It is apparent to all—most especially our elected officials—that citizens of Talbot County want action to rein in excessive, exploitive development, most especially projects dependent on special treatment, exceptions, waivers and, in the case of Lakeside, clearly identified improprieties.
Stop Poplar Hill Up Front
The outcry against Poplar Hill is deep and wide, and the reasons for opposition are rock solid. Attend the Planning Commission meeting at 9 am on Wednesday at the Bradley Room; send in your comments; follow up with the County Council if a Growth Allocation award gets that far. That is the County’s one point of control; but for Growth Allocation, Poplar Hill is entirely in the hands of the Town of Easton.
And Fix Lakeside Now
Because of a May 9th letter from the Maryland Department of Environment (spurred, it’s believed, by issues raised in TIP’s lawsuit against MDE), the County Council suddenly has the opportunity to fix Lakeside—that is, to assure that, rather than already having greenlighted the entire 2501 home development, each new phase of development beyond the first 120 houses must come back to the County for a new determination, including two rounds of public hearings and a review by the Planning Commission and the County Council.
In the same way that “Growth Allocation” is the County’s control point at Poplar Hill, at Lakeside the “Sewer Service Map” is the key. Both are wonky, in-the-weeds issues, but what you need to know is that each provides the lever whereby the citizens of Talbot County, acting through their elected Council, have some control over decisions inside of Towns…decisions that fundamentally affect the rural character and quality of life throughout the entire County!
The Council is already well aware of MDE’s directive to provide a single, proper map correcting past errors and improprieties. Hopefully, the sewer map that the Staff comes up with initially will accomplish what is needed: assurance that only those first 120 lots are designated as “immediate priority” in the wonky nomenclature. (MDE has directed that an old inappropriate map (Map 24) be jettisoned.)
If the Council does this properly, the rest of Lakeside cannot then proceed without a new County review at each step; that was also the goal of Ms. Mielke’s recent Resolution 338, thought it seems overtaken by MDE’s letter.
The Fix Lakeside Initiative
To remind our County Council, and the world at large, that Talbot citizens are passionate in their desire that the Council fix Lakeside (resisting exploitation evident at Poplar Hill too), a committee of concerned citizens, working with and through the Talbot Integrity Project, intend to be very visible, simply encouraging the County Council to do the right thing in this situation. (This re-mapping issue is new, and at this point no Council Member has indicated any inclination not to correct the errors and improprieties of the past.)
It’s important that citizen attention be visible, and you are encouraged to join us today!
Just go to this site— fixlakeside.com– -to have your voice heard. On the site you can…
- GET A YARD SIGN…though it’s easier for everyone if you just pick up one or two at RiseUp Coffee on Dover Street—they’re free! (We do need volunteers to help get out the yard signs…they’re ready to go!)
- SIGN THE FIX LAKESIDE PETITION
- EMAIL THE COUNCIL
- DONATE…an organized effort, and those yard signs, come at a cost!
- VOLUNTEER…there may be more to do!
Again, that’s fixlakeside.com.
What’s at stake at Poplar Hill and at Lakeside and whatever project comes afterwards is simply the future of Talbot County…whether it remains the unique, rural environment most want, or morphs into just another sprawl community like every other.
The Committee to Fix Lakeside
Laura Claggett
Tim Cuerton
Clayton Fisher
Dan Watson, TIP
Mike McConnel
Ralph Walker says
I have a question about Popular Hill as of this moment there appears to be preparations to plant the area with a crop. Is this a delay strategy to take the heat off this week’s meeting and quite the comments until harvest time? Just Ole me!
Eva M. Smorzaniuk MD says
Thank you to the committee for keeping these issues in the forefront. Agree wholeheartedly with your points and recommendations, and hope others will take action too!
Hugh (Jock) Beebe says
Probably the a good idea to be a bit more specific rather than simply referring to “… the Planning Commission” to note that there are two separate such Commissions one for the city of Easton the other for Talbot County. Writing immediately to Easton Planing Commissioners this evening, June 5, would be helpful.
