From Presbyterian Home of Maryland:
The revised plan flip-flops the placement of the retirement community and single family homes planned for a 105-acre site in Bel Air.
In response to concerns raised at a January Community Input Meeting, Presbyterian Home of Maryland, a faith-based not-for-profit organization, has revised its plans for the development of the first continuing care retirement community (CCRC) in Harford County on the Eva Mar property located on N. Fountain Green Road (Route 543) in Bel Air near Churchville Road.
At the urging of residents who live in that area and attended the Community Input Meeting on January 6, Presbyterian Home has reversed the site layout, relocating its CCRC to the front of the site, closer to Route 543, and moving the single-family homes planned by Elm Street Development to the back of the plot. The original plans called for the CCRC to abut several neighborhoods, which led a number of people to voice concerns at the January meeting about the placement of larger buildings near residential areas.
The new plans show that the CCRC will continue to retain more than 60% of the lot it has under contract as green space, including walking paths and a playground that will be open to the community.
“We want the residents of Harford County to know that Presbyterian Home is listening,” said Presbyterian Home President and CEO Susan Shea. “The re-drafting of the site was not imposed by the County. It was our decision to give up nearly 10 acres of land so that the revised layout would better suit our neighbors. Ultimately, we believe this CCRC will provide wonderful benefits for the entire community. Harford County’s senior population is expected to expand by 47% from 2010-2020 and our state-of-the-art facility provides options for residents who want to age in place.”
Harford County Director of Administration Mary Chance agrees with the need for a CCRC in Harford County, saying, “We want our seniors to be able to retire and live in the community where they raised their children and where their grandchildren live rather than having to move out of the county. That’s why for years, Harford County government has supported the concept of bringing a continuing care retirement community to our area. We consider it to be a necessary and important amenity for a vibrant community.”
There will be a second Community Input Meeting on February 24, 2014 at 6 p.m. at Bel Air High School. Additionally, Presbyterian Home of Maryland President and CEO Susan Shea will be meeting with all neighboring community groups and homeowners associations in advance of the February community input meeting, and will conduct ongoing outreach to area residents. To schedule an appointment or request information prior to the meeting, Ms. Shea can be reached directly at sdshea@presbyterianhomeofmd.org.
To learn more about Presbyterian Home of Maryland, please visit www.presbyterianhomeofmd.org.
BillH says
They decreased the number of old people that have everything they need and never leave with more houses and people on the go with cars. Great job community input people, another step closer to turning Bel Air into the Essex of Harford county you so desire.
Community input person says
CCRCs generate on average 2.81 daily weekday trips per unit per the traffic report filed by PHM for the Aberdeen project. Yes the residents are low traffic generators, but you need to factor in employees, visitors, deliveries etc. Remember the world comes to them so they don’t have to leave. So that is on average 1,444 trips per day based on 514 units. Under the old plan of 700 units that was 1,967 trips per day. Thus, the new plan reduces traffic by 523 trips per day gross. You then have to add back the trips gained by the additional 24 single family homes at 9.55 trips per day (ITE Trip Generation Manual) or 224 trips. You wind up with a net loss of about 300 trips per day. Just a dent in the overall number but NOT a gain.
This project is still going to generate between 2,500 and 3,000 trips per day. This project is going to be a big generator of traffic on Route 543 and Route 22 regardless of what you think us community inputters are doing.
The people who want to turn this area into the “essex of Harford County” as you put it are our county planners who are being pushed by our government to make this happen at all cost. Zero thought is being given to the impact this project will have on the Route 543 community. CCRCs should not be allowed on R1 zoned property period.
If you do not like what is happening come to the next community input meeting on February 24th at 6:00 at Bel Air High and join us community inputters in speaking out against the traffic this will generate.
Steve Jacobs says
My in-laws have been at Glen Meadows (another Presbyterian Home) for 8 years. I don’t believe I’ve passed another car on their main entrance in all that time. Why would they leave? And when they do, it’s in a bus…..not twenty cars.
This shows you what a bunch NIMBYs can accomplish when get into a group.
