Friends of Harford Statement on Bill 24-001 Accessory Dwelling Units

Stephanie Flasch wrote to Harford County Council sponsors of Bill 24-001: Councilman Penman, Councilwoman Tsottles and Councilman Guthrie on behalf of Friends of Harford. The letter outlines concerns regarding Bill 24-001, particularly its implications for impacts to our communities. 

Friends of Harford Letter to Harford County Council Re: Bill 24-001


Harford County Proposed Bill 24-001

Friends of Harford 2023 Annual Meeting

All are welcome to attend the Friends of Harford Annual Meeting. Join us Saturday, April 22, 2023 at the Anita Leight Estuary Center located at 700 Otter Point Road, Abingdon, Maryland from 1pm-3pm.

Friends of Harford continues to support community-based advocacy, provide up-to-date resources for land use development procedures and advocate for policies for responsible land use.

Spring kick-starts the Friends of Harford (FOH) 2023 fiscal year! Harford’s quality of life remains our priority!

Your support helps Friends of Harford to:

  • Publish a Scorecard – tracks land use legislation and voting records of County Council representatives. Recent Action: Bill No. 23-005 – As Introduced Moratorium-Warehouse
  • Issue Alerts to Citizens: Development Advisory Committee (DAC), Community Input Meetings (CIM), Special Exceptions for development and Legislation. Recent Action: Eva Mar, Price Property.
  • Educate Community Groups about the Zoning Code and Development.
  • Provide Testimony at Public Hearings. Public Input Action: Bill 22-003 – Perryman Peninsula Moratorium, Bill 21-003 – Gas Station. 
  • Maintain an Informative Website with Topics on Navigating the Land Use Process in Harford County. 

Click to Donate!

Abingdon Woods UPDATE- January 20, 2023

Harford County filed a brief to Harford County Circuit Court on January 18, 2023 changing the County’s position on the current Forest Conservation Plan (FCP) for Abingdon Business Park.

The County is now in agreement with the Maryland Supreme Court, which raised concerns about the current FCP. Any permits issued under the current plan are no longer valid and there is a stop work order. 

The Save Abingdon Woods Coalition took this position back in September of 2019 when meeting with the Harford County Director of Planning and Zoning to point out a number of serious deficiencies in the current Forest Conservation Plan and to ask the county to seek a new one by starting from scratch with a new Forest Stand Delineation and a new Forest Conservation Plan.

Save Abingdon Woods and Friends of Harford and others are delighted to learn that the current administration agrees with this position. 

AEGIS January 20, 2023

Harford County Halts Work At Abingdon Woods Development

Proposed Mega Warehouse Concerns

Abingdon Business Park and Perryman Peninsula share burdens from proposed mega-warehouse complexes.  One writer to the Aegis shared those concerns.

The following Op-Ed was published in the AEGIS January 26, 2022

Greg LaCour shows his teal Protect Perryman Peninsula cap. Matt Button/The Aegis

County should halt warehouse developments to protect environment

I watched the last couple meetings of the Harford County Council and was interested in the comments about Perryman. 

The citizens living in Perryman have every right to be concerned about adding more warehouses, especially ones built on Harford County wells. Also more heavy truck traffic on county roads increases the already dangerous conditions. All this is above and beyond what they should have to deal with. Developing this property would increase environmental damage to Bush River and the Chesapeake Bay.

Billy Boniface, chief adviser to County Executive Barry Glassman, wrote to the owners of the Perryman property and suggested they put the property in preservation. He indicated this would create a lifetime legacy for the county and the property owners. Members of the Abingdon Business Park coalition have asked Boniface to write a similar letter to the owners of this 325 acre property. He did not acknowledge this request. Citizens involved with Abingdon coalition have also voiced concerns at the council meetings. They have written letters and met individually with their representatives. They mentioned the vacant warehouse and retail spaces, concerns about the effect of pollution, heavy traffic and loss of property values. The folks in Abingdon, as in Perryman, want to see a halt to warehouses that are adjacent to or in residential areas regardless of the zoning. They want to make sure the Ha Ha Branch, Otter Point Creek, Bush River and the Bay are not contaminated by heavy truck traffic and related chemical runoff.

