At any given moment we are living in interesting times because it is our moment. Historians note generational divides dreamed up by demographers, with obscure phrases like Baby Boomer or Generation X or Millennials. My parents raised me in what was called the Silent Generation. They must have been puzzled by the name as they worked to figure out a teenager who was hard to figure out.
My wife and I have had a home on the Eastern Shore for thirty-four years. As long as I can remember various officials have argued about another bridge across the Chesapeake but I don’t remember a more defining moment locally, than now. Today in Talbot County, a least, feels different; the future is on the public agenda. It will, at least in part, be decided by the Talbot County Council’s decisions on future growth parameters of Lakeside Village and attendant requirements.
Twenty plus years ago a developer was granted a permit (arguably) to build 2,501 homes and supporting businesses on approximately 900 acres. In 2003 Trappe annexed the development footprint. And there has been a fog of advocacy, litigation and government procedures in more recent years.
In the meantime, our home county traffic patterns have become more dense, big box stores have displaced space, water quality measurements have become worse and the word pressure is frequently used in describing Talbot County’s future. In short much of consequence has happened in the last twenty years.
As concrete space grew the theme began to change. When Lakeside Village was annexed, the dominant theme paired population growth with economic well-being. The critics of rapid growth were around but they had to fight uphill.
My sense is that the theme is being re-written because a majority no longer embrace lightly constrained growth. Each of us might voice our concerns differently but if forced to answer a single survey question, more would say “let’s slow down”.
I don’t think people are averse to job growth but want the kind of growth that is attracted to living the good life where a better life is still on offer.
As noted, the current state of play is defined by state and local government agencies, commissions, councils and the lawyers that contend this and that. But out of this fog of advocacy and bureaucracy development definitions and permissions at Lakeside Village will come. Here are some of the questions that should be asked and answered.
What is the character of our county? Should it be altered and if so, how? And maybe to be more particular we should be asked to rank on a scale of 1 to 5 (with 1 being the least important and 5 the most) those key features that define our daily lives. My words: job growth, more retail shopping, education, safety, recreation, traffic. Add your own; this should be a citizen led evaluation.
The Maryland Department of the Environment has called an intermission. Talbot County officials are once again going to size up the Lakeside development and reach decisions on size, scope, timing and the like. We normally think of intermissions as a time to take a breath, to renew. This is our time, let’s use it well.
Al Sikes is the former Chair of the Federal Communications Commission under George H.W. Bush. Al writes on themes from his book, Culture Leads Leaders Follow published by Koehler Books.
Richard Allison says
There may be room in this debate to raise the old environmental development term, “sustained development” more a philosophy than a directive. Each new development albeit a tract of homes, apartment buildings,business or retail should be framed as sustainable. Not using whacked carbon footprint modalities, but true impact and amelioration to the air/land/water quality. In addition to preservation of green space, agricultural reserves, wildlife and wild spaces. There are methodolgies and solutions for low impact sewage, self generated electicity, and more efficient potable water delivery. The issue is the ROI for development using systainable practices. Initial construction costs for environmantally sound solutions are tied to the higher costs associated with each solutions impementation. For example on a small scale; a new/different method of electrical service which would incorpoare a neighborhood or house by house solar solution would require tranfromers and panels arrayed for use with an agreement to the local provider for a feed back to the gird. This entails much more time, paperwork, design reviews and space than a standard line feed from the service provider. Therefore the cost would be aded to the final development figure which could place the development outside the market value. thus also driving the final purchaser to pay a higher amount for the constructed space than perhaps the surrounding market prices.
To drive suste=ainable devlopment, or to even push for adherence to practical environmentla methodologies is not a deveoper only challnge but a community and populace change of mind set. Is the environment and the lifestyle for Talbot county worth the increased costs associated with better management of developmen in a sustainable manner?
Carolyn L Jaffe says
Al, thank you for that carefully measured synopsis … but I have to differ with you on your last comment, to “take a breath.” Unfortunately, I find myself waaay beyond that point! I’m actually gulping for air as the County (and Easton!) walls fall prey to the battering rams of incessant development! I mourn for all we’ve already given away of that very special “way of life” that I’ve treasured for over 55 years personally. I’m not sure but what we’ve gone over that narrow threshold to the place of no return already. BUT, I’m not willing to stop pushing back to preserve what’s left of our unique environment, culture, and history. I join you and (hopefully) many more kindred souls who just won’t let go without a valiant fight to keep our treasured Town(S) and County safe from more destructive development!
