CITY OF ABERDEEN
PLANNING COMMISSION MEETING
MINUTES
Wednesday, August 20, 2014
A meeting of the Aberdeen Planning Commission was called to order at 7:00 p.m., August 20,
2014, in the Council Chambers by Chairman Schlottman.
MEMBERS PRESENT:
Chairman Mark Schlottman, Commissioners Chuck
Glassman, Karen Heavey, Kevin Miller, and Terri Preston
OTHERS PRESENT:
Phyllis Grover, Director of Planning & Community
Development
Gil Jones, Recording Secretary
The minutes of the July 16, 2014, meeting were approved as presented.
AGENDA ITEMS:
1. Review draft amendments to the Aberdeen Development Code, Integrated
Business District (IBD) (Code of the City of Aberdeen, Chapter 235-18.M)
Chairman Schlottman said it was suggested at the last meeting that the draft be updated with the
Planning Commission’s approved changes and e-mailed to the members for their consideration
and approval by e-mail, with formal ratification of the decision rendered at its next meeting.
However, there were more changes than could be reviewed and approved in this fashion. Mrs.
Grover indicated the changes agreed to previously, those being accessory use heights, parking
and loading space locations, and dumpster locations (to include their pads and enclosures). The
outstanding issue for consideration is the appearance of building facades along Maryland Route
22 (MD 22) and Long Drive, and what the Planning Commission would like to specifically see
along these lines.
Chairman Schlottman reviewed and confirmed the Planning Commission’s decision on those
items pointed up by Mrs. Grover. Discussion ensued over the question of what constitutes the
rear of a building, especially as it relates to dumpster location and appearance. Mr. Miller
pointed out that the rear of the Royal Farm store on Middelton Lane faces MD 22, so if the
dumpster had been located there it would have been particularly visible from that roadway. Mr.
Glassman felt that in order to maintain appearances, dumpsters should be on the inside area of a
lot and enclosed, away from MD 22 and Long Drive. Discussion ensued over the feasibility of
having a dumpster close to a store versus nearer to the street, and loop/frontage roads in existing
shopping centers. Mr. Schlottman felt this issue could be taken up during the presentation of the
site plan. The Planning Commission decided on the following wording: “Dumpsters, along with
their pads and enclosures, shall not be visible from MD 22 and Long Drive.”
In terms of frontage appearance (that is, not having the back of a given building facing MD 22 or
Long Drive), Ms. Preston asked Mrs. Grover her opinion as to what a developer might think of
such a provision. Mrs. Grover said they probably wouldn’t like it; many of them fight the City on
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things as simple as monument signs, even though this type of sign is prevalent in many
jurisdictions. Mrs. Grover said the recent concept plans she has seen for the area around the north
end of the MD 22/Interstate 95 interchange include a shopping center and hotel, with the side of
the hotel as the primary view and parking in front of it due to security concerns. Discussion
ensued over what’s best for Aberdeen, expectations of developers, desirability and use of the
land, and monument signs. Mr. Glassman felt the building facades don’t necessarily need to
reflect entrances off both fronts. Discussion ensued over placement of entrances and overall
appearance, especially in the case of Applebee’s. The consensus was that buildings wouldn’t
necessarily need to have a double facade, but they should at least have a finished appearance.
The Planning Commission decided on the following wording: “All building sides will be
finished and aesthetically appealing.” The Architectural Review Committee (ARC) will also be
asked for its input on the specific wording.
Concerning the concept of adjacency as it relates to parking along MD 22 and Long Drive, Mrs.
Grover asked the Planning Commission for its view if a building were, for example, 30 feet back
from MD 22 and Long Drive – would that be considered “adjacent to?” Discussion ensued over
interior lots, building placement, finished facades, and the location of main fronts. Mr. Miller
said if parking were to be located entirely in the back of the building, you’d need to walk around
to the entrance. Mrs. Heavey felt that parking in the front of a building along MD 22, such as at
Bob Evans, is not necessarily unattractive. Discussion ensued over placement of parking,
entrances, sightlines, elevations, and whether an interior access/loop road would be acceptable.
