News - Warfield at Historic Sykesville

SYKESVILLE FILES UNPRECEDENTED APPEAL OF STATE RULING

Town of Sykesville appeals its violation of Maryland’s Open Meetings Act

Originally published by Sherry Greenfield
Carroll County Times – Dec 27, 2022 at 3:51 pm

 

The town of Sykesville has appealed a judicial review that found the Town Council and Mayor Stacy Link in violation of the Open Meetings Act, a statute that requires public bodies to hold meetings in public, to give the public adequate notice of those meetings and to allow the public to inspect meeting minutes.

The town filed the appeal Nov. 14 in Carroll County Circuit Court, according to court documents. An order dated Dec. 9, states that a hearing will be set no earlier than 15 days after the date that the Open Meetings Compliance Board files a response to the petition for judicial review. A letter from the Compliance Board dated Dec. 16 acknowledges that a petition for judicial review has been filed.

The town is asking the court to review a seven-page opinion issued by the Open Meetings Compliance Board on Oct. 31 that states the council, which consists of the mayor and six council members, violated the act when a quorum of the council attended Sykesville Planning Commission meetings on Feb. 7 and March 21.

The compliance board determined that at both meetings the Sykesville Town Council received information about a matter of public business that would come before the Planning Commission for a vote.

“Under the facts here, the receipt of information as part of a step in the process for a matter that was certain to come before the council was the consideration of public business and thus constituted ‘meetings’ of the council on February 7 and March 21,” the Open Meeting Compliance Board stated in its opinion. “The meeting notices, however, described only meetings of the Planning Commission.

“We further find that texting among members of the Council at the March 21 meeting violated the Act’s requirements … that public bodies generally

meet in open session and permit any member of the general public to attend,” the opinion stated.

The compliance board also states that it did not have enough information to determine whether members of the Planning Commission “improperly engaged in side conversations that violated the Act by depriving the public [and other members of the commission] the opportunity to fully observe the commission’s deliberations.”

The mayor and council had 30 days to respond to the complaint from the Open Meetings Compliance Board.“At the Planning Commission meetings, the members of the Town Council sat in the audience, generally separately from one another, and listened to the proceedings without communicating with each other as a group, an activity in which each of them could have engaged separately via Zoom without those actions designated a meeting,” the Town Council’s appeal states.

It also states that there is no case law that concludes that passive listening to information by individuals who happen to be in the same room and are not interacting as a group constitutes a meeting within the definition of the Open Meetings Act.

“No harm to the public interest in transparency of government was occasioned by the attendance of Council members at the Planning Commission meeting, because the Planning Commission meeting was properly noticed, was open to the public, and was broadcast electronically, and the proceedings themselves of the Planning Commission would not come before the Town Council for review, since the Town Council was free to deny the zoning text amendment for any reason or none at all.

“That is, the Town Council was not reviewing the merits of the Planning Commission decision and that decision did not need to inform any subsequent action by the Town Council,” the documents state.

Since the mayor and council were found in violation of the Open Meetings Act, they are required at the next open meeting to announce the violation and orally summarize the opinion. In addition, a majority of the council must sign a copy of the opinion and return it to the compliance board.

The appeal addresses that requirement.

“The announcement of a violation at the Council’s next meeting and the requirement forcing members of the Council to sign the decision with

which they have a bona fide dispute imposes an unwarranted embarrassment upon the Town and the individual Council members and serves no public purpose while the matter is under review by the Courts,” documents state.

Members of the Sykesville Town Council did not return requests for comment.

“The forced signing of the opinion by a majority of the Council’s members serves no public purpose other than to imply that the Council agrees with the opinion, which it does not,” the court appeal documents state.

The complaint dates to December 2021, when Warfield Companies, the developers of Warfield at Historic Sykesville, a mixed-use housing and commercial development on Route 32, filed a zoning text amendment with the town to construct less commercial space and instead build affordable housing.

The request was referred to the Planning Commission, which held two meetings, on Feb. 7 and March 21. The Planning Commission rejected the plan.

On July 22, lawyers for Warfield Companies and the Maryland Building Industry Association filed a complaint with the Open Meetings Compliance Board. Warfield contends that there were two separate conversations that occurred simultaneously at each of the meetings, “the public dialogue,” and a “simultaneous private conversation” among members of the Planning Commission and members of the mayor and Town Council.

