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Proposed Harvey Development of Marianist Building

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The Marianist Building, Winter 2008

Note: The documents below are listed in reverse order of their being received by the web-site editor, and not in reverse order of their date of authorship or issuing. Please scroll up and down until you find the document you are looking for.

     
 

November 17 , 2009 Plan of Proposed Landscaping at 4301 Roland Ave.

On 17 March, developer Frank Harvey released plans for the proposed lanscaping of the grounds around the intended memory-care facility at 4301 Roland Avenue. For details, click the icon on the left (11/30).

D.P. Munro
Web-site Editor
RolandPark.org

November 30, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
   

And on September 21, the Building Came Down...

xx

The demolition of the 4301 Roland Avenue, Sep. 21, 2009.

(Click picture for video clip. Multimedia: Bobby Marinelli.)

 

Having been reduced to a shell by Friday, September 18, the Marianist building the following Monday, September 21, succumbed to the wrecker's ball. Though developer Frank Harvey has all along been concerned to take neighborhood opinion into account, it is hard to escape the conclusion that historic Roland Park is now just that little bit less historic.

D.P. Munro
Web-site Editor
RolandPark.org

September 22, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
   

The Last Days of a Roland Park Landmark

On September 14, 2009, Evergreen resident Dorret Oosterhoff took a series of very poignant photos of the Marianist Building brought low. At this point, the 1920s-era building had already been gutted and would see the wrecking ball a week later. The excellent photos are reproduced below. (Dorret points out that no trespassing occured in the taking of these photos, all of which were shot from some distance with a telephoto lens.)

 

           

Photos: Dorret Oosterhoff, click to enlarge.

D.P. Munro
Web-site Editor
RolandPark.org

December 20, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

August 27, 2009 Demolition Announcement

On 27 August 2009, RP Civic League President Phil Spevak received the following e-mail from Marianist site developer Frank M. Harvey. The e-mail announced the intention to begin the demolition of the unoccupied Marianist building. A memory-care facility will be built in its place (see entry below).

"I walked the neighborhood today and knocked on a few doors — most weren’t home — to notify the neighbors that we were planning on beginning demolition in the next two weeks. Attached is the sign notifying the neighbors that we will be beginning soon. If there are any questions or concerns, please forward them to me and I will address. We will be putting up some fencing to protect the site during demolition and construction. — Frank M. Harvey."

The photo to which Harvey refers is attached a left (click thumbnail). If you have questions for the developer, you may send them to rpcommunication@rolandpark.org and I will forward them. Please write "Marianist Question" on the subject line. Though a number of Roland Parkers are saddened at the prospect of the fall of the 1926 building, all concede the Harvey and his team have been models of solicitousness about neigborhood concerns.

 

D.P. Munro
Web-site Editor
RolandPark.org

August 31, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

March 30, 2009 Plan of Proposed Landscaping at 4301 Roland Ave.

On 30 March, developer Frank Harvey released plans for the proposed lanscaping of the grounds around the intended memory-care facility at 4301 Roland Avenue. For details, click the icon on the left (3/26).

D.P. Munro
Web-site Editor
RolandPark.org

March 31, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

March 30, 2009 Plan of Existing Topography at 4301 Roland Ave.

March 30 saw the release by developer Frank Harvey of a plan of the existing topography of the 4301 Roland Avenue site. To view it, click on the icon to the left (3/31).

D.P. Munro
Web-site Editor
RolandPark.org

March 31, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

March 25, 2009 City Site Plan Review Committee Minutes on 4301 Roland Ave.

The 25th of March saw the city Site Plan Review Committee, Department of Planning, meet to discuss, among things, the proposed demolition of 4301 Roland Avenue (the Marianist Building) and its replacement by a three-story retirement home and Alzheimer's center. The minutes of that meeting may be brought up by clicking the PDF icon to the left. The next step is a Baltimore Municipal and Zoning Appeals (BMZA) hearing, scheduled for 14 April 2009. Community concerns raised have included (a) what some consider to be more parking spaces than necessary and (b) the two-way driveway, which some would prefer to be one-way only.

D.P. Munro
Web-site Editor
RolandPark.org

March 27, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

March 12, 2009 Developer Revisions to Site Plan

At left is the site plan as revised on March 12 (click for larger image). It has moved the building back further, softened the entrance and road, moved parking and relocated the dumpsters. This revision addresses most of the issues about the site raised by the community. The architect is still working on the other elevations and the roof, which are not problematic. Reusing the existing facade has been reviewed at great length, says the developer, but is apparently not feasible because of access problems between the existing building and the new portion, and as well as the orientation and location of the existing building as compared to the new portion. Submitted without comment.

