More than a year after Wal-Mart first approached Harford County planning officials about a possible new store in Bel Air, the super retailer is reactivating a traffic study for the project, and some area residents say that if plans for the new store proceed, they will put up a fight.
Wal-Mart originally approached the county last spring with an interest in building a new store on a privately-owned, undeveloped parcel at Plumtree Road and Rte. 924 in Bel Air, according to Pete Gutwald, Harford County director of planning and zoning. The 30-acre parcel is zoned for business and Gutwald said that it is more than large enough to accommodate a Wal-Mart Supercenter. At the time, Gutwald said Wal-Mart was conducting a traffic impact study, a step required by the county in the development process. But the traffic study was never returned to the county and until recently, county officials had no further indication of Wal-Mart’s plans.
A traffic impact study is used to determine the current level of service provided by the roadways serving a proposed development and to identify any mitigation that may be required of the developer by government officials.
Traffic counts contained in such a study are good for one year, Gutwald said, and the counts from the Wal-Mart study expired at the end of March. But after a recent scoping meeting between the company and county officials, Gutwald said Wal-Mart was planning to conduct another traffic study. Evidence of the renewed traffic counts has been reported by residents who say they spotted traffic counting devices in the area last week.
The Bel Air South Community Foundation, a group formed over a year ago to fight the Bel Air Wal-Mart, has maintained a database of people opposed to the development and is determined to oppose the Bel Air store if Wal-Mart decides to proceed, according to Chairperson Ruth Rhymaun. Rhymaun said that the group has gathered hundreds of names on a petition, citing concerns about increased traffic and crime, and is raising money for an independent traffic review and possible legal fees.
If Wal-Mart decides to proceed with the Bel Air store, further steps are required, including a community input meeting. According to the Harford County website, “The purpose of the community meeting is for the developer to provide information to the community regarding the proposed development and to allow citizens to ask questions and make comments and suggestions. At the meeting, the developer shall present draft plans for the site layout.” Notice of a community input meeting must be provided at least two weeks in advance.
Wal-Mart currently has stores in Aberdeen, Fallston and Abingdon and was rumored to be closing the Abingdon store in favor of the move to Bel Air. An obscure provision in the deed for the Abingdon location limits the sale of groceries on the property until 2018, which may be preventing the company from expanding the store into a Wal-Mart Supercenter, which sells groceries. Both the Aberdeen and Fallston stores are Supercenters.
Repeated requests for comment made by The Dagger to Wal-Mart headquarters have not been returned.
Jim Richardson, Harford County director of economic development, said that while he didn’t have any hard data, verbal reports indicated that sales at the Fallston Supercenter are exceeding expectations. Regarding a potential Bel Air store, Richardson said the company hadn’t disclosed their plans beyond the traffic study but the proposed site, which is zoned for business and located near major roads and residential developments, had generated interest from other developers. “There is a great deal of interest in the site,” Richardson wrote in an e-mail, “but it appears folks are waiting for the air to clear before they try to move forward.”
Are these devices the Antena things on the stop signs I see?
I’m 50 and lived in HC all of it. Farms to housing and shopping. Bel Air South community – up in arms – a joke. used to be farm land where they are flushing their toliets now. So hard to shed a tear for them being worried about traffic. I think we need to open up the area for Walmart and whoever else. It is getting crowded though – so I think we ought to scrap the development envelope and just open up all the county for development – and start up there in North Harford in Harkins land.
development is good – just as long as it’s not in your backyard, right?
completely self contradicting
Just how many Walmarts does Bel Air need within a 5 mile radius?
Evidently two, if they’re planning to close the Abingdon store upon opening the new one. The Aberdeen store is 10+ miles from Bel Air.
Abingdon also has a horrible traffic layout currently, making an unprotected left to enter the Walmart lot limits through-put during busy times.
I found the comment about increased crime interesting. So it is not enough to red line housing, shopping also?
Word of advice….Stop buying the cheap child labor produced Chinese made products from Walmart and they won’t build any new stores anywhere! (I stopped years ago).
Has it worked?
I’m sure his conscience is clear. At least he doesn’t have to drive to Abingdon or Fallston or Aberdeen.
Good grief, isn’t the Wal-Mart in Fallston enough? and aren’t there plenty of groceries in the Bel Air/Fallston area already? Who needs more? Let Wal-Mart sit it out and build their superstore in Constant Friendship in 2018.
