parking requirements shall be determined from the
parking requirements in the Harford County Zoning Code, as amended.
(3)
The Director of Planning may approve the use of landscaped
pavers or other pervious material for a portion of the required parking
not to exceed 25% of the total parking.
H.
Pedestrian circulation plan. Each mixed use center
shall provide a pedestrian circulation plan identifying improvements
that are reviewed and approved by the Department of Public Works and
accomplish the following:
(1)
Minimizes conflict between pedestrians and moving
motor vehicles.
(2)
Channels pedestrian flows to crossing areas and delineates
paths across major roadways through the use of textured surfaces,
striping and signage.
(3)
Creates safe and convenient pedestrian paths from
all parking areas to the buildings and between the buildings through
the use of landscaped buffer areas, islands, walkways, crosswalks
and traffic control devices.
(4)
Connects internal pedestrian walkways to existing
walkways and/or makes provisions for connection to future site walkways.
(5)
Provides convenient and safe access to surrounding
residential neighborhoods and commercial areas.
I.
Vehicular circulation plan. Each mixed use center
shall provide a vehicular circulation plan identifying improvements
that accomplish the following:
(1)
At principal vehicular access points, service drives,
turnout lanes, traffic separation devices and merging lanes may be
required based on the anticipated flow of traffic. Such service drives
or turn-out and merging lanes may be allowed as part of the required
yard adjacent to a collector or arterial street. No such service drive
or lane, and no vehicular entrance or exits, shall be counted as part
of any required landscaped area.
(2)
Loading and service areas. Loading and service areas
shall be separated from the pedestrian and customer parking areas.
Service areas shall be located away from roadways to the greatest
extent possible. If exposed to view, due to unusual site conditions,
service areas shall be buffered from public view to the greatest extent
possible.
J.
Lighting. Each mixed use center shall provide a lighting
plan identifying the following:
(1)
A description of the type and location of lighting
fixtures and the light intensity and shielding provisions to be used.
(2)
The lighting fixtures shall be designed to assure
compatibility with the building style.
(3)
Lighting shall be designed, installed and maintained
in a manner not to cause a glare or reflection on adjacent lots.
K.
Modifications. The Director of Planning may approve
modifications to the approved plans for the mixed use center, provided
that the overall theme and intent of the project remains intact. Should
modifications constitute a substantial change to the project, the
Director of Planning may require the applicant to hold additional
public meetings and/or may require the Development Advisory Committee
review the amended project.
A.
Purpose. Planned employment centers are an option
for projects located in the R4, B3, LI, CI or GI Zoning Districts
to promote a higher quality of economic development opportunities
within the Edgewood Neighborhood Overlay District (ENOD).
B.
Objectives.
(1)
To promote a coordinated employment center in a variety
of zoning districts that would compliment adjacent land uses.
(2)
To encourage harmonious architecture and design standards
within a project with a select number of land uses under a diverse
set of residential, industrial and business zoning classifications.
(3)
To establish a standard for employment opportunities
as an integral part the community.
C.
Eligibility. All planned employment center developments
are subject to site plan approval and the following:
(1)
A minimum parcel size of 20 acres.
(2)
A common area to include a community green area with
pedestrian walkways maintained with strict covenants by a property
manager or landowner.
(3)
The original user and any subsequent users must initially
create and make reasonable efforts to maintain a minimum of 75 full-time
equivalent employment opportunities.
(4)
The maximum impervious surface coverage on the developed
parcel shall be 75%.
(5)
Trash containers/dumpsters shall be buffered on all sides exposed to street view. Construction materials for buffering shall be consistent in color and texture to the main building, pursuant to § 267-30 (Buffer yards).
(6)
No outside display or storage is permitted.
(7)
Loading facilities shall be buffered from public view.
(8)
Access to the site shall accommodate anticipated traffic
volumes. Pedestrian and bicycle circulation plans shall be submitted
with preliminary plans indicating on-site amenities and linkages to
adjacent sites. The Department of Planning and Zoning shall approve
such access with concurrence from the Department of Public Works.
E.
Building design. An architectural rendering of the
building facade and elevations of the structures shall be submitted
to the Department of Planning and Zoning as part of the site plan
approval process. The rendering shall demonstrate how the project
will meet the following standards and objectives:
(1)
The patterns for placement of windows and doors and
use of traditional design elements such as facade offsets, covered
porticoes, recessed or projected entries and other appropriate architectural
features and details is encouraged to provide relief to buildings
over 40 feet in length or width.
(2)
Architecturally harmonious materials, colors, textures
and treatments should be used for all exterior walls. Contrasting
colors that accent architectural details and entrances are encouraged.
Preference shall be given to brick or frame buildings with the use
of architectural grade (high profile dimensional) shingles and standing
seam metal roofs as a unifying element. Rear facades shall be of finished
quality and shall be consistent in color with the rest of the building.
A.
