Land Use & Transportation Committee

Summary

This ordinance approves the designation of the Tivoly Eco-Village as a Planned Unit Development (PUD) and adopts its Master Plan. The project, led by Urban Green LLC on 9.19 acres of city-owned land (currently in R-6 zoning) across multiple addresses on Tivoly, Fenwick, Hugo Avenues, and 28th Street, aims to redevelop the area into approximately 100 homeownership units and a community center.

Key Features:

• Net-Zero Energy: Homes will be designed to be net-zero, utilizing rooftop solar (PV) and a community microgrid with energy storage. Geothermal energy is being promoted with a $250,000 grant from the Municipal Investment Fund.
• Sustainability: Includes modern stormwater management, rainwater harvesting, soil remediation, and ample green spaces/community gardens.
• Infrastructure: Aged roads, water, sewer, and electric infrastructure will be reengineered and replaced.
• Zoning Exceptions: The PUD allows for exceptions to the underlying R-6 zoning's bulk, yard, and off-street parking regulations (Article 32, Tables 9-401 and 16-406) to achieve higher density while maintaining a detached/semi-detached typology. A community center will be permitted by right.

Timeline: The applicant must file a Final Development Plan for Phase I within 2 years of the ordinance's enactment, with subsequent phases following a schedule. The project has received favorable recommendations from the Planning Commission and DHCD, and no objection from BMZA. DOT provided a 'without recommendation' position, noting potential increased traffic.

Citizen Impact

This development will transform vacant city lots into 100 new homeownership opportunities and a community center, revitalizing the Coldstream Homestead Montebello neighborhood. Residents will benefit from net-zero energy homes, potentially leading to lower energy costs and reduced pollution. The project also includes significant upgrades to local infrastructure and new green spaces, though it may contribute to increased local traffic volumes.

Confidence

high

Summary

This ordinance (Council Bill 25-0139) proposes to rezone the 82-acre property at 6101 Bowleys Lane (Block 6195, Lot 008) from the OIC (Office Industrial Campus) Zoning District to the IMU-2 (Industrial Mixed-Use 2) Zoning District. Concurrently, it grants conditional use approval for the establishment and operation of a commercial composting facility on the site, which is currently used as the Department of Public Works (DPW) Eastern Drop-off Center.

The rezoning aims to correct a "mistake" from the 2017 comprehensive rezoning, as the OIC district was deemed unsuitable for the site's industrial nature. The new IMU-2 zoning aligns with the 2024 Comprehensive Master Plan's designation of the area as "Mixed Use: Predominantly Industrial" and permits composting as a conditional use. This legislative action is critical for DPW to secure and expend a $1 million EPA grant for construction, with the zoning needing finalization by April 2026 to avoid forfeiting the award. The expanded facility will include worker facilities, administrative building, small hauler drop-off, residential drop-off, and vehicle/equipment storage. The Land Use & Transportation Committee voted 7-0 Favorable on this bill.

Citizen Impact

This initiative will improve City waste disposal services by expanding access to commercial composting, helping Baltimore meet its waste diversion and environmental sustainability goals. Residents will benefit from reduced landfill reliance and greenhouse gas emissions, with the project utilizing an existing DPW facility and not anticipating major traffic impacts.

Confidence

high

Summary

City Council Bill 25-0066, known as the "Housing Options and Opportunity Act," proposes significant amendments to the Baltimore City Zoning Code to increase housing options and density. The bill, introduced by the Council President on behalf of the Administration, aims to address housing affordability and the shortage of "missing middle" housing (2-4 unit dwellings).

Key Provisions:

• New Use Category: Creates "Dwelling: Multi-Family (Low Density)" defined as a dwelling with 2 to 4 units.
• Expanded Permitted Use: Allows this new low-density multi-family use by-right in residential districts R-1A through R-8 and Office-Residential (OR) districts. It is not permitted in R-9 and R-10 zones, which are already designated for high-density development.
• Eliminates Conversion Standards: Strikes existing residential conversion standards, removing the requirement for conditional use approval (previously by BMZA or City Council ordinance) for converting single-family dwellings into multi-family dwellings.
• Bulk and Yard Standards: Amends Tables 8-301, 8-401, 9-301, 9-401, and 12-301 to apply existing bulk and yard requirements to the new low-density multi-family use.
• Minimum Floor Area: Establishes minimum enclosed gross floor area requirements: 1,500 sq ft for 2 units, 2,250 sq ft for 3 units, and 3,000 sq ft for 4 units (excluding basement areas).
• Design Review: Removes design review requirements for exterior modifications related to residential conversions in R-7 through R-10 districts, though new construction still requires it.

Rationale & Support: Proponents, including the Department of Housing and Community Development (DHCD), Department of Finance (DOF), Planning Commission, and Board of Municipal and Zoning Appeals (BMZA), argue the bill will increase the supply of affordable housing, facilitate the rehabilitation of vacant homes, reduce bureaucratic barriers, and align Baltimore with national best practices (citing examples like Portland and Minneapolis). DHCD highlights that 54% of city residents cannot afford the average $1500 1-bedroom apartment, and 3 out of 4 Baltimore City households cannot afford HUD-designated low-income housing based on the city's lower Area Median Income.

Community Concerns & Opposition: Many residents and community associations oppose the bill, citing concerns about increased population and vehicular density, exacerbating existing strains on parking, trash collection, and public services (schools, fire, police). Opponents also raise fears of increased speculative investment, absentee landlords, and potential negative impacts on property values and neighborhood character, particularly in historically Black neighborhoods where covenants do not offer the same protections as in some historically white neighborhoods. Concerns were also raised about the lack of a comprehensive equity analysis and insufficient community engagement.

Amendments & Legal Notes: The Planning Commission recommended a triennial evaluation report on the ordinance's effectiveness, including data on units, floor area, location, and affordability. The Law Department noted that the bill effectively "upzones" R-1 through R-4 districts, which could be challenged in court for not following comprehensive rezoning notice requirements, though it is not "facially illegal."

This bill is part of a broader housing legislative package, with companion bills addressing bulk/yard requirements (CCB #25-0064) and off-street parking requirements (CCB #25-0065).

Citizen Impact

This bill could significantly increase housing options and potentially affordability by allowing more multi-family dwellings (2-4 units) in neighborhoods previously zoned for single-family homes. Homeowners may gain flexibility to convert their properties for rental income or to age in place. However, residents also face potential impacts such as increased neighborhood density, parking challenges, and strain on public services if not adequately managed, and some fear it could undermine homeownership in certain communities.

Confidence

high