November, 2012

A Message from the Director…

It was an historic moment on Monday, October 22 when the Baltimore City Council formally introduced City Council Bill #12-0152 – TransForm Baltimore.  This Bill is the final legislative draft of the new zoning code for Baltimore City. 

As we take this important step toward the adoption of TransForm, the first zoning code rewrite in over 40 years, I want to sincerely thank the hundreds of citizens, property owners and organizational stakeholders who attended meetings, contacted us in person or in writing, and commented using our online tools. 

Thanks to your input, we are another step closer to a more functional, modern zoning code, an important tool to help us support the Mayor’s goal of attracting 10,000 new households to Baltimore City by 2020.

I also want to invite you to attend one of the formal Planning Commission hearings scheduled over the next few months.  The first one will be held on November 29th, at 6:00 p.m. in the War Memorial Building, 101 N. Gay Street.  Prior to the hearing, staff will be on hand to answer questions about specific properties and zoning concerns, regardless of whether or not you decide to give formal testimony.  Please take advantage of this opportunity to have your questions and concerns addressed, one on one.

I look forward to your ongoing participation.  We need your feedback and ideas so we can make the new code even better.  We all share a stake in the future of the City, and with your support, this new zoning code will set a framework for a vibrant, growing and prosperous future.

Thomas J. Stosur, Director

TransForm By the Numbers

The City of Baltimore contains 224,145 parcels covering over 41,000 acres. 

 Approximately 209,000 parcels, or 68% of Baltimore’s area will see a change in their zoning designation with the adoption of the new zoning code.  That means nearly 153,000 parcels (32%) will have no effective change in their zoning. 

 The Open Space (OS) zoning district will see the highest jump, with a 100% increase.   This is largely due to the rezoning of the City’s Park system which is currently zoned residential.

 Areas zoned Commercial and Residential will decrease in area by approximately 6% and 16%, respectively.  

 The total land area to be Industrially zoned under the new code, including the new MIZOD (MI) and Industrial Mixed Use (I-MU) districts, will increase by 1,133 acres, or approximately 5%, from current zoning. 

 The total area of Office Residential zoning will remain constant between the current zoning code and TransForm. 

 New zoning districts could account for 6% of the City’s land area, including zones created for Hospitals (H), educational campuses (EC-1, EC-2), Bioscience Campuses (BSC), and Transit Oriented Development (TOD) zones.

What else is new… Neighborhood Commercial Establishments

To encourage the adaptive reuse of non-residential buildings, the “Neighborhood Commercial Establishment” was created.  It is a new type of conditional use that will allow a non-residential use in a residentially zoned area, if it is located in an existing building that was constructed specifically to include a non-residential use.

The limited list of uses includes Art Galleries (without live entertainment),  Art Studios, Day Care Centers, Offices, Personal Services, Restaurants, and retail goods establishments (without alcohol).

 The Stag of Siam restaurant in Mt. Vernon is a good example of what we mean by a Neighborhood Commercial Establishment.   It is a commercial use of a corner commercial property in an otherwise residential area.

The conversion of an historic Hampden church into offices for a computer technology firm is another example of where the neighborhood commercial establishment will allow for the redevelopment and reuse of abandoned buildings in our residential neighborhoods. Read about it in this Baltimore Sun article.

TransForm Baltimore: A New Zoning Code for a Growing City

 Past issues of the Compass have given brief overviews of TransForm Baltimore and the extensive outreach process that has led to the introduction of City Council Bill 12-0152, the legislative draft of Baltimore’s new zoning code.

 As we begin the adoption phase of the TransForm Baltimore process, we thought it would be helpful to feature some examples of the various types of development that the new zoning code hopes to encourage.  We’ve also included some notable quotes from Baltimore citizens and community leaders about what parts of the code they are most interested in. 

 Please feel free to share your thoughts or comments on the new zoning code at zoningcode@baltimorecity.gov or comment on our new Department of Planning Facebook page.

People are Talking about TransForm …

“ Baltimore’s diversity and creativity make us a great American city.  We all deserve a built environment that enhances our creativity and vibrancy.  A new Zoning code is one of many tools to help get Baltimore growing again, in new and creative ways.”  Stephanie Rawlings Blake, Mayor

Click to See the Mayor’s video

“Downtown is the fastest growing neighborhood in the City of Baltimore and trends point to more and more people looking for walkable, urban places where they can live, work and thrive.  TransForm Baltimore creates the flexibility and design tools we need to encourage additional growth downtown, in new and exciting ways.” Kirby Fowler, President, Downtown Partnership

