[ed. note: The following originally appeared in The Aegis, late summer 2022.]
With any small town, planning for the future is difficult at best. From associations and organizations, to government entities representing constituents, there are plenty of players. Determining how to effectively meet the future requires careful planning, inclusion of differing perspectives, and purposeful communication. Otherwise, strategies become agendas, blueprints become maneuvers and the road ahead becomes rocky.
Aggressive rezoning within the Bel Air goes against what the town has worked to maintain since its very beginnings. It is also in conflict with what the newly adopted Comprehensive Plan states to protect – small town charm:
The small-town character of Bel Air remains intact…Promotion of attractive architecture, inclusion of sustainable strategies, encouragement of innovative site design, protection of the environment and support of economic development should be doctrines that are envisioned when considering changes to development regulations.
Stewardship of the town is a most sacred trust between the residents, businesses and elected government officials. Approving a significant zoning change for properties on Gordon Street and Broadway, the commissioners have strained that trust.
Shell Game
Initially, the Planning Commission did not recommend the rezoning of 53 or 57 East Broadway. While they ultimately allowed rezoning for 53 East Broadway, they still recommended against 57 East Broadway. The decision was sent to the Town Commissioners, who overrode the planning experts and approved 57 East Broadway.
What was originally proposed as modifications to a local grocery store became something else entirely. With the rezoning approval, the Town Commissioners have set the stage for the future. No strategy, but an agenda for sure.
Five properties in the request are not required for the modification of the store. However, changing the zoning to B3A, General Business Gateway District alters the landscape. This allows for a four-story height variance and the development of apartments and shops. Good for business, perhaps, although the commissioners failed to proved an estimated financial gain. As such, they can’t tell their constituents if the dramatic rezoning is economically good for the town.
Officials maintain impact studies on traffic, stress to infrastructure, and cost benefit analysis studies will be done later. These are all critical elements in planning for the future. Common sense clearly reveals that such a process is backwards.
Town residents went to the town meetings and learned of these changes. During public input, residents voiced their concern. However, the Town Commissioners approved their own plans. In short order, residents canvassed the town and obtained enough signatures to place the issue on a referendum for vote. With more signatures obtained than the number of actual voters in the last town election, the issue was not dead. In everyone’s interest, the issue cannot be summarily dismissed.
Rezoning to B3A without determining the impacts is a strategy of reverse engineering that won’t work. Is it profitable? Traffic studies as they stand now can’t take any more traffic. Without considering the impact to local schools is putting the cart before the horse. Needless to say, careless rezoning lets the horse out of the barn. Once rezoning occurs, the road ahead gets rough.
When it comes to schools, the leadership is firm that it would be the Board of Education’s problem to resolve. Anyone familiar with Wakefield Elementary and MacPhail Road understands that the Town of Bel Air and the County Board of Education don’t play well together. Both sides need a time out. As for the commissioners not working with the schools, just doesn’t make sense. Their parents are registered voters. The Board of Education management is a morass of a monopoly. Bureaucratic bungling is in no short supply.
Revenue stream is a frequent argument from the commissioners in support of this development. They state that this project and a myriad of others are needed to make money. Namely, to close a shortfall in the budget due to loss of revenue resulting from the Covid pandemic. That is only a whitewash. Without a cost benefit analysis or projected revenue stream to support the point, there is little to support this notion.
Mentioned earlier, the Comprehensive Plan promises to protect the small-town charm and unique aspect of Bel Air’s appeal. A most interesting sentiment expressed within the document speaks to developers and historical significance:
Developers could also benefit from additional information to recognize the adaptive reuse potential of existing structures. In the attempt to maximize the site and minimize the cost, adaptive reuse is often overlooked.
Truth is, the Bel Air Town Comprehensive Plan is chock full of interesting information about growth and safeguarding the architectural and historic character of the town. It is also filled with stark realities of what has been accepted as the way ahead by our elected officials. Please, seek this document out and study it for yourself. Don’t be afraid to raise your hand with a question.
The Road Ahead
So, how do we move forward? Commissioner Hughes explained her position in a recent social media post. In it she said that she wants to dispel the rumors and fear spreading from town residents voicing their concerns.
Rumors, no. Fear, yes indeed. Once this path forward is chosen, there will be no turning back. Bel Air as a town will be designated charming only from an historic perspective.
B3A rezoning is a significant change wherever it is implemented. Shouldn’t be approved without tangible evidence of benefit and that cannot be accomplished by giving carte blanche to developers.
Mixed use can be accomplished. Small town character can be maintained. And yes, coffers can still be lined. But it takes diligent commissioners working with the town residents who elected them. Development has to occur, that’s the reality. How we go about it depends on how we allow the commissioners to represent us. We either develop strategies or follow an agenda.
The Town Commissioners campaigned for office with the overarching desire to maintain that small-town charm. They admired the ‘walkability’ of the town, the historically beautiful architecture. Most importantly, they wished to represent and serve the residents and keep small businesses thriving. For myself, looking at their campaign promises now, some of the words ring hollow.
Educate yourself, ask questions, don’t accept that the revenue stream takes priority over people. In truth, the revenue stream is for the people.
Did you enjoy the post above? How about a link to other relevant posts?
Small Town Living, Part 1, Small Town Sendoff, Part 2, Small Town Charm Rejected
