Planning Commission approves Point Breeze credit‑union pad at Harford Mall after towing, screening and stacking conditions

The Bel Air Planning Commission approved the site and landscape plans for Phase 5 of the Harford Mall redevelopment, clearing construction of a 2,725‑square‑foot Point Breeze Credit Union branch with a multi‑lane drive‑through after the applicant agreed to several staff conditions.

Staff summary: Kevin Small summarized the project as a Phase 5 pad for a credit union within the Harford Mall mixed‑use center. He reviewed the mixed‑use and drive‑through performance standards — parking calculations, tree and buffer requirements, accessible‑route expectations, and the requirement that a traffic impact analysis be submitted and approved before building permits are issued. Small flagged plan items requiring correction on final submission: towing signage notation, handicap‑space revisions, clarity about drive‑through circulation arrows and vehicle stacking, additional interior trees and landscape islands, and confirmation of refuse/recycling arrangements.

Applicant presentation and team: Chris Mud (attorney, Venable LLP) presented for the applicant and introduced Point Breeze team members, and Tanya Neakowski, president and CEO of Point Breeze Credit Union, described the 90‑year history and membership model of the institution and said she intends to transition the existing Atwood Road branch when its lease expires. Jeff Smith and Tom Miner (engineer/consultant team) and GTM Architects answered design and technical questions.

Key issues and conditions: Commissioners focused on (1) reserved and tow‑away parking in a shared mixed‑use center, (2) drive‑through stacking, (3) E1 grinder pump sewer arrangements and screening, (4) generator fuel/type and visual screening, and (5) final landscape and parking‑striping corrections. The commission accepted the applicant’s plan to retain certain signed, tow‑enforced spaces adjacent to the credit‑union lease area for customer/member use while removing broad tow‑signage along the center edge; the commission instructed the applicant to limit towing signage to the bank’s immediate lease area and to ensure signage complies with state tow‑sign standards. The commission also approved a modification of the drive‑through stacking rule: instead of one seven‑space single lane required by ordinance, the commission allowed multiple lanes configured to provide 12 stacking spaces (three lanes) and required additional buffering north of the drive lanes to limit internal traffic conflict. Applicants agreed to show clarified circulation arrows on final plans and to coordinate with town staff on final towing‑zone language and enforcement approach.

Votes and next steps: The commission approved the site plan, landscape plan and special‑development findings by roll‑call votes after adding conditions: final site plan incorporating staff and agency comments (including Maryland Department of Transportation, Harford County Health Department, and Bel Air Public Works), revision of handicap spaces and towing/striping notations, approval of a traffic impact analysis before building permits, and a final landscape plan addressing Exhibit A corrections. The applicant must record or confirm the ongoing development agreement for the mall project and address utility and easement coordination before final permits.

Representative quote: “We are a not‑for‑profit financial institution…we’ve been around for 90 years,” Point Breeze president Tanya Neakowski said in describing the credit union’s commitment to the community.

The approvals allow Phase 5 to proceed toward permitting, subject to the traffic study, final technical corrections, and coordination on towing signage and landscape installations.