February 17, 2011 – #1810
Working Session - 12:00 p.m. to 1:30 p.m.
Regular Session - 1:30 p.m.

1. ROLL CALL
2. APPROVAL OF MINUTES
3. CAPITAL IMPROVEMENT PROGRAM - FY 2012-2017 (Citywide)(Postponed to March 3, 2011)
4. CITY COUNCIL BILL #10-0636/ZONING - CONDITIONAL USE CONVALESCENT, NURSING, AND REST HOME (ASSISTED LIVING) - 3604 WHITE AVENUE (Councilmember - Nicholas C. D'Adamo)
   For the purpose of permitting, subject to certain conditions, the establishment, maintenance, and operation of a convalescent, nursing, and rest home (assisted living) on the property known as 3604 White Avenue, as outlined in red on the accompanying plat. (Second District)
5. ROLAND PARK MASTER PLAN (Sixth District)**

CONSENT AGENDA

1. MINOR AMENDMENT AND REVISED FINAL DESIGN APPROVAL/STADIUM PLACE PUD – GREEN HOUSE RESIDENCES – MINOR SHIFT OF SITE WORK TO AVOID CONDUIT (Fourteenth District)
2. CIP TRANSFERS

This agenda was prepared on the assumption that all necessary materials have been made available in sufficient time for consideration by the Commission at this meeting. There are occasionally changes in this agenda when relevant materials have not been delivered to the Department on schedule. For any marked (**) please call the Department at 410-396-8337 for current information.

The meeting will be held in the Phoebe B. Stanton Boardroom of the Department of Planning, located on the 8th floor of 417 East Fayette Street.

PC Agenda

1. CAPITAL IMPROVEMENT PROGRAM - FY 2012-2017 (Citywide) (Postponed to March 3, 2011)

CITY COUNCIL BILL #11-0636/ZONING - CONDITIONAL USE CONVALESCENT, NURSING, AND REST HOME (ASSISTED LIVING) - 3604 WHITE AVENUE 
The proposed conditional use will allow the applicant to establish an assisted living facility at 3604 White Avenue. This use requires the conditional use approval of the Mayor and City Council through an Ordinance. This building has a maximum capacity of 15 residents. 

Staff notified the following entities of this action: Harbel Community Organizations, Inc., Belair-Edison Healthy Community Coalition, Eastern Community Action Center, and the Glanham-Belhar Community Association.

Recommendation: Amend and Approve, with the following amendments:

• That the maximum number of clients is 15 not including staff;
• There may be no exterior sign on the facility other than a nameplate no larger than 12 inches wide by 12 inches high.
• That a parking variance be granted to reduce parking requirements by 50% requiring two (2) spaces.
• ROLAND PARK MASTER PLAN (Sixth District)**
  In the fall of 2009, the Roland Park Civic League (RPCL) and its partners began a community-led and volunteer-driven master planning process, which produced the Greater Roland Park Master Plan (GRPMP). Over the course of the planning process the community hosted four community charrettes. The Department of Planning, as well as other City Agencies, provided advice and comments throughout the process.
  
  Through its recommendations, this plan lays the groundwork for an even stronger community by outlining strategies that would not only improve the physical infrastructure of the area, but the overall livability and quality of life. The plan is organized into several topics: Open Space, Transportation, Housing, Commercial/Retail, Infrastructure, Livability, and Streetscape. Each section has its own recommendations and strategies that support a vision, guiding principles and goals, specific to that topic. The overall goal of the plan is to preserve the historical legacy and design of the area and to preserve and enhance the natural landscape and architecture in a manner that is modern, vibrant and sustainable for the residents of today.
  
  Staff recommends amendment of the Open Space chapter of the plan, and adoption with the Planning Commission report to be included as part of the final plan. 
  
  Recommendation: Amendment and Adoption
  
  CONSENT AGENDA
• MINOR AMENDMENT AND REVISED FINAL DESIGN APPROVAL/STADIUM PLACE PUD – GREEN HOUSE RESIDENCES – MINOR SHIFT OF SITE WORK TO AVOID CONDUIT (Fourteenth District)

On June 25, 2009 the Planning Commission approved Minor Amendment and Final Design Approval for the Green House Residences project within the Stadium Place PUD. The development team has recently submitted to the Department a revised site plan dated November 19, 2010 for this project. In order to avoid a major utility conduit, the building and adjacent parking lot needs to be shifted approximately six feet to the east, all within the confines of the site boundaries. There are no other changes to the plan.