This council voted to include Abingdon Business Park in the enterprise zone in April 2019. This was a bad decision.

Enterprise zone tax relief is for under developed property or property that needs revitalization. This incentive is to create good paying jobs. The enterprise zone investment is to create an economic engine for the county. Warehouse jobs are not high paying jobs. Robotic machinery is often used in place of workers. And as we know, warehouses often stay vacant at county taxpayer expense.

Destroying woods, wildlife, streams and rivers can never be undone.
Harford County residents deserve better.

Janet Hardy, Abingdon


For more information on the opposition to proposed projects click on links below. 

Save Abingdon Woods

Protect Perryman Peninsula  

Friends of Harford Legislative Input- Bill 21-001 Solar Energy

Friends of Harford President, Stephanie Flasch, provided input for Bill 21-011 during the February 2, 2021 County Council Meeting. Remarks below.

RE:  FOH Supports Bill 21-001 Solar Energy with Amendments

Friends of Harford (FOH) is dedicated to advocating for responsible land use policies and practices that reduce environmental impacts. We commend the County’s legislative efforts for alternative energy initiatives.  Bill 21-001, Solar Energy, is an opportunity to enact small scale clean energy sources but must be amended to reduce negative impacts on Harford County’s landscape so the legislation is a win, win for all.

FOH reviewed solar energy best practices, HarfordNext Environmental Stewardship and Community Planning Areas chapters, plus solar energy legislation in effect in other Maryland Counties to evaluate the Solar Energy bill.  FOH requests the following amendments:

  • Define Power and Regenerative Plants, Harford County’s large scale solar projects permitted in GI district.   The definition can clarify the difference between large scale solar utilities and the Community Solar Energy Generating Systems (CSEGS) as an accessory or small-scale solar development.  The language in the both definitions need to identify key differences. Development Standards B (8) allows up to 3 CSEGS on one parcel;  how  is this different from large scale solar projects?
  • Change Permitted Use from a Special Development (SD) to a Special Exception (SE).  Allowing the community and adjacent property owners the ability to provide feedback on the impacts proposed to their property or community. The county has no experience with a small scale solar accessories in the designated zoning, therefore a Special Exception would at least potentially allow neighbors to help set site-specific requirements to protect themselves, or if necessary, to stop the project.  An SD denies both possibilities.
  • Solar developments should not exclude Agricultural districts. Agricultural protections can be designed to address different developmental-related risks.    For example, sitings prohibited in Rural Legacy Areas, on land under conservation or preservation easement plus a two-mile buffer from designated Scenic Byways in the County.  These type of restrictions assist in preserving the local heritage, the scenic views, and protect against the detraction of events held in agricultural areas.  The addition of the Agricultural District allows a Use that does not destroy valuable land with permanent development. 
  • Incorporate The Department of Natural Resources guidance on Solar Site Pollinator Habitat designations into Development Standard Section B (5) to gain benefits at the solar site and enhance habitats surrounding the site.
  • Use limitation must be included.  Maximum square feet occupied on lot or a percentage of the land to ensure the size is appropriate for the districts and minimizes the impact on the communities. Similar to Use limitations sited for Accessory Use and Structures § 267-27.
  • CSEGS projects should be limited to balance County initiatives with Maryland Commercial Property Assessed Clean Energy (Md-PACE) program. Harford County Code, Chapter 123 Article VIII: Clean Energy Loan Program provides incentives and opportunities for clean energy programs; solar energy sources on existing structures.

Bill 21-001, Solar Energy is a step in the right direction to enact standards for small-scale solar projects but requires amendments to reduce the long term impacts on Harford County’s landscape and communities. Thank you for your consideration for Bill 21-001 amendments.

Friends of Harford Legislation Request

Friends of Harford (FOH) requests the Harford County Council to AMEND Zoning Code 267-39 (F); REMOVING the Director of Planning and Zoning (DPZ) as the only grantor of waiver for trees, shrubs, plants and specific areas considered priorities for retention and protection as described in 267-39 (D). 
 
In addition, CREATE legislation to commission a Waiver Advisory Board to include members from various county organizations: Environmental Advisory Board, DPZ, Planning Advisory Board, Harford Soil and Conservation Board, Parks and Recreation Board, Historic Conservation and Harford County Forestry Board.
 