“TransForm Baltimore could provide a seamless transition from the original MIZOD to the new Maritime-Industrial zone, while at the same time demonstrating to investors the level of importance that the Mayor and City Council attribute to the Port of Baltimore.”  - Rupert Denney, Baltimore Industrial Group

“When I shared my concerns about the issues companies like Zeke’s Coffee and Wockenfuss Candy faced when trying to open or expand under current zoning, the Department of Planning listened and responded with a very creative solution.  Under TransForm, a new use category called “food processing light” will make it easier for small, specialty food companies to start, and grow, in Baltimore City.” - Robert Curran, Baltimore City Council, 3rd District

”This new zoning code will go a long way to help preserve and creatively reuse older structures.  If the proposed new TOD zoning had been in place when our team began working on Union Mill it would have streamlined the review and approval process, creating significant savings in time and resources in our effort to provide a thoughtful and sensitive development solution.” – Tom Liebel, FAIA, Principal, Marks Thomas Architects and Chairman of CHAP

"Where food is grown and sold influences our local food system. The new zoning code could help improve access and availability of healthy foods. Now, it will be easier to create urban farms, farm stands and farmers markets. Transform Baltimore is establishing Baltimore as a leader in local sustainable food systems." – Holly Freishtat, Baltimore City's Food Policy Director

“As someone who wears two hats, one as a zoning attorney/hearing officer, the other as a community activist, I am pleased with the new zoning code. Baltimore City has joined other cities in updating its zoning code by reducing inconsistencies and conflicts in the law, vague or nonexistent definitions and providing clear standards for the review and approval of development projects. It is better organized, more consistent and user-friendly. As a life-long city resident, what I really like about the code is that it brings Baltimore zoning into the 21st century, allowing for green and sustainable development, and places where people can live, work, play and shop within their own community. At the same time, the design and development standards in the proposed zoning districts are geared to maintaining the visual appeal and character of our distinctive neighborhoods, whether they be large-lot, single-family detached communities, dense rowhouse communities, or neighborhoods with a mix of housing types. “ – Michele LeFaivre, Attorney

“We are excited about the possibilities the new C-1 and IMU categories bring to the Highlandtown Main Street and Arts and Entertainment Districts, and if the Red Line is funded, the new TOD category’s ability to stimulate development around a transit station.  The new code will be a big help with our work to stimulate investment and household assets in southeast Baltimore.”  – Chris Ryer, Director, Southeast Community Development Corporation

“The residents of Greenmount West are very supportive of the Comprehensive Rezoning plan, particularly the portion that addresses non-conforming use by liquor stores. For too long, liquor stores in the neighborhood have held us down.” - Agke Grow, Community Leader

"Transform Baltimore, an effort to update the city's zoning code for the first time in decades...may represent Mayor Stephanie Rawlings-Blake's most meaningful step yet in her effort to draw 10,000 new families to the city over the next decade."  Baltimore Sun Editorial, November 16, 2012.

TransForm Baltimore – Legislation and Hearing Dates

After three years of meetings, discussions, and draft documents, we were very pleased when City Council Bill 12-0152 -TransForm Baltimore, was introduced to a round of applause by the City Council on October 22, 2012. 

This bill includes both the text and maps of the new zoning code.  Electronic copies of the text and maps, and important background information, can be found at the TransForm Baltimore website here. 

We encourage you to review the bill and maps, and invite you to attend and testify at one of the following Planning Commission public hearings*.

Thursday, November 29, 2012, 6pm*, War Memorial Building

Thursday, December 13, 2012, 6pm*, BCCC-Liberty Campus

Saturday, January 5, 2013, 11am*, Poly/Western High School

Thursday, January 24, 2013, 5pm*, Southeast Regional Library

Thursday, February 21, 2013, 6pm*, Morgan State University

Thursday, March 7, 2013, TBA, Planning Department

* Hearings subject to change; please check our website to confirm details.  Doors will open one hour prior to the start times listed above for an information session.  Staff will be available at that time to answer questions, regardless of whether or not you decide to give formal testimony.  If you require special accomodations to attend or participate in the hearings, please notify us of those requirements at least five business days in advance of the event.

City Council will hold its first hearing on April 3, 2013 at 5pm on the 4th Floor of City Hall.  Subsequent City Council Hearings will be announced at the first hearing and posted as new hearings are announced. Please check the City Council website for more info.

We will be accepting written testimony at ZoningCode@baltimorecity.gov or by mail to 417 E. Fayette St. 8th Floor, Baltimore, MD 21202.  If you have any questions or concerns prior to the hearings, please feel free to contact us at (410) 396-5173.

Please forward this email to friends, colleagues or neighbors and encourage them to sign-up to receive future information.  We will also be updating people on our new Facebook page.