VENABLE oLLP

210 W PENNSYLVANIA AVENUE SUITE 500 TOWSON, MD 21204

T 410.494.6200 F 410.821.0147 www.Venable.com

David H. Karceslci

t 410.494.6254
f410.821,0147
dkarceski~venable.com
HAND-DELIi~ERED

January 14, 2020

The Honorable David Marks

The Baltimore County Council
400 Washington Avenue, Second Floor
Towson, Maryland 21204

RE: Application for Planned Unit Development for Gerst Farm

9328 Gerst Road -Tax Map 72, Parce1849
5th Councilmanic District, 14th Election District

Dear Councilman Marks:

In compliance with Section 32-4-242 of the Baltimore County Code ("BCC"), Elm Street
Development("Elm Street" or "Applicant') submits this application for a General Development
Planned Unit Development ("PUD") for 48~ acres of land located at 9328 Gerst Road in Perry
Hall. After reviewing the enclosed information, we hope that you will support Elm Street's
proposal and allow it to proceed through the PUD process.

DESCRIPTION OF PUD PROPOSAL:

For four generations, the Gerst family has farmed their 48~ acre property located in the Perry
Hall/Honeygo area ("Gerst Farm" or "the Property"). Lawrence Gerst and his brother Charles
still reside in the old farmhouse that sits on the Property that their great-grandfather Jacob Gerst
purchased over 150 years ago after emigrating from Germany. Lawrence and Charles grew up
on the farm, and Lawrence and his wife Thelma raised their two children there.

Lilce most farmers, Lawrence is passionate about his land. Well into his seventies, he worked the
land to grow hay, tomatoes, sugar corn, okra, and greens. Even with the rural landscape around
him slowly disappearing, Lawrence continued to farm the Property. Now in his eighties, he is no
longer able to withstand the rigors of farming; however, his passion for his land remains just as
strong. With the realization that farming is no longer in their family's future, the Gersts have
entrusted Elm Street Development to develop their property into a vibrant community that future
generations will be able to call home.
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The Honorable David Marks

January 14, 2020
Page 2

Gerst Farm is located in the northern portion of the Perry Hall-White Marsh Growth Area, one of
two growth areas designated in the Master Plan 1989-2000 and the Master Plan 2010. As
explained in the Master Plan 2010, these growth areas were intended to "provide housing,
employment, and a complete range of public and commercial services. Schools, parks, and a
mix of housing types were to be clustered around a dense commercial core." Master Plan 2010,
p. 172.

The northern portion of the Perry Hall-White Marsh Growth Area received close attention in the
Honeygo Plan, adopted in 1994, which described the primary objective of that plan to be the
creation of"a high quality community based on the historic notion of a town" including "a true
town center surrounded by well-designed residential neighborhoods that are built around
neighborhood parks and connected to each other by landscaped streets and open spaces." The
"Neighborhood Center" would be the focus of the community and was to include both
commercial and high-density residential uses. This "Neighborhood Center" was to be an
"integrated mix of uses," "be pedestrian-friendly," and provide linkages to the surrounding
community. The Honeygo Plan, pp. 7, 23.

Much progress towards these objectives has been made since those plans were adopted, so much
so that the Master Plan 2020 refocused its attention elsewhere in the County, finding that the
Perry Hall-White Marsh Growth Area was largely built out. This development proposal presents
a tremendous opportunity to complete the vision for Honeygo on one of the last undeveloped
tracts. Consistent with the stated goals and objectives of those plans, Applicant proposes a
walkable, pedestrian-friendly community with a mix of housing types in two distinct
neighborhoods or "hamlets." These hamlets are proposed to be linked by a linear park and a
network of other open spaces and trails providing access throughout the community, to the
centrally-located amenities within the community, and to the Honeygo Village Center.

The new residential community will feature 317 single-family attached homes within two
distinct hamlets. Hamlet #1 is comprised of 115 luxury townhomes with rear-loaded garages,
envisioned to be an extension of the adjacent Honeygo Village. Within Hamlet #2, Applicant
proposes a combination of 138 large "villa" units with afront-loaded garage and 64 luxury
townhomes with rear-loaded garages. Both unit types within Hamlet #2 are designed for (and
will be marketed to) the 55+ active adult community. The villas are specifically designed to
accommodate afirst-floor master bedroom, and the townhomes are sized so that elevators may
be offered as an option.

