Sykesville Planning Commission recommends conditional-use approval for assisted-living project at Warfield Parcel B

Sykesville Planning Commission Chair Phil, at the March 3 meeting, moved that the commission recommend the Board of Zoning Appeals approve a conditional-use application by developer Rob Hobson for an assisted-living facility called Thrive at Warfield on Parcel B of the Warfield Commercial Center. The motion, which included conditions requiring an updated traffic study, average annual emergency-service call data for similar facilities and strict adherence to the Warfield Commercial Center new-construction design guidelines (2017 edition), was seconded and approved unanimously.

Why it matters: The project would create a licensed assisted-living facility in a parcel previously shown for a hotel in the Warfield master plan. The applicant and consultants told the commission that the assisted-living use would generate fewer peak-hour vehicle trips than the hotel assumed in earlier planning materials and that the facility would serve primarily nearby seniors, potentially freeing up other housing stock in the region.

Staff and applicant roles: Kevin (town staff) explained that conditional uses in the PEC zoning district require a planning commission recommendation to the Board of Zoning Appeals and outlined the conditional-use criteria the commission should consider, including effects on traffic, public safety services, property values and neighborhood compatibility. Dave Bowersox, attorney for the applicant, described the proposal and supporting materials the applicant submitted, including an appraisal and a traffic-impact analysis. Bowersox told commissioners that in the developer’s experience “more than 75% of their residents typically come from within 5 miles” and said the applicant had provided an updated traffic analysis and an appraisal report to the town.

Traffic and public-safety considerations: The applicant-submitted traffic analysis compared peak-hour trip projections for the proposed assisted-living facility and the earlier-assumed hotel. The traffic summary presented to the commission showed 20 inbound morning-peak trips for the assisted-living proposal versus 29 for the hotel and 14 outbound morning-peak trips versus 51 for the hotel. The presenter characterized the change as a reduction in traffic impact compared with the previously assumed hotel. The applicant also agreed to provide an updated traffic study tied to the full Warfield complex and to supply average annual emergency-service call counts for similar facilities so town and emergency-service providers can evaluate service needs and response capacity.

Design, compatibility and infrastructure: Commissioners pressed the applicant on visual massing, pedestrian connectivity, water and sewer capacity, and how the parcel would fit with the broader Warfield buildout. The applicant said architects are preparing site design and elevations that would be provided in later plan-stage submissions and noted Warfield already has a water/sewer allocation (discussed as an adequate-public-facilities/APF issue to be resolved at site plan). The commission asked for adherence to the Warfield Commercial Center new-construction design guidelines (2017 edition) and for coordination on sidewalks and pedestrian connections that link the Warfield parcels to nearby neighborhoods and Parkside.

Use, operation and community engagement: The applicant described the project as a state-licensed assisted-living facility with a range of care levels (low acuity up to memory care and hospice as needed), staffed 24 hours. The applicant indicated an estimated resident range discussed in the meeting (applicant remarks referenced a resident range and staffing that will adjust by acuity) and an estimated staffing range of roughly 38–42 employees. The applicant reported outreach to adjacent property owners and to Parkside homeowners’ representatives and said discussions have taken place with utilities and Northrop Grumman about site constraints.

Commission action and next steps: The commission’s motion recommended approval to the Board of Zoning Appeals with the conditions read into the record: (1) the applicant provide an updated traffic study addressing impacts for the Warfield complex and the Enclave at Parkside; (2) the applicant provide average annual emergency-service-call data for similarly sized facilities to ensure public-safety capacity; and (3) strict adherence to the Warfield Commercial Center new-construction design guidelines and sign standards (2017 edition). The planning commission vote recommending approval was unanimous. The Board of Zoning Appeals will make the formal decision on the conditional use when the application is heard.

Less-critical meeting items: After the Thrive at Warfield discussion, the commission received brief town updates on a South End Streetscape project and Springfield Avenue paving; those items were informational and were not part of the conditional-use vote.