From Morita Bruce, President, Friends of Harford, Inc.
Think zoning is boring? About 800 angry people at last week’s Walmart Community Input Meeting (CIM) used to think so, too. They’ve been rudely awakened.
The property where Walmart will be built was zoned R4 residential. However, in 2009, the owner asked for B3 business zoning during Harford’s Comprehensive Zoning. Friends of Harford (FOH), an all-volunteer citizens’ group working for responsible land use, opposed the change saying “Additional commercially-zoned land is unneeded, and intense business uses would be incompatible with surrounding homes and small businesses. In contrast, there is a shortage of R4 (residential) properties in this vicinity, particularly ones of any significant size.”
To the best of my knowledge, no one else objected, nobody sent letters, and nobody objected during the public hearings. Seeing that no one besides FOH wanted it to stay residential, the County Executive and County Council approved the change. And that’s why Walmart will be built.
It’s too late now to yell at county officials. We hate saying that because we don’t believe high-traffic businesses belong there either. But with the B3 zoning it now has, I know of no way for officials to stop it. It’s perfectly legal for the property owner to do what he wants with his property, and he wants a Walmart.
That Walmart is coming. The only chance you have to make a difference now is go over the drawings and the traffic impact study with a fine tooth comb — when they are available through the Department of Planning & Zoning — to see if you can tell the county at the upcoming Development Advisory Committee meeting that there’s something in the design or the study that violates the zoning code, or you can try to convince Walmart to “be a good neighbor” and improve what they’re proposing.
GET INVOLVED. Check for new zoning requests or requests for additional uses for a zoning category on the County Council web site. They happen all the time and sometimes at a place near you. (http://www.harfordcountymd.gov/council/Zoning.cfm)
Good luck. And remember: when it comes to zoning, you snooze you lose. Stay awake and watch for proposed zoning changes.
Morita Bruce, President
Friends of Harford, Inc.
For useful lists of what can be done on properties with different types of zoning, please refer to www.FriendsOfHarford.com/zone-class.html
Thank you Mrs. Bruce for highlighting part of the problem here, and the most important part, which is civic engagement.
However, part of the problem is also the size of the store in the proposal, the horrendous site plan so far, and the fact that we ALL know that the traffic study and other parts of the estimated impact that will be submitted to P&Z are paid for by Walmart and will be designed to favor Walmart. This is no different from any other project, but on this scale and in this location it makes a big difference.
And the problem is still, really, not the zoning. If you look at all the approved uses of the B3, I personally don’t have any objection to them in that location. I personally would have no objections to another retailer or shopping center. What I principally object to in this case is pure size and impact of such a large store on the local roads and community. If it had direct or near direct access to a major road such as 24 (the current site plan does not facilitate traffic routing to 24) or 95, it would make some sense (much like the current location in Constant Friendship). Even if Walmart simply wanted to move a regular store there (not a Supercenter), I would not take such exception to it, though I would still argue the current site design is inferior and the old site would still make more sense in terms of infrastructure.
Ultimately what you have here is Walmart got caught asleep for the last several years and they missed out on most of the prime commercial real estate in the Bel Air area and now they are trying to correct that, and it’s going to be at the expense of everyone else.
Hopefully the community can come together and ensure that the project is done in as favorably a way as possible and that we can get as many improvements out of WalMart as possible.
Because at the end of all it, WalMart is going to be the one making all the money, and the rest of us will be the ones with the low paying jobs, few benefits, cheap products, traffic, pollution, time wasted, etc.
The DAC needs to hold their feet to the fire. What is Walmart going to do? Leave Bel Air? Yeah right. People should demand that the DAC ask for significant changes to this plan.
I enthusiastically support your call for the community to work towards getting the project done in as favorably a way as possible. Walmart has the opportunity to be a good neighbor by addressing the community’s concerns about traffic, lighting, noise, stormwater control, environmental issues, etc.
However, I respectfully disagree that zoning isn’t the problem. B3 zoning IS the problem. Click on BUSINESSS
…BUSINESS in the following link http://www.friendsofharford.com/zone-class.html and you’ll see a list of what is automatically allowed (“permitted”) with B3 zoning. You may be surprised to learn that B3 zoning allows adult entertainment centers, prisons, bus depots, freight terminals, truck stops, and other surprising uses.
Responsible and constructive post. It most likely is too late; but that doesn’t change the fact that this store doesn’t belong here and ultimately hurts the values of the homes surrounding it. No way a super Walmart belongs ajacent to multiple communities of single family homes. All of us need to be much more vigilant in the future. Your organization is of great value…keep up the good work.
Right on! People should not be mad at WalMart, they should be mad at their own apathy. Get involved early! It’s far too late to make changes on this site, but stay informed on the zoning process.