D.P. Munro
Web-site Editor
RolandPark.org

March 17, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

March 2009 Civic League Conditional Approval of Development Plan

Following a review of developer Frank M. Harvey's considerably revised plan for the 4301 Roland Avenue property, the Civic League issued a letter to Susquehanna Bank indicating conditional approval of the plan. The approval is "contignent on the commitment" of the developer to "continue working with the Civic League" on a number of issues, in particular the matter of retaining the western facade of the old 1926 Mariantist building. The letter is at left (click icon).

D.P. Munro
Web-site Editor
RolandPark.org

March 12, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

March 2009 Zoning Analysis

In March 2009, law firm Rosenberg, Martin and Greenberg, LCC issued to the Roland Park Civic League a revised version of their January 2009 zoning analysis on the the 4301 Roland Avenue property. Like the earlier analysis, the revised version concludes that Board of Municipal and Zoning Appeals approval is needed because of the need to "approve both the structural alteration and the increase in the number of living units from the original 32 units to the proposed 64 units." The revised memo is at left (click icon).

D.P. Munro
Web-site Editor
RolandPark.org

March 12, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
   

Three-story Revised Plans, March 2009

Following the February 5, 2009 Civic League meeting, would-be Marianist-building developer Frank M. Harvey apparently took to heart community concerns about the footprint of the comparatively sprawling two-story Alzheimer's facility he had discussed at that meeting. In early March, therefore, a completely revised plan was sent to the RPCL, this version proposing a three-story facility, "taller and thinner," so to speak. The building as proposed anew would consume considerably less of the ground space of the 1.6-acre lot at 4301 Roland Avenue. Click on thumbnails for larger images.

D.P. Munro
Web-site Editor
RolandPark.org

March 6, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
   

Concept plan.

Site plan.

West (front) elevation.

Individual units.

   

Plan, 1st floor.

Plan, 2nd floor.

Plan, 3rd floor.

Plan, roof.

           
 

Comparative Aerial View, February 2009

At the February 5, 2009 Roland Park Civic League meeting, the development team for the would-be memory-care facility intended for 4301 Roland Avenue made a presentation to community members in attendance. It became clear quickly that the issue of greatest concern was the proposed development's footprint over the 1.6-acre lot. The current 1926 building is three stories tall and takes up a comparatively small area of the land. In contrast, though the developers have presented various plans for the Alzheimer's facility, they all share one dominant feature — each is a two-story building. Given this, all iterations of the proposed structure have a larger footprint than does the existing building. By way of an instructive comparison, an aerial view of the current building is reproduced at left. This may be compared with any of the various proposed plans reproduced elsewhere on this page. Submitted without further comment. Click on thumbnail for larger image.

D.P. Munro
Web-site Editor
RolandPark.org

February 8, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
   

New Unit Plans, February 4, 2009

February 4, 2009 saw the submission to the Roland Park Civic League of several new plans and elevations for the intended memory-care facility at 4301 Roland Ave. by Frank Harvey, the would-be developer. These are reproduced below without comment and may be compared to those originally submitted in October 2008 (which are at the foot of this page). Click on the icons for larger images.

D.P. Munro
Web-site Editor
RolandPark.org

February 4, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
   

Plan: general site plan.

Plan: general building plan, 1 fl.

Plan: general building plan, 2 fl.

 
   

Plan: roof (in color).

Plan: exterior elevations (color).

Plan: individual units.

 
   

Plan: individual units.

Plan: individual units.

Plan: individual units.

 
     
 

Updated Site Plan, February 4, 2009

On February 4, 2009, developer Frank M. Harvey e-mailed another revised site plan for the proposed Alzheimer's facility he wants to build on the site of the Marianist building at 4301 Roland Avenue. It is reproduced to the left, with no comment. Click on the icon for a larger version.

D.P. Munro
Web-site Editor
RolandPark.org

February 4, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

November 2007 Site Traffic Analysis

In late 2007, a traffic analysis was conducted for developer Frank M. Harvey's previous idea for developing the Marianist site, a plan for 19 townhomes. The report may be accessed by clicking the PDF icon to the left, though please note (a) that it is incomplete and (b) that it is not entirely applicable to the current proposal, a "memory-care" Alzheimer's facility.

D.P. Munro
Web-site Editor
RolandPark.org

February 2, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

January 2009 RPCL Questions to Developer

The the left are reproduced a series of questions posed by the Roland Park Civic League to the Marianist site's would-be developer, Frank M. Harvey, in January 2009. The consistent theme of the questions is to encourage the developer to consider seriously the architectural and historical integrity of Roland Park. Click on the PDF icon to the left.

D.P. Munro
Web-site Editor
RolandPark.org

February 2, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

November 2008 Department of Planning Minutes

Reproduced at left are the minutes of the Site Plan Review Committee (Land Use and Urban Design Division, Department of Planning) meeting of November 19, 2008. The meeting dealt with three development proposals and the section that concerns the Marianist Building starts at page 5. It bears mentioning that, at this meeting, developer Harvey stated that the "site will be screened with 6 feet high steel picket fence surrounding the perimeter," which presumably includes the front. This fence is not visible in the artist's renderings provided to date.

