Category Archives: Redevelopment

Pepsi campus development update

A brief update regarding the Pepsi campus

  • The Himmelrich organization has hired a retail broker, KLNB, to help market the site to retailers. The marketing brochure is available on the KLNB website, and was briefly reviewed at the meeting, including looking at a site plan designed to show where retailers could go on the site and within certain buildings.
  • An anchor tenant has not yet been secured. The targeted anchor remains a grocer.
  • Harris Teeter was purchased by Kroger a few years ago and this has slowed expansion for that chain. Marketing continues with other major chains.
  • The City is actively marketing for and pursuing grocery development which could benefit the Pepsi campus.
  • Pepsi vacated December 2016 and the site is empty. Contrary to rumors mentioned by the community group officers, the Himmelrich organization is not currently entertaining short-term use or warehousing for the location.
  • The Himmelrich organization met with the City Planning Commission to review the concept plan and drawings that have been presented to the Hampden, Woodberry and Medfield community associations.
  • FEMA has approved the flood wall, resulting in a Conditional Letter of Map Revision (CLOMR). The top of the flood wall is above the 100 year flood plain elevation, but approximately 2.5 feet of additional height (known as “freeboard”) will be along the northern portion of the wall. Once added, the CLOMR will become a FEMA-approved Letter of Map Revision (LOMR), effectively mapping the property out of the flood plain.
  • Sam Himmelrich confirmed that the current plan is for all current buildings to be leveled and cleared once an anchor is secured, and the revisions to the concept plan would begin to move forward.
  • No site work is planned until an anchor and retail tenants are secured.
  • A boutique hotel would need to be approved through the Board of Municipal and Zoning Appeals (BMZA) as it is a conditional use within the I-MU designation.
  • At this time, no boutique hotel organizations have expressed interest in the site.
  • The community representatives again asked the Himmelrich organization to include a pedestrian/bike lane from the north of the property that would allow access to the Union Collective. This is viewed as a connectivity asset for the Mill Valley appeal and development.
Clipper Mill community in Woodberry

What the heck is going on at the Tractor Building?

Residents,

There is a great deal of speculation as to what the “demo” permit on file with the City might actually mean for the Tractor Building. The Woodberry Community Association was not provided input by the new owners, Valstone, nor has our City Planner or Councilman Pinkett been looped in. The WCA has requested a meeting and will keep you posted.

However, a few points to help us as until we can learn more. A demo permit does not necessarily mean that the Tractor building will be knocked down to make place for some other type of structure. A demo permit is necessary to gut interiors of rot or outdated systems, as examples. It is possible that the developer has considered a new building that is juxtaposed with the current facade. We just don’t know yet.

Additionally, the Tractor building is protected by a Planned Unit Development that was negotiated years ago. IF THE MASS OR HEIGHT were to be substantially altered, the plans would have to go back through the City and allow time for community input. This is a LONG process.

When the WCA can update you and/or provide a community meeting we will be sure that you get information.

Sheri Higgins, VP/Acting President
Woodberry Community Association

Zoning changes coming to Baltimore

Big changes are coming to Baltimore’s zoning code.  This may seem like a dry topic, but it affects land use.   Learn more about the various changes, like TOD (Transit Oriented Development), IMU (Industrial Mixed Use), as they will affect future developments in our area.

Transform Baltimore is the City’s webpage for the new zoning code.  To quickly get to one page summaries, click here and look for one-page topic summaries.  You will quickly notice that all of the zoning has numbers.  Lower numbers mean less dense, higher numbers allow for higher buildings and more density.  Zoning affects how a property can be used, and whether a property can be used for industrial purposes or for a home.

Schenuit tire redevelopment

Schenuit Rubber planned for redevelopment

Redevelopment is in the air, and we want your input.  Please read below and email us with your thoughts.  The Woodberry Community Association board met with the new owners of the Schenuit Tire building and the industrial buildings to the north of that same property known as the Clipper Mill Industrial Park at 1770 Union Ave. The property is located between the Jones Falls and the Light Rail tracks near Clipper Rd and 41st Street. Patrick Creaney and Conor Creaney of Remington Properties purchased the four buildings prior to the scheduled public auction.   Remington Properties also owns the Mill Centre in Hampden, and the distressed 401 & 403 E Oliver Street buildings in Station North.  Prior to partnering with his son Conor, Patrick was a principal at Creaney & Smith Group with over $500 million in commercial transactions to their credit.

At this time Remington Properties will maintain the three leased buildings as Industrial and are looking for feedback for the burnt Schenuit building.