Here comes another wave of people from Dundalk.
BillH says
How many cars do your in laws own steve?
Steve Jacobs says
They don’t have a car, as most of the residents. They have everything they need at the facility. When they do go out, they carpool with friends or take the facility’s bus.
Keith Gabel says
It is unclear that the demand for this residence exists, at least judging from Delegate Szeliga’s latest rant. Based upon the delegate’s concern, the only seniors left in MD probably won’t be able to afford this new community. They are busy moving to other states that have lower estate taxes.
http://www.daggerpress.com/2014/01/31/del-szeliga-lets-keep-grandma-here-maryland-simply-must-cut-their-death-taxes-this-year/
Keith Gabel says
It is unclear that the demand for this residence exists, at least judging from Delegate Szeliga’s latest rant. Based upon the delegate’s concern, the only seniors left in MD probably won’t be able to afford this new community. All of the others are busy moving to other states that have lower estate taxes.
http://www.daggerpress.com/2014/01/31/del-szeliga-lets-keep-grandma-here-maryland-simply-must-cut-their-death-taxes-this-year/
Kim Wagner says
My grandmother lived in Oakcrest for the last five years of her life. They took excellent care of her and she progressed from independent living to assisted living to skilled nursing care. At the very, very end, she was cared for by the most amazing hospice team, God’s angels on earth as we liked to call them. I would have spent more time visiting her or just popping in for a quick visit if she had lived in our community. I support the work of the Presbyterian Homes and appreciate their desire to bring their Mission to us. As for BillH’s comment about Essex, really?? Many of us Harford Countians grew up there and have parents or other family members who still live there. Why would you taint your comments with such a biased opinion about a place that many of us called home for most of our lives. Heck, my nephew who was raised in Jarrettsville just bought a house and moved to Dundalk. Great family oriented community!
The Money Tree says
That’s an Erickson property. The entrance fees are typically 250k and up. Their financing scheme was pretty sketchy – sort of mirrored a Ponzi scheme. They declared bankruptcy and the owner wads sued for 100M for misusing corporate cash for things such as a 10m dollar yacht, etc. that’s not to say they couldn’t also provide quality care but let’s not pretend these facilities are all about sacrificing for old folks. That’s often merely a convenient cloak to prevent opposition or investigation.
Jet Hawley says
Guess who’s going to work for Erickson. County Executive Craig announced today the departure of Aaron Tomarchio, who has served as Chief of Staff to the County Executive since 2005. Mr. Tomarchio will join Erickson Living, a national developer and manager of continuing care retirement communities as Director of Corporate Affairs.
Concerned Citizen says
What does Mary Chance know anyway? Where is the needs assessment that backs this up? Where were the focus groups? Any surveys done? The answer is nowhere to be found because they were all too busy secretly getting legislation changed. While the concept is good, the location selected is a horrible one and will decrease the quality of life for those already living here. I can tell you one thing…I have lived here nearly all my life and I am saddened to see so much of out beautiful county destroyed by developers. I can’t wait to get the hrllnoutbof here when I retire.
BillH says
There are no requirements for public disclosure of focus groups, surveys and needs assessments. I’m sure they have been done but for a private company to release internal information for potential competition to see would be stupid. Since you do have the factual data to support your claims of the site being “horrible” and the documents to show how developments like this “decrease quality of life” you should have no problem stopping this in its tracks. There are many CCRCs you can use to show everyone just how devastating they are to the surrounding communities. The real question here is do you have the facts to back up your claims or are you just all hat?
The Money Tree says
In fact the site is so perfect for this project they had to resort to a series of zoning changes to accomplish what they want. You are correct in that we the public are not legally required access to these borderline unethical back room meetings but when it comes down to undermining zoning ordinance to favor developers some public access ought to be extended. These people in government work for us – they are not kings.
BillH says
Your implication the zoning changes are site specific is just not true.
The Money Tree says
The timeline on the occurrences here create a fully supportable conclusion that a series of changes were adopted that not so coincidentally fit this project like a glove. That isn’t the way the process is supposed to work. It’s a filthy business that’s been going on in our fine county and it didn’t start with Eva mar either.
