Lutherville Station, a now-abandoned shopping center in Baltimore County, has become ground zero for a prickly debate about who gets to say what kind of development happens in a community.
Adjacent to a light rail stop, and formerly the home of a Caldor’s, a Borders, a warehouse store for Best Buy, and other now-defunct establishments, Lutherville Station sits mostly vacant. But a developer wants to change that.
Mark Renbaum, principal of MLR Partners, has proposed converting the site into a mixed-use development, with new retail, office space, and, most controversially, up to 450 rental apartments. But signs have cropped up in the neighborhood saying “NO APARTMENTS NO COMPROMISE,” reflecting how the housing has attracted most of the community’s opposition. Attempts to reach Renbaum have been unsuccessful.
Earlier this month, after the Lutherville community raised concerns about the impact the project would have on their neighborhood, a Baltimore County bill which would have rezoned the site in a way that enabled the project to go forward without either community input or County Council approval, was withdrawn. That bill (Council Bill 3-24), “did not have community sentiment factored in,” says Izzy Patoka, the chair of the County Council who represents District 2.
In its place a new bill – Bill 9-24 – has been introduced. Bill 9-24 gives County Council members authority to create mixed-use overlay districts in locations where adequate infrastructure is in place.
Patoka is a co-sponsor of the compromise bill. The closest contact residents have to the county government, he notes, is through their County Council representatives. And “council members,” Patoka says, “have significant awareness of community sentiment based on the level of outreach that we all do.”
The location of affordable housing
One of the purposes of bill 9-24 is to “incentivize the creation of attainable, accessible, and affordable housing units.”
The issue of where to locate affordable housing is one that communities across the nation are grappling with. The New York Times recently reported on how the affluent community of Florence, South Carolina, fought the proposed addition of 60 affordable housing units. The Times story cited other cases in other states where residents sought to stop the addition of affordable apartments — decisions that many say have a disproportionate impact on Black families.
Communities in Baltimore County have a long history of opposing new and multi-unit housing, and some media accounts have suggested that efforts to stop the Lutherville Station development are racially motivated.
County Councilman Wade Kach, in whose District 3 Lutherville Station sits, dismisses that notion. “The main reasons for opposition have nothing to do with racial issues,” he says. “It’s not a factor in this at all.”
Eric Rockel, vice president of the Greater Timonium Community Council, points to other potential negative consequences of the project, including traffic congestion (particularly at the intersection of York Road and Ridgely Road) and school overcrowding.
Rockel says the new bill allowing overlay districts is likely to be an improvement, but he has been withholding judgment for closer examination. He notes he has identified for the county locations he feels are more appropriate to add new apartments, though he acknowledges that none of these are near existing hubs of public transportation. The Lutherville light rail stop sits adjacent to Lutherville Station.
Councilman Kach, who was opposed to the withdrawn bill, says he is inclined to support Bill 9-24, which, because it allows for input from a council member, is more in line with his thinking. Kach adds that he is not necessarily opposed to apartments, but would prefer those aimed at those age 55 or older, especially if they served older people who currently live in the community. Such a focus, he says, would ease both traffic congestion and school overcrowding.
The office of Baltimore County Executive Johnny Olszewski, who generally supports the idea of creating new mixed-use developments, released this statement:
“To realize our fullest potential, Baltimore County must do more to reimagine and revitalize today’s aging infrastructure into the thriving community hubs of tomorrow. By supporting opportunities for mixed-use developments across Baltimore County, we can drive a new generation of smart growth that protects our environment, create new housing opportunities and build stronger communities for years to come.”
The compromise local legislation authorizing the overlay zoning is expected to be voted on by the Baltimore County Council in the spring.
If lutherville doesn’t want new development then go ahead and let the community die. They can’t afford to pay for the infrastructure they need or the stores they want otherwise. The same 5 70+ year olds who speak at every council meeting opposing this are only concerned with their personal property values by limiting supply and keeping the community segregated
Incorrect. Many of us are concerned about overcrowding at schools. Did you know that BCPS JUST had a special working group to re district elementary schools because 5 area schools will be overcrowded in 5 years or less? One of those schools is Lutherville Lab which is the school that….these apartments would be zoned for! Do some more research before you accuse people, Matt. Not all concerned citizens are of the same ilk.
And this doesn’t address road capacity and plumbing capacity either.
People are aware of the cheating, lying and stealing that happens when the local government offers to improve “infrastructure” while blessing them with affordable housing. Recall how homeowners in Hanover, MD found out in the worst way that Arundel Mills was going to have full-blown casino gambling—after being sold on a smaller deal.
Lutherville residents should know something. For example, the State of Maryland cannot properly administer and police the current Light Rail system; why should everybody trust the bureaucracy with expansion? Not all improvements and change are for the better.
I often wonder what they really mean by ‘mixed use’ development? Shops and offices sound good except, in this post Covid world, we are surrounded by empty businesses with big “For Lease” signs. If Best Buy and Big Lots couldn’t make it, what kind of businesses do they have in mind? As for Affordable Housing, a dead end, it is time to start thinking of Attainable Housing instead.