In 2022, Talbot County first heard about a new fourteen-home luxury housing development in the Village of Bellevue, one of twenty-two unincorporated Villages in Talbot County. Bellevue stands out from other villages because it is a predominantly black community with a rich African-American maritime history. It is a quiet, off-the-beaten-path, peaceful community where people are neighborly.
The villages' tranquility was shaken when Long Iron Investment Group, LLC, purchased a plot of land in Bellevue with beautiful waterfront views near the ferry in partnership with Paquin Design Build. The land had been on the market for a while. The Ripple family owned the vacant waterfront property, and the investment group waited patiently and eventually bought 15 acres of land for an estimated $2.4M, setting forth what could become the gentrification of Bellevue.
The development represented a traumatic change for this small, mixed-use waterfront community of about 100 residents and maybe 80, mostly small homes in what is called "Historic Bellevue." Homes are one to two stories on lots ranging in size from .15 to .7 acres. Community trauma has morphed into a sense of helplessness and resignation. Four of the fourteen luxury homes have been sold. The largest can be 3500 sq ft on a 1.5 acre lot. Water views will be blocked. 100-year-old trees have been cleared and replaced by luxury homes designed for people in another tax bracket. From the project's onset, there has been a lack of sensitivity and respect for Bellevue's unique racial history.
What is happening in Bellevue is a cautionary tale for small, poorer communities that don't have the time, talent, organization, or capital to organize an effective grassroots effort to slow down development they may not become aware of until it is too late, or how to negotiate with a stealthy, fast-moving developer armed with lawyers and other resources.
Residents in such communities are not well-versed in the complex regulatory processes involving land use and lot history. They do not attend Talbot County public regulatory or Council meetings. They do not have lawyers or other surrogates monitoring such proceedings over the years, nor do they have any inside information and get bulldozed and blamed for their ignorance.
The first phase of gentrification can begin with a name. Residents learned that the developer had named the project "North of Oxford" when ads appeared. It was an insulting embrace of the wealthy, white community a short ferry ride away, in place of Bellevue and its historical legacy - so much for community outreach and racial sensitivity. Change is inevitable, but this was too much, too fast. Bellevue was being erased. Imagine naming a development in Harlem, New York, "North of 5th Avenue", or building luxury homes in Anacostia and calling it South of Georgetown.
After residents objected to the name and other elements of the plan at a public meeting with the developer at St Luke's United Methodist Church, Bellevue's spiritual center, Paquin appropriately renamed the project "Bellevue on the Tred Avon" and renamed streets within the development boundaries after historical references but rejected street names suggested by residents. The rebranding was also an effective public relations move to limit negative racially-tinged press from appearing in Google searches about Bellevue by potential home buyers. In a press release announcing the name change, Brent Paquin, Founder & President of Paquin Design Build, said, "Attending community meetings and engaging local residents plays a major role in fostering tight-knit communities," oddly making it seem like the heated meeting resulted from planned community outreach rather than community outrage.
It was a sleeves-off-your-vest concession in response to the community backlash of Paquin's own making. By the way, the last time a friend checked, the Homeowner's Association (HOA), which will eventually take over management of the development once all the units are sold, is still called "North of Oxford."
If Paquin read the 2017 Bellevue Master Plan, he should have known better. The Plan emphasized, "Although Bellevue is no longer a center of maritime commerce, the village's significant African-American maritime heritage is still evident and an important historical context that should continue to shape its future."
The Bellevue Master Plan focused on balancing the often competing interests of working watermen and new and old residents with the community's historic African-American legacy. According to the Plan, Bellevue is within the County's adopted Critical Area Boundary and designated as a Limited Development Area.
The Plan also references the Talbot County Center Design Policies regarding villages, excerpted from the Talbot County Comprehensive Plan, Chapter 9. According to 9.12, "New development and redevelopment in villages should be compatible with the existing character, in terms of land use, density, scale setbacks, mix of use, and general design to maintain their "unique sense of place'." And added in 9.13, "New village residential development and infills should be designed to be compatible with and complement that of the adjacent or surrounding community. How does a 14-home luxury development with its own HOA align with these village policies?
The Master Plan provided a detailed history of Bellevue, showing why preserving its cultural heritage is so meaningful and emotional. Two seafood processing facilities, owned and operated by the Turner family, were two of three African-American-owned seafood packing houses on the Eastern Shore (the other being the Coulbourne & Jewett Seafood Packing Plant in St. Michaels). Bellevue first evolved around W.H. Valiant Packing CO., which operated a large seafood and vegetable cannery and packing house from 1889 to 1946. Later, the W.A. Turner and Sons Packing CO and the Bellevue Seafood Company operated from 1945 to 1996 and 1964 to 1998, respectively. The original Bellevue housing stock was for African-American workers at these plants. There even was a general store, gas station, restaurant, and community center.
However, here we are in the Fall of 2024, and the relationship between the community and the developer is anything but tight-knit. There has been litigation. Tensions have risen as residents sadly watched old trees get chopped down, docks and pools pop up, and the property excavation become more dramatic. All design suggestions made by the community to help better integrate the project with the community at large were rejected or ignored, and now, several luxury homes have appeared.
Community representatives also suggested creating a short pedestrian pathway for residents from the historic Bellevue community to the Bellevue Landing, where the public Bellevue Park and boat docks are located. The path would weave its way around the perimeter of the development. The Master Plan also recommended such a path. The developer's help in making this happen would be a meaningful olive branch to the community and public safety measure, eliminating the need for residents to walk along Bellevue Road, which is regularly lined with trucks, boat trailers zooming in and out, and cars from the ferry. However, aspects of creating this pathway have stalled and should be revived.
The developer should also consider investing in the Bellevue Passage Museum, a new museum created by community members to preserve the Village's important place in the African-American history on the Eastern Shore. The pathway concept has been incorporated into the Bellevue Passage Museum footprint, which would provide pedestrian access off Orchard Terrace. Imagine walking along the path, with access to the Museum and Bellevue Landing.
I know a lot of developers. Some see the big picture and find a way forward in a complex situation; others just want to bang out a bunch of homes, sell them, hand over management responsibility to an HOA, and move on. I hope the builder and the investors will do the right thing as they did regarding the name change.
The developer should meet with community representatives and find a reasonable way forward. Otherwise, when the builder packs up and leaves, the community will be divided: luxury homeowners with their HOA on one side and the greater Bellevue community on the other. If that fails, Representatives should meet directly with the Long Iron Investment Group investors, the people behind the curtain, who might be more creative in mending fences. If nothing happens, luxury home buyers interested in waterfront property should look elsewhere where true community harmony exists.
Hugh Panero, a tech and media entrepreneur, was the founder and former CEO of XM Satellite Radio. He has worked with leading tech venture capital firms and was an adjunct media professor at George Washington University. He writes about Tech and Media and other stuff for the Spy.