[This transcript was generated automatically from audio using AI and hasn't been reviewed by a person -- it can contain mistakes, including plausible-sounding sentences that were never actually said. Treat it as a starting point, not a verbatim record.]

[0:02] All right. Good afternoon. Good evening. I guess it's not really afternoon anymore.
[0:07] All right. We will get started. All right. This is a hearing before the Aberdeen Board of Appeals on case number 819. Shepherds of care LLC are requesting a special exception to operate an assisted living facility at 435 Edmonds Street in Aberdeen in an R2 medium density residential district. The Board of Appeals has scheduled a public hearing by providing notice and at least one newspaper of general search
[0:32] At least seven days prior to the proceeding, and by providing notice to the adjoining property owners.
[0:37] Are there any objections to the posting of the public hearing notice?
[0:41] All right, hearing none, under the rules of procedure, the applicant in presenting their case has the burden of proof.
[0:46] After the applicant has presented their case, then the board members may offer questions, and then any opponents may present their case.
[0:53] The Department of Planning and Community Development will present their report, and finally, the applicant may present any rebuttal.
[0:59] So, a court reporter is present at this hearing and all testimony should be presented under oath.
[1:04] The Board of Appeals will issue a written decision or determination on any application within 30 days following the close of the record.
[1:10] All right, who will be presenting this case?
[1:13] All right, come on up.
[1:16] Hello, however you deceive me.
[1:18] All right, we're going to have you sworn in and no, you find the court reporter is going to swear you in before we get started.
[1:24] Sorry, oh my goodness, sorry, court reporter, they switched on me.
[1:28] all
[1:39] right come on that perfect all right go ahead and tell us thank you for
[1:48] taking the time and out of your busy day to sit and meet with us this evening. I
[1:53] have compiled some information here that I would like to read to you all. On behalf
[1:59] of Sheffields of Care thank you for the opportunity to share our mission and our
[2:03] how like the positive impact we are making within our age and senior community. By
[2:08] By acquiring the property at 435 Edmund Street, we have successfully and comfortably accommodated household members in strict compliance with the state law 10-7, 14-2-34.
[2:20] Beyond providing essential care, our presence has actively uplifted, beautified, and revitalized the surrounding neighborhood.
[2:29] Neighborhood revitalizing an aesthetic value.
[2:33] Since establishing our facility, we have prioritized elevating the
[2:38] aesthetic appeal, cleanliness, safety of local areas.
[2:45] Property beautification.
[2:47] We maintain a beautifully manicured lawn adorned with fresh flowers ensuring the property
[2:53] projects a clean polish and welcoming appearance.
[2:57] Community inspirations.
[2:59] Our commitment to provide, our commitment to property maintenance has
[3:04] served as a positive example, inspiring adjacent neighbors to follow our lead and upgrade the
[3:10] upkeep of their own properties. Compassionate community community outreach. Prior to our arrival,
[3:18] the property and nearby city of God area faced ongoing challenges stemmed from unhoused encampment.
[3:27] Through brief communication and respectful dialogue, shepherds of care successfully provided
[3:33] provided these individuals with vital resources and shelter information helping them and their family secure safe alternative housing.
[3:43] The power of community integrated house settings, operating and assisting living in independent facility directly within a residential neighborhood gives seniors a true sense of home, completely free from a rigid atmosphere of the institutional facility.
[4:02] This, the family-like environment allows our residents to retain their personal independence easily stay connected with family and friends and maintain a safe and high quality of life.
[4:16] Our facility has brought sheer joy to the neighborhood. Our residents thrive on the vibrant energy of the community listening to the local children playing, laughing, while neighbors and families frequently visit to fellowship with our seniors.
[4:30] We firmly believe that shepherds of care has already proven to be a valuable asset to this neighborhood.
[4:36] We are deeply committed to continuing this positive legacy moving forward.
[4:41] Thank you sincerely.
[4:43] Do you have any questions from me?
[4:45] All right.
[4:46] Does anybody on the board have any questions?
[4:52] I did actually had just a couple questions.
[4:54] How many, there's four residents, and how many,
[5:00] Care givers, do you guys have any? We have four. Do they do shifts or is it like a 24 hour? Yes, me. Okay. So I'm there Monday through Friday. Okay. And then staff comes in on the weekends. Okay. And then if I need to, like say, run an errand or anything of that nature to conduct some other businesses, because I do do other resource business, I also work with, what's the name of adult protective services?
[5:29] with a doubt protective services out of Baltimore to help them place their residents as well.
[5:36] Okay, all right, Phil, if you want to go ahead and give us your report.
[5:41] Sure, would you rank for me to read all of this?
[5:44] It is long.
[5:45] I mean, you don't need to, because we all have the materials.
[5:49] Yes, yes.
[5:50] So if you want to skip the long-stage report, I will do that.
[5:54] I will do that.
[5:54] I'm okay with that, in the interest of time.
[5:57] Thank you.
[5:57] The applicants request a special exception to operate an assisted living facility at 435 Edmund Street.
[6:03] The property is located within the R2 medium-density residential zoning district and is currently
[6:09] improved with a one-story single-family dwelling.
[6:12] The residence contains 1,280 square feet of living area including three bedrooms and two full
[6:18] bathrooms and is situated on a 15,115 square foot lot.
[6:23] And considering this request, the Board of Appeals shall review the requirement set forth in Chapter 235 Development Code regarding special exceptions and determine whether the applicant has provided sufficient information to satisfy the applicable standards and requirements of that section.
[6:42] A special exception may be granted when the Board finds that the evidence of record for the proposed use is a permissible special exception.