Purpose. To provide for flexibility in modifying housing
types, limited retail uses and site design standards and to allow
innovative designs that foster a sense of community within the Edgewood
Neighborhood Overlay District (ENOD).
B.
Objectives.
(1)
To promote the concept of community through the design
of a variety of housing types and the development of adequate open
space.
(2)
To encourage design flexibility in housing types and
the architectural style of buildings within the development.
(3)
To assure compatibility of the proposed land uses
with internal and surrounding uses by incorporating different standards
of land planning and site design than could be accomplished under
conventional zoning categories.
(4)
To provide for an enriched and enhanced natural environment
in a community by the preservation of trees, natural topographic and
geological features, wetlands, watercourses and open space.
(5)
To encourage development in a phased or staged fashion
to ensure the adequacy of the provision of public facilities and the
concurrent implementation of community amenities.
C.
Eligibility. A traditional neighborhood development
shall have a parcel size of 10, 5, 3 and 3 acres in the R1, R2, R3
and R4 District, respectively.
D.
Permitted uses. The following uses shall be permitted.
(1)
Permitted uses include single-family detached dwellings,
single-family attached dwellings and multiple-family dwellings.
(2)
The following open space uses shall be permitted in
conjunction with the residential development: community parks; recreational
facilities and playgrounds; bicycle paths; greens and squares; or
linkages to regional recreation and open space systems.
(3)
Institutional uses that are permitted within the R1,
R2, R3 and R4 District may be incorporated within a traditional neighborhood
development. Developments for the following uses will be permitted
provided that such uses do not exceed 25% of the gross land area up
to a maximum of 10 acres.
(4)
If the Director of Planning approves the lot standards,
building types, yard and building setbacks, parking, street requirements
and any other design requirements necessary for development of the
project, the approved standards and requirements shall be enforceable
as any other standard or requirement of this Part 1.
(5)
A traditional neighborhood development shall not apply
to the main street area as defined by the ENOD and may include the
following additional permitted uses:
(b)
Commercial. Any commercial use proposed in a
residential district shall be part of an overall redevelopment or
development plan. Development for these uses will be permitted provided
that such uses do not exceed 50 square feet of gross floor area for
every dwelling unit. The inclusion of the following business uses
shall not affect the overall residential density calculations.
(6)
Live/work units are permitted provided no more than
50% of the gross square footage of the structure is utilized for professional
or retail services.
E.
Density. Allowable densities are set forth in § 267-55 (R1, R2, R3 and R4 Urban Residential Districts).
F.
Site design.
(1)
The project shall be designed with regard to establishing
distinctive residential neighborhoods that are defined by special
places and buildings rather than homogeneous housing types.
(2)
The project shall be designed to provide a variety
of housing types and open space uses to achieve a balanced and integrated
community. A variety of housing types are not required in the R1 District.
(3)
The project shall be designed with adequate buffers to minimize the visual impact of the proposed project to adjoining properties, pursuant to § 267-30 (Buffer yards).
(4)
The project design and arrangement of buildings, streets,
open space, landscaping and other elements should emphasize, enhance
and incorporate scenic views, existing slopes, forests, geological
features, wetlands, streams and other natural features of the site.
(5)
The project should be designed so that active recreational
areas are suitably located and accessible to the residential dwellings
and adequately buffered to ensure privacy and quiet for adjoining
residential uses.
(6)
The design of the development should be compatible
with and sensitive to the immediate environment of the site and neighborhood
relative to architectural design, scale, bulk, building height and
setbacks.
(7)
The site design shall provide for buffering, sight
breaks and buffers between the buildings on the site and adjacent
buildings of different architectural styles.
(8)
The project shall be designed so that the traffic
generated by the development does not have a significant adverse impact
on the surrounding development.
(9)
To protect the public safety, the design of the project
shall provide that all units be accessible to emergency vehicles by
means of a paved surface or load-bearing way acceptable to the Director
of the Department of Public Works. The Department of Planning and
Zoning, in consultation with the Department of Public Works, shall
establish standards and specifications for the paved surface or load-bearing
way. The project shall be designed so that when the on-street and
off-street parking areas are in use, the access of emergency vehicles
is not impeded. A security vault, approved by the Fire Chief of the
volunteer fire and ambulance company, located closest to the site,
shall be installed on each multi-family and nonresidential structure.
G.
Vehicular circulation and access.
(1)
The project should be designed so that off-street
parking and garages are visually unobtrusive.
(2)
The project shall provide for a through network of
roads that allows for circulation and community integration.
(3)
The project shall be designed so that when the on-street
and off-street parking areas are in use, the access of emergency vehicles
is not impeded.
H.
Open space.
(1)
In a traditional neighborhood development, open space
shall be provided as follows:
|
Minimum Open Space
| |
|---|---|
|
District
|
Percent of Parcel Area
|
|
R1
|
10%
|
|
R2
|
10%
|
|
R3 (for single-family attached or detached)
|
15%
|
|
R3 (for all other dwelling types)
|
20%
|
|
R4
|
20%
|
(2)
Recreational facilities shall be provided in each
phase of development to meet the needs of the residents.