Recommendation: Approval

Staff Report : White Ave Assisted Living

REQUEST: City Council Bill #10-0636/Zoning – Conditional Use Convalescent, Nursing, and Rest Home (Assisted Living) – 3604 White Avenue

For the purpose of permitting, subject to certain conditions, the establishment, maintenance, and operation of a convalescent, nursing, and rest home (assisted living) on the property known as 3604 White Avenue.

RECOMMENDATION: Amend and Approve, with the following amendments:

• That the maximum number of clients is 15 not including staff;
• There may be no exterior sign on the facility other than a nameplate no larger than 12 inches wide by 12 inches high.
• That a parking variance be granted to reduce parking requirements by 50% requiring two (2) spaces.

STAFF: Ken Hranicky

PETITIONER(S): Warm Heart Care, LLC

OWNER: Ngozi G. Wilkens

SITE/ GENERAL AREA
Site Conditions: 3604 White Avenue is located midblock between Walther Avenue and Winthrope Avenue. The site is improved with a three-story, detached, single family home. The lot is 62’ by 170’. It is zoned R-4. 

General Area: The house is located in the Glenham-Belford neighborhood in northeast Baltimore. The area is predominantly detached single family homes.

HISTORY

• There are no prior Planning Commission actions for this site.

CONFORMITY TO PLANS
This project is compatible with the Comprehensive Plan’s LIVE section, Goal 1: Build Human and Social Capital by Strengthening Neighborhoods, Objective 1: Expand Housing Choices for all Residents.

ANALYSIS
Project: The applicant wishes to establish an assisted living facility at 3604 White Avenue. This use requires the conditional use approval of the Mayor and City Council through an Ordinance. This building will have a maximum capacity of 15 residents. Staff recommends that the CCB #10-0636 be amended to reflect no more than 15 clients.

Variances: As per §15-101, variances from requirements of the Zoning Code may be granted “… as part of an ordinance authorizing a conditional use, by the Mayor and City Council.” Variance for parking is required for this proposal as outlined below:
• Parking: There is currently no parking on site. Requirements for parking are no more than 1 parking space need be provided for every 5 beds, plus 1 per 6 employees including staff doctors (§10-405.11.iii). In this case, for 15 clients and 4 staff, 4 parking spaces are required and two (2) parking spaces are proposed. This represents a reduction in the parking requirement of 50%. The 2 parking spaces are located on an adjoining lot and are secured with a 20-year lease. Staff recommends that the aforementioned variance be granted and made part of the conditional use ordinance.

Findings: As per §14-204, conditional use requires findings on considerations of standards prescribed by §14-205. Staff finds that:

1. The establishment of this assisted living facility at 3604 White Avenue, in terms of location, maintenance, and operation of the conditional use will not be detrimental to or endanger the public health, security, general welfare or morals. The operation of an assisted living facility will not create undue stress on community resources and is consistent with the City Master Plan in providing housing choices for all people.
2. That the proposed use is not in any way precluded by any other law.
    
3. The authorization of this conditional use is not contrary to the public interest.

Staff notified the following entities of this action: Harbel Community Organizations, Inc., Belair-Edison Healthy Community Coalition, Eastern Community Action Center, and the Glanham-Belhar Community Association.

REQUEST: GREATER ROLAND PARK MASTER PLAN

RECOMMENDATION: Amendment and Adoption, subject to all limitations of federal, state, and local fair housing and other laws and limits on city resources.

Amendments

• The language of the Open Space chapter concerning the private properties of St. Mary’s Seminary and the Baltimore Country Club should be revised to reflect commonly agreed upon language between the aforementioned stakeholders and the Roland Park Master Plan Implementation Committee. We are further recommending the deletion of references to BCC land being “returned to community use.”
• Staff report and final Planning Commission recommendation be incorporated into the final GRPMP document.

STAFF: Laurie Feinberg, Katie-Rose Imbriano

PETITIONERS: Roland Park Civic League and the Department of Planning

GENERAL AREA 
The Greater Roland Park Master Plan area encompasses several neighborhoods including Roland Park, Evergreen, Wyndhurst, Keswick, the Village of Cross Keys, Hoes Heights and Tuscany –Canterbury. The area is home to several educational institutions (both public and private), several business areas, including Falls Road, Wyndhurst Village and Roland Avenue. The area’s community amenities include several parks such as the Stony Run, playfields and the newly renovated Roland Park Enoch Pratt Branch Library.