Mrs. Grover cautioned the Planning Commission to not get too far into questions of design
review, as this is the purview of the ARC. Mrs. Heavey suggested adding an illustration that may
help explain to potential developers what the Planning Commission is looking for. The Planning
Commission decided to not allow an interior access/loop road and to not have parking along MD
22 or Long Drive.
In the interest of full disclosure, Chairman Schlottman said he and Mr. Glassman were given a
tour of 3 developments in Anne Arundel and Howard Counties (Russet, Maple Lawn, and an
unnamed location near Laurel) by attorney Joe Snee, developer David Adler, and Tom Fidler of
Mackenzie Commercial Real Estate Services. The developments were all rather high-end (price
points for residential ranging from $400,000 to over $1 million), with a variety of both
residential (single-family, townhouses, condos, and apartments) and mixed retail/commercial.
Chairman Schlottman felt Russet was nicely landscaped, but Maple Lawn was, comparatively,
rather stark. All 3 developments had 18- to 20-foot wide townhouses with 1- and 2-car garages.
He felt it was a soft sell, but they wanted Chairman Schlottman and Mr. Glassman to see what a
townhome could look like in a variety of styles. Mr. Glassman felt that from their standpoint the
IBD area would need a variety of mixed use in order to develop, but he feels that some of what
they were shown were jammed together and would not be appropriate for IBD. To this end,
Chairman Schlottman asked the Planning Commission to re-consider the possibility of R-3 type
uses in the IBD. Discussion ensued over the desirability of certain types of housing and what
younger buyers may be interested in. Mrs. Heavey and Ms. Preston indicated younger
acquaintances and relatives of theirs are interested in single-family more so than townhouses in
order to have a little more room. Mrs. Grover cautioned the Planning Commission about making
a hasty decision for this location, and invited the members to drive through Beech Creek and
Bulle Rock, see what they think of what’s in both locations, and then discuss their findings and
feelings at the next meeting. Mr. Glassman feels that Aberdeen has enough apartments and
townhouses and that the Planning Commission should be cautious and careful in its approach
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when it comes to evaluation of land for future development. The Planning Commission decided
to leave the wording regarding Section 235-18.M(3)(e) as is.
Chairman Schlottman asked that the draft be held over for approval until next month. The
Planning Commission agreed to this request.
In summary, the following additional changes were recommended:
 Dumpsters, along with their pads and enclosures, shall not be visible from MD 22 and
Long Drive.
 All building sides will be finished and aesthetically appealing.
 No access road or parking along MD 22 or Long Drive.
 Leave the wording regarding Section 235-18.M(3)(e) as is.
2. Review draft 2013 Annual Report
Mrs. Grover reviewed the draft Annual Report. Mrs. Heavey asked about transit-oriented
development actions and any projections along those lines for the future. Mrs. Grover said the
Maryland Department of Planning wants the report to cover those items that have been done, not
what actions may take place in the future. Mrs. Heavey said there are some things shown on the
enclosed location map, but not shown on the list of actions, specifically Frito-Lay. Mrs. Grover
said she would look at this and make changes as necessary.
Motion by Mr. Miller, seconded by Ms. Preston, to approve, with necessary changes, the
2013 Annual Report. Motion passed unanimously.
3. Updates
The Village at Forest Brooke - Approved by the Mayor and City Council in July; Chick-fil-A Opening on September 4; Firestone - No update, still under construction; Demolition of Franklin
Street properties - Permits and contractor are ready, awaiting final approval from the Maryland
Department of the Environment’s Asbestos Office. Mr. Glassman asked about the use for the lots
once the houses are removed. Mrs. Grover said they will be kept as open space for now.
There being no further business or public comment, the meeting was adjourned at 8:17 p.m.
_____________________________
Planning Commission Chairman
_____________________________
Recording Secretary
_____________________________
Date of Approval
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