D.P. Munro
Web-site Editor
RolandPark.org

February 2, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

January 2008 City Zoning Memorandum

Geoffrey Veale, acting city zoning administrator, on January 23, 2009 — though the date given on the memo is 2008 — issued a memorandum rescinding the city's earlier (June 2007) position that the permitted use for the 4301 Roland Avenue site was as "housing for the elderly." The January 2008 memo clarifies that the permitted use — grandfathered in with the municipal adoption of the current zoning ordinance in 1971 — is as a “convalescent” or “rest home." This memorandum is in agreement with the Rosenberg, Martin and Greenberg zoning analysis below. Click the PDF symbol to the left to see the Veale memorandum.

D.P. Munro
Web-site Editor
RolandPark.org

February 2, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

January 2009 Zoning Analysis

Local law firm Rosenberg, Martin and Greenberg, LCC in January 2009 did a zoning analysis of the Marianist property for would-be developer Frank Harvey. The analysis describes the history of the 1926 structure from its incarnation as the Daughters of Charity's Kirkleigh Villa, through the Marianists' ownership, to its current status as a vacant building. The report concludes that its proposed use as an Alzheimer's memory-care home is in keeping with the building's permitted use as a “convalescent, nursing, and rest home" but that, to move forward, the project would nonetheless need approval of the Board of Municipal and Zoning Appeals because (a) of the developer's intent alter the structure (by razing it and building anew) and (b) of his intent to increase the number of units from the current 32 to 63. The report is at left. Click for icon for PDF.

D.P. Munro
Web-site Editor
RolandPark.org

February 2, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

Updated Site Plan, February 2, 2009

On February 2, 2009, developer Frank M. Harvey e-mailed a new site plan for the would be Alzheimer's facility intended for the site of the Marianist building at 4301 Roland Avenue. The new site diagram is somewhat simplified as compared to the previous version, and is therefore more understandable by the layman. It is reproduced to the left, with no comment. Click on the icon for a larger version.

D.P. Munro
Web-site Editor
RolandPark.org

February 2, 2009


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     
 

Updated Site Plan, December 2008

On December 17, 2008, a new site plan was provided by the would-be developers of the old Marianist building at 4301 Roland Avenue. The plan is reproduced to the left, with no comment. Click on the icon for a larger version.

D.P. Munro
Web-site Editor
RolandPark.org

December 17, 2008


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     

Click for document.

 

Developer Makes Available New Facility Description

On December 17, the Peregrine Health Management Company made available to the Roland Park Civic League an overview of the proposed Alzheimer's facility planned for 4301 Roland Avenue, formerly the Baltimore home of the Marianist religious order. The document is reproduced at left without comment. Click the PDF symbol to bring up the document.

D.P. Munro
Web-site Editor
RolandPark.org

December 17, 2008


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     

Harvey facade revision of Dec. 2, 2008 (click to enlarge).

 

Developer Posts New Artist's Rendering of Alzheimer's Facility

On December 2, Frank M. Harvey, the would-be developer of the old Marianist building at 4301 Roland Avenue, sent RP Civic League President Phil Spevak a revised artist's painting of the front of the proposed Alzheimer's facility. The rendering is here reproduced without comment at left. Click for a larger version.

D.P. Munro
Web-site Editor
RolandPark.org

December 2, 2008


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     

Oct. 28 letter from Frank Harvey to CL President Phil Spevak (click to enlarge).

 

Developer Announces Intent to Build Alzheimer's Assisted-living Facility

On October 28, 2008, Hunt Valley-based developer Frank M. Harvey wrote to Roland Park Civic League President Phil Spevak, announcing his desire to build an Alzheimer's assisted living facility at 4301 Roland Avenue. The building is the former Baltimore home of the Society of Mary, generally known as the Marianists. The Marianists are a Catholic religious order of monks and priests founded in France in 1817. Harvey is the new owner of the building, though the state Department of Assessments and Taxation web site still lists the Marianist Society, Inc. as the owner. The building sits on a 1.605-acre lot and is believed to have been built in 1926.

Developer Harvey's plan is to raze the Marianist building, replacing it with a low, two-story structure which would be used as an assisted-living facility for Alzheimer's patients. Mr. Harvey's letter to Dr. Spevak appears at right (click for larger version).

Below, various architectural drawings provided by Mr. Harvey are reproduced without comment. Click on each to enlarge it.

 

D.P. Munro
Web-site Editor
RolandPark.org

November 14, 2008


The opinions expressed in the above writing are those of the author and do not necessarily reflect the views or stated policy positions of the Roland Park civic associations.

     

Overall site plan.

 

Exterior Elevations.

 

Courtyard Elevations.

Plan: 1st floor.

 

Plan: 2nd floor.

 

Plan: roof.

   

Plan: individual units.