(3)
Open space areas shall be designed to accommodate
a variety of activities and provide for the needs of different groups
of individuals.
I.
Specific requirements. Prior to or at the time of
recordation of a plat for a traditional neighborhood development subdivision
in the land records of the County, the owner shall also record all
use and development restrictions that the subdivision is subject to
under the approved preliminary plan. The subdivision restrictions
shall be reviewed and accepted by the Department of Law prior to recordation
to ensure that all lots created on the property will be subject to
all the restrictions.
J.
A pedestrian and bicycle circulation plan shall be
provided indicating on-site amenities and linkages to adjacent sites.
A.
Development standards.
(1)
Permitted uses. The uses permitted shall be those
permitted in the appropriate district.
(2)
Site design.
(a)
The project shall provide a unified arrangement
of buildings, service areas, parking and landscaped areas.
(b)
The project shall be designed with regard to
the topography and other natural features of the parcel.
(c)
Materials, massing and facade design for the
project shall be harmonious with the character of the neighborhood.
(d)
Outside storage shall be limited as applicable
in the appropriate district.
(e)
Lighting shall be designed and controlled so
that any light shall be shaded, shielded or directed so that light
intensity or brightness does not adversely affect the operation of
vehicles or reflect into residential lots or buildings. The lighting
fixtures shall be designed to assure compatibility with the building
style.
(3)
Vehicular circulation and access.
(a)
The internal circulation system shall be designed
to minimize through traffic and traffic conflicts within the project.
(b)
A comprehensive pedestrian circulation system
must link all uses with the intent of minimizing walking distances
and reducing dependence on the private automobile for internal travel
and external access.
(4)
Loading and service areas.
(a)
All establishments must have vehicular service
access, either from an individual service drive or from a common service
yard.
(b)
All such service areas must be segregated from
public areas and buffered from public view.
(c)
Establishments over 10,000 square feet in area
must have loading berths at the rate of 1 berth per 20,000 square
feet or part thereof.
B.
Specific design requirements. An ICSC shall meet the
following requirements:
(1)
Minimum road frontage of 300 feet.
(2)
Maximum building coverage not to exceed:
|
District
|
Percentage
|
|---|---|
|
B2
|
40%
|
|
B3
|
45%
|
|
CI
|
45%
|
(3)
Maximum impervious surface not to exceed:
|
District
|
Percentage
|
|---|---|
|
B2
|
85%
|
|
B3
|
85%
|
|
CI
|
85%
|
(4)
No building shall be within 40 feet of the public
road rights-of-way or 10 feet of parking areas.
(5)
No building shall be less than 30 feet from the parcel
boundary or 50 feet from an adjacent residential district.
A.
Eligibility. A mobile home park shall be at least
10 acres and located in the R3 or R4 Districts.
B.
Development standards.
(1)
Permitted uses.
(a)
This project may include mobile homes of single
or multiple width, single-family detached homes or any combination
thereof but shall not include recreational vehicles or travel trailers.
(b)
Any project containing more than 100 dwelling
units shall provide a community meeting room and an enclosed recreation
area containing a minimum of 20 square feet of gross floor space per
dwelling unit. A sales and management office and a convenience goods
store, not to exceed 5 square feet of gross floor space per dwelling
unit, may be maintained within the same structure.
(2)
Density. The maximum density shall be 5.0 units per
gross acre in an R3 District and 6.5 units per gross acre in an R4
District.
(3)
(4)
Vehicular circulation.
(a)
The right-of-way for private roads shall be
40 feet. The pavement width of interior roads, whether intended to
be public or private, shall be a minimum of 26 feet. In the event
that off-street parking is provided, this may be reduced to 20 feet
where on-street parking is prohibited and the roadway serves not more
than 20 dwelling units.
(b)
The long side of a dwelling unit may not be
located within 25 feet of the right-of-way of any interior road, and
the end (or short side) of a dwelling unit may not be located within
15 feet of the same. Not more than 6 homes in a row shall have the
same setback. Such setbacks shall differ by at least 6 feet.
(5)
Parking.
(a)
There shall be 2 parking spaces, measuring at
least 9 x 18 feet, for each dwelling unit.
(b)
The required parking spaces may be located within
the required front yard area of individual lots. If group parking
areas are used, these areas shall be arranged so as to prevent through
traffic to other parking areas and shall be buffered from adjacent
projects and public roads.
(6)
Open space and recreation.
C.
Specific design requirements.
(1)
Area requirements:
(a)
Minimum parcel size: 10 acres.
(b)
Minimum road frontage: 200 feet.
(c)
Minimum dwelling unit lot area: 5,000 square
feet for an R3 District and 4,500 square feet for an R4 District.