Below are the preliminary basics from the conversation:

  • Remington Properties would be interested in community support to have the Schenuit building re-zoned from I-2 to an I-MU designation.  As the WCA recently polled the community requesting their thoughts for this very same designation, we indicated general consensus was positive for I-MU. As to questions of soil contamination, size, usage, traffic patterns, etc. those have yet to be developed.
  • The Schenuit building is in a flood plain. Active uses other than parking will need to be above flood level. A floodwall will not be required.
  • Any future use of the building and the industrial park in general, will require widening the roadbed. This would be done by removing a small building attached to the Schenuit warehouse.
  • A structural analysis has not been ordered yet.  However, the history of the building indicates an original wood building that was gradually encapsulated within brick buildings/walls.  It is the original interior wood that was burnt with the brick exterior now remaining.
  • There are NO plans or concepts at this point- this was strictly an information-gathering meet and greet.  Concept drawings from the previous owners were shared, showing a mixed-use building.
  • If the community will support an I-MU designation and the City approves, the Creaney’s will begin the process of planning and make a presentation to the community late May/June.

Remington Properties has confirmed their vision for the Schenuit warehouse redevelopment, “ I think your take on the proposed developed is correct, but we are not sure at this point whether some residences other than perhaps live / work may be in the final mix.  But, we do not see a fully residential development nor a shopping complex.”

What are I-2 and I-MU?
I-2 (General Industrial) I-MU (Industrial Mixed Use)
Uses include a wide variety of general manufacturing, fabricating, processing, distributing, and warehouse use

 

I-2 can include anything as big as large warehouses with 18-wheel trucks or smaller businesses, such as the two sign companies using box trucks, cargo vans, and heavy-duty trucks

 

Retail isn’t allowed without a variance

 

This designation is suited for businesses like the sign company, furniture manufacture, and other low intensity light industrial uses

 

I-MU can also have non-industrial uses such as residential, live/work studios, and retail or commercial use

 

Technically, a campus as active as the remodeled Rotunda would qualify within this designation also

Future of Pepsi plant topic at next meeting

Did you happen to read the Sun article talking about the potential sale of the Pepsi plant on Union Ave?  We can help you learn more about the Pepsi plant’s future.  Come to the next Woodberry Community Association meeting on Tuesday, October 20th at 6:30 pm at WJZ (3725 Malden Ave, Baltimore, MD 21211).  Developer Sam Himmelrich will making a presentation.  Sam Himmelrich is the owner of Meadow Mill and wants to get a transit oriented development designation (TOD) for the Pepsi plant.  He and Al Barry will present a concept plan for the potential use of the Pepsi plant, if they get the TOD designation.

Get all the details on Whitehall Mill in Hampden

Find out what’s happening at Whitehall Mill on Clipper Mill Road in Hampden.  This cotton duck mill is being redeveloped by Terra Nova Ventures, the same people who did Mill No. 1 on Falls Rd.  Whitehall Mill was formerly known as Clipper Mill.

Whitehall Mill is being planned as a mix of apartments, office space, a restaurant in the boiler room, and a Belvedere Square style marketplace.  You can learn more about the project, construction progress, and more at their Whitehall Mill Baltimore.

Clipper Mill started life in 1865 as a cotton duck factory built by Gambrill and Carroll.  The current mill was built to replace another building on the site which had caught on fire named Whitehall Mill.  In 1925, Clipper Mill was sold and Purity Paper products manufactured containers suitable for semi-liquid food like ice cream.  In 1941, a toothbrush manufacturer purchased the building to manufacture toothbrushes for hospitals and the military.  Most recently, Komar owned the building and used it as a distribution center.  Komar has since located to Woodberry.

25th Street Station development active once more

The development of the 25th Street Station at 25th and Howard Street in Remington looks like it is ready to start moving forward again.

Due to a law-suit , the project was held up for about a year. Lowes has decided not to take a spot. Wal-Mart remains and the plans have changed significantly since the project was first proposed.

The below link provides a good history and update of the project.

http://articles.baltimoresun.com/keyword/25th-street-station

Mom’s organic market coming to Rotunda

It’s official. MOM’s Organic Market will be the supermarket joining us at the Rotunda.MOM’s Organic Market signs lease for Rotunda store in Baltimore, MD

Rockville, MD. September 17, 2013 – MOM’s Organic Market, the Washington/Baltimore area’s homegrown organic grocery chain and the only local provider offering only 100% organic produce, will be opening a store in Hampden’s revitalized Rotunda Shopping Center in Baltimore, MD.

The Rotunda Shopping Center is a Baltimore landmark. Converted from an insurance building into a shopping mall in 1971, the Rotunda is being remodeled by Hekemian & Co. to include luxury apartments, shops and restaurants.

“In 2011, we tested the Baltimore area with our store in Timonium, MD. We are extremely pleased to report that it has become one of our best performing stores and we are now ready to venture further into the Baltimore market. The Rotunda @ Hampden is a perfect match for MOM’s- it is convenient to Rt. 83 and in a neighborhood we love.” said Scott Nash, the founder and CEO of MOM’s.