“The Town refused to accept the clear findings that they violated the state Open Meetings law, and has refused to take steps to prevent future violations,” Tim Maloney, attorney for Warfield Companies, stated in an email. “This appeal is a waste of taxpayer money and will certainly be dismissed. This is just one more example of the Town’s persistent efforts to avoid transparency and accountability in considering the Warfield project.”

 

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STATE BOARD: MAYOR AND TOWN COUNCIL VIOLATED OPEN MEETINGS ACT

Sykesville Town Council, mayor found in violation of Open Meetings Act, state says; Warfield developer raises concern

Originally published by Sherry Greenfield
Carroll County Times – Nov 20, 2022 

 

The Sykesville Town Council and Mayor Stacy Link were found to have violated the Open Meetings Act — a statute that requires state and local public bodies to hold their meetings in public, to give the public adequate notice of those meetings and to allow the public to inspect meeting minutes.

The state Open Meetings Compliance Board on Oct. 31 issued a seven-page opinion that states the council, which consists of the mayor and six other members, violated the act when a quorum of the council attended Sykesville Planning Commission meetings on Feb. 7 and March 21.

At both meetings, the state determined that the Sykesville Town Council received information about a matter of public business that would be coming before the planning commission for a vote.

“Under the facts here, the receipt of information as part of a step in the process for a matter that was certain to come before the council was the consideration of public business and thus constituted ‘meetings’ of the council on February 7 and March 21,” the written opinion states. “The meeting notices, however, described only meetings of the Planning Commission

“We further find that texting among members of the Council at the March 21 meeting violated the Act’s requirements … that public bodies generally meet in open session and permit any member of the general public to attend,” according to the ruling.

The opinion also states that the compliance board did not have enough information to determine whether members of the planning commission “improperly engaged in side conversations that violated the Act by depriving the public (and other members of the commission) the opportunity to fully observe the commission’s deliberations.”

Members of the Sykesville Town Council did not return requests for comment.

“I cannot comment on the OMA Compliance Board decision because the matter is pending appeal,” Link said in an email.

The complaint dates to December 2021, when Warfield Companies, the developers of Warfield at Historic Sykesville, a mixed-use housing and commercial development on Route 32, filed a zoning text amendment with the town to construct less commercial space and instead build affordable housing, Timothy Maloney, attorney for Warfield said in an interview.

The request was referred to the planning commission, which held two meetings, one on Feb. 7 and another on March 21.

“The planning commission rejected the plan,” Maloney said.

On July 22, lawyers for Warfield Companies and the Maryland Building Industry Association filed a complaint with the Open Meetings Compliance Board. Warfield contends that there were two separate conversations that occurred simultaneously at each of the meetings, “the public dialogue,” and a “simultaneous private conversation” among members of the planning commission and members of the mayor and Town Council.

“Specifically, the complainants (Warfield Companies) allege that (one) a quorum of the Council attended the Planning Commission meetings, and while sitting in the public gallery, improperly discussed Council business, and (two), members of the Council improperly communicated with members of the Planning Commission ‘off the record’ during the Planning Commission meetings,” the compliance board states in its official opinion.

On Feb. 7, the planning commission met to consider the proposed zoning amendment. The mayor and three other council members attended the meeting. It is unclear who the three other council members were.

“The Mayor and one of the council members sat next to each other and throughout the meeting, spoke to one another,” the compliance board states. “The Complainants (Warfield Companies) allege that the Mayor, ‘certain council member,’ and certain Planning Commission members ‘were actively referring to cellphones.’ According to the Complainants, their ‘expressive body language and facial expressions suggested texting between the Council members and Planning Commission members.’”

On March 21, the planning commission met again to consider the same proposed amendment.

Five council members attended the meeting. It is unclear who the five council members were; they not mentioned by name in the official opinion from the state. There are six members on the council.

“Text messages from the time of the meeting appear to show conversations between the Mayor and two other Council members who were sitting in the public gallery,” the compliance board states. “More specifically, one text chain appears to show a conversation between the Mayor and a Council member about the possibility of having a collaborative workshop with the developer proposing the zoning amendment.”

The text messages were obtained by Warfield Companies through a Public Information Act request and turned over to the state board.

“A separate text chain appears to show a conversation between the Mayor and a different Council member expressing opinions about the quality of the proposed development,” the compliance board states.