I’d be happy with that outcome as well.
However, Walmart may not have to wait until 2018. The restricted covenent mentioned above was also mentioned in the original publications (follow the link above). And if you look at the end of the comments I asked, and have asked several times about it, why can’t the parties to the deed just agree to change it, or why can’t the owner who is leasing the land to WalMart just agree not to enforce it?
I have not been able to find any compelling reason the owner of that land wouldn’t agree to change the deed– the provision was originally entered to protect Weis across the road.
So what gives? What aren’t we being told? Until there’s an answer one can only assume that there is more to it– either WalMart uses the deed restriction as a smokescreen to make it seem like they need to move, or some other entity wants to keep the restriction in place, such as Target or BJ’s.
I would love it if a real estate lawyer would weight in on this.
Wal Mart is an issue all it’s own, but how many grocery stores do you need within a 5 mile radius? (okay maybe 6-7 miles)
BJ’s
Wegmans
Giant
Kleins
Aldi
Mars
Weis
Safeway
And didn’t a new one open in Bel Air recently?
Also don’t forget that the WalMart in Abingdon does sell a limited amount of “groceries”.
Regardless of closing the Abingdon store or not, we don’t need more big box retail that we already have and we don’t need more grocery stores. Build something new to the community. If we are going to have to tear down the trees and put up with more eyesore and traffic we might as well get something worthwhile out of it.
All you get from a WalMart is cheap stuff that you have to replace when it wears out in a year.
A traffic study was completed, but never released, in order to make an educated decision regarding this project. Wal-Mart always wins….they can outlawyer Harford County.
Bingo,,,,, Back flashes of Ripken Stadium. How Ugly!
How many Walmart’s do we need in Harford County? Well, the people of Harford County will answer that question for us by patronizing Walmart. Or not. Walmart does not build stores where there is not sufficient demand to support the store. Personally, I don’t shop there for 2 reasons. A lot of the stuff they carry is low price but also low quality. The ‘name brand’ stuff they carry often is at a competitive price but getting in and out of the parking lot is too much of a pain. The fools that allowed the shopping area that contains BJ’s, Walmart, Target, Lowe’s, etc., in Abingdon should be fired. Or worse.
Unfortunately, WalMart owns that property already. Don’t believe what the County is saying. It’s a done deal! We need to fight this type of unecessary growth. Just like the Trash transfer station in Joppa. Money would be better spent on our school system. If WalMart wants to build in that area, ask them to build a new school and improve the infrastructure. They are already selling groceries in the WalMart in Abingdon. That would be just another empty lot and rat trap if they close. If you talk to the last manager from that Abingdon WalMart, he stated they are moving in 2014!
As much as I want to agree with you, it can’t be for the reasons you are giving here.
1. There are nearly zero similarities between this and the transfer station issue.
2. WalMart IS going to pay for all the infrastructure changes, as is typically required for development of this type within a certain radius.
3. There are no or very little County funds involved that would be “better spent on our school system”.
4. Yes, even as I stated, they are already selling “groceries” in the Abingdon store, but it is a very limited definition of the term and you can’t get some basic items at that store.
5. I am slightly concerned about what possible retailer would replace WalMart in Constant Friendship, but not significantly worried. I have a degree of confidence that the location won’t sit empty for very long. It’s a very ideal spot for many reasons.
I’ve heard rumors of a sporting goods store moving in to the CF Walmart. I’ve heard Bass Pro, Dick’s, etc., but always a sporting goods store. i’d be o.k. with that. but then again, all i go to CF for is BJ’s. sometimes wine world.
I don’t see how the area can withstand a Walmart, and it isn’t because of development. Walmarts produce large volumes of traffic. Has anyone seen how much traffic has increased with the new Sonic? Imagine 924 a week before Christmas at 2:00 when Patterson Mill students, in cars and in buses, are leaving to go home. It is horrible now…imagine with the Walmart shoppers.
For this to even remotely work, they will need to expand 924 by at least one lane each way, Plumtree one lane each way, and build various entrances and exits that can lead to Bel Air South Parkway. What a headache!
Dismayed is right…Walmart always wins. Money buys governmental approval.
There was that reverse-911 call telling everyone to stay away from the 924/24 intersection one Christmas season (was it 2010?) due to the traffic problems and some people were stuck for 2+ hours.