Both in Baltimore County and across the State of Maryland, the percentage of older adults, as a
share of the total population, is increasing at a rapid rate. According to the Maryland
Department of Aging, by 2020, 1 in 4 residents in Baltimore County will be over the age of

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The Honorable David Marks

January 14, 2020
Page 3

60. See Maryland Department of Aging, 2017-2020 State Plan on Aging. Further, Baltimore
County has and is projected to continue to have the second largest population of older adults in
Maryland, second only to Montgomery County. With this aging population comes a demand for
alternative housing options, such as those offered in Hamlet #2, and communities that provide
low-maintenance living and amenities that reflect an active adult lifestyle.

Founded in 1977, Elm Street Development is one of the largest privately-owned developers in
the Baltimore/Washington area. Over its 42+ year history, Elm Street has successfully planned
and developed over 300 communities, comprising more than 52,000 homes, and has established
a strong reputation for developing distinguished communities with award-winning design. Over
the course of several months, Elm Street met with a group of area residents, representing the
interests of neighboring communities and businesses, to discuss the future development of the
Gerst Farm. The concept plan submitted with this PUD Application is a product ofthat dialogue.

I. REQUIREMENTS FOR PUD APPLICATION:

BCC Section 32-4-242(b) specifically requires an applicant to describe the projected impacts of
the PUD on the surrounding area, to define the proposed community benefit, and to demonstrate
how the project will meet the compatibility objectives outlined in BCC Section 32-4-402. The
following information will address those requirements.

A. PROJECTED IMPACTS OF DEVELOPMENT:

Water/Sewer: The Property is located inside Baltimore County's Urban-Rural Demarcation

Line (URDL), indicating that the property is serviced by public water and public sewer. The
2019 Baltimore County Basic Services Maps for water and sewer indicate that there are no
deficiencies in this area for water and sewer. Therefore, this project will not have a negative
impact on the County's water or sewer infrastructure.

Transportation/Roads: Vehicular access to the new residential community is proposed at three

locations, all of which are spaced sufficiently to distribute traffic throughout the area and not
overburden any one area road or intersection. Applicant proposes to extend Thomas Rankin
Way into the site. Thomas Rankin Way extends from Honeygo Village Center's loop road (Scott
Moore Way) and currently terminates at the Property's western boundary. Applicant also
proposes access from Gerst Road at two locations —one 1,000 feet north of the intersection of
Gerst Road and Joppa Road and the other 1,550E feet north of the intersection of Gerst Road and
Joppa Road.

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 VENABLE LLP

The Honorable David Marks

January 14, 2020
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According to the 2019 Basic Services Map for transportation, the site lies within a "D" Level of
Service Zone. Baltimore County's Basic Services regulations do not restrict development in
Level of Service "D" transportation zones. The two nearest intersections operating at Level of
Service "D" are located a considerable distance from the site and include Belair Road @
Ebenezer Road/ Joppa Road (f 2.6 miles) and Honeygo Boulevard @White Marsh Boulevard
(f 2.5 miles), All the major intersections in the immediate vicinity of the site (including
Honeygo Boulevard @ Joppa Road, Honeygo Boulevard @ Belair Road, Cowenton Avenue @
Joppa Road, and Honeygo Boulevard @Silver Spring Road) operate at Level of Service "C" or
better conditions during peals hours. Applicant anticipates that the proposed development will
not have a negative impact on the surroundings roads and transportation infrastructure.

Environmental: Applicant will comply with all applicable environmental regulations.

Stormwater management will be provided on-site and will meet the current Baltimore County
standards for quantity and quality controls for stormwater runoff. It is anticipated that all forest
conservation requirements will be met on-site.

Schools: The Property is served by Chapel Hill Elementary School, Perry Hall Middle School,
and Perry Hall High School. Using the County's standard methodology to project pupil yield,
this development would generate 118 elementary students, 44 middle school students, and 46
high school students. Because the majority of the units in this project will be designed for and
marketed to those 55+ years of age, the pupil yield projected using the County's standard
methodology is significantly higher than the yield expected to be generated by this development.
Should this project be permitted to move forward, Applicant will work with the Department of
Planning to determine a more accurate pupil yield.