[6:50] compatible with similar uses in the zoning district and that the Board of Appeals application
[6:57] complies with all procedural requirements set forth in the section that it complies
[7:02] with all the standards and requirements specifically set forth for such use as may be contained
[7:08] in the section and in the zoning district where it's to be located.
[7:13] It will not be detrimental to the use, the peaceful enjoyment, or development of the surrounding
[7:18] properties of just the general neighborhood, and will cause now objectionable noise, vibrations,
[7:24] odors, dust, glare, or physical activity.
[7:27] And it will also be in harmony with the general character of the neighborhood, considering
[7:32] the scale of that neighborhood as well.
[7:35] It will be consistent with our comprehensive plan, it will not adversely affect the health
[7:41] safety, security, or general welfare of residents or visitors.
[7:44] will be served by adequate public facilities, will consider any environmental impact and that the applicant has demonstrated a need for the requested use.
[7:57] Then there are further guidelines for special exception for implementation as well as under the development code.
[8:05] There are specific requirements for assisted living facilities in the R2 district.
[8:10] So these are in addition to, and you should be considering these, the special exception requirements.
[8:17] The Planning Commission and the City of Council approve these amendments to the development code to allow assisted living facilities in certain zoning districts, R2 and R3.
[8:27] So these, of course, are the ones for the R2.
[8:30] The minimum parcel size is 7,200 square feet, and this lot has over 15,000 square feet.
[8:37] The assisted living facility is, should only be conducted in a single family detached
[8:43] dwelling, and I think she has provided us with a floor plan, showing that layout in
[8:47] the number of bedrooms and bathrooms.
[8:50] The densities shall not exceed five beds per parcel, and you have four beds per parcel.
[8:55] And the improvements, again, are considered architectural and character of the surrounding
[9:00] neighborhood and will be a harmonious to the neighborhood.
[9:03] and that the operator should comply with all state laws.
[9:07] And then we will need a copy of those licensing documents as well.
[9:13] Yes.
[9:15] Thank you, Bill.
[9:15] You're welcome.
[9:16] All right, does that raise any questions for anybody?
[9:19] All right, is there anybody else present who would like to give a statement?
[9:23] Okay.
[9:24] Yeah, absolutely.
[9:25] All right, give us your name and then we'll get you sworn in as well.
[9:28] Yeah, Robert McCarter, MCAR, TOR.
[9:45] All right, go ahead.
[9:46] Okay. Good evening chair members of the board. My name is Robert McCarter and I'm the
[9:52] co-owner along with my son of the property of 435 Edmund Street. And thank you again
[9:58] for giving me the opportunity to just
[10:00] I want to explain what that means to me as an owner and as someone who cares about this property, and certainly the community around it. One of the things that stands out to me is how much our community is aging. According to the 2024 American Community Survey, Harvard County had approximately 48,867 residents aged 65 and older, including more than 4,600 residents aged 85 and older. Here in Aberdeen,
[10:29] Approximately one out of every six residents is already age 65 and order.
[10:35] And those numbers do not mean that every older resident needs assisted living.
[10:39] But they do remind us that as our neighbors and family members, age communities need a variety of housing and care options.
[10:46] Maryland describes assisted living as a way for people who can no longer live completely independently to receive help with everyday needs while remaining in a home-like community setting.
[10:56] And with an emphasis on dignity and independence and that is an important distinction to me.
[11:02] The vision for this property is not for it to feel institutional, it is for it to continue
[11:07] to feel like a home, a place where a small number of people can live safely comfortably
[11:12] and with dignity.
[11:13] I also understand that owning this property carries responsibility to the surrounding neighborhood.
[11:18] The cities are to assist in living regulations limit this type of use to a single family
[11:23] to touch home with no more than five beds and required to remain harmonious with the
[11:27] character of the neighborhood.
[11:29] And as an owner, I believe it is important that the property continue to be well maintained,
[11:35] that parking in visitors be responsibly managed, that the residential character of the property
[11:39] be preserved, and that all applicable city, fire safety, and marijuana and assisted living
[11:44] requirements be followed.
[11:45] I also respect that neighbors may have legitimate questions about parking, staffing, emergency
[11:50] access, noise, safety, or how the home will be operated day-to-day.
[11:54] And those are reasonable questions and they deserve specific answers.
[11:58] A residential system living home has responsibilities not only to the people who live inside it,
[12:04] but also the people who live next door and throughout the neighborhood.
[12:07] And for me personally, this proposal represents an opportunity to provide a home-like environment
[12:13] for over-adults who may need some assistance but who still deserve privacy, dignity,
[12:18] community, companionship, and a connection to their community.
[12:23] Thank you for allowing me to share my perspective as an owner.
[12:25] I'm happy to answer any questions to the board.
[12:28] If you have any about the property and our commitment to maintaining it as a responsible
[12:32] part of the Aberdeen community.
[12:34] All right.
[12:34] Thank you.
[12:35] Any questions from anybody?
[12:38] No.
[12:38] All right.
[12:38] Thank you so much.
[12:40] No.
[12:42] We're not as scary as we look, I promise.
[12:45] Is there anybody else?
[12:48] Okay, just moral support, emotional support, friends, okay, I understand.
[12:52] Okay,
[12:55] again, this is hearing case number 819, shepherds of care LLC.
[13:00] They requested a special exception to operate an assisted living facility at 435
[13:04] Edmund Street Aberdeem in an R2 medium density residential district.
[13:10] All right, do I have a motion?
[13:11] All right, have a motion of second. All in favor? All right, very good. All right, you
[13:21] will get a written opinion within a couple of weeks from us and then just keep in contact
[13:29] with Ms. Villaspa, everything else you need to do. All right, thank you so much. All right.
[13:34] You guys have a good evening.