Easton Planning Commission Members
Jennifer Dindinger, Chairperson
Philip Toussaint, Vice Chairperson
William Ryall, Chair Pro Tem
Victoria McAndrews
Paul Weber
Thomas Klein – Alternate
Clara Kelly says
The Talbot County Planning Commission meets on Wednesday, June 7, at 9 a.m. to discuss the Poplar Hill Farm growth allocation request:
[email protected]
The Town of Easton Planning Commission meets on Thursday, June 15, at 1 p.m.:
file:///Users/clarakelly/Desktop/2023.06.15%20Planning%20Commission%20Agenda.pdf
I was advised you can still submit your comments to the County Planning Commission, and they well do their best to attach them to tomorrow’s agenda.
Reed Fawell 3 says
I find it remarkable that the Easton Planning Commission is considering seriously its approval of the Poplar Hill project. I say this because, for me, it is obvious that the Poplar Hill is precisely the kind of project that Easton’s Comprehensive Plan is designed to prohibit and a prevent.
Here, to illustrate my point, I quote or paraphrase portions of the Easton Comprehensive plan.
The Plan’s Introduction describes Easton as “a small town that offers to residents and visitors a quality of life difficult, if not impossible, to duplicate anywhere else in the United States.” And notes that, recently ranked one of the ten best small towns in America, Easton derives its identity in considerable part from its rural character, its close proximity to the Chesapeake Bay, its historic Downtown area, and its historic and contemporary residential neighborhoods that are in easy walking distance of the Downtown. The plan makes clear that “Maintaining the character, the very essence of this place that makes it so unique and special, will be an enormous challenge,” and that it lays the groundwork for insuring that happens here in Easton.
The plan also makes clear it works to correct past mistakes, and “lays the groundwork repeated throughout the Plan to ensure that future growth is not in the form of auto‐centric, isolated, suburban style subdivisions but instead is multi‐use, integrated, and connected neighborhoods.” See pg. 31
It also reminds us that directing growth is local governments’ most critical task. And that, while many towns see growth as essential to economic health, unchecked, unmanaged growth can cause many problems. A town focused primarily on residential growth may become a bedroom community where the residents are forced to travel to other places for everything from work to shopping. A town with too much commercial development invites traffic congestion. Without adequate design standards, new development may not be aesthetically pleasing. Hence, The right balance of land uses is critical in avoiding these problems.
The Plan also makes clear that residential land uses tend to focus on the arrangement, appearance, and density. And that “We see things changing for this land use. We do not see the future of Easton as a series of disconnected, isolated, monotonous subdivisions. Rather we want a seamless, attractive, interesting, Smart Growth inspired Easton this is one Easton, not a collection of suburban residential enclaves.”
To further these objectives, the plan sets out Land Use Goals and objectives that include:
“Goal: To achieve a more balanced and integrated mix of land uses within the Town.
Objectives: Develop future areas of the Town in a series of well‐defined connected neighborhoods that should contain an integrated mix of residential, neighborhood‐scale commercial, civic, and open space uses. Begin to “retro‐fit” existing subdivisions within Town by adding much greater flexibility to add neighborhood‐scale retail, civic and open space elements to existing residential subdivisions.
On Page 87 starts the Vision section –
VISION
This Comprehensive Plan aims to achieve for the Easton’s future of “A Return to our Roots.” We want the same kind of density, mix of land uses, and general character of the earlier days and to move away from homogenous uses, cookie‐cutter, mass produced looking subdivisions, strip development along our highways, and the general “looks like anywhere Suburban America.” We want to be urban, not suburban, although urban on an Eastern Shore of Maryland scale.
As to “2009 DESIGN PRINCIPLES FOR EASTON
Principle #1 – Integrated Uses are Desirable – The 1997 Plan Design Principle stated, “Mixed Uses are Desirable.” We’ve found it is not enough to simply mix uses within a development. A vast area of residential uses with a disconnected pod of commercial use is not the concept we are trying to promote. Unfortunately, it is often times presented. Too often, when commercial development was presented at all, it was improperly located, of an inappropriate scale, or both. What we are looking for is old‐fashioned, neighborhood‐style development that includes housing, with retail located at or near the center of the area, offices, civic space, open space, and possibly industrial development. Each subcomponent is of a size necessary to serve the residents of the proposed neighborhood, which, given the single‐use developments of recent years, may also include surrounding and nearby developments. It does not mean a strip shopping center located along a State Road with the remainder of the site devoted to housing.”
Principle # 3 – Automobiles should not Determine Design – Much of what is undesirable with contemporary development is directly related to the automobile. It begins with the location of uses that are separated and isolated, in part, because of the ready availability of automobiles.