Based on 2018-2019 enrollment numbers (the latest available) and using the County's standard
projections, Perry Hall High School is projected to have sufficient capacity to accommodate this
development. Although Chapel Hill Elementary School and Perry Hall Middle School are both
projected to be overcapacity, there is sufficient capacity in adjacent schools (including the newly
constructed Honeygo Elementary School) to accommodate the projected number of students,
thereby satisfying the requirements of BCC Section 32-6-1030(3). Additionally, a new 1500-
seat middle school and 700-seat elementary school are both planned for the area.

Police and Fire Resources: The proposed development will not adversely impact the County's
ability to provide police and fire services. The Property is served by the Baltimore County
Police Department, Precinct 9 (8220 Perry Hall Boulevard -approximately 3.6 miles from the
site). The Property is also served by Baltimore County Fire Station 55 (9325 Belair Road -
approximately 2.7 miles from the site), and the White Marsh Volunteer Fire Company -Station
20(10331 Philadelphia Road —approximately 2.9 miles from the site). Each of these police and

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The Honorable David Marlcs

January 14, 2020
Page 5

fire stations is equipped to handle any emergency that might occur at the site. All buildings will
meet County and State Building and Fire Code Regulations.

B. DEVELOPMENT PROPOSAL:

Proposed PUD Site Acreage: 47.6 Acres

Existing Zoning: DR 1 H

Existing Use: Agricultural

Proposed Use: Single-family attached dwelling units

Permitted Density: 1 dwelling unit/acre = 47 dwelling units

Proposed Density: 317 dwelling units*

Permitted Floor Area Ratio: Not applicable

Proposed Floor Area Ratio: Not applicable

Required # of Parking Spaces: 2.0 spaces/dwelling unit, plus visitor parking and
parking for amenities such as clubhouse

Proposed # of Parking Spaces: 2.0 spaces/dwelling unit, plus visitor parking and
parking for amenities such as clubhouse*

* Applicant will request a modification of use and density for the proposed PUD to permit a total of 317 dwelling units in the
form of single-family attached units (townhomes and villas) on the Property in lieu of the uses and densities permitted under the
Property's existing zoning classification. Modifications of parking requirements and other bulk and area requirements may be
requested in the Concept Plan and Development Plan submittals.

C. COMMU1vITY BENEFIT:

BCC Section 32-4-242(b)(6) requires that an applicant state how the planned unit development
will provide a community benefit. Pursuant to BCC Section 32-4-242(b)(6)(iii), Applicant
proposes a capital improvement benefit in the form of 6.0~ acres along the northern boundary of
the Property to be conveyed to Baltimore County and in the form of a $50,000 contribution to be
used for community improvements in the Honeygo area.
 VENABLE LLP

The Honorable David Marks

January 14, 2020
Page 6

D. COMPATIBILITY:

Pursuant to Baltimore County Code(BCC)Section 32-4-242(b)(5), an application for a Planned

Unit Development(PUD)shall include a statement of how the development will comply with the
compatibility requirements of Section 32-4-402 of the BCC.

Identification of the Neighborhood:

In addressing the compatibility objectives, the development must be judged in relation to the
"neighborhood." Section 32-4-402(a) defines "neighborhood" to include existing buildings
adjacent to and extending from the proposed development to a definable boundary, such as a
primary collector or an arterial street, an area with a significant change in character or land use,
or a major natural feature.

Applying this definition to the Property, the defined neighborhood extends from Cross Road and
Honeygo Boulevard to the west, East Joppa Road to the south, I-95 to the east, and Forge Road
to the north. The neighborhood is largely developed with the exception of Gerst Farm and
includes a wide variety of uses, including institutional/community (Camp Chapel United
Methodist Church, Perry Hall Community Hall, and Chapel Hill Elementary School),
commercial (Honeygo Village Center and Moore's Orchard), and a wide variety of residential
use types, such as multi-family units (Garden Condominium at Perry Hall Farms); single-family
attached standard townhomes (Townes at Perry Hall Farms); front-loaded garage townhomes
(Coach House Condominium at Perry Hall Farms and Carriage House Condominium at Perry
Hall Farms); rear-loaded garage townhomes (Honeygo Village Condominium); and single-
family detached homes, both in established communities (Perry Hall Farms, Glenside Farms,
Forge Landing, and Moore's Orchard) and on individual lots, particularly along Forge Road.

Compatibility Objectives:

The following responses will address how the proposed planned residential community will be
compatible with the defined neighborhood.

