Rezoning Approved For New Carney CVS

The decision will allow developer J.C. BAR to build a CVS/pharmacy on the southwest corner of Harford and Joppa Roads.

Zoning changes approved Tuesday night appear to pave the way for on the corner of Harford and Joppa Roads.

The decision, unanimously approved by the Baltimore County Council, allows the retailer to build a new store on the southwest corner of Harford and Joppa Roads—an intersection graded failing by the state.

Fifth District Councilman David Marks characterized the decision whether or not to allow the zoning change as the most difficult he had to make during the quadrennial Comprehensive Zoning Map Process.

Ultimately though, Marks decided to recommend the change with a number of stipulations.

In a document explaining the various changes in zoning enacted throughout Carney, Marks wrote that ultimately the came down to two scenarios.

"There were two options: to deny the rezoning request, or to rezone with conditions," he wrote.

In the first, he wrote, the rezoning request would be denied and the developer would sell the property for residential development. Current zoning would allow for 21 townhouses to be built on the property along with an 11-foot tall retaining wall. The intersection of Harford and Joppa Roads would be improved but at a higher cost and likely not for another 6 years. 

The second, he wrote, was that the zoning change was approved and built. Under that scenario, the intersection could be upgraded by 2014 or 2015, he wrote.

"Looking at these two options, the easiest, most popular choice would be to deny the rezoning, but that would be a short-term, feel-good decision. It was not the wisest choice," Marks wrote, adding that it was time to fix the intersection.

As part of the decision to support the rezoning request Marks said he required the developer to consult with the Carney Improvement Association on landscaping and signage, and maintain 2 acres of the property as open space. The developer will also contribute between $880,000 and $1 million dollars toward the cost of the intersection improvement project.

Carney Improvement Association president Meg O'Hare said Marks worked with the community to make an "unwanted commercial development the best it could be."

O'Hare credited Marks with working with association board members to put together a formal agreement with the site developer J.C. BAR and the property owners.

"It's a situation where, when life gives you lemons ... you make lemonade," O'Hare said.

Marks, who campaigned on fixing the intersection of Harford and Joppa Roads, seized the opportunity to do so during the rezoning process, O'Hare said.

"I personally think David Marks did a good job for Carney and for his whole district. He listens to the people who are his constituents," she said. "He may not be able to do what the community thinks is the ultimate good but he tries to do good because he was a community leader and he doesn't forget where he came from."

During the rezoning process, Marks also reduced the zoning on 79 acres of property in the Carney area including a parcel of land that he said had been targeted for development by 7-Eleven near the corner of Joppa and Magledt Roads.

You can find a .pdf where David Marks explains zoning changes in the Carney area attached to this article. A map illustrating the location of zoning issues in the Fifth District is also attached.

"I think I made the best possible decision," Marks said. "When you look at the overall record, in the Carney area I downzoned 79 acres and upzoned 2. That's pretty good."