Reed Fawell 3 says
I agree with Carolyn. We are at the hinge point. It is now or never. And, as pointed out so clearly in the Easton Comprehensive Plan, we have developed some very bad habits, taken the easy way out again and again, and so now we got a monumental mess of “as built junk” to clean up. Last thing we need now is to build more new massive junk to add to our existing mess of past junk mistakes.
Carol Voyles says
Thanks to Dan Watson for recently reminding our county of requests from MDE for corrected water and sewer maps. The Comprehensive water and sewer plan is in the process of being updated, and I look forward to growth issues being addressed.
600 miles of waterfront property is a blessing in many respects, but opportunities for redirecting traffic on narrow peninsulas is limited, and I find it hard to imagine either four lanes or more traffic on either St. Michaels or Oxford Rd.
Reed Fawell 3 says
Carol says:’600 miles of waterfront property is a blessing in many respects, but opportunities for redirecting traffic on narrow peninsulas is limited, and I find it hard to imagine either four lanes or more traffic on either St. Michaels or Oxford Rd.”
This is a crux problem for sure. But it is hugely complicated and magnified by the same natural restrictions and limitations imposed on the Easton By-pass that is the primary stem road that feeds and services both St. Michael’s and Oxford Roads AS WELL AS Route 50 By-pass traffic AND also additional traffic pressure put on the By-pass by the town of Easton’s ongoing efforts to make By-pass it’s MAIN STREET as illustrated most lately by the Poplar Hill Farm Project. These pressures, if continued, will shut down the entire region. It’s gross planning malpractice.
Ralph Walker says
Reed, I believe if I remember correctly, that the state has the side of the bypass, the section you notice the wide area on as you come on from Rt. 50 to go towards St. Michaels, Oxford Road, etc. as their plan to 4-lane the bypass when they see fit. I may be wrong but believe that I heard or saw this years ago.
Been here a long time but anything is possible with all the so-called traffic studies that amount to the convenience of those for their needed objective. This whole discussion should be a MAJOR NO as the vast majority of us have voiced time after time.
Reed Fawell 3 says
Ralph, yet again I agree with you.
I suggest the center of gravity marking the natural boundary between Easton and Talbot County has always rested on the headwaters of the Tred Avon that branch left and right (Papermill Pond) at Easton Point. Along here, many visitors for the first time see and appreciate how the land and water intertwine in our community with marvelous results. So too it is only natural that much of the Easton By Pass rim these waters. And it is very important that the By-pass be used to preserve and protect these headwaters and view-sheds, and so knit the town and county together here naturally for scenic and historic reasons as well as functional ones.
A four lane by pass would destroy all this natural wonder, and sever the town from the county forever, putting one and at war with the other. As a collateral matter, the Poplar Hill project as it is currently proposed would lead to the same adverse result. Indeed we see that at play today, as the project as proposed wars with its own site, its neighbors, and region.
Wayne Johnson says
Because they Never Developed! Then 20 years they decided to Build? In that time hundreds of homes were Built changing the need for Homes in Talbot County. Lakeside Village is a environmental disaster.
The ROCH CORPORATION has literally been Turned Down by the Talbot County Council numerous times, BUT they seem to IGNORE the Talbot County Council’s Decision?
NOW! MARYLAND ENVIRONMENTAL has set a designated amount of water for the Development . Obviously they don’t seem to understand how much they would Impact the Environment. Runoff is the Problem.
Roger and Jane Bollman says
Thank you for this letter, Al. Your thoughts on our future in Talbot County alien with ours perfectly. Fortunately, Talbot County will soon be working on the Maryland-required, citizen-driven Comprehensive Plan. Citizen input will be key. There should be notice to Talbot County residents indicating how residents can participate to influence what our County should look like in the future.
Jay Corvan says
Sorry Roger and Jane but comprehensive plans do not work. They are exercises in futility and are proven failures. It would be good to start looking elsewhere. See my note below about better zoning tools called form based zoning.
