Greenspring Manor

Greenspring Manor was a 61-home development proposed for a 33-acre property on Joppa Road next to Greenspring Station. The Valleys Planning Council opposed the development based on sewer, traffic, and environmental issues. We assisted several neighborhoods near the proposed development to present information showing why the site is not appropriate for 60 additional homes.

There were 13 days of hearings before an administrative law judge, concluding May 31, 2023. Both sides submitted briefs, as did People’s Counsel. The judge rendered her decision on July 31, 2023, denying the request to build the development based on failing traffic intersections and inadequate sewer capacity, as well as the section of Mays Chapel Road that would be open to through traffic only for emergencies.

The developer filed a request for reconsideration. The developer felt it should be allowed to call a representative of the Department of Public Works and Transportation to testify regarding the sewer issues, an option it had but did not exercise for the duration of the 8-month hearing. The developer also said it would amend the development plan to show Mays Chapel Road open to through traffic at all times.

The administrative law judge granted the request for reconsideration and heard testimony from the DPWT employee. She issued a decision in April of 2024 that approved a development plan that shows Mays Chapel Road will be open to through traffic. She also found that any problems with sewer capacity would be resolved when eight sections of sewer pipe are improved/repaired/replaced. Those improvements/repairs/replacements must be completed before use and occupancy permits are issued.

She did not address the failing traffic intersections. The developer appealed the denial of the traffic variance, which is required due to failing traffic intersections, while VPC and adjoining neighborhoods appealed the decision regarding the development plan and the sewers.

The appeals were heard by the Board of Appeals in June of 2024. The Board of Appeals (BOA) determined the reconsideration was allowed. It heard testimony regarding the failing traffic intersections. Ultimately the BOA reversed the administrative law judge’s decision and denied the development.

The developer asked that the appeal of the denied traffic variance remain suspended at the BOA, which the BOA allowed. The developer then sought to withdraw its application for the development plan, apparently hoping to wipe the slate clean and start fresh with a new development plan that abides by new zoning on the property that became effective at the end of August 2024. This new zoning allows only about half the number of houses as the old zoning.

The BOA determined that the request to withdraw the development plan application was moot as it had already been decided and denied.

VPC considers this result a win. Even if the developer will someday submit a new development application, it can only include 30 houses instead of the 60 it had been requesting, and perhaps enough attention has been focused on the failing sewers that they will be repaired, making life better for all the neighbors.

Please consider making a tax-deductible contribution to VPC to help offset expenses related to this special project. VPC has retained an attorney and expert witnesses as appropriate. All contributions fund legal expenses and expert witnesses.

Please send a check to VPC, PO Box 5402, Towson, MD 21285, and add “Greenspring Station” in the memo line, or click “Make a Contribution Online” below to pay with credit/debit card.

Greenspring Manor was a 61-home development planned by Atapco Properties for 2310 West Joppa Road, next to Greenspring Station on the Lankford property. Impact is anticipated on neighborhoods including Heatherfield, The Meadows, Boxwood, and Seminary Ridge. The property was zoned for the intended use.

The Falls Road/Joppa Road intersection is failing. Based on that, the county is precluded from allowing the development. Atapco has shown plans to improve the intersection. It claims that even with increased traffic resulting from the development, the intersection would no longer be rated F. It is unclear what effect the improvements will have on two other failing intersections, Falls/Greenspring Valley and Falls/West Seminary.

Atapco’s plans showed Mays Chapel Road to be blocked off by removable bollards. It is unclear if or for how long that road would remain blocked. Keeping it blocked would increase traffic for some neighborhoods and decrease it for others.

Atapco also had plans to replace two failing sections of sewer, upgrading from 8” lines to 12” lines. Six more failing sections of sewer were supposed to be replaced several years ago with financial and design assistance from Johns Hopkins. The County has indicated that as of February 2024, it was negotiating with Johns Hopkins to renew its commitment to replace the sewer sections.

In 2023 and again in 2024, the Department of Public Works and Transportation (DPWT) submitted a sewer Basic Services Map (BSM) that did not indicate any of the eight sections of sewer to be failing. VPC and other groups appealed to the County Council to declare those sections to be “deficient”, which theoretically would preclude development at Greenspring Manor. To view the area covered by the Jones Falls sewer shed, which includes Greenspring Manor and the surrounding neighborhoods, click here.

Make a tax-deductible contribution to VPC to help offset expenses related to this special project. VPC has retained an attorney and expert witnesses as appropriate. All contributions fund legal expenses and expert witnesses.

Please send a check to VPC, PO Box 5402, Towson, MD 21285 and add “Greenspring Station” in the memo line, or click “Make a Contribution Online” below to pay with credit/debit card.