FEB 23, 2026 UPDATE:
Dear neighbors and friends,
We have an important update.
On February 20, 2026, the Maryland Department of the Environment conducted a compliance inspection at the Red Maple Place construction site at 407 E. Joppa Road. MDE found the site in noncompliance and has ordered work to stop.
Among the violations documented:
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The general contractor and subcontractor began clearing trees and disturbing the site on February 16th, without the required state stormwater permits
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There is no Stormwater Pollution Prevention Plan on site
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No inspections were conducted or recorded
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The required public permit notice was never posted
MDE has warned that any additional work performed without the required permit coverage may result in enforcement action and penalties for each day the violation continues.
There is also a significant finding about the southern portion of the property: MDE identified a perennial stream there on February 11th, and additional state authorization is required before any work can proceed in that area. That application has not even been submitted.
We are sharing the MDE Compliance Evaluation Report for your review.
We will continue to monitor this situation closely and keep you informed.
In solidarity,
Senator Mary L. Washington
For nearly a decade, East Towson residents have fought to protect their last remaining forest and wetlands. They attended hearings, filed appeals, and followed every rule.
This week, bulldozers arrived anyway.
A TIMELINE OF DISREGARD:
How Baltimore County Failed East Towson Residents
Background
March 15, 2016
February 2018
August 2018
Baltimore County enters into a Conciliation Agreement and Voluntary Compliance Agreement with HUD, settling a complaint that affordable housing was concentrated in high-poverty areas and that exclusionary zoning restricted access elsewhere.
The developer Homes for America proposes Red Maple Place in Towson to the Baltimore Regional Project-Based Voucher Program.
Homes for America and New Harbor Development LLC are awarded $2 million in rental housing program funds and $1.5 million in Low-Income Housing Tax Credits (LIHTC).
Variances and Community Opposition
December 11, 2018
April 11, 2019
The developer requests a variance from Baltimore County's forest buffer requirements under Article 33, Title 3.
The Green Towson Alliance (GTA) sends a letter to the Baltimore County Department of Environmental Protection and Sustainability (DEPS) opposing the variance.
May 9, 2019
May 10, 2019
May 30, 2019
August 12, 2019
August 13, 2019
April 8, 2020
May 7, 2020
July 31, 2020
DEPS approves the forest buffer variance, reducing the required buffer from 75 feet to 25 feet.
DEPS approves the developer's request to remove specimen trees.
GTA meets with DEPS to formally oppose the variance.
GTA requests reconsideration of the forest buffer variance and submits a drawing identifying flaws in the developer's alternative analysis.
The Baltimore County Council approves a $2.1 million, 40-year loan for Homes for America.
The developer submits an application for a Local Open Space Waiver (Parts 1 and 2).
DEPS denies the forest conservation variance for the trail and bridge easement, finding it would negatively impact environmental resources on the Southern Parcel.
DEPS approves a variance allowing the forest conservation easement to be used for sidewalk and culvert repairs.
Administrative Hearings and Legal Appeals
March 8, 2021
April 15, 2021
May 10, 2021
July 27, 2021
August 11, 2021
September 7, 2021
July 27, 2022
Administrative Law Judge Maureen Murphy approves the Development Plan, including the removal of specimen trees.
East Towson residents appeal ALJ Murphy's decision.
The Baltimore County Department of Housing and Community Development is created.
The Baltimore County Board of Appeals holds a virtual public deliberation on Red Maple Place.
The Board of Appeals issues a unanimous opinion (CBA-21-021) reversing ALJ Murphy's decision.
Homes for America (Red Maple Place Limited Partnership) files for judicial review of the Board of Appeals' decision in Baltimore Circuit Court.
The Baltimore County Circuit Court overturns the Board of Appeals, reinstating ALJ Murphy's original approval and finding that Red Maple Place is not subject to East Towson Design Standards.
THE EVENTS BELOW DETAIL WHAT OCCURRED IN THE MONTHS LEADING UP TO THE CLEARING OF EAST TOWSON'S LAST REMAINING FOREST AND WETLANDS
The Final Approvals
October 14, 2025
December 9, 2025
Homes for America and the property owner request a stormwater management variance from Baltimore County.
Baltimore County grants the stormwater management variance and approves a fee-in-lieu arrangement. Rather than requiring full on-site treatment, the county accepts a payment of $3,294 (calculated at $54,000 per impervious acre for 0.061 acres) as a condition of permit approval.
January 15, 2026
January 21, 2026
February 4, 2026
Homes for America notifies Harris Hills condominium residents adjacent to the property that construction is beginning.
Senator Washington and Delegate Forbes write to DEPS Deputy Director Locher requesting records on the stormwater variance and documentation demonstrating compliance with state and local procedures.
Senator Washington writes to the Maryland Department of the Environment requesting a review of Baltimore County's variance approvals and required state permits.
February 5, 2026
February 18-19, 2026
Senator Washington writes to the Maryland Department of Natural Resources requesting a review of Baltimore County's compliance with its Forest Conservation plans and the issuance of grading and forest buffer variances.
Construction crews begin clearing nearly two acres of forest buffer – removing trees, stripping vegetation, and compacting soil with bulldozers and motor graders on a slope with a nearly 40-foot drop.
What This Means for the Neighborhood
Large-scale grading on a steep hillside running from Joppa Road to Pennsylvania Avenue has direct consequences for nearby residents. Here is what is at risk:
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Flooding: Grading disrupts natural drainage patterns, increasing runoff and the risk of property and infrastructure damage for residents downhill and adjacent to the site.
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Soil erosion: Removing tree cover and compacting soil destabilizes the land and causes lasting ecological harm.
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Groundwater disruption: This site sits at the headwaters of the Herring Run watershed. Changes to grading and drainage put it at risk.
It Is Not Too Late to Speak Up
East Towson residents have fought this development through every proper channel for nearly a decade. They showed up, filed appeals, and followed the rules. At nearly every turn, the process worked against them.
We are asking anyone who cares about this community and about environmental accountability across Maryland to make their voices heard.
If this can happen in East Towson, it can happen anywhere. Environmental protections only work when people demand they be enforced. Senator Washington and Delegate Forbes are committed to doing exactly that, and are grateful for every neighbor, advocate, and ally who has stood with East Towson along the way.
TAKE ACTION: CONTACT BALTIMORE COUNTY
Please take 3 minutes to call the following:
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Baltimore County Executive's Office, 410-887-2450 – ask why the variances and permits for this project were approved with known environmental risks, and what the County Executive's office is doing to address the community's concerns
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Baltimore County Department of Environmental Protection and Sustainability (DEPS), 410-887-3960 – ask why forest and stormwater protections were reduced for this project
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Baltimore County Office of Administrative Hearings, 410-887-3868 – ask what recourse is available to residents who believe the permitting process for Red Maple Place did not follow proper procedures.
Want to do more?