Principle #5– Architecture Should Respect Easton’s Historical Development. This is perhaps the most important Design Principle in the struggle to make Easton a unique place, rather than the latest version of “Anywhere USA.” … New development in Easton, especially new commercial, should look to buildings constructed prior to the 1940’s for an example of what to emulate.”
In light of these provisions, please consider the following:
Poplar Hill proposes 456 housing units with its 758 car spaces stuffed into 61 acres all on the west side of its main road. That road’s east side fronts all its 98,000 sq ft of strip commercial with another 406 car spaces and a 3 field sporting complex requiring more parking. All this is in a sock shaped 120 acre parcel surrounded and hemmed in almost entirely. On its east side by Tred Avon headwaters, Easton By-Pass, and small walled off residential subdivision. On its west /southwest side by park woodland and its snout road exit onto Easton By Pass. And on its north side by inter-regional Oxford Road that links the town of Oxford, Md to the Easton By-pass.
Hence all Popular Hills off-site access is via its single internal main road that dumps all its traffic onto the Oxford Rd and Easton By-pass intersections, among the most critical in the region. So you can be certain that much of this Poplar Hill traffic will be destined for the big box shopping area across Easton town to east of Route 50 and also headed north up the Bypass to the big box stores near the St. Michaels Road / Easton intersections there on By-pass.
In fact, and in practical effect, the Poplar Hill project as located and designed is a mass bedroom community across a main drag from its strip commercial within its suburban parcel that is outside of, and isolated from, the town of Easton. That is why it requires 1164 parking spaces for its 458 residential units. And why it violates and undermines Easton’s Comprehensive Plan designed to prevent just this sort of project from ever happening again in Easton. That’s how I see and read it.
Jeanne Everngam says
Please…..Wake Me Up From This Unbelievable Nightmare That Is Happening To Talbot County!!! It is Shameful that the “town of Easton”, in its “greed for revenue”, has “sold” the beauty and tranquility of Talbot County to the Almighty $$$ of developers who could Care Less about our environment! As a “Born and Raised here” (80 years) I am devastated to see the destruction of such a ONCE Beautiful and Tranquil place to live!!
I have witnessed only ONE traffic light at Rt. 50 (Not duel laned in the late 1950’s) to, today, Impossible to make a Left turn!!
I BEG both the Town and County Councils to keep what is left of the beauty of Talbot County, and Not grant any more growth in the Critical areas!! WHY have there been So many Exceptions in the Critical areas ignored for such enormous growth??
I am SO SAD to have witnessed the destruction of our Beautiful county. PLEASE do NOT make it any worse!!
Jeanne Everngam
Deirdre LaMotte says
I thank you for your bold and emotional post. I am stunned that in 2023 Easton is
dealing with way-word, and I am being nice here, decisions made by an obviously compromised
Planning Commission. What an oxymoron, there is no planning here. This is scorch earth for $$$.
Ralph Walker says
Right on the mark.
Beautiful common sense.
Amen!
Ralph Walker says
Two days before this mornings June 6 planning meeting we had a doe give birth to a healthy fawn by our front door under a tree. We live in Woodland Farms backed up to Easton Club.
They deserve some peace too and have been here much longer than most of us
Reed Fawell 3 says
Yes, Ralph this is very important point. So much of Poplar Hill Farm was critical area for the most legitimate reasons imaginable. The area is a key part of headwaters of Tred Avon, a wildlife and ecological preserve of truly critical importance to the health of the region. If this critical area is not worth saving then what is!
Of course there are many other key issues raised in Talbot County’s Comprehensive Plan that I left out of above analysis such as: The Poplar Hill site plan is intentionally designed to capture for developer much revenue and profit possible and at the same time is lays off on the public, county and town as much of the costs generated by the project as possible. These costs, because they are cumulative over time are incalculable over time, but they surely include off site schools, public facilities, health and emotional care, police, traffic and road infrastructure costs. These costs are magnified exponentially by the site plans and related docs dysfunction and malpractice.
Ralph Walker says
Thanks for your reply. I have been here since 1962 for the beautiful and peaceful life. Now I have a short fuse at 87 and not greatly mobile so watch online. The comments back and forth are so repeated that I have to yell at screen.
It’s time to stop all the comments and learn from the people. Why the delay? All you have to do is drive on Oxford road over Papermill for the answer. Who would eat the fish from there?
Enough is enough.
Reed fawell says
Ralph is right.