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Bel Air work session debates mixed‑use parking and density limits in two draft ordinances
Summary
Commissioners discussed two draft ordinances to amend mixed‑use center rules and residential density limits, debating whether to allow shared‑parking discretion and whether to set lower density limits at 35% commercial or keep a 40% figure, and whether to make B2A/B3A density rules age‑neutral (20 vs. 24 units/acre).
Bel Air — Town commissioners discussed two related draft ordinances on Jan. 28 that would revise development regulations for mixed‑use centers and residential density limits.
Ordinance 839‑25 would amend articles governing mixed‑use centers, including revisions to shared‑parking language so the planning commission "may require" rather than "must require" shared parking, reduction of a commercial‑use guideline from 40% to 35% in certain cases, and removal of an exemption for earlier approvals.
"One of the reasons why we put it down to 35 was ECDC's contention that if you have retail on the first floor, you have residential above that, that you can also do another floor because your requirement would only be 35% commercial," Director Steve Small said, summarizing staff changes and stakeholder comments. Several commissioners praised giving the planning commission discretion to approve projects that meet "excellence of design" and to grant limited exceptions when projects fit the context.
Ordinance 840‑25 would add density limits to certain business zones and remove some prior exceptions; it also proposes to remove a special lower density for 55+ developments only in the two zones where form‑based rules are being changed (B2A and B3A). Commissioner Rutledge and others argued for making density "age neutral" in those two zones so developers are not given a density bonus solely for 55+ housing. Commissioners debated whether the appropriate cap in B2A/B3A should be 20 units per acre (consistent with existing practices) or 24 units per acre (a compromise that would reflect recent local developments such as Hearthstone, which has about 22.9 units per acre).
"If we go with 20, we're not imposing an economically unfeasible number," one commissioner said, while others urged that 24 would avoid precluding projects that recent market‑rate developments proved viable. Commissioners expressed a preference to limit the change to B2A and B3A — leaving other zones’ existing age‑based density distinctions intact — and to supply clearer guidance to the planning commission about how to weigh "excellence of design" and context differences between downtown locations and residential edges.
No final votes were taken; staff said the ordinances will be revised for the town hall meeting with the draft density number set at 20 out of courtesy to the sponsoring commissioner but left open to amendment before final adoption.
Ending: Commissioners asked staff to refine language on context and design criteria, and to return drafts that reflect the board’s direction — keeping age neutrality limited to B2A/B3A, clarifying parking references, and presenting a recommended density (20 vs. 24) for further consideration.