Ruth Baisden August 29, 2012 at 06:35 PM
Very disapointed Mr. Marks. The CVS will bring more than 1,000 traffic trips per day to the intersection. Residential10 per day for each house built. Townhouses are by special exception under the old zoning and according to our community plan should not be approved in this area. This was an important issue in our community and you blew it.
On the Mark August 29, 2012 at 06:36 PM
What is Carney to do with a third CVS within a 1/2 mile radius of two other CVS stores, & a Walgreens? Yes, the intersection of Joppa and Harford Roads is in need of reconstruction, but what will become of two vacant properties, one on Harford Rd, and one in the Carney Village shopping center.
Nick M August 29, 2012 at 07:34 PM
Very Dissapointed in our elected official. Why is it that in order for an intersection to be "updraded" there needs to be development. That doesn't make sense to me. I drive that intersection everyday, it is not as bad as others say it is. Now instead of a nice tree'd lot there will be a CVS buiding surrounded by 15ft tall ornimental paking lot tree's that always die. I guess it all comes down to money. Baltimore County gets some nice property tax revenue and some money to help pay for the intersection improvements. The area residents lose and we are the one that have to deal with it. Developers WIN, Residents LOSE. Lets see if that intersection gets improved, I highly doubt it. Also looks like we'll have two more vecant store fronts on Harford Rd when they close the 2 current CVS's. Thanks again Mr Marks.
David Marks August 29, 2012 at 09:31 PM
Nick M: The "tree lined" lot would have been developed either way. Under the rezoning that occurred, more of the property remains in its natural state than if it had been retained under the current zoning and developed as homes. I would like to thank Meg O'Hare for being a pragmatic, reasonable, and nonpartisan community leader who recognizes that my rezoning decisions downzoned 79 acres and blocked a 7-11 from being built in a far more unsuitable area than Joppa and Harford Roads. It is a pleasure working with Meg O'Hare to get things done.
Pat Crum August 29, 2012 at 09:59 PM
While some may not agree with Councilman Marks on the CVS decision we should be thanking him for the downzoning he did preventing a 7-11 at Joppa & Magledt and preserving open space in many areas. Coucilman Marks is not our councilman but he is the person we turn to when we need help with something. We are in councilmanic district 3 and receive no cooperation or help in any way. If you send an e-mail to Council District 3 it never gets answered. David is a person who will listen to what you have to say and he is always willing to work with you. Some decisions are very difficult to make and I'm sure this was one of them. I have to say that since David has been in office he has done more than any other councilman we've had in the past 41 years and most of it for the good of the people.
Perry Mane August 29, 2012 at 11:13 PM
One of the commenters above is partisan, and always angry. Don't ever expect a kind comment about a Republican from her.
Gov That Works August 29, 2012 at 11:48 PM
The numbers say it all: The amount of money Ruth Baisden and the Democrat she supported for governor, Martin O'Malley, secured for the Harford Road intersection: ZERO. The amount of money David Marks secured in his second year in office: $1 million. I don't know why Ruth Baisden can't acknowledge the good work David Marks does; maybe it's blind partisanship, or maybe just jealousy that David Marks got elected his first time out. He's doing a good job and getting results...more than others can claim!
F Wynn August 30, 2012 at 12:41 AM
Agree! We don't need another CVS, and there is a Walgreens right there. I would have rather a McDonalds or Chick-Fil-A in the area. That intersection is bad though.
Parkvillehoney August 30, 2012 at 02:42 AM
What is the name of the council person that represents Parkville. If that person is not doing the job, vote them out office. Sad, I know more about the great work of David Marks than our Baltimore County council rep. for Parkville. Someone help us out with their name.
Parkvillehoney August 30, 2012 at 03:02 AM
I went on the Baltimore County website, Todd Huff represents District 3. His website is a sad site for his constituents. His last newsletter was Winter 2011. I think it is time for a change. Mr Huff looks like a do nothing politician. Can't wait to see what he does in the future. Doesn't look like he is good for Parkville.
Margaret August 30, 2012 at 04:17 PM
Why do we need another CVS for when we got several of them already and one at Mars Shopping Center ?I think that's rather stupid. We don't need another one and traffic will be alot worse than it already is now.
On the Mark August 30, 2012 at 07:33 PM
David Marks, what Parkville needs is a traffic light to control the traffic flow on Harford Road, at the Library. The pedestrian cross walk with flashing lights does little to enable anyone to cross Harford Road. When the traffic light at Joppa And Harford Road turns green, WATCH OUT, its like the start of the Baltimore Gran Prix, anyone crossing Harford Road is fair game to the motorists speeding down Harford Road. Does a pedestrian need to be killed before Baltimore County and the SHA does anything to prevent another unnecessary death? Harford Road between Joppa Rd and the Beltway needs a traffic study. Too many blind spots, speed and lack of traffic control devices make this road down right dangerous. Work for your constituents, and help preserve the quality of life that has made Parkville what it is today!
Nick M August 30, 2012 at 08:03 PM
How ever anyone puts it, the CVS is a bad idea for the area. It is totally not needed. I'd Rather see houses build on that lot even if they were going to cut ever single tree down. It is residental (or I mean WAS residental) Lets keep it that way. Why turn everything into commercial lots. David Marks may have done and does a lot for the citizens of BC but that doesn't sway the fact that I and many other local residents are very unhappy with the outcome. Mr Marks are you going to actively work with the owners and/or managers of the current CVS properties to find a suitable leasee for those locations. Vacancies are a blite on a neighborhood. I am really curious to see how things play out over the near future when this CVS is built and the intersection is upgraded. I have a feeling it is going to be a disaster but I hope I am wrong. Mr Marks thanks for your work but your decision was the wrong one. I guess you can't make everyone happy.
Nick M August 30, 2012 at 08:05 PM
That so called traffic calming devise at the library has been taken out a couple times already.
CarneyGirl August 31, 2012 at 03:25 PM
I too am sad to see that property turned into another unncessary CVS store. I would have rather it be left alone or created into a little park area. After sitting everyday at the trafflic light there on Joppa I see homes with cars parked right there thru the trees on that property? Do people live there? Are their homes going to be torn down? Or is the CVS going to butt right up to their houses? Just curious because from Joppa it doesn't look like even a large property space! I greatly appreciate Councilman Marks work and diligence. He is very active and I know he has to make very hard decisions and will never make everyone happy. I can recognize that fact. I love that the property at Joppa and Magledt has been rezoned for residental and not commercial 7-11 retail space! He also reduced the number of homes that can be built on the site. I too will be curious and am skeptical of the promised improvements to be made at the failing Joppa/Harford road intersection. I don't see how putting a traffic light at the library will change much for the intersection. In fact, it will probably make for an even longer time sitting waiting for the light to change! The whole intersection needs to be revamped. Too many blind spots and too much retail space creating havoc. A bank, shopping center with two entrances, a bar, gas station, a florist, Yia Yia bakery, Wendy's, Walgreens, and now a new CVS! Come on - the area is too small for all that congestion! headache coming on.
Frank Caret September 01, 2012 at 01:49 PM
Nah, Ruth Baisden is bipartisan. Both Democrats and Republicans can't stand this angry woman. Good luck getting anything from the politicians you've alienated, now in the county as well as the State.
Str8 Parlayin' January 15, 2014 at 09:10 PM
The CVS in the Carney shopping center and the CVS a 1/8 mile south on Harford road, across from The Bowman restaurant, will be shut down once this new CVS is built. The major reason this CVS was approved is because the intersection at Harford and Joppa is annually graded as one of the worst in the county. CVS is paying between $830,000 - $1 Million toward the reconstruction of this intersection as part of the agreement for the rezoning of the plot of land. That money makes up about 20% of the total cost of the reconstruction of the intersection. Also, the intersection reconstruction is now being fast tracked for 2015-2016 as apposed to 2018. Also, the alternative to the CVS was a 21 home townhouse development. This plan did not need County Council approval because the land was already zoned residential. If the townhouse development were built then no money would have been contributed toward the intersection reconstruction. All this information can be found by going to this link. http://o2.aolcdn.com/hss/storage/patch/92c69fd5660a775187ca4d7af00c6aef . This is a link to a document, written by 5th district councilman David Marks, concerning zoning in the 5th district.


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