Bel Air town officials are welcoming new development downtown that mixes residential and retail spaces.

The Board of Town Commissioners passed two ordinances Monday that update regulations for mixed-use centers, which are properties of at least 10,000 square feet with both residential and retail spaces. These changes aim to clarify zoning rules, balance land use and encourage thoughtful development following the approval of two mixed-use projects in the town limits.

“Both of these pieces of legislation are the effect of months of deliberation and consideration of … what is the interest of the town of Bel Air and the will of the citizens of the town of Bel Air,” said Commissioner Jakob Taylor. “I think what we have here is strong products that plan well for the future of economic development and growth in town and are really responsive to what the residents of the town want.”

Bel Air’s push for updated mixed-use legislation aligns with Harford County Executive Bob Cassilly’s recent push to expand and attract mixed-use development in the county, aimed at drawing young professionals and global businesses, as outlined in his State of the County address in January.

Before the ordinances were passed, officials had raised concerns about the appropriate balance between residential and commercial spaces in recently approved developments. In a Jan. 2 letter to the Board of Town Commissioners, the Bel Air Planning Commission stated that it recently reviewed regulations for mixed-use centers while evaluating redevelopment site plans for the Harford Mall. The plans include a proposal to construct 249 apartments and a four-story parking garage on the mall property.

The planning commission noted that the current definition of a mixed-used center “appears vague and provides for wide latitude in the interpretation of a proposed use and its obligations to the code.” In collaboration with the Economic and Community Development Commission, both commissions put forward a series of recommendations for revising the ordinances.

One such recommendation focused on ensuring that a property’s division of commercial and residential space aligned with its designated land use. Under an initial draft of the ordinance, at least 50% of a property would need to align with its underlying designated land use, whether residential or commercial. However, the planning commission discussed a scenario in which that requirement could be reduced to 35%, allowing for more flexibility while still maintaining the land use designations outlined in the town’s Comprehensive Plan.

Two public hearings were held at Monday evening’s town hall meeting to allow Bel Air residents to voice opinions on the ordinances; one that addressed the commercial and residential division of space, the other that addressed density limits in mixed-use zones.

The hearings attracted a large crowd that filled nearly every seat in the room. Most speakers voiced concerns about the ordinances’ effects on public parking, small businesses in the downtown area, tax revenue and pre-approved development projects such as Hickory Flats, a multi-family residential project with 100 apartments.

“I think that smart development is essential for the future of the town,” said Adam Dean, a Bel Air resident. “However, I think that there do need to be limits put in place, and I think the town planning commission needs to work with developers to find that those limits make sense.”

“I do think that there are projects that are under development, such as Hickory Flats, which go far and beyond what the location allows,” he added, pointing out that the renderings posted near the job site, one block from Main Street, “[do] not look like it should be a part of Bel Air.”

Chris Streett, chair of the Economic and Community Development Commission, spoke multiple times, first in his official role and later as a town resident and business owner. He urged commissioners to delay their votes on the ordinances to gain “a better understanding of the reality of the impact that these decisions have on the future of the town of Bel Air.”

“With the threshold of 35% versus a hard capped 50%, there’s still a process of checks and balances with the planning commission’s review of projects,” Streett said. “Without a decreased threshold, projects will be rejected automatically, with no further consideration or opportunity for review by the planning commission.”

Following public comments, commissioners were allowed to propose amendments for the ordinances and discuss residents’ concerns. Before the votes were held, an amendment was passed allowing the designated use threshold for mixed-use centers to remain at 50%, but it can be lowered to 40% on a case-by-case basis, pending approval from the planning commission.

Commissioner Jim Rutledge emphasized the town’s need for both ordinances, stating that they help clarify vague zoning policies, establish clear development guidelines and take into account economic opportunities and affordable housing.

“Tonight, the first question is whether this ordinance is good and sound policy, and on that score, I have no doubt that it is, in fact, good and sound public policy and should be passed,” Rutledge said, about the density limit ordinance. “The equities do not favor a special legislative exemption on this ordinance for anyone, and in conclusion, I will be voting to pass this ordinance.”

Both ordinances were approved in 4-1 votes, with Commissioner Mary Chance opposing each.

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