(d)
Minimum lot width: 50 feet for an R3 District
and 45 feet for an R4 District.
(e)
Maximum impervious surface ratio: 45%.
A.
Eligibility. A MHS shall be at least 5 acres and located
in an R3 or R4 District.
B.
Development standards.
(1)
Permitted uses.
(a)
This project may include mobile homes but shall
not include recreational vehicles or travel trailers.
[1]
The mobile home unit shall be placed on a permanent
foundation unpierced, except for required ventilation and access.
Installation shall include a positive surface water drainage away
from each unit.
[2]
All wheels, axles, transporting lights and removable
towing apparatus shall be removed from each unit prior to occupancy.
(2)
Site design.
(a)
All dwelling units shall be sited with regard
to the topography, soils and natural features of the parcel.
(b)
All dwelling units shall be sited to promote
privacy and ensure natural light for all principal rooms.
(3)
Vehicular circulation. The project roads shall be
designed to provide a logical road network adequate for internal movement.
(4)
Parking.
(a)
There shall be 2 parking spaces, measuring at
least 9 x 18 feet, for each dwelling unit.
(b)
The required parking spaces may be located within
the required front yard area of individual lots. If group parking
areas are used, these areas shall be arranged so as to prevent through
traffic to other parking areas and shall be screened from adjacent
projects and public roads.
(5)
Open space. The open space shall be generally continuous,
accessible to the residents and protective of natural features. The
following open space requirements shall be met:
(6)
Recreational facilities. Adequate recreational facilities
shall be provided in each phase of development to meet the needs of
the residents.
C.
Density and lot characteristics. The density, lot
sizes and design requirements for a mobile home subdivision shall
be those permitted for a conventional development of single-family
detached dwellings in the zoning district in which the project is
located.
D.
For conventional with open space and planned residential developments, where a mobile home subdivision is part of a COS or PRD project, the requirements of §§ 267-70 or 267-71, respectively, shall apply in addition to the requirements of this section. All regulations applicable to both the MHS and to the COS or PRD shall be met.
A.
Eligibility. Housing for the elderly shall have the
following eligibility requirements:
(1)
In the B2, B3 and CI Districts, the minimum lot size
shall be 10 acres. In the R2, R3 and R4 Districts, the minimum lot
size shall be 4 acres.
(2)
Where such a project cannot be served by public water
supply and public sewage disposal systems, water supply and sewage
disposal adequate to meet the needs of the residents shall be provided
in a system approved by the County Health Department.
B.
Development standards.
(1)
Permitted uses. The accessory uses permitted in a housing for the
elderly project may include convenience goods stores, personal services,
professional services, restaurants, health services and medical clinics.
Common activity areas, including the above uses, and other areas serving
the collective needs of the residents shall not exceed 100 square
feet per dwelling unit. Permitted housing types shall include single-family
detached dwellings, townhouse dwellings, patio/court/atrium dwellings,
multiplex dwellings, garden apartment dwellings and mid-rise apartment
dwellings.
[Amended by Bill No. 19-030]
(2)
Density. The maximum density shall be 7 units per
gross acre in R2 Districts and 14 units per gross acre in the R3,
R4, B2, B3 and CI Districts.
(3)
Site design.
(a)
The project shall be designed with regard to
soils, topography and natural and historic features of the parcel.
(b)
All residential structures shall be sited so
as to promote privacy and security and to ensure natural light for
all living areas.
(c)
Buildings near the periphery of the project shall be harmonious with neighborhood areas and shall provide adequate transition in density and type or shall provide a buffer yard as required in § 267-30 (Buffer yards). In the B2, B3 and CI Districts, a buffer yard 20 feet wide shall be provided.
(d)
No building shall be located within 10 feet
of the private road right-of-way and parking areas.
(e)
Business uses in housing for the elderly shall
be designed with their primary orientation to the project and integrated
with the dwelling units consistent with the needs of the future residents.
Business uses shall occur within completely enclosed buildings. No
freestanding signs advertising business uses shall be permitted.
(4)
Vehicular and pedestrian circulation and access.
(a)
The project roads shall be designed to provide
a logical road network adequate for internal movement.
(b)
The project must be directly accessible from
1 or more existing or planned arterial, collector or primary residential
roads.
(c)
Particular attention shall be given to providing
safe conditions for both pedestrian and vehicular movements.
(d)
Adequate access shall be provided for emergency
vehicles and personnel.
(5)
Open space. The open space shall be generally continuous, accessible to the residents and protective of natural features. Open space shall be provided in accordance with the provisions of § 267-70C(3)(a).
[Amended by Bill No. 19-030]
(a)
Recreational facilities. Adequate recreational facilities shall
be constructed in each phase of development to meet the needs of the
residents. The developer shall provide a schedule for the installation
of the facilities at the time the project is approved.
(b)
Notwithstanding the provisions of § 267-31B(1), the active recreation space shall be a minimum of 1/2 acre and may include indoor and outdoor facilities designed to provide opportunity and encouragement for physical activity. The required active open space may be reduced by the Director of Planning based upon the specific program proposed by the developer.