In addition to 100% organic produce, the new store will provide area residents with a large variety of organic and unique grocery items, including bulk foods, gourmet cheeses, local and organic meats, sustainable seafood, gluten-free foods, supplements and body care products, environmentally friendly household goods, and pet products. There will also be The Naked Lunch, an all-organic sit-down eatery featuring salads, steam bowls, fresh juices, sandwiches, and specials.About MOM’s

Founded in 1987 with an initial investment of $100, Scott Nash started MOM’s as a home delivery/mail order provider of organic foods out of his mom’s garage in Beltsville, MD. MOM’s has grown to become the region’s premiere chain of locally owned and operated environmental organic grocery stores, offering an incredible selection of organic products at everyday low prices. MOM’s Purpose is to protect and restore the environment. MOM’s currently operates 10 stores in the Washington/Baltimore area.

For more information about MOM’s, please visit: www.momsorganicmarket.com.

Rotunda redevelopment meeting minutes and update

General Meeting – Tuesday, August 27   6:30 pm    Rotunda Building

Presentation by Chris Bell, Sr VP Hekemain Co.-developer
http://rotundabaltimore.com/
This website is open and will continue to be developed in the next few weeks to include a webcam to watch the construction as it evolves.  A picture every 15 min.  You can sign up for email announcements.

Mary Pat Clarke, District 14 Baltimore City Council representing the Hampden area at this meeting

The current development is a revision of the 2005/2006 plan approved by the City.  There will not be a hotel in this plan.   Plans were delayed approximately two years awaiting Giant’s decision to stay or not and the economic downturn.

Re-develop begins NEXT WEEK- Sept 3, 2013 and will proceed in three phases.  Construction hours are 7am to 7pm M-F with an occasional Saturday
Bozzuto Construction is the contractor
http://www.bozzuto.com/construction

Phase I – 30 – 45 Days
The Rotunda building will be restored to its original grandeur.  As a component of this plan, the former Giant building which was not original will be demolished, starting next week.  This is expected to take about two weeks.

The Front Parking lot will be closed and fenced off.
Storm Water Management will be installed.
A temporary parking facility will be constructed on the front lot to accommodate Phase II

Rotunda offices, retail and the movies will remain open during the entire construction.  Entrance to services will be from the rear parking entrance during Phase I.

Phase II – 15 months

In 2002 the Rotunda underwent Bio-Hazard inspections and rehab.  However, a bio-hazard consultant has been contracted, should there be any surprises once demo begins.

Building access returns to the new (temporary) parking on the front of the building at the 40th street entrance. The back parking lot will be closed and fenced off to be demolished and hauled away.

A seven story apartment building goes in – East side facing Johns Hopkins
A five story apartment building goes in – West facing Elm
A permanent eight story parking garage goes in.  This garage will be surrounded by the new apartment buildings and not visible from Elm St or 38th St.

Phase III – 12 months
A permanent Front Parking lot for 900 cars begins.   This will be done in sections enabling the temporary structure to remain open to the public while sections are converted.

General Information
Restoration of the Rotunda ground floor includes removing false floors, re-opening boarded windows, etc.  The rotunda feature will be returned to its historical accuracy.

65% of retail space is currently under negotiation.  Contracts are moving forward and it is anticipated that tenant announcements will begin late Sept. and posted on the website.   No breaking news regarding the grocer yet.

The current Rotunda has 78,000 sq ft of retail space.  The new Rotunda campus will have 160,000 sq ft of retail space.

All retail space will be outward facing with many having doors opening directly from the back parking lot.
The five story apartment building (West side) will have ground floor retail with apartments above.

Between the garage/apartment buildings (former back parking lot) and the Rotunda retail, will be an access road to the garage.  Garage will be for retail parking and have private/reserved paid parking for the apartments.

Between the apartment buildings will be a new outdoor plaza to be used for retail and community events.

The entrance road that served Giant will be eliminated.
The main entrance will be on 40th St at the current Rotunda entrance.  A new traffic signal will be installed.  Road improvements will be done at Roland and 40th.

The Mall loading dock will be on the East side next to the Hopkins building and not accessed or visible from Elm or 38th St.

A significant landscape package will be installed, including larger than required trees to re-establish a community feel for Elm and 38th St.

Zip Cars and Electric Charging Station(s) will be on site for use by the tenants.

During construction, Bozzuto Construction will be responsible for community relations for construction related concerns/complaints.   Mary Pat Clarke has organized block representatives for Elm, 38th St & the high rise buildings on 40th st and Roland Ave. These representatives will work directly with Bozzuto to resolve the immediate violation for their block.

Your CCoW Board
Jim Bomgardner, Pres.
Sheri Higgins, VP & Secr
Tracey Brown, Treas