I’m mad at Walmart for far more than pushing this move. Personally I’ve not stepped foot in a Walmart for several years and wish more folks would do the same. It’s never too late – when and if the Walmart store is built, just don’t shop there…they’ll close – unfortunately it’ll leave a big empty ashpalt hole, but that can be corrected over time. The tail doesn’t wag the dog. We as consumers have ultimate power and control.
While the post is relevant and true, thumbing your nose at the citizens opposed to Wal-Mart is not appropriate. If your goal is to get more folk to engage, and even join the FOH, a more tactfully written post would have been exponentially more effective.
However, I do like the points you make and agree the zoning element is the most critical.
Friends of Harford has a website…family membership is $40. If it’s just me and FOH at the next zoning meeting it shall be. This lady’s point is spot on. There’s an unfortunate chain of title happening in this county…the grandparents owned a farm, the farm was willed to the kids, who split it up – sold some and kept some, and who ultimately willed it to thier kids who don’t live here anymore and could care less. They are selling to the highest bidder because they don’t have to live with the mess.
Which part of Ms. Bruce’s article thumbed her nose at the citizens? I didn’t read it that way at all. I didn’t think the comment was arrogant or condescending. She was merely stating the fact that all the people who are now so upset (and I am in agreement with them – we need this monstrosity like we need a new logo for Harford County Public Schools) were not involved when it might have meant something, when it might have stopped the project. I’m just curious what you thought represented thrumbing her nose?
I think the comment was referring to an interpreted slight undertone of “you think zoning is boring, but FOH was there when it was happening, where were you, and now look where you are”, essentially saying, I told you so in a manner of sorts.
I didn’t read it that way, but I can understand someone seeing it that way.
Ms. Bruce was not thumbing her nose at us, she was reminding us that actions — or in this case, lack of action — has consequences. If 800 people had showed up at the Council to oppose the original zoning change, we would not now be wringing our hands over the coming Wal-Mart.
I heard they are gonna put an Outdoor World where the current Walmart is. WHOOHOO! It’s not Walmarts fault Harford County is exploding with (too many) people who demand more banks and places to shop. I say put a cap on how many people can reside in HarCo and every other county. Bel Air is more like a mini-city,soon baltimore will be up here.
Not sure if it’s been discussed before and it’s a bit off subject but more detail to the planned 70 houses on Harford and Connelly Roads and on 16 acres. You had your meeting in July…but guess what Mr. Craig already had filed a letter with the state of Maryland indicating Harford County’s intent on putting a roundabout at the interestion of Connelly and Harford Roads – that was filed in April and it says the developer already has funds in escrow to build it – a bit over 500K. Wanna bet the only way to legally allow that many houses in that small a space with a single ingress/egress was install what they say is a non-stop ingress/egress remedy. They’ll put them in everywhere because it allows developers to skirt addressing transportation impacts.
Money Tree,
You don’t mind big government telling a land owner what to do on their property?
Shall I link you the letter from David Craig filed with the state DOT, dated April 3 indicating his plans to build a roundabout at the intersection of Connelly Rd. and Harford? It’s interesting to say the least…monies in escrow already; it’s a done deal. When you really start digging around it becomes absolutely amazing how this all fits together. This isn’t about goverment telling someone what to do; it’s about government setting up situations again and again that benefit developers in which normal application of existing regulation would preclude.
Too funny. He’s checked the boxes on the attached forms to indicate the supporting reasons: 1) consistent with local land use, 2) protecting the environment (spit out my coffee on that one), 3) provide a better traffic flow in the vicinity of the US 1 commercial corridor…do you think anyone at the county, Mr. Craig or any other planners involved in these decisions believes any of that? That little intersection is hardly commercial; he just needs a way to slow traffic down to allow these 70+ new residents a way in and out because otherwise they’ll be stuck for minutes on end in a driveway just like the people along 152 are. It’ll be far more dangerous on Harford Rd. than it is already with a roundabout there, but he’s checked another box saying 4) it’ll make it safer.
Thanks for mentioning this. During the July 18th Development Advisory Committee (DAC) meeting for this project, I asked if a roundabout was going to be built at this corner . No one admitted to knowing anything about it — not the developer, County officials or the SHA representative.
You’ll find a copy of the letter on the MDDOT website – go to “projects” and then “county priority letters”. Dated April 5th and entitled “transportation priorities” and clearly states the developer has already placed a percentage of cost into an escrow account specifically for this roundabout. The odd thing is the letter suggests another roundabout at 159/old philadelphia road costing 448K, but this one @ 147/connolly estimated @ 2.3 million – that’s some roundabout! I’m thinking is more of a major traffic pattern change – developer has only contributed 505K towards costs.
