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.
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.
A Timeline of Disregard.
How Baltimore County Failed East Towson
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.
But bulldozers arrived anyway.
Background
February 2018
The developer Homes for America proposes Red Maple Place in Towson to the Baltimore Regional Project-Based Voucher Program.
August 2018
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).
March 15, 2026
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.
Variances & Community Opposition
December 11, 2018
The developer requests a variance from Baltimore County's forest buffer requirements under Article 33, Title 3.
May 9, 2019
DEPS approves the forest buffer variance, reducing the required buffer from 75 feet to 25 feet.
May 30, 2019
GTA meets with DEPS to formally oppose the variance.
August 13, 2019
The Baltimore County Council approves a $2.1 million, 40-year loan for Homes for America.
May 7, 2020
DEPS denies the forest conservation variance for the trail and bridge easement, finding it would negatively impact environmental resources on the Southern Parcel.
May 20, 2019
DEPS approves the developer's request to remove specimen trees.
August 12, 2019
GTA requests reconsideration of the forest buffer variance and submits a drawing identifying flaws in the developer's alternative analysis.
April 8, 2020
The developer submits an application for a Local Open Space Waiver (Parts 1 and 2).
July 31, 2020
DEPS approves a variance allowing the forest conservation easement to be used for sidewalk and culvert repairs.
April 11, 2019
The Green Towson Alliance (GTA) sends a letter to the Baltimore County Department of Environmental Protection and Sustainability (DEPS) opposing the variance.
Administrative Hearings & Legal Appeals
March 8, 2021
Administrative Law Judge Maureen Murphy approves the Development Plan, including the removal of specimen trees.
May 10, 2021
The Baltimore County Department of Housing and Community Development is created.
August 11, 2021
The Board of Appeals issues a unanimous opinion (CBA-21-021) reversing ALJ Murphy's decision.
July 27, 2022
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.
April 15, 2021
East Towson residents appeal ALJ Murphy's decision.
July 27, 2021
The Baltimore County Board of Appeals holds a virtual public deliberation on Red Maple Place.
September 7, 2021
Homes for America (Red Maple Place Limited Partnership) files for judicial review of the Board of Appeals' decision in Baltimore Circuit Court.
The Final Approvals
October 14, 2025
Homes for America and the property owner request a stormwater management variance from Baltimore County.
January 16, 2026
Baltimore County issues two permits to Homes for America: a grading permit and a stormwater management permit.
February 4, 2026
Senator Washington writes to the Maryland Department of the Environment requesting a review of Baltimore County's variance approvals and required state permits.
February 18-19, 2026
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.
December 9, 2025
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 21, 2026
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.
February 5, 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.