SPECIAL WORKSHOP MEETING

EASTON VILLAGE ON THE TRED AVON

March 18, 2002

The Town Council of the Town of Easton met today at 6:08 P.M. in a special workshop meeting with members of Elm Street Development. Those present included President of the Town Council Mr. Willey, Mr. Ford, Mr. Reed, Mayor Butler, Town Engineer Mr. Glass, Town Attorney Mr. Kehoe, Assistant Town Attorney Ms. VanEmburgh and Town Planner Mr. Hamilton. Ms. Jackson-Amis joined the meeting at 6:09 P.M. Mr. Jensen joined the meeting at 6:12 P.M.

The Town Attorney briefly discussed the purpose of the workshop.

The President of the Council asked the developers to discuss the Council’s concerns.

Mr. Bill Stagg, Lane Engineering, discussed the Council’s concern with the need for this project to be connected to the Town. He discussed the proposed rails-to-trails extension. Mr. Stagg stated that what is specific is the discussions had with State Highway and Maryland DNR, MDE, Army Corp of Engineers for the possibility of taking the westward leg of the rails-to-trails across the Easton Parkway and across the Tred Avon River to the proposed project. He stated that they encouraged them to submit an application for a raised bridge crossing. He discussed the pedestrian crossover at Port Street with a pedestrian controlled signal to let people cross and a future connection to the Dudrow farm.

Discussion occurred regarding the old railroad bridge.

Mr. Stagg discussed the roadway system between the Dudrow farm and Easton Village. He stated that both developers agree to align the road entrances or whatever State Highway directs them to do.

Ms. Jackson-Amis asked for clarification on the crossing at Port Street. Mr. Stagg discussed the pedestrian crossing at the light with traffic markings. Mr. Stagg clarified that it would not be a raised bridge.

Ms. Karen McJunkin discussed the design guidelines for the development. She stated that it was pulled out of a book that was originally given to the Planning Commission for proposed designed guidelines. She stated that one of the conditions was to come back to the Commission with refined designs.

Mr. Stagg discussed the developer doing some of the initial plan reviews as submitted.

Ms. McJunkin discussed their affordable housing proposal. She stated that this proposal is from picking the best parts of what they have dealt with in other jurisdictions. Ms. McJunkin stated that they will commit to do 10% of the houses as affordable houses as defined and they will disperse the houses throughout the community. She stated that the exterior of the affordable units will look exactly the same as the other units. She discussed covenants and restrictions to ensure the condition of the PUD approval.

Mr. Jensen discussed how a loan would work. The Town Attorney discussed the ability to re-sell the affordable houses. Ms. McJunkin stated that you can go the normal lending route.

The Assistant Town Engineer Mr. Gruber arrived at 6:28 P.M.

Mayor Butler asked what would happen in a period of years if the house increases in value. He asked if it would still be considered an affordable housing. The Town Attorney stated that it would still be considered affordable housing.

Ms. Jackson-Amis asked who would determine if the house is considered affordable housing. The Town Attorney discussed the scenario with the assumption of approval.

Mr. Jensen questioned the time frame in which the houses will be built. Ms. McJunkin stated that they will be built as every phase goes through.

Mr. Jensen questioned how long until the project’s build-out. Ms. McJunkin stated that targeted buyers’ incomes are going up to match the house prices to match the income. Ms. McJunkin stated that for 340 units, the build-out will be seven to ten years in the best possible case and then the affordable housing unit remains price restrictive for 15 years.

Ms. Jackson-Amis stated that the increase in construction costs has to be contemplated but she is concerned about this being passed onto the purchasers.

Ms. McJunkin discussed construction costs and CPI costs.

Mr. Ford discussed dedicating the buffer area and the planned park area to the Town of Easton. Ms. McJunkin stated that it was possible as long as there were conditions put on the transfer.

Mr. Ford questioned the validity of the growth projections and how they impacted the intersection of Rt. 322 and Rt. 33 and how exactly Elm Street would handle any proposed improvements to that intersection recommended by the State Highway Administration.

Ms. McJunkin discussed the validity of the data of the presumptions.

The Town Engineer stated that he had the initial traffic study looked at and reviewed. He stated that JMT had issued a letter agreeing with the methods and numbers as well as the improvements necessary to make the forecasted traffic flow in volume and work at acceptable levels of service. Mr. Glass discussed geometric improvements. He stated that the results are very clear.

Mr. Reed asked if the projections take into account the Dudrow development. The Town Engineer stated that it does.

Ms. McJunkin discussed improvements to the area. She stated that before an 80^th building permit would be issued, Elm Street Development would come in and do all the intersection improvements under a geometric improvement scenario or construct the entire roundabout. She discussed how the Dudrow development would fit into the project.

Discussion was held regarding the roundabout and how it would fit in the existing right-of-way.

Mr. Stagg stated that there will not be any additional wetland permitting to do any of the improvements proposed.

The President of the Council asked about the term "dead river." Mr. Willey stated that there has to be a better way of keeping chemicals out of the river from the stormwater runoff.

Elm Street Development’s consultant stated that what is proposed for this development is basically state of the art stormwater management with redundancy, which would remove a very large percentage of all the pollutants. He stated that there would be a net reduction in nutrients into the river from the site after the development as compared to before the development. He stated that the reason for that is a combination of relatively high nutrient loads coming off of agricultural fields as well as there is no stormwater management now and will be after the development. He stated that the river has its problems but the relative contribution from this project will be very small. He stated that the type of stormwater management facilities proposed will readily remove the heavy metal contributions such as lead. He stated that the main problems in the Tred Avon deal with excess nutrients.

Mr. Stagg discussed Dudrow’s stormwater treatment proposal.

The President of the Council thanked those present.

There being no further business, the President of the Council adjourned the workshop at 6:53 P.M.

Town Clerk