Last chirstmas eve-eve at approx 1 p.m. so many people were trying to get into festival…yes FESTIVAL shopping center that the traffic lines backed up on both Wheel and Bel Air South Parkway all the way to 24 and 924.
There simply weren’t enough parking spaces for the shopping center. cars just kept circling and traffic built up around it.
And you wonder why local residents don’t want the new mega-store and Walmart wants in to plumtree so badly.
Walmart does not care about us. During rush hours it is already a nightmare to drive on 924 and if you are coming from Bright Oak drive or Laurel Bush good luck. The value of our homes are already down and will be more difficult to resale with a Walmart at our door. Businesses only see $$$$ and politicians only vote when it’s re-election time. Wait holiday season and 924 and Laurel Bush will be gridlock. Time to check my bike.
Also, (Reggie’s) comment. Very good point, not to mention the new fire station at Patterson Mill. That intersection would be a BIG mess. It is already grid lock at certain times of the day! HARFORD COUNTY public officials need to listen to the citizens, not the politicians!
As much as I don’t want another Walmart, Get over it, It’s comming.. you cant really think we’re going to stop it…For every last one of us apposed, there are a hundred other people running their way to Walmart to buy everything from toilette paper to TVs.. How many people would really boycott WalMart. Does it make a difference where you buy your Tv, stereos, cameras, and other big ticket item??? Isn’t all made in China????? Name One Tv made in USA.. Ten to one, the same person who says they stop buying from Walmart ,,,Is buying from Walmart,,,Why??? Because, sad but true,,,they are CHEAPER than anyone else…. Fact of Life Folks
To borrow a phrase, is that what we said when the Germans bombed Pearl Harbor?
You may be right, but we can’t ever know what we can’t do until we first try and fail.
And even if that effort fails, you have the knowledge you gain in making the effort, and the honesty and congruence that you acted in accordance with your values.
What?? The Japanese bombed Pearl Harbor. That detail sort of undermines any argument you might make.
he was quoting a movie line.
I guess someone never saw Animal House…
Yes you can stop it. Just ask the people of Chestertown who did.
That’s what the County wants you to believe. As WalMart vacates the Abingdon site, so will the Movie complex.(2014-15). That will make two large properties empty in that area. Just look at the William Paca Industrial site. The same was said that area would not stay vacant long either! 5yrs later…still empty buildings. Look at Belcamp industrial park…same thing. Bass Pro shops looked at the site, but so far has not made a commitment.
I don’t see any connection between the WalMart and the movie theater. But to be honest, I can’t believe the movie theater is still there to begin with. It already looks closed every time I drive by it.
Nobel comments tht no or very little county funds would be required in allowing Walmart to occupy the Festival area site. Not true. A developer only is requred to mitigate projected traffic problems on the streets and intersections directly adjacent to the property in question. Any widening of Route 924 beyond the property would be paid for by county and/or state funds. This could be a very expensive propostion for the taxpayers.
Actually, neither you or I can have any real knowledge of what any possible costs to the County might be at this point, as that gets worked out between the County and WalMart after they submit the traffic study to the County, and then between the County and the State somewhere down the road.
But, you are not entirely correct about the scope of the infrastructure WalMart would be responsible for. For example, the developer of the Boulevard at Box Hill (Wegmans, et al) is compelled to upgrade intersections impacted (based on the traffic study) within (if I remember right) two miles of the site. There are still intersections nearby, but not immediately adjacent that the developer alone is responsible for upgrading that haven’t been completed yet.
You better bet that a company the size of Walmart is going to get taken to the bank on the same kinds of improvements– and if not, we as the people of Harford County should be ashamed of ourselves.
My point was that the bulk of those improvements will not be done by the County. Will the County have to spend anything on anything someday down the road? Yeah probably, but this is the case with any development that comes along, not just this one.
Even if it’s not a Walmart, the size of the site will essentially require the same types of infrastructure improvements at some point.
with our without a walmart, 924 ought to be widened anyway. the fact that 24 is the only multi-lane path from joppatowne/edgewood area to belair area is disturbing. whether or not you all like it, harford is growing, and rapidly. i’d rather see current infrastructure expanded than entirely new infrastructure built.
but the bottom line is that free markets work. if there is demand for a walmart, they will build one. those of you that don’t like it won’t shop there, but everyone else will. not to mention all the jobs that a company like walmart brings with it. maybe not fantastic jobs, but great for SAHM, retired folks and students.