1. The arrangement and orientation of the proposed buildings and site improvements are
patterned in a similar manner to those in the neighborhood.

The Honeygo Village Center represents the built environment with the greatest influence on the
proposed residential PUD. The Honeygo Village Center not only serves as the commercial hub
within the neighborhood, but it also features a large number of townhouse residential units. The
existing townhomes that surround and face three sides of the 156,000 square foot retail center, as

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The Honorable David Marks

January 14, 2020
Page 7

well as those that face East Joppa Road, are oriented with the fronts of units facing the street.
Other townhomes within Honeygo Village either directly front on small mews or community
greens with no public or private road frontage. All of the units feature rear-loaded garages
accessed via a network of alleys. The townhomes proposed within Hamlet #1 of the PUD, as
well as those along the southern perimeter of Hamlet #2, are arranged and oriented to relate to
the adjacent Honeygo Village townhomes.

Along the western boundary of Gerst Farm is another townhouse community, Carriage House,
which is comprised of three-story townhomes with front-loaded garages facing the street. As
Hamlet #2 transitions away from the Honeygo Village Center and towards the existing
woodlands along the Property's northern edge, the proposed unit type transitions from three-
story townhouse units to the villas, which are proposed to be wider and lower in height (1%z-2
stories). Similar to the orientation of units within Carriage House, the villas are oriented with
front-loaded garages facing the street. Many of the villas are arranged around community greens
in order to enhance the overall streetscape.

2. The building and parking lot layouts reinforce existing building and streetscape
patterns to assure that the placement of buildings and parking lots have no adverse
impact on the neighborhood.

The design team has given careful consideration to the existing building and streetscape patterns
in the neighborhood. The majority of townhomes within Honeygo Village either face small
mews or larger open space areas. Along the perimeter of Honeygo Village some townhouse
units back up to Gerst Farm with their rear-loaded garages facing the property boundary and
their associated alleyway running alongside it; other units either front to a sidewalk that runs
along the property boundary or front to an open space area that abuts it.

The arrangement and orientation of the proposed townhomes reinforce these patterns.
Townhouse units with rear, alley-loaded garages are oriented adjacent to existing rear-loaded
townhouse units. These units transition to the villa units along the northern and western-most
portions of Hamlet #2, which back to existing woodlands. The proposed units closest to Gerst
Road are positioned to create a greenway buffer along Gerst Road for the entire length of the
Property's eastern edge.

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network
3. The proposed ~ streets are connected with the existing neighborhood road
al
wherever possible and the proposed sidewalks are located to support the function
patterns of the neighborhood.
to the
Thomas Rankin Way and Gerst Road are existing roads from which direct connection
Property 's western
PUD is proposed. Thomas Rankin Way, which currently terminates at the
loop
boundary, establishes a direct link between Gerst Farm and the Honeygo Village Center's
road, Scott Moore Way. Thomas Rankin Way is propose d to be extended into the new
through a
community as a boulevard that narrows to a two-lane residential road once it passes
to the
traffic-calming circle located at the first intersection within the site (at the entrance
community clubhouse).

Two primary streets are proposed to connect Thomas Rankin Way (extended) to Gerst Road.
the
The proposed configuration includes additional traffic-calming circles oriented so that
communi ty. This layout is
amenity spaces become focal points as one drives through the
ate
consistent with the overall design objective of the internal road network, which is to incorpor
the
open space areas at intersections, wherever reasonably possible, in order to enhance
streetscape, slow down traffic, and create a unique sense of place.
to
Gerst Road is currently atwo-lane public road without sidewalks that links East Joppa Road
the nearby single-family home communities of Glenside Farms and Perry Hall Farms. The west
y
side of Gerst Road shall be improved to Baltimore County public road standards. The greenwa
that is
proposed along the west side of Gerst Road shall include a dedicated pedestrian bike trail
uninterrupted by individual driveways. The proposed trail, in the context of a linear park setting
Gerst
with enhanced landscaping, will not only provide safe pedestrian bicycle travel along
Road, but will also provide access to the retail amenities within Honeygo Village Center.
a
Sidewalks and off-street trails provided throughout the Gerst Farm PUD will further create
who currentl y live in the
walkable environment not only for its residents, but also for residents
vicinity.
of the
4. The open spaces of the proposed development reinforce the open space patterns
neighborhood in form and siting and complement existing open space systems.
some
Approximately 17 acres(35% of the Gerst Farm PUD's total gross acreage) is proposed as
form of open space. Central and perimeter open spaces of varying type, size, use, and design are
distributed throughout the community to encourage social interaction, connecting residents and
,
neighborhoods. This network creates a hierarchy of spaces that, along with the street network
enhances the character of the community.