(6)
Minimum conditions and covenants regarding age restrictions.
The following conditions and covenants are required, at a minimum,
to be contained in deeds of covenants, conditions and restrictions
to be recorded at the time that a plat for the housing for the elderly
development is recorded:
(a)
The project is intended to constitute housing
intended and operated for occupancy by at least one person 55 years
of age or older per unit, to the extent required by the Housing for
Older Persons Act of 1995 and Section 807(B)(2)(c) of the Fair Housing
Act [42 U.S.C. 3607(B)(2)(c)] (the "Fair Housing Act").
(b)
Subject to the provisions of Subsection B(6)(f) below, and exceptions otherwise authorized and approved by the Board, each unit must be occupied by at least one resident who is 55 years of age or older.
(d)
Guests of owners or residents who are under
19 years are permitted to stay in the unit for periods of time not
to exceed a total of 60 calendar days for each such guest in any one
calendar year (with each calendar year being measured from January
1 through December 31 of any given year).
(e)
Nothing contained herein shall be deemed to
prohibit the daily visitation by persons not otherwise permitted to
occupy a unit (including persons under 19 years of age who are family
members or guests of the owner or occupant of a unit), provided such
visitation shall not be for a period of more than 72 continuous hours.
(f)
Subject to the provisions of the Fair Housing
Act, a surviving spouse of an owner or resident who was 55 years of
age or older may retain the occupancy of the unit without regard to
the age of the surviving spouse provided, however, that the continued
occupancy of the surviving spouse does not violate the requirements
of the Fair Housing Act that at least 80% of the units be occupied
by a person who is 55 years of age or older. In the event that less
than 80% of the units are occupied exclusively by persons who are
55 years of age or older, the owners or residents may be required
by the entity named in the covenants and restrictions as having such
authority (hereinafter referred to as "the Board") to vacate the units
in order to comply with the requirements of the Fair Housing Act.
In the event that the Board requires that an owner or resident vacate
their unit, the owner or resident must vacate within 180 calendar
days from the date of notification by the Board.
(g)
The Board shall have the authority to adopt
such rules and regulations as it may deem necessary or desirable to
implement the foregoing restrictions and to ensure that the property
otherwise complies with the Fair Housing Act and any corresponding
state or local law or ordinance (and any regulations promulgated thereunder).
In the event that the exemptions relating to "housing for older persons"
under the Fair Housing Act or any state or local law or ordinance,
as applied to the property, shall be modified, expanded, supplemented,
clarified, defined, explained and/or limited, the Board shall have
the authority to adopt rules and regulations modifying such restrictions
to the extent deemed necessary or desirable by the Board in response
thereto provided, however, that no such rule or regulation shall cause
or allow the property to no longer qualify for exemption under the
Fair Housing Act or any state or local law or ordinance without the
express prior written consent of the declarant.
(h)
Each owner or occupant of a unit, if and when
requested to so do by the Board, shall promptly furnish the Board
with the names and ages of all occupants of the unit and shall complete
and submit such affidavits and other documents as the Board may reasonably
request to verify the age of all unit occupants.
C.
In order to modify any of the conditions contained in Subsection B(6) herein, the entity designated in the covenants and restrictions as having such authority must receive the written approval of Harford County. Any such modification must be recorded in the land records of Harford County, Maryland to be effective.
D.
Specific design requirements.
(1)
Front, rear and side yards and maximum height shall
be as shown on Table 55-4.2, Design Requirements for Specific Uses/R4
Urban Residential District for Residential: PRD.[1]
[1]
Editor's Note: Table 55-4 is included at the end of this chapter.
(2)
The project design shall be compatible with residential
uses in the neighborhood. Evaluation of the compatibility shall be
based upon height, facade, building bulk and architectural features
of the project and of the neighborhood.
(3)
Maximum building coverage. The maximum building coverage
shall be as follows:
[Amended by Bill No. 19-030]
|
Dwelling Types
|
Maximum Building Coverage
(percent of total lot)
|
|---|---|
|
Patio/court/atrium, townhouse and multiplex,
single-family detached
|
40%
|
|
Garden and mid-rise apartments
|
30%
|
(4)
Impervious surface ratio. The maximum impervious surface
for any housing for the elderly project shall not exceed 50% of the
total parcel area.
(5)
The height of each structure, other than garden or
mid-rise apartments, shall comply with the height requirement of the
district. The height of a garden or mid-rise apartment is limited
to 4 stories in the R2 Zoning District and 5 stories in R3, R4 and
CI Zoning Districts.
[Amended by Bill No. 17-004]
A.
Eligibility. CCRC's shall have the following eligibility
requirements:
(1)
The project developer shall have filed a statement of intent to provide
continuing care facilities in accordance with the Human Services Article
of the Annotated Code of Maryland, as amended. The project shall be
developed in accordance with and regulated by the Human Services Article
of the Annotated Code of Maryland, Continuing Care Contracts (the
"State CCRC Act"), as amended.