BillH says
I don’t disagree the changes where to benefit Evamar but it had zero to do with the physical site and your implication is did is a lie.
The Money Tree says
The lie is pretending slight of hand did not occur.
BillH says
Who is pretending it didn’t happen?
Concerned Citizen says
I am well aware of what is and is not shared in a competetive process. Needs assessments, focus groups and surveys are conducted in the community, involving community citizens. The community did not even know about this until it was a done deal. That is not what I am talking about. When Mary Chance said that this is something that “we need,” where are the facts? How does she know that the community needs or even wants this? As a previous poster pointed out, many of our native citizens will probably not even be able to afford to live in such a place. I don’t need a document to know that this project is not right for the area, which is already congested and lacks the appropriate road infrastructure to handle it safely. I have lived here nearly all my life, and this project stinks on so many levels.
BillH says
So you have no facts to back up your statements just a feeling it is wrong. Well we don’t control other people and their actions just because you don’t like it. If you don’t like it do something other than complain. You and the community inputers have already decreased the number of people who will have the least impact and increased the number of houses. Might I suggest you get organized because the current people attempting to lead your cause are moving things in the wrong direction quickly and soon beyond the point of any hope of recovery.
John P. Mallamo says
Mr./Mrs./Ms./Miss BillH
Sir, Ma’am
You are correct that the height variance and the change to the time period allowed before plan approvals expire, discussed in bills 13-35 and 13-37 are not site specific. You are also correct that they do benefit the EvaMar project and were no doubt intended to do so.
You are not correct that the third legislative action BIll 13-36, reducing the amount of NRD’s from 30% to 25% in order to get the zoning bump up, is not site specific. It very much is, and again, was intended to be so. If you will please review the original plan on the County Planning and Zoning web site, you will see that this is factual. Please note total acerage for the project, 152+ acreas. With At 30% requirement, the total number of acres in the NRD would have to be 45.6 acres. Note that there are only about 40 acres. A 25% requirement reduces the required number of acres downt to 36, and the project gets an R2 zoning bump up.
Any guess on why the pending legislation regarding trees was put forward?
Any guess on when the legislation to support funding for the project will be put forward, and how that might be contructed to maximize benefit to Elm Street Development and Presbyterian Homes?
I would very much like to hear your thoughts.
THNX
John P. Mallamo
Community inputter says
Bill H – Where exactly do you stand on this? You seem to be critical of us “inputters” but offer nothing of any substance. If you don’t like the leadership of the “inputters” then what would you do to lead us? What direction should we be heading? Sounds like you would rather see a 1,500 unit CCRC (nearly 4,500 daily trips) and zero single family homes. Please elaborate.
BillH says
Where do I stand on how a company/person uses their land legally? I don’t care it’s none of my business and my opinion should have no bearing on how they conduct business. If they were nice enough to ask my opinion I would give it knowing full well they ultimately can do what they want. Personally if I owned the property and you nimby inputters manage to drive my buyer away I would put in section 8 housing with a few half way houses and drug rehab facilities. Just like George Lucas is doing to his nimby neighbors. People whining about their 5000sqft houses being devalued because someone else is doing something they can’t really is pathetic. Be happy with what you get you are owed nothing.
BillH says
Mr./Mrs./Ms./Miss John P. Mallamo
R1 zoning allows subdivisions to have 15000 square foot lots. just to keep it simple lets say 2 houses per acre. The new proposal is to build 144 houses on approx 100 acres. R2 zoning allows twice that.
Did you have a point?
John P. Mallamo says
Mr./Mrs./Ms./Miss BillH
Sir, Ma’am
First, without being snarky and to eliminate any confusion I am a Mr. John P. Mallamo.
You are again correct regarding the size of the lot for R1 zoning. You are incorrect in the total number of acres available for construction. Please look at all of the margin notes for both the previous and present EvaMar site plans. Note that because of the acreage lost to NRDs and the PHM there are only 75 acres available in the present site plan and only 65 available in the previous plan. The bump up, noted in the bottom note, which allows lots between 7,500 and 10,000 square feet, or half that of R1 zoning, and facilitates the additional dwelling units. Additionally, please note that the R2 bump up allows for town houses.