The town council did respond in the complaint.

“The council concedes that a quorum of the council was present during the Planning Commission meetings but argues that the quorum’s presence did not convert the commission meetings into meetings of the council,” the compliance board states. “Under the act means to convene a quorum of a public body to consider or transact public business. The council argues that a quorum of the council did not consider or transact public business at the Planning Commission meetings.”

Maloney said Warfield officials witnessed the exchanges.

“We went to the planning commission meeting to make sure they knew our people were there,” he said. “They have really demonstrated hostility to the Warfield project. We’re frustrated. The mayor and the council are openly hostile to affordable housing in the project. They have made that clear.”

Maloney said Warfield is “finishing up” the construction of 145 townhomes. The cost of those homes is in the mid-$500,000 range.

“The zoning proposed is for 170 to 180 rental units in one of the historic buildings [on the property],” he said. “There will be new construction, with different price points. We’re trying to meet multiple levels of need to serve the community. They would be priced for people in the workforce, such as teachers, firefighters, police and retirees.”

There are 12 historic buildings on the site. Three of the historic buildings have been restored and are occupied by Nexion Health, Zeteo Tech and Alderson Loop, Warfield states, on its website. The remaining nine buildings will be rehabilitated and repurposed in a variety of ways as future users are identified. The buildings or portions of them will be offered for lease or purchase depending on the needs of individual users.

“The developer is free to put affordable housing, if they choose, in any of the historic buildings up to the number of residential units left within the residential density permitted by the zoning,” Link stated in an email.

Link said the mayor and council, as elected representatives, have listened to town residents and what they want.

“The citizens of Sykesville made it very clear at a [May 3] public hearing, citing multiple real-world negative implications to their families’ quality of life, safety and well-being, that additional residential development of any type, be it low-income, workforce, or market rate, particularly at the high-density levels being proposed by the Warfield developers, is not in their best interest.

“Those same citizens have elected me and six other council members to collectively represent their best interests,” Link stated. “They have spoken, and we heard them and unanimously denied the developer’s request to change zoning. The developer’s ‘not in my backyard’ narrative they continue to write on behalf of our citizens is not only offensive, but simply false. The only story here is one of a developer trying to bully a small town and its Mayor and Town Council.”

The mayor and town council have 30 days to respond to the complaint from the Open Meetings Compliance Board, the Maryland Attorney General’s website states. The response should address the issues in the complaint and any other issues raised by the board.

If the council and mayor deny to the Compliance Board that the Open Meetings Act was violated, they must explain why they did not violate the act. If they acknowledge that the act was violated, they must explain how they will change their procedures to comply with the act and provide any documentation detailing the change in practice.

If they are found in violation of the act, they are required at the next open meeting of the mayor and council to announce the violation and orally summarize the opinion. In addition, a majority of the council must sign a copy of the opinion and return it to the compliance board.

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Limited Time to Let your Voice be Heard

Thanks to all who attended Tuesday night’s public hearing on the zoning text amendment for Warfield. There is still time to submit your comments to the town for the record and for their consideration. See below for details.

It is clear that many of you still have questions and concerns about the project. We at Warfield remain eager to get you more information, develop a common understanding of the facts through respectful public discourse, and help the community develop a full understanding of the project and its potential. This includes solutions to help address key issues like schools and public services, traffic, natural resources, and impacts on Main Street and other businesses.

We were disappointed that public engagement was not encouraged when our proposal was referred to the Planning Commission in January, and that the Planning Commission was not allowed to evaluate our proposal fully and develop a more detailed analysis and recommendation to the Mayor and Town Council in advance of a public hearing. Among other things, the lack of due process took away the public’s voice and denied the developer the ability to hear valuable feedback, address concerns, and perhaps even make adjustments to its proposal and approach.

In short, Tuesday night’s public hearing was premature, and so is the scheduled vote on our proposal at the regularly scheduled Town Council meeting on Monday, May 9th at 7:00 PM.

OUR REQUEST OF YOU: Please write the Town and ask for a deferral on the Town Council vote, and referral of Warfield’s proposal back to the Planning Commission for a full and fair hearing to allow continued community participation in the process. Many of you expressed a desire for a more civil and productive discourse between the Town and developer. We believe that the Planning Commission is the venue for such a discussion that also encourages continued citizen and merchant involvement.