[Amended by Bill No. 13-35]
(2)
The minimum lot size shall be 20 acres.
(3)
The project shall be served by public water supply
and public sewer facilities.
(4)
The project must be directly accessible from one or
more existing or planned arterial, collector or primary residential
roads.
B.
Development standards.
(1)
Permitted housing types. For purposes of this section
only, a variety of housing types may be permitted on a single parcel.
These may include garden or mid-rise apartments, patio, atrium or
court dwellings, multiplex units, duplex units, townhouses, single-family
detached dwellings or other units which meet the needs of the residents.
Dwelling units shall include independent living units along with assisted
living and skilled care facilities. The maximum number of beds in
the skilled care facility may not exceed 20% of the total number of
independent dwelling units approved for this project by Maryland Office
on Aging. For additional beds, application can be made for a certificate
of need ("CON") with the State of Maryland.
(2)
Permitted uses. Ancillary uses, including community
convenience stores, branch banks, auditoriums, TV studios, theaters,
retail gift shops and professional, medical, health and personal services,
dining facilities and meeting rooms and other resident activity facilities
are permitted, provided:
(a)
The uses are located within the residential
buildings or within community buildings that are architecturally compatible
with the residential structures and are for the use and benefit of
the residents of the community, their guests and the employees.
(b)
There are no advertising signs indicating the
uses placed along the boundary of the community.
(c)
No individual retail accessory use may exceed
1,500 square feet, and the total retail accessory uses shall not exceed
150 square feet per dwelling unit.
(3)
Density. The CCRC use shall be permitted in the R1,
R2, R3, R4 and CI Zoning Districts. For the purposes of calculating
density, the number of beds in the assisted living and skilled care
facilities shall be divided by the average household size (2.79) to
determine the equivalent number of dwelling units. No more than 2,000
units shall be permitted in any such project. The maximum density
shall be as follows:
|
District
|
Units Per Gross Acre
|
|---|---|
|
R1
|
25
|
|
R2
|
25
|
|
R3
|
30
|
|
R4
|
30
|
|
CI
|
30
|
(4)
(5)
Vehicular circulation and access.
(a)
The project roads shall be designed to provide
a logical road network adequate for internal movement.
(b)
Particular attention shall be given to providing
safe conditions for both pedestrian and vehicular movements, with
efforts directed to reduce speed wherever possible.
(c)
Adequate emergency access shall be provided
for both vehicles and personnel.
(d)
Internal roads may be designed and constructed
as private roads in accordance with the private road standards established
in the Harford County Subdivision Regulations.
(6)
Open space. The open space shall be generally continuous,
accessible to the residents and protective of natural features. At
least 33% of the total parcel area shall be in open space.
(a)
Age appropriate recreational facilities. Adequate
recreational facilities shall be constructed in each phase of development
to meet the needs of the residents. A recreational plan shall be submitted
with the preliminary plan and shall identify facilities and programs
for the residents. The developer shall provide a schedule for the
installation of the facilities at the time the project is approved.
(b)
The required age appropriate active recreation
space shall be a minimum of 2 acres and may include indoor and outdoor
facilities designed to provide opportunity and encouragement for physical
activity. The minimum acreage may be reduced by the Director of Planning
based upon the specific program proposed by the developer.
C.
Specific design requirements.
(1)
The project design shall incorporate design elements
found in residential uses in the neighborhood.
(2)
Setbacks. The minimum setback to adjacent residential
lots for the main structures shall be twice the building height. The
use setback, including all structures, parking and drive areas, shall
be 50 feet with a 15-foot landscaped buffer yard. Setbacks from all
internal rights-of-way or private roads shall be a minimum of 15 feet.
(3)
The height of each structure, other than garden or mid-rise apartments,
shall not exceed the height requirement of the district. The height
of a garden or mid-rise apartment is limited to 4 stories in the R1
and R2 Zoning Districts and 5 stories in R3 and R4 Zoning Districts.
[Amended by Bill No. 13-35]
(4)
Building length. The maximum length of a building
block shall not exceed 250 feet without offset. To exceed the maximum
building block length, any building shall have offsets of 4 feet minimum
for each additional 200 feet of length.
(5)
Distance between building blocks. The distance between
buildings shall be a minimum of 30 feet. The enclosed walkways or
pedestrian bridges shall not be construed as part of the building.
However, the construction of such walkways must comply with all applicable
building requirements or the applicable sections of the Harford County
Code, as amended.
(6)
Maximum building coverage. The maximum building coverage
shall be 40% of the total parcel area.
(7)
Impervious surface ratio. The maximum impervious surface
for any CCRC project shall not exceed 60% of the total parcel area.
These uses may be granted in the CI and LI Zoning
Districts. A corporate office park shall be developed in accordance
with the provisions of this article.