Sadly I’ve never heard of FOH before.
I believe that was Ms. Bruce’s point. I guess you were one of the snoozers.
It’s not over till it’s over Bruce. We need to keep up the fight against this monster that will destroy are neighborhoods and way of life.
Bruce your President of the Friend’s of Harford be a friend of Harford County and keep up the fight. Walmart will become a permanent fixture at this location for all our lives. We need to rally the troops and keep up the fight. We need to get donations and hire a qualified Attorney.
The traffic study has not been submitted or approved and it needs to be a through review, storm water management (SWM) needs to be done using environmental design practices to the maximum extend possible. That does not mean a SWM pond, which they are proposing, that means a green roof or permeable paving. They are proposing a regional SWM pond because they want to use that facility to treat the two future development areas on that site. Keep up the fight! Walmart’s not going to destroy my neighborhood.
Where do you live Bruce?
Our Councilman Cap’t. Jim and our County Executive David Craig still want our votes in 2014 so we need to put pressure on them to put pressure on Walmart to stay where they are or move to a more appropriate location. The Bel Air location will have detrimental effects to the physical and financial health of our community. The 20 intersections that they would be required to updated to meet the traffic study would be paid for by Walmart but the tax payers would be on the hook for the future repairs of these roads and they will be required due to all the traffic coming from all over the County to shop at this Walmart. The existing businesses in the area will be impacted and many I believe will be forced out of business. We have two automotive repair shops in this location one in the Festival, Mr. Tire, and one on Blue Spruce, National Tire and Battery. We have at least three pharmacies, Rite Aid, Walgreens, and the Shoprite. The Walmart Supercenter in Fallston has a Subway inside the store, we have a Subway in the Festival. We have a grocery store, the Shoprite. People will spend the same amout of money with or without a Walmart at this location if they spend it at Walmart they don’t spend it at the existing stores that presently service the community and should not become the victims. Giving up the fight now and then telling your representatives “I told you so” after it’s built will do no good. We need to continue the fight. Our worse case scenario will be to Boycott Walmart! If 800 people, from the community, showing up to a Community Input Meeting, in the pouring rain, have no input there is something wrong with system.
Everyone needs to write the County Executive, Director of Planning and Zoning and Councilman and state the facts of why you oppose this development. Here are their addresses:
County Executive
David R. Craig
Harford County Government
220 South Main Street
Bel Air, MD 21014
Director of Planning and Zoning
Pete C. Gutwald
220 South Main Street
2nd Floor
Bel Air, MD 21014
County Councilman District ‘C’
James V. McMahan
212 South Bond Street
1st Floor
Bel Air, MD 21014
Walmart at this location will be great……..FOR CHINA!
????
Walmart understands the maxim, “Build it and they will come,” and come they do. 800 people out of how many? Walmart isn’t the number one retailer in the world because “MOST” people don’t like them or want them.
I hope those 800 people there sign a pledge NEVER to set foot in one. They, like the rest of the world truly are “the people of Walmart.” If they don’t believe it, they just need to look in the mirror!
I think you’re right as much as I lament it. We can control commercial developement – we could lock it down tomorrow if we shopped at locations that were perhaps less convenient and located only in certain districts. We could isolate this sort of ginormous developement to appropriate and less damaging locations, but we won’t – we’ll bitch about it and then pull in there to shop because it’s right next door and that’s exactly what you didn’t want next door in the first place. I absolutely despise the Walmart “take no prisoners” business model because it drives down wages to nearly unlivable levels and forces out local retail and really if you look behind the numbers doesn’t help US manufacturing either. There’s a reason that small business is becoming more and more only about services. I hate the mass production, sameness that results when all the small downtowns end up being bars and antique stores. Haven’t shopped in Walmart for years – occasionally Target which isn’t much better.
800 people who live in the community and know what the traffic is in the community. The only thing Walmart cares about is their bottom line. They don’t care about the blight that most likely will occur as a result of building in our residential community.
Walmart good for China.
The more times you say this, the more respected your opinion will be.
No, not really.
When building a school, a small endangered frog that was spotted by a construction worker made a property useless in St. Mary’s County.
It immediately haulted construction. I wonder if there is any endangered species over by Plumtree?
Not very likely to find an endangered species landlocked in that pocket of woods, but it does happen (see the elusive bog turtle that has thwarted northern Harford and Cecil developers for decades).
Personally, I think an environmental review of a parcel should include a wildlife assessment prior to approval and development.
I would gladly volunteer the time of my nonprofit group, Susquehannock Wildlife Society, to conduct such a survey of the tract.