Perhaps that is the point.
THNX
John P. Mallamo
Nosy Neighbor says
BillH,
I think many neighbors would be tickled pink if the proposed development had lots of 15,000 sq ft. That would definitely be more in line with the neighboring communities and, in essence, be “harmonious.” The lots as proposed are 10,000 sq ft – just under 1/4 acre.
BillH says
Mr./Mrs./Ms./Miss John P. Mallamo
75 Acres with a R2 designation would allow 300 houses. Surprisingly there are only 144 proposed.
Your point again is what?
John P. Mallamo says
Mr./Mrs./Ms./Miss BillH
Sir, Ma’am
Your arithmetic is correct, geometry and spatial relationships are not.
Factor in the streets and other infrastructure and their may not be enough space for the full 300 dwelling units. Check the site plan, it appears that the available space is fully utilized with the 144 dwelling units.
Additionally you did not discuss the potential for town houses. Any particular reason for that?
THNX
John P. Mallamo
BillH says
Sweet Jesus nosy neighbor are you a product of Burbreys math education?
144 houses on 1/4 acre each equals a total area of 36 acres…
Are you retarded?
Nosy Neighbor says
BillH,
I was simply replying to your comment that an R1 designation provides for lot sizes of 15000 sq ft by pointing out that the lot designations (as proposed) are smaller than that. I stand by my previous statement that many neighbors would be happier with larger lots (and, therefore, fewer homes) being built. Fewer homes = less density
Resorting to name-calling is a sure sign of a weak position.
Nosy Neighbor says
Do you mean Burbey? The head of the teacher’s union? Unfortunately, my education did not exclusively take place in the public school system in Harford County. So, the answer to, what I can only presume to be, your question, is: No, I am not “a product of Burbreys [sic] math education.”
Jet Hawley says
Here are some current facts, directly from most recently submitted drawings for parcel 1 and 1 of the Eva Mar Development, which includes both the CCRC and single-family proposal.
The Parcel 1 CCRC (all phases) includes up to 14 single family villas, up to 410 independent living apartments, 25 assisted living apartments, 45 skilled nursing apartments. The total potential for the CCRC is 514 units of all types.
The Parcel 2 includes 144 units of single family homes.
Parcel 1 and Parcel 2 include up to 634 units.
Implications of this high density development will affect the Route 543, Route 1, Route 22, and Route 136 Traffic corridors that are already at gridlock during rush hour and other parts of the day. It will “dump” its traffic onto previously quiet and safe streets and intersections of Fox Chase (Cloverfield), Tudor Manor (Falstaff), Amy Clae II (Andreas Court), Sparta Court. The traffic associated with this development will affect public safety, quality of life, and property values.
Per the revised plat, while the CCRC has been moved, the development and CCRC will dump their unimpeded through adjoining streets that were previously closed off. The adjoining streets were never intended as thorofares. They are dead end streets.
Parcel 2 would imply 144-288 cars (one -two cars per household). Parcel 1 would imply up to 45 cars for full-time resident nurses, up to 410 cars for independent living residents (one car per resident), and approximately 11 cars for nurses for each shift of assisted living (33 per day); 15 for maintenance and security staff per shift (45 per day cars for all shifts); ~14 cars for cafeteria/cafe/bar/beauty salon staff for two shifts (28 per day cars for all shifts); one or more private and emergency ambulance trips per day for assisted living, villas, and independent living; ~ four bus shuttles per day for doctors appointments, shopping, recreational trips, and restaurant trips. Trucks delivering food, mail, UPS, FEDEX, US Mail parcels, other snow/leaf removal/landscaping, HVAC, services, etc. will be arriving throughout the day.
Traffic associated with the CCRC and the single-family homes will be substantial. Pretending that the independent living residents stay in place is a poor assumption.
The Parcel 1 CCRC parking lots will be lit up like ball diamonds at night and will contribute to substantial light pollution in a previously dark agricultural area.