Leto Atredies says
Building more housing will help someone like me afford to live in Talbot County, where I grew up. Why does the TIP want to make it more expensive to live in Talbot County?
Eva M. Smorzaniuk, MD says
Have you checked out the prices at Lakeside? Not exactly affordable.
Jerry McConnell says
As Ms Eva alludes to, your assumptions about the affordability of housing units such as planned for Popular Hill and Lakeside are wrong. And, if you’ve watched the growth of the area as you grew up you know that each of these two projects are overkill for current and future demand—especially in view of the amount of potential infill housing currently available in Easton.
Eva M. Smorzaniuk MD says
Thank you Mr. Sikes for your thoughtful and measured assessment. I would add a note of urgency to your request of reconsideration. The MDE is requiring the Talbot County Council to correct the errors in the Trappe water/sewer map by the end of July. Of course, the hope is that the areas will be correctly designated and that future phases of the Lakeside Development will require approval of Planning and Zoning and the Talbot County Council. The map is being redrawn now, so please contact all the Council members and let them know your opinion. Agree with you that thoughtful growth is not the problem. Uncontrolled growth without thought for river pollution, traffic, school capacity, and lack of access to primary care is what an unfettered Lakeside development will give Talbot County.
Jay Corvan says
Yes please, good idea, let’s hit the pause button. Everyone needs to step back and take a few fresh deep breaths. But after that we need to get busy and throw out zoning and start over. Zoning is what’s creating the train wreck on the shore and it needs fast attention.
You know of course it’s not just Talbot county feeling the pressure of growth. It’s the whole mid shore region. And what I cannot understand is why we can’t back a plan that brings resolution to the area not to one town of county, a regional plan. Too often towns try to do it themselves and fail because they don’t have the money to do a good job. The state of Maryland does not pay for planning , who knew, that’s a shocker! And why not ?
When you realize the county’s job is to cede land to the towns through annexation agreements without much more control than just rough controls given in a comprehensive plan, and sewer plans, you realize that going back to using the same old documents and same old procedures is what got us here in this mess in the first place is pure madness.
We need to face the issue that the growth controls and regulations we have in place are not working. We need to Look elsewhere. We need a hard boot restart.
May I suggest a regional plan approach that counties and cities can agree on, one that all Can use and create together. It doesn’t take a United Nations to break up This imbroglio, we do have the power to
Do this. But we need new tools. And we need the desire to do it. I think we have both.
I believe that what We need is something like what the town of Denton has in place in its zoning ordinances called “ the denton pattern book “ that sets hard and fast standards that developers must build to and not deliver a lot of mediocrity instead. Pattern books are comprehensive design standards that tackle complex zoning issues dealing with density , appearance , green infrastructure and Landscape too. The pattern book was created to stop a bad development in denton which it actually did!
We need these new tools and if anyone’s says we just need a tweak here or there to zoning to make things work , they are mistaken. We need to admit zoning is not working and try new approaches.
If we care enough to preserve character of towns on the eastern shore , we can do this. There may be more people but we can improve life all around in many ways if we put our minds to it.
Here’s the link. You may need to go to the town of denton website to download the file. It’s big but it’s a very impressive and user friendly publication Give it a try.
This pattern book was developed for the use by counties abd towns. But it had not been widely used. It’s free to use and it just needs adaptation to specific areas.
Denton Pattern Book(icon-pdf141 MB)
Denton’s Architectural Pattern Book describes our town’s unique character and the essential characteristics of Denton’s built form that our citizens know and cherish. The Pattern Book also presents the public vision for perpetuating these characteristics along with strategies, applicable to both revitalization and new development projects, for achieving that goal.
Jay Corvan says
It occurs to me that real experts are needed here not self proclaimed experts. I suggest we hire a world famous firm called urban design Assiciates who designed Easton village. They also designed the Denton pattern book and are well rehearsed in these complex environmental and growth issues. We seem to attract people who care a lot but don’t have the interdisciplinary expertise to accomplish anything. It’s time yo hire outside of our own town. It’s time for real professional competence.
Reed Fawell 3 says
Always beware of “real experts.” And always beware of methods or philosophies that always work, especially when controlled by real experts, and most especially by world class real experts?