Most of the area is comprised of National Register Historic Districts. The plan area is primarily characterized by single-family houses along narrow, winding roads that conform to the natural topography and large trees that allow the area to retain a park-like character.

HISTORY
Roland Park is considered one of America's earliest and best designed garden suburbs. The neighborhood was planned between the 1890s and 1920s by the Roland Park Company. Over the years several notable people worked on the plan for Roland Park including Frederick Law Olmsted, Jr. and George Kessler. The early landscape planners for Roland Park laid out the community in the context of the existing topography, leaving the natural beauty of the area undisturbed. Public common areas, deed restrictions on incompatible uses and a community association that maintained public amenities were novel community planning innovations that helped to create and foster the growth of Roland Park as a distinctive Baltimore neighborhood.

CONFORMITY TO PLANS
The adoption of this plan conforms to the goals and objectives of LIVE EARN PLAY LEARN, the Baltimore City Comprehensive Master Plan, specifically:

• LIVE Goal 2: Elevate the Design and Quality of the City’s Built Environment (Objective 4: Protect and Enhance the Preservation of Baltimore’s Historic Buildings and Neighborhoods)
• PLAY Goal 3: Increase the Health of Baltimore’s Natural Resources and Open Spaces for Recreation and to Improve Water Quality and to Improve Neighborhood Social, Economic, and Environmental Well-Being (Objective 1: Maintain a Well-managed System of Parks & Open Spaces; Objective 2: Protect and Enhance Baltimore’s Natural Habitat and Environmental Resources)

It also conforms to the goals and objectives of the Baltimore Sustainability Plan through the following:

• Cleanliness (Objective 2: Sustain a clean and maintained appearance of public land)
• Pollution Prevention (Objective 5: Improve the health of indoor environments)
• Greening (Objective 3: Provide safe, well-maintained recreational space within 1/4 mile of all residents)
• Transportation (Objective 2: Make Baltimore bicycle and pedestrian friendly)
• Green Economy (Objective 4: Support local Baltimore businesses)

ANALYSIS

Planning Process

In the fall of 2009, the Roland Park Civic League (RPCL) and its partners began a community-led and volunteer-driven master planning process, which produced the Greater Roland Park Master Plan (GRPMP). Over the course of the planning process the community hosted four community charrettes. The Department of Planning supported this process by providing staffing at charrettes and other services, such as map production. The Department of Planning, as well as other City Agencies, provided advice and comments throughout the process.

Master Plan

Through its recommendations, this plan lays the groundwork for an even stronger community by outlining strategies that would not only improve the physical infrastructure of the area, but the overall livability and quality of life. The plan is organized into several topics: Open Space, Transportation, Housing, Commercial/Retail, Infrastructure, Livability, and Streetscape. Each section has its own recommendations and strategies that support a vision, guiding principles and goals, specific to that topic. The overall goal of the plan is to preserve the historical legacy and design of the area and to preserve and enhance the natural landscape and architecture in a manner that is modern, vibrant and sustainable for the residents of today.

The GRPMP is a multi-faceted, community-driven plan with many recommendations and suggested implementation steps. Below is a summary of some of the key recommendations included in the plan, which will require on-going cooperation among RPCL, area residents and businesses, as well as City agencies. Planning staff will continue to work with community leadership and City agencies to identify implementation priorities, subject to availability of City resources.

Open Space
RPCL will:

• Create an oversight group to manage stakeholder interests, enhance current Stony Run Park trails and create better linkages for a cohesive trail experience at Wyndhurst Station and Coldspring Lane.
• Explore Roland Water Tower Improvements- restore the tower for public use and create a community park around the tower.
• Explore purchasing land from the Baltimore Country Club to create a new public park with both active and passive places.

Transportation
RPCL will:

• Explore school-related traffic solutions including reducing peak congestion by implementing infrastructure improvements, carpooling and staggering school start times.
•  Work with DOT to explore intersection design at Roland Avenue and Coldspring Lane.
• Work with DOT to encourage walking and biking through improving sidewalks and crosswalks, adding additional lighting where needed, designing and installing bike racks and retrofitting storm drains.

Housing
RPCL will:

• Work with Planning and Housing to preserve and enhance housing stock and neighborhood character through the TransForm Baltimore zoning re-write process and zoning enforcement.
• Explore creating building/construction guidelines and modernize current private real estate covenants.
• Explore developing a community campaign to educate residents about construction guidelines and covenants.
• Encourage sustainable living though home energy conservation, waste reduction and sustainable land and stormwater management practices.

