Councilwoman Ramos introduces zoning legislation for Charles Village business area
In October, I introduced a package of bills related to the Charles Village Planned Unit Development (PUD). The PUD is a tool to help our neighborhood with prohibiting or adding certain uses and designs beyond or limiting what the zoning code allows.
These bills are at the request of the Charles Village Civic Association Land Use Committee, and the developers/owners of each of the properties. This statement outlines the bill numbers and purpose, the process that took place, and the reasons for introducing this legislation.
List of Legislation and Background:
Council Bill 23-0434 contains the amendments to the PUD which include revised design guidelines (that businesses have to use when designing their building facade and signage), updates to the PUD language because of the new zoning code, and a revised list of the uses that go beyond the current zoning code. This also includes a boundary change where the 3300 block of St. Paul on the east side is now going to be included in the PUD.
Council Bill 23-0433 is the ordinance needed to amend the PUD to allow for the 3100 Block of St. Paul east side to have an increased height. Currently, 68 feet (6 stories) is allowed in the C-1 zoning district in which this property is located. The bill allows up to 80 feet for a total of 7 stories. This is the redevelopment of the Streets Market and the old Bank of America building.
Council Bill 23-0432 is the rezoning of the 3300 block of St. Paul east side from R-8 to C-1. This is necessary to allow for Tamber’s Restaurant to have outdoor dining and the properties along that block to have commercial and residential if desired. The only plans for that block are to preserve the existing buildings and allow for commercial retail as well as apartments on top.
Public Process:
At my request, there have been several public meetings related to these changes. Each was very well attended, and there have been opportunities to send feedback to me related to these changes. I acknowledge there is not a consensus. There will be people who are very disappointed, and there will be others who will not be. My plan is to make sure there is leverage, as well as continued opportunity for public input moving forward.
The UDAAP meeting is scheduled for this week for the 3100 Block of St. Paul. That is not a meeting where the public can testify, but it is one where the public can observe. Written statements can be sent to marie.anderson@baltimorecity.gov
There will be two upcoming public hearings for all of these pieces of legislation:
Planning Commission which is scheduled for November 30th (this is subject to change). This is an in-person meeting with an opportunity for public comment. Letters and emails can be sent ahead of time to eric.tiso@baltimorecity.gov.
City Council’s Economic and Community Development Committee (likely to be scheduled in January). Residents can testify in person or online. Once scheduled I’ll add the meeting notice here. Anyone is welcome to send in written testimony using this link.
Below I have some more specific details about the 3100 Block of St. Paul Street, which is the most controversial of the three pieces of legislation:
The proposed development on the 3100 Block of St. Paul has been controversial in our neighborhood. It was first proposed to us in 2022 during a contentious meeting at Union Memorial. The development team was not prepared to answer questions nor address concerns and admitted themselves they wanted to rethink the design. At the time, the proposal was 8 stories, no setbacks, and a bad exterior design. At my request, the development team went back to the drawing board to address the multiple concerns brought by the community.
Over a year later, and after many meetings with a focus group of residents from the surrounding area, the development team came back to the community in July of 2023 with a new proposal. That proposal reduces the size of the building to 7 stories (they can go 6 stories with the current zoning), includes setbacks from the road and from the back of the building, and additional design elements. While not everyone is satisfied with the new proposal, I received more positive feedback than negative feedback so I decided to go ahead and introduce the ordinance for a height variance.
There is still work to do. The development team has agreed to enter into a Memorandum of Understanding for any outstanding issues, and work will begin on that process. Items in the MOU could include, but are not limited to:
Management of the building - residents were worried that there would be no control over the behavior of the students in the building much like the Village Lofts. Discussion should include noise/music levels ceasing at an early hour, no parties in the common areas to disturb the neighbors, loud parties in the rooms cease at a certain hour, and more.
Entrance and egress to the parking garage - residents are concerned about how this traffic will be managed.
Maintenance of the exterior of the building - residents want assurances spaces for the public will be properly maintained and cleaned.
Types of businesses in the remaining retail space, including emphasis on local business.
More will be added as the discussion unfolds.
There were three main concerns that were articulated during the July meeting and I have done my best to describe how each of them will be addressed:
Inclusionary and Affordable Units: I am grateful for our community which is concerned about affordability in our neighborhood. Inclusionary housing is when there are units mandated to be affordable to a certain income group, and often there is some sort of subsidy to help pay for those inclusionary units or the difference between the market rate rent and the rent from that income group. My inclusionary housing bill 22-0195 has not yet passed. Once it does, it may not be applicable to this development because it is student housing. However, I have been assured that over 50% of the units in the 3100 St. Paul building will be subsidized by financial aid from JHU and other universities that may have students in this building.
Parking: Residents have expressed fears that the students living in this building would all need to park on the street as there is not enough parking in the building. It is important to note that the students would not be eligible for parking permits RPP districts 12 or 27 in Charles Village. Residents in apartment buildings are not eligible for these permits. In addition, I asked JHU to provide me with the data about the parking space usage in the other two JHU student buildings in the area - 9 E 33rd Street where the former Busboys and Poets Restaurant was, and the Barnes and Noble building.
9 E. 33rd: 156 units in the building with a mix of 1 and 2-bedroom units and suites. 161 parking spaces are available, and only 50 (31%) are used by the residents. Residents could rent more spaces but they are not needed. In addition, 12 spaces are for retail employees, 25 spaces are leased to The Study Hotel, and the remaining 76 spaces are available for hourly parking for the public.
Barnes and Noble building: 203 units and no parking spaces are available in this building.
Shade: I have seen the shade study and understand the concern of the residents on N. Calvert Street. Unfortunately, I am unsure how to reconcile this. Hopefully, the setbacks planned will minimize the impact.
Conclusion:
This process has been over two years in the making. While some residents will be disappointed, the outcome of this work will have positive impacts on the community. I look forward to the next steps in our dialogue.
I am available for questions should anyone have them. I can be reached at odette.ramos@baltimorecity.gov or 410-396-4814.