Parcel 2 plan requires removal of old or champion woodland buffers that protect the Chesapeake Bay watershed and contribute to flood control. The woods also provide natural habitat for migratory and non-migratory species. The woods currently shelter Pileated Woodpeckers, Coopers Hawks, Falcons, Eagles, Northern Goshawk, Deers, Fox, Eastern Coyote, Raccoon, and other smaller species. There is no regulation to protect their habitat. The woods also adjoin Tudor Manor and to a l.
It appears that Harford County Planning and Zoning is softening 14-1 existing exemptions and definitions of “Hardship”. While difficult to prove, the may specificially benefit this developer to the detriment of adjoining developments. No amount of reforestration or reforestration can replace centuries old woods or native stand beech, tulip poplar, maple, etc. The revised buffer is still inadequate to protect not only the above, but to minimize light, noise, and water pollution associated with Eva Mar.
It is estimated that both Fox Chase and Tudor Manor property values will in some areas drop by 15-25 % due to the impact of traffic above and loss of adjoining woodlands. Everyone should understand that these are neighborhoods that safe for children and adults to walk, jog, and bike. That will all end with Eva Mar.
All subdivisions along Route 543, Thomas Run, and Prospect Mill will negatively impacted by a high density development between Thomas Run and Route 22.
How this will affect schools, water, sewage, and taxes remains to be seen.
Every Harford Citizen in this corridor should take the time to look at the existing 2012 Harford County Master Plan, its appendices, and its associated Traffic Corridor Studies to better appreciate the problems associated with this development.
The CCRC should be in Havre De Grace on the land the mayor is trying annex, within minutes of a hospital. Not plopped a 25 minute ride away from Upper Chesapeake (todays traffic, not after parcel 1 and 2 have been populated).
The design of Eva Mar has a ways to go before it is compatible and harmonious with the surrounding communities at Fox Chase, Amy Clae I and II, Hampton Ridge, Thomas Run.
BillH says
Do you have any idea what the area looked like before Fox Chase, Amy clae and Tudor Manor were built? I do. The CCRC and new houses to be built are a direct result of prior construction. You are the problem. so deal with it and stop being a drama queen NIMBY.
Jet Hawley says
You seem to have problems with anyone who provides facts that decisively disprove your claims. We all know full well what the area looked like before. We chose to move here because our developments were well conceived and reasonably well integrated. Traffic has progressively worsened, as has school overcrowding.
People who differ with your opinion are neither drama queens or NIMBYs. It’s unfortunate that you have to resort to name calling when you run out of ideas and facts.
BillH says
That is strictly your personal opinion. I think your developments were poorly planed and is a direct result of bad traffic and caused over crowding the schools. You have proved me right you are the problem. And a little hint…. people spouting off how it takes them 25 minutes to make the 4 mile drive to the hospital doesn’t help your cause.
Just saying.
Jet Hawley says
It’s flattering that you’re reading all the responses. I appreciate and respect your skepticism. It isn’t four miles. It’s 5.5 miles. The speed limit varies throughout the route. There’s going to be a stop light at Sparta Court (per Elm Street Development), then stop lights at Route 22, Brierhill, John Carroll, Hickory Ave, Main Street, Bond Street, Atwood, two entrances to Bel Air Shopping Center, Route 24, Marketplace Drive, and Macphail Road. That’s thirteen (13) stop lights. So could you make it in less time? Maybe. What’s the probability of missing all those lights and making that trip during rush hour in less time or when the buses are running? Is it fifteen or 25 minutes? It’s not worth arguing about…
In comparison, Avondell/Brightview, there’s two stop lights and 1.3 miles to Upper Chesapeake. .
Lorien is 2.4 miles and three stop lights. This CCRC needs to be in a better location, closer to hospitals. I think the Mayor of Havre de Grace has a better plan (annex).