Please send emails to town@sykesville.net by 5:00 PM on Monday, May 9th. Be sure to include your name and address in the email. Feel free to copy us at info@historicwarfield.com.

View the full public hearing here:

On Facebook: https://www.facebook.com/carrollmediacenter/videos/713666469820756

On YouTube: https://youtu.be/ef9LAkoZPXo

Access documents related to the zoning request here:

https://ws.onehub.com/folders/x3np2wnb

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Join Us on May 3rd to Support Preservation and Economic Development

After over two decades of vacancy and decline, we are on the verge of saving the historic buildings at Warfield at Historic Sykesville. Warfield Companies has successfully identified $36 million in state and federal tax credits and other incentives to make the preservation of this important historic resource a reality, and unlock massive economic activity and expansion of the tax base in the Town of Sykesville and Carroll County.

Warfield filed a Zoning Text Amendment in December 2021. Among other things, this zoning request proposes shifting much of the previously approved development density from commercial to residential uses. The zoning change is needed to access the above-mentioned package of incentives and finally set the Warfield project in motion in a meaningful way.

Sykesville’s Mayor and Town Council have scheduled a public hearing for Tuesday, May 3rd, 2022 to consider Warfield’s zoning request. As part of the public hearing process, the Town Council will take public comments on the proposal. Roger Conley and I respectfully request that you come out on May 3rd to show your support for our proposal and the Warfield project.

In recent months, much misinformation and disinformation have been circulated about the zoning request and the project. To give all constituencies a more complete and accurate picture of Warfield, we will keep “virtual office hours” for the next several days to answer questions and provide additional information you may need to better understand the zoning proposal and the project.

If you wish to schedule a time to ask questions, get a project update, and better understand how you can help, please email info@historicwarfield.com and provide your availability for a Zoom call. Daytime, evening, and weekend slots are available. We are happy to accommodate individuals and small groups. We encourage you to reach out no matter how you feel about the project based on the information you have heard to date.

Significance of Zoning Change

A shift from commercial to residential density is necessary to preserve Warfield’s historic buildings, as it will allow us to access over $36 million in state and federal incentives to cover excess costs associated with environmental remediation and the high cost of historic preservation. The proposed shift in density will also accelerate the project, which has been stagnant for over two decades. This new approach will result in the significant expansion of the Town’s and Carroll County’s tax bases, substantial economic benefits to the community that will endure for decades, and a substantial increase in state, federal, and private investment in the community.

The current zoning already allows for close to 600,000 square feet of commercial density and 181 residential units. Warfield’s proposal does not ask for additional density but, rather, a shift in density from commercial to residential to reflect market conditions and the ability to finance the project. In essence, Warfield’s proposal will result in a less intense development in the long term, particularly in terms of strain on roads, parking, and water/sewer capacity.

Important Legal and Administrative Developments

The merits of the zoning proposal and Warfield project aside, we feel it is vital to inform the public about Warfield’s serious concerns about how the Town has managed the review and approval process.

Beginning with the original Zoning referral to the Sykesville Planning Commission on January 24th, 2022, the conduct of the Mayor and certain other town officials towards the proposal is troubling. The Planning Commission has not been allowed to conduct an independent review and evaluation of the zoning proposal. There seems clear evidence of undue influence evidenced by, among other things, private off-record communications by and between the Mayor and other town officials, denial of fair due process, a lack of transparency, including failure to pass along key information and correspondence to Town Council members and Planning Commission members, and violations of the Maryland Open Meetings Act. The process we have observed raises serious legal and ethical concerns for which there must be corrective action at a minimum.

As an initial response to the Town’s actions noted above, Warfield Companies and the Maryland Building Industry Association have filed an Open Meetings Act complaint with the Maryland Open Meetings Compliance Board. The Town must respond to this complaint within 30 days.

In addition, Warfield has requested information from the Town under the Maryland Public Information Act (MPIA), which also requires a response from the Town in 30 days. Among other things, the purpose of this request is to access town communications to investigate the concerns noted above. Finally, Warfield’s legal counsel has requested that the Town preserve all records connected to the Warfield development in preparation for possible additional administrative and legal action.