Introduction and approval of an amendment to Zoning Code 267-39 adding an oversight committee for granting waivers for trees, shrubs and plants accordingly is the FIRST STEP to reassuring the citizens of Harford County that areas that contribute long-term aesthetic, environmental, and economic benefits will be reviewed in a fair and appropriate manner when development of these area are requested.
Friends of Harford Tree Waiver Legislation Request

A Snapshot of development planning in Harford County


The Fall, 2020 Harford County Water & Sewer Master Plan Update lists almost 6,000 houses, apartments, townhouses or commercial buildings coming to Harford County.
See image below.

Track It Screenshot

Red Icons = Development Advisory Committee (DAC) Meeting

Black Icons = Community Input Meeting (CIM)

Blue Icons = Zoning Board of Appeals

Click on link below to view interactive map on Harford County Government website: TRACK IT

https://harfordgis.maps.arcgis.com/apps/opsdashboard/index.html#/ae99c265fc184a738c63bb28ad7d4f6e

Harford County Water & Sewer Master Plan Update, Fall 2020

http://hcgweb01.harfordcountymd.gov/Legislation/Resolution/ResolutionDetail/019-20

Provide input. Tell local representatives about proposed developments in your area and impacts to your community.

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Guide to the Harford County Property Development Process

FOH Scorecard June, 2020 UPDATE

View the lastest Harford County Council legislative “scorecard” provided by Friends of Harford. Stay tuned for updates on land use legislation and track how your County Council representative voted! 

Highlights

County Executive VETOES Bill 20-005 and Council Overturns Veto with Shrodes Dissenting

Bill 20-005 Claims settlement information

Sponsors: Councilman Robert Wagner and Andre Johnson

Requires the Administration to notify the County Council of any legal claims/lawsuit settlements over $100,000 from any fund to be reviewed and approved.

Currently only those claims paid out by the Self- Insurance fund needs review and approval by the Council.

[Amended on 4/21/20 to require Administration to deliver written report to the County Council every 6 months and include all information pertinent to claims or lawsuits. Amendment withdrawn 5/5/20.]

The Council may not disclose information until there is public notice. This remains unchanged from original bill 94-032.  More Information

Friends of Harford Legislative Scorecard 

 

Legislative Scorecard UPDATE December, 2019

View the lastest Harford County Council legislative “scorecard” provided by Friends of Harford. Stay tuned for updates on land use legislation and track how your County Council representative voted! 

 

Harford County land use legislation “scorecard”
provided by Friends of Harford

Auston Pyrolysis Decision

The Harford County Circuit Court upheld the decision in Case 5886 to deny the tire pyrolysis operation by Auston Transfer and Processing on 6 acres in Joppa off Route 7. 

The property, Auston Transfer, used for shredding and recycling scrap tires requested a new system to incinerate tires within a closed chamber.  The property is zoned CI- Commercial Industrial.  Planning & Zoning approved the use in this zoning category. 

Within the time frame allowed, two Joppa citizens appealed the determination made by the Director and asked that the matter be reviewed by the County’s Hearing Examiner.  They were assisted by the People’s Counsel.  That decision was appealed because it considered the determination of the Planning and Zoning Director to allow this use in CI, was improper and that the pyrolysis system belonged in GI-General Industrial zoning.

As of this decision, the Hearing Examiner, County Council and now the Circuit Court all agree that the Director of Planning & Zoning overreached his authority and made a “legal error” in deciding to allow this use in CI. 

In addition, the Circuit Court added that material and information which is not in the Zoning Code itself, should be made available to the public.  In this case it was the Industrial Codes used by the Department of Planning & Zoning. 

Why is this relevant?

Friends of Harford is sharing news of this decision because it is an example of how the system is supposed to work. The community had concerns about the potential for negative effects to the environment and of the proximity of the tire burning near their homes. At each level, the facts were brought to light and the decision was made not to allow this type of facility in a Commercial Industrial Zoning. Had the tire pyrolysis plant been allowed in CI, it would have set precedent for future types of facilities in CI zoning.