A.
Purpose. Corporate office park development standards
are established to provide for a park-like employment center of high
technology industries, research and development facilities, corporate
and business offices, limited retail, service and residential uses.
It is intended that this development option is to provide higher design
standards and a more flexible approach to development in industrial
zoning districts.
B.
Objectives.
(1)
To attract corporate office locations in desirable
areas in the County which have a positive affect on economic development
and professional job opportunities.
(2)
To maximize the attractiveness of and to enhance the
visual appearance through preservation of significant natural features.
(3)
To provide enhanced performance standards in corporate
office parks, which establish a high quality of design.
(4)
To assure compatibility of the proposed land use with
internal and surrounding uses by incorporating innovative standards
of land planning and site design.
(5)
To reduce traffic congestion by encouraging the clustering
of buildings near internal streets, the provision of service uses
and the development of pedestrian networks to reduce dependence on
single occupant automobiles and to better accommodate such transportation
alternatives as transit service and carpooling in a project.
C.
Eligibility. Corporate office parks shall have a minimum
parcel size of 100 acres located in the CI or LI Districts. Corporate
office parks may be permitted on parcels less than 100 acres if contiguous
to an existing corporate office park.
(1)
The project shall have direct access to 1 or more
existing or planned collector or higher functional classification
roadways as defined by the Harford County transportation element plan.
(2)
The project must be located within a priority funding
area within the development envelope.
(3)
The project must utilize public water and sewer service.
D.
Height requirements. Maximum building heights of a
structure in a corporate office park development shall be 4 stories.
Maximum building heights of a structure in a corporate office park
development may be increased to a maximum of 8 stories if the impervious
surface standards are met:
|
Stories
|
CI
|
LI
|
|---|---|---|
|
1 to 4
|
85%
|
85%
|
|
5 to 8
|
55%
|
55%
|
E.
Development standards.
(1)
Vehicular circulation.
(a)
Loading and service areas shall be separated
from the pedestrian and employee parking areas. Service areas shall
be located away from roadways to the greatest extent possible.
(b)
The internal vehicular circulation system must
follow a pattern of intersection streets that provide alternative
routes. Cul-de-sacs are discouraged.
(c)
Points of external access and alignments of
internal roadways must facilitate use of public transit. This may
include rights-of-way sufficient for bus pull outs and bus shelters
as well as transit easements on private streets.
(d)
A comprehensive pedestrian and bicycle circulation
system must link all uses with the intent of minimizing walking distances
and reducing dependence on the private automobile for internal travel
and external access.
(e)
Transit alternatives and transportation demand
management strategies must be provided which achieve a goal reduction
of auto trips for corporate office park developments of 10% below
the peak hour trip generation rates as identified in the ITE Trip
Generation Manual (current edition). These strategies include carpooling
incentives, transit/bus services, vanleasing and flexible work schedules.
(2)
Parking standards.
(a)
All parking areas must be effectively buffered
from adjacent roadways and adjoining residential areas, through the
use of berms, plantings or the depression of parking areas below surrounding
grades.
(b)
Parking areas should be broken up into lots
of no more than 150 cars. The lots should be separated by landscaped
islands.
(c)
The number of parking spaces provided and overall design and layout of parking lots must be in accordance with § 267-26 (Off-street parking and loading) of the Harford County Code, as amended.
(d)
No direct access to any lot is allowed from
a collector or higher functional classification road as defined in
the Harford County transportation element plan.
(e)
All access points from a corporate office park
shall be consolidated wherever feasible.
(3)
Landscaping.
(a)
Facilities for refuse disposal shall be enclosed
by solid walls incorporated into the design of the buildings. Landscaping
shall be installed around the perimeter.
(b)
Every effort should be made to avoid formality
in plantings except as it may be integral to an architectural concept.
Emphasis should be placed on the natural grouping of groves of trees,
and every opportunity should be taken to emphasize or take advantage
of natural terrain features.
(c)
Islands and other landscaping alternatives shall
be incorporated into parking areas to add visual interest. The use
of islands, perimeter or roof-top gardens designed and landscaped
to serve as bioretention facilities is encouraged.
(4)
Building design standards.
(a)
A typical architectural rendering of the building
facade and elevations of the structures shall be submitted to the
Department of Planning and Zoning as part of the site plan approval
process.
(b)
Architecturally harmonious materials, colors,
textures and treatments shall be used for all exterior walls within
the corporate office park. All sides of the building are to be built
with finish materials, including, but not limited to, brick, natural
stone and ornamental block.
(c)
Mechanical equipment should be located within
the building or within a mechanical equipment penthouse. If mechanical
equipment is located on the roof or is freestanding on the site, it
must be effectively screened from view by means fully compatible with
the architecture. Mechanical equipment must be screened from view
from all sides.
(d)
Outdoor storage is prohibited.