Commercial
RPCL will:

• Encourage merchants to green properties.
• Work with DOT to explore improving gateways at the commercial areas and improve pedestrian environment with traffic calming and other streetscape/roadway improvements and landscaping.
• Increase parking efficiency by encouraging shared parking and maximizing on-street parking.
• Promote bicycle use in commercial areas.
• Develop design standards for commercial properties and enhance “town square” feel.
• Explore creating a merchants association.

Land Use and Zoning (applies to existing zoning and any future rezoning)
RPCL will:

• Work with Planning to ensure that zoning densities and urban design appropriately complement existing neighborhood conditions. For example, building scale and design of new construction should complement the existing neighborhood character. Zoning, land use planning and design review should serve as tools to ensure that any new developments respect the history, natural environment and overall character of the community.

Infrastructure
RPCL will:

• Advocate to improve utility infrastructure in the area, including stormwater management, electrical, sanitary sewer.
• Establish an Infrastructure Repair and Improvement Committee.
• Work with the City to improve coordination and discuss possible MOUs relating to infrastructure improvements and standards.

Streetscape
RPCL will:

• Work with the City and other partners to develop and implement a greening strategy.
• Advocate to DOT for a roadway improvements analysis and strategy that may identify recommended improvements such as upgrades and repairs to sidewalks, crosswalks, storm drains, accessibility features and street furniture (i.e. benches, trash receptacles, tree grates).
• Work to create a signage program for the area that would include location and design for various types of signs, including, neighborhood signs, pedestrian, road, and path signs, subject to City approval.

Livability
RPCL will:

• Advocate to protect and enhance the Roland Park Firehouse, post office and library.
• Improve amenities and services to older residents, including social, health and housing needs and improved design for public spaces.
• Encourage wellness for residents through physical fitness activities and programs and healthcare services.
• Encourage and build participation in community activities and volunteerism.
• Optimize the structure of the community organizations by assessing fee structures, increasing financial support, and improving membership levels.
• Explore the possibility of creating a community benefits district.

Implementation

This master plan also includes a substantial section on implementation that outlines recommendations that can be undertaken by private entities, the community, the City and other potential partners. The three main vehicles identified in the Plan for implementation are:

1. Development of a formal organizational structure.
2. Funding and fundraising efforts.
3. TransForm Baltimore Rezoning Process.

The Plan recommends the creation of a formal organization called the Roland Park Partnership Steering Committee, which would be the community decision-making body that would set priorities and guide resource allocation. They, through a series of subcommittees, would work to implement various projects. The subcommittees align to the topical areas of the plan and would also include a fundraising subcommittee. Identifying funding sources and implementing fundraising strategies is critical for the implementation of the Plan. Though there may be some projects that may be implemented with little to no money, several of the long-term and/or larger projects will require substantial revenue, multiple fund sources and partnerships. At this time, there are no City implementation funds identified.

The staff recommends approval of the general goals of the plan, with the understanding that adoption of the GRPMP by the Planning Commission does not bind private property owners or City Agencies to the specific plan recommendations or projects. Through the implementation process, modified scopes, alternate solutions or areas for further study may be identified. The recommended approval and implementation of the Plan is subject to all limitations of federal, State, and local fair housing and other laws.

In addition, Planning staff recommends that the language of the Open Space chapter concerning the private properties of St. Mary’s Seminary and the Baltimore Country Club be revised to reflect commonly agreed upon language between the aforementioned stakeholders and the Roland Park Master Plan Implementation Committee. We are further recommending the deletion of references to BCC land being “returned to community use.” In doing a careful analysis of the plan’s language and history of the Club’s property, we feel that it is more accurate to describe Club land as having been privately held throughout its history and use of the facilities dependent on membership in the Club.

Finally, Planning staff recommends that the Staff report and final Planning Commission recommendation be incorporated into the final GRPMP document.

Notifications
Staff has notified by mail Roland Park Civic League, Evergreen Community Association, Wyndhurst Improvement Association, Keswick Improvement Association, Cross Keys Maintenance Corporation, Hoes Heights Improvement Association, Inc. and Tuscany –Canterbury Neighborhood Association, Baltimore Country Club, Gordon Feinblatt Attorneys at Law, City Council President Bernard C. "Jack" Young, and the following City Council members: Sharon Green Middleton (6th District), Belinda Conaway (7th District), and Mary Pat Clarke (14th District) .

Upon adoption copies of the Greater Roland Park Master Plan will be available on the Department of Planning website and the Roland Park Civic League website.