I believe the State already has plans in the works to continue widening 24 up to Bel Air, so that’s only a matter of time, which would alleviate some of the issue on 924.
Also, there is a deal in place, though nothing has happened with it, for Tollgate to finally be connected at Bel Air South. That would also provide north/south relief.
As it stands, 924 already has multiple lanes up through Singer Road, and my guess is it will eventually be added up through Bel Air South (WalMart or not). You won’t ever get it from further than that however, because I imagine an organized resident oppposition closer to Bel Air would tie it up.
Finally, the best and most cost effective way to manage north/south traffic between the Route 40 area and Bel Air is to improve the businesses and services in that area and decrease the need to travel north.
Paving over the grass is not the only solution out there.
Noble – I agree that improving the businesses and services on the Rt. 40 corridor would be a great improvement. Better for the area, better for traffic congestion, etc., but as long as Edgewood maintains the reputation it has earned, I can’t see all the bail bondsmen, check-cashing joints and liquor stores vacating to make room for some quality restaurants and boutique shops.
as it stands, if i want to go to Buffalo wild wings from my home in 21085, I will most likely go to white marsh instead of festival. it’s pretty bad when i’d rather deal with white marsh traffic than Rt. 24.
Sorry nobel, you could not be more incorrect. The movie theatre is doing well. There does not have to be a connection between WalMart and the Theatre. The only point here is that there will be 2 empty retail locations in that area. And don’t think that they will rent any time soon. Also, WalMart or any other company is only responsible for their imediate intersections and 1/2 mile in either direction. The rest is the responsibility of the County and the taxpayers of Harford County. I have very reliable inside information that you apparently do not. Sorry to say, but it is what it is.
Two Guys, Kings, Korvettes, Hoschild-Kohn, Stewarts, Hutzlers, Pantry Pride, Acme, A&P, Beshores, Johnsons, Lutz’s, Circuit City, Hechinger,Southern States, Cadillac Jack’s, Bel Air Bowl and with even the once-in-demand Aegis now just a thin shell of its former self proves businesses come and businesses go here just like everywhere else. It could even happen to WalMart. Time will tell.
I thought Two Guys hired three more people and moved to the Harford Mall.
Although this sounds logical and a good idea, it isn’t going to happen for quite awhile. Maybe they need another fiasco like the overpass at 924 and 24. The biggest flop so far in traffic management in Harford County since 1988. There have been more accidents at the NEW intersection in the past 3 months, than in all of last year. Just waiting for a serious one to occur before they realize it was a bad idea. The comment from traffic engineers in Harford County was “people will have to adjust to the new traffic patterns”. They apparently don’t know people that well, nor today’s in a hurry society.
The Wegmans in Abingdon is drastically under-performing to expectations. While it’s a fine store, folks from Bel Air / Forest Hill drive past half a dozen large grocery stores and several DOZENS of restaurants, coffee shops, delis, and cafes en route to the Abingdon Wegmans. Sorry, but there’s nothing at the Wegmans THAT unique or vital to make most folks bypass dozens of alternatives on the way. Unless your the world’s biggest “Olive Bar” fan.
The 24 / 924 interchange would have been best handled with a standard cloverleaf. The travel time getting through there for northbound traffic off of I-95 haven’t really improved. Much of the backup for folks going through past Singer Road has simply MOVED NORTH on Route 24 to the light at Singer Road. And for folks coming from the APG North and South areas (off of Route 40) in the evening rush… the 24 / 924 remodel has created HUGE backups at lights for Route 7 (bad) and Edgewood Road (HORRIFIC) that NEVER existed before. That whole effort has been nothing more than a MONUMENTAL waste of money. Really, that’s one project that a LOT of state employees should have lost their jobs over. Absolute failure.
To connect the “Walmart / BJs” side of Constant Friendship with the “Wegmans” side… and also foster a lot of cross-over shopping, would require allowing consumers to drive from one side to the other WITHOUT any lights (where the Route 24 underpass now hinders cross-traffic anyway).
As soon as I saw the SHA design missing a fly-over to go from 95S to 24N (or other design that eliminated stopping for a light) I realized the entire effort was for naught and we would be better off doing nothing.
ERIC,
Kudos to you. You hit the nail on the head. You said what I have been saying all along. Great comments.
Thankfully, we finally have a Walmart coming to our area ! Oh the joy.