However, the most important request we have made of the Town is to meet with us about our concerns and take immediate corrective action to restore fairness to the process. This likely includes referral of our application back to the Planning Commission with appropriate instructions to complete their evaluation, report, and recommendation to the Mayor and Town Council, with the understanding that the Planning Commission is an independent body constituted by and subject to state law.

Please come out on May 3rd to let the Mayor and Town Council know that you support maintaining fair, ethical, and transparent processes in general, as well as referral of Warfield’s zoning proposal back to the Planning Commission for a full and fair evaluation.

Access to Documents and Correspondence

Warfield Companies has created a virtual data room containing important correspondence and other documents related to the zoning proposal and pending actions. These documents are public information and can be accessed via the following link:

https://ws.onehub.com/folders/x3np2wnb

We look forward to hearing from you, hearing your feedback, and answering your questions.

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Company Hopes to Bring Life Back to Historic Area

BY MADISON BATEMAN | Carroll County Times | January 25, 2022

 

Springfield Hospital Center in Sykesville to be repurposed into residential, office and park space

The Warfield Companies received a $15 million state tax credit for its ongoing project to redevelop the historic Warfield Complex, a former state hospital site in Sykesville, into a mixed-use community. Dylan Slagle/Carroll County Times

 

The historic Springfield Hospital Center in Sykesville will soon be rehabilitated and repurposed into a residential and commercial hub, serving the local community while also preserving county open space.The Maryland Department of Housing and Community Development this week announced Warfield Companies would be the first recipient of Maryland’s Catalytic Revitalization Tax Credit, designed to help fund rehabilitation of formerly government-owned properties for economic and community development purposes.

The company received a $15 million state tax credit for its ongoing project to redevelop a former mental health facility in Sykesville and the surrounding area into a mixed-use community. Warfield at Historic Sykesville is anchored by historic buildings dating to the late 19th and early 20th centuries and was used by the Springfield Hospital Center until the early 2000s. Formerly owned by the state, the 12 buildings carry historical designations from the National Park Service and Maryland Historical Trust.

Three of the historic buildings have already been restored and are occupied by commercial tenants. The remaining nine buildings will be repurposed in a variety of ways to meet the needs of future tenants, with some combination of residential, office, light industrial, retail and park space.
This project is expected to include a housing component, as well as a multipurpose space that will serve local residents.

“The redevelopment at Warfield presents a once in a lifetime opportunity for the people of Sykesville to preserve a piece of their heritage by transforming the former Springfield Hospital Center into a residential and commercial hub that will enhance the local community, while preserving prime and productive
Carroll County farmland and open space,” Kenneth C. Holt, secretary of the Maryland Department of Housing and Community Development, said in a news release.

Passed in the 2021 General Assembly session and signed into law by Gov. Larry Hogan, Senate Bill 885 created the Catalytic Revitalization Tax Credit. The bill was sponsored by state Sen. Katie Fry Hester, a Democrat who represents District 9 in Carroll and Howard counties.
The credit is designed to support the rehabilitation and renovation of properties formerly owned by the state or federal governments, including colleges or universities, public schools, hospitals, mental health facilities and military facilities or installations. These properties usually have been vacant for a significant time and often require mitigation of various environmental and health hazards.

“I am thrilled that a community in my district will benefit, and serve as a model for other projects around the state,” Hester wrote in an op-ed to the Carroll County Times. “In Warfield’s example, economic projections indicate a fiscal benefit of $29 million over 20 years for our local schools, health department and the Town of Sykesville. … These millions of dollars represent new revenues generated that can be reinvested in the local community or directed to keep taxes low. Furthermore, the project is expected to create approximately 233 permanent and 69 temporary jobs and generate roughly $40.8 million in economic output over the next 20 years.”

The tax credit was a recommended action that came from a study conducted by the Maryland Department of Planning and is designed to fill financing gaps between the cost of rehabilitation and the market-rate value of the redeveloped property. Proposed revitalization projects related to the rehabilitation of these government-owned properties must foster economic growth, job creation, affordable housing or other community improvements and services.

“For the first time in nearly 30 years, preservation and restoration of the Warfield complex appears within reach,” Hester wrote. “Other deteriorating state properties — like Crownsville Hospital Center in Anne Arundel County, Glenn Dale Hospital in Prince George’s County, or Bainbridge in Cecil County — need help transforming into new, vibrant and socially beneficial local spaces.”

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