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.
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
Thanks to all that inquired regarding the outcome of the Zoning Variance hearing involving the Clipper Road residents hoping to save their intact street of 1840 mill houses. After two go arounds at the Zoning Board, the commissioners DENIED the request to subdivide lots on Clipper Road with the intent to build a new duplex rental.
On Tuesday, May 28th the petition was first to be ruled upon but was postponed when the property owner’s consultant found himself unprepared for community opposition. The case was then placed on the Tuesday, July 9th docket. Clipper Road residents were supported by CCoW board members, legal council provided by the Community Law Center, and 50 emails and letters including letters from the Baltimore Heritage and Councilman Nick Mosby. Our neighboring associations of Medfield, Hampden, Coldspring/Newton and the Druid Park New Neighborhood Assoc (Park Heights) also wrote letters supporting the opposition.
Many have inquired and we believe the Clipper Road residents are grateful that so many were concerned. Clipper Road is noted both in the Woodberry listing of Historic National Districts and the Baltimore National Heritage Area. During this past six weeks, the CCoW was not able to share information with you due to the impending outcome.
Again, many thanks to those that wrote in response to the community poll and many thanks for those that provided letters of testimony. We have provided a copy of the National Registry writeup (link) for those interested.