(5)
Accessory/auxiliary uses — Are uses intended
for the primary use of employees and/or clients of the principal use.
(a)
Uses and structures which are normally and customarily
incidental to any of the principal uses permitted in the CI or LI
Zoning District.
(b)
Retail and service uses may be incorporated
into the overall project for up to 25% of the nonresidential gross
square footage not to exceed 200,000 square feet. Retail and service
uses within a corporate office park project shall not be considered
an integrated community shopping center (ICSC).
(c)
Residential uses may be incorporated into the overall acreage up to 40%. The R4/COS design and density requirements shall be used for residential development within a corporate office park. The permitted number of stories will be determined by § 267-84D (Height requirements).
(d)
Accessory/auxiliary uses must be integrated
into the overall design of the project. A phasing plan will be required
in order to establish time frames that allocate the area of uses in
a manner in which the percentage of uses or amount of area allocated
for accessory/auxiliary uses do not exceed the area of the principal
use during the development of the corporate office park project.
(e)
The Director of Planning must approve an overall
development plan that allocates the amount of area for each use.
(7)
Open space.
(a)
Corporate office parks shall include a minimum
of 30% of the parcel area preserved as vegetated open space. The buffer
yards and perimeter landscaping shall be included in the calculation
of open space, so long as a minimum width of 25 feet is maintained.
(8)
Signage. Signage shall be considered an integral part
of the design and shall incorporate the architectural elements and
materials utilized. In all instances, consideration shall be taken
to ensure each sign does not restrict sight distance for motor vehicle
operators.
(a)
An overall signage plan and architectural renderings
of the signs shall be submitted as part of the site plan approval
process. The signage shall be compatible in quality, style, color
and materials to the building(s). Creative modifications to the standard
signage package used by large corporations and innovative sign lighting
is strongly encouraged.
(b)
Freestanding identification signs shall be limited
to 2 signs for each road frontage. The maximum size of any sign shall
not exceed 50 square feet. The maximum height of the signs shall not
exceed 10 feet, and signs must be set back a minimum of 10 feet from
the road right-of-way line.
(c)
Signs to identify the use of an occupant shall
be designed as part of the architectural design of the building and
attached thereto, not exceeding 1 square foot for each horizontal
linear foot of wall facing on the street on which the sign faces.
(d)
Directional information signs shall be adequately
provided and design coordinated.
F.
Modifications. The Director of Planning may approve
modifications to the approved plans for the corporate office park,
provided that the overall theme and intent of the project remains
intact. Should modifications constitute a substantial change to the
project, the Director of Planning may require the applicant to hold
additional public meetings and/or may require the Development Advisory
Committee review the amended project.
A.
Purpose. To provide opportunities for conversion of
existing residential structures or the development of new structures
for retail, service and office uses in predominantly residential areas.
The purpose of these development standards are to ensure that the
structures and uses developed are compatible and in harmony with the
neighboring residential communities.
B.
Development standards.
(1)
Design. An architectural rendering of the building
facade and elevations of the structure shall be submitted. The rendering
shall demonstrate how the project meets the following standards and
objectives:
(a)
Redevelopment of existing residential structures.
Redevelopment of existing residential structures shall be permitted
provided that any physical modification is compatible and in harmony
with the neighboring residential communities relative to architectural
design, scale, building height and the materials used in construction.
(b)
Development of new buildings. New buildings
developed for retail, service and office uses shall be designed to
be compatible and in harmony with the neighboring residential communities
relative to architectural design, scale, building height and the materials
used in construction. Elements to be considered in determining compatibility
with neighboring residential communities shall include massing and
building materials as well as cornice lines, window lines, roof pitch
and entry.
(c)
Design requirements. See Tables 56-1.1 and 56-1.2.[1]
[1]
Editor's Note: Table 56-1 is included at the end of this chapter.
(2)
Maximum building coverage. The maximum building coverage
shall be 40% of the lot, and the maximum impervious surface shall
be 65% of the lot.
(3)
Use limitations. The uses permitted under this section
shall comply with the following:
(a)
Enclosed building. All uses permitted shall
be conducted within an enclosed building except parking, loading,
unloading or as otherwise permitted.
(b)
Storage restriction. The outside storage of
material or equipment shall not be permitted.
(c)
Hours of operation. Uses shall only be permitted
to operate between the hours of 6:00 a.m. and 10:00 p.m., inclusive.
(4)
Ingress and egress. Any ingress or egress to the site
shall be designed to provide the safest means of traffic flow.
[Added by Bill No. 12-48]
A.
Eligibility. Animal shelters shall have the following eligibility
requirements:
(1)
In the AG, B2, B3, and CI Districts, the minimum lot size shall
be 20 acres in the AG District and 2 acres in the B2, B3 and CI Districts.
(2)
Where such a project cannot be served by public water supply
and public sewage disposal systems, water supply and sewage disposal
adequate to meet the needs shall be provided in a system approved
by the County Health Department.