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The Honorable David Marks

January 14, 2020
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Central open spaces include community greens, linear parks, greenways, mews, and pedestrian
passageways. The largest community green within the PUD is located at the site's highest
elevation and is proposed to include a community clubhouse with an outdoor terrace overlooking
an event lawn with a variety of amenities. Perimeter open spaces include forested areas and
natural landscapes preserved to provide vegetated buffers and to protect environmentally-
sensitive features, such as wetlands or streams.

5. Locally significant features of the site such as distinctive buildings or vistas are
integrated into the site design.

The only notable feature on the site is an existing sixty (60)foot wide easement extending across
the site in a northeast to southeast direction for approximately 1,150 feet. Although no
permanent structures are permitted within this easement, the design team has integrated this area
into the development as a linear park, featuring a trail system with proposed benches and
gathering locations, that links the main entrance along Gerst Road to the entrance at Thomas
Rankin Way. The linear park provides pedestrian access to the Honeygo Village Center, extends
beyond the easement to become part of the community clubhouse and its associated recreational
amenities, and provides connections to both Hamlet #1 and Hamlet #2.

6. The proposed landscape design complements the neighborhood's landscape patterns

and reinforces its functional qualities.

The proposed landscape design will create tree-lined streetscapes that complement the
framework of a walkable, pedestrian-friendly community with linkages to adjacent communities.
Each of the various open space squares and parks will be landscaped and furnished with benches
and other amenities designed to enhance the fabric of the community by encouraging social
interaction. Landscape screening along adjacent boundaries will be provided where appropriate,
as well as in those areas where such treatments are required per the Baltimore County Landscape
Manual.

Plantings required to meet forest conservation obligations will be directed to those areas adjacent
to the existing forested and environmentally-protected areas along the northern and western
boundaries, as well as at the far southern end of the site to enhance and expand those areas. The
improvements to the greenway proposed along Gerst Road will include street trees, a
pedestrian/bicycle trail, landscaped rain gardens, and entry features which in concert will create a
linear park "feel" along the corridor.

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January 14, 2020
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7. The exterior signs, site lighting, and accessory structures support a uniform
architectural theme and present a harmonious visual relationship with the surrounding
neighborhood.

Proposed exterior signage, site lighting, and accessory structures will be articulated through a set
of design guidelines established in the Gerst Farm PUD Pattern Book. The guidelines will define
a uniform architectural theme that complements the adjacent Honeygo Village Center and
represents an appropriate transition through Hamlet #1 to Hamlet #2.

8. The scale, proportions, massing, and detailing of the proposed buildings are in
proportion to those existing in the neighborhood.

The scale, proportion, massing, and detailing of the proposed townhouse, villa, and clubhouse
structures will be consistent with other communities in the neighborhood. The proposed building
architecture will not only complement the homes in surrounding communities, but also convey a
level of detail and architectural interest that enhances the neighborhood and provides an
appropriate transition between communities.

Once you have had an opportunity to review the application and conceptual site plan, we hope
that you will support Elm Street's request for a General Development PUD for Gerst Farm.

Very to ours,
l ~~
~a~id H. Kai•cesl<i

Enclosure

cc: David C. Murphy

Thomas H. Bostwick (via email transmission)
Lloyd T. Moxley (via email transmission)

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 Gerst Farm - Concept Plan Yield Summary

Type of Unit # Units % of Total Units

Townhomes (20' min. width) 115 36.3%

Townhomes (24' min. width) 64 20.2%
REDWING
Villas (28' min. width) 138 43.5% DRIVE

STRA
SCO

WB R
Totals 317 100.0%

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Base Map Data Sources: Baltimore County Geographic Information Systems (GIS)

ILLUSTRATIVE MASTER PLAN

Gerst Farm PUD Baltimore County, Maryland

SCALE 1”=100’-0”

0’ 25’ 50’ 100’ 150’ NORTH

Prepared for: Elm Street Development

KCI Project No. 271904776
Date: January 14, 2020