BillH says
From Amyclae drive to upper cheasapeake is 4.3 miles Why is it you people need to lie? As suggested by another here have you ever been to Glen Meadows? how about Broadmead? Erickson? All of them are farther away from the nearest hospital and what the heck does that matter anyway? You grasping for straws is only eroding your position. If you could actually come up with some facts maybe then we can discuss this.
The Money Tree says
There is no project called “Erickson” as that’s a oft sued developer that interestingly has as part of their financial scheme used non-profits to administer their projects after the development of the projects and collection of the startling entrance fees. Nothing wrong with that of course but with an aging demographic and a series of developers and developers atty, eg. Snee whose business models entirely depend upon continuing to chew up farmland and relying upon ingratiating themselves with government as a primary tool to that end. They’ve exhausted wrapping themselves around BRAC and will almost have to now wrap themselves around the elderly because after all who could be against the elderly?
William Onorato says
This press release does not give a complete picture of the situation. Yes we are thankful the CCRC has been moved off the property boundaries a little. But that was just one of the many issues the surrounding residents have with this development. The problems are not solely with the CCRC, a major commercial operation being placed in the middle of residential neighborhoods. There are also 144 single family homes going on to this property in addition to the 514 unit CCRC. Somehow the CCRC and PHM have become the focus and face of this project. Elm St. Development, responsible for the entire project and the 144 single family homes, is also a major player that has largely remained in the background. Clearly this has been intentional from a PR standpoint. After all, how can anyone oppose a benevolent non-profit organization dedicated to senior housing right? Meanwhile the developer responsible for all this stays out of the spotlight. A major issue with residents is the density and the amount of traffic this project as a whole will generate (in excess of 3,000 daily trips on average) that is either routed out onto an already congested Route 543 OR now through two quiet residential neighborhoods. Keep in mind that this property is zoned R1 for low density residential. The developer for this property is simply trying to jam as much as possible onto this property with no consideration of the impact this will have on the surrounding community in terms of loss of property value and quality of life. And let’s not forget the impact this will have on the environment in terms of the acres of mature woods that will be cleared to make way for the homes. We want to be crystal clear that the opposition to this project is not solely directed to the CCRC and PHM. It is directed to the project as a whole. And further, the opposition is not taking a position against any and all development. The opposition is simply asking for SMART development that enhances the community rather than destroying it. So while we certainly appreciate any efforts on the part of PHM improve the plan, PHM is not the only player in this project. The bottomline is that there is still much to be done to make this project as a whole work for our community. We also need Elm St. to step up and take the lead on improving this proposed development. And it appears recently that they are doing so.
And further, to our government who seems to gush over this project at every opportunity, why should the surrounding residents have our quality of life and property value diminished so Harford County can have a CCRC? Are we going to be compensated for our losses? Even though I question whether a CCRC is a “need” or a “want”, I would support a CCRC in Harford County. But it needs to be done right and in the right location where it enhances the community rather than detracting from it. You simply cannot put what amounts to a major commercial operation in the middle of quiet residential neighborhoods and expect a positive result, despite what our wonderful zoning code says.
BillH says
William I’d suggest to insure your property values do not decline you should buy that property and turn it into a park.
Jet Hawley says
My compliments to Mr. Mallamo and Mr. Onorato for doing their homework. In the end, there will be development in Harford County. As both point out directly and indirectly, development should be planned to benefit the taxpayers and citizens of Harford County. Zoning codes and changes should be a product of model objectives intended to preserve the best of Harford County now and in the future. The Sierra Club and Friends of Harford have some great ideas in this regard.
Zoning codes aren’t purely the purview of developers alone.
County Planning and Zoning Ordinances, Themes, and Objectives and Harford County Master Plan elements should be a reflection of the ideals of the voters. We can have a great business environment without destroying that which we cherish. We have some great themes in our Master Plan that seem to get lost in practice when mixed with development.
Recent zoning changes and their relationship to the Eva Mar development are not something we should take lightly or quietly… The primaries are coming soon.
Concerned Citizen says
Jet and William,
Excellent information and points well made. I grew up in Harford County and can appreciate the “progress” that has been made to date.
Bill sounds like he is either part of the development/friends and family bunch…not to mention a jackass.