Planning Commission - 2026-03-12
Meeting Intelligence Preview
Meeting Summary
The Baltimore City Planning Commission approved a conditional use and parking variance for a new Streets Market grocery store at 600 W North Ave., allowing 65 parking spaces despite community opposition citing the 81% variance from code maximums. The Commission also approved the FY27-32 Capital Improvement Program totaling approximately $338 million in FY27, with major investments including $20 million for a youth sports complex, $15 million for an economic development fund, and $2.5 million to begin Benton Building elevator replacement.
Key Decisions (6)
Conditional Use and Parking Variance at 600 W North Ave.
Approved conditional use for retail goods establishment with alcoholic beverage sales (wine shop within grocery store) and variance for 65 off-street parking spaces (81% above code maximum of approximately 36 spaces) for Streets Market grocery store development by MCB Real Estate. The 17,000 SF retail development includes grocery store and multi-tenant retail building.
Residential Conversion at 1610 E Chase St.
Approved conditional use for conversion of single-family dwelling to two dwelling units in R8 zoning district for KKU Estate Investors LLC. Staff recommended striking the lot area variance as unnecessary following Ordinance 2563 which reduced lot area requirements from 750 to 500 SF per dwelling unit.
Street Closing at Remington Ave.
Approved closing of 14-foot portion of Remington Ave. bounded by West 27th Street, Remington Ave., West 28th Street, and Cresma Ave. for 211 West 28th Street mixed-use development (approximately 60 units with ground floor commercial). This extends previous closures of 12-foot and 13.5-foot portions by additional 6 inches at DOT request.
FY27-32 Capital Improvement Program
Approved staff recommendations for six-year CIP with FY27 funding of approximately $338 million. Key FY27 investments include: $20 million youth sports complex, $15 million economic development fund, $6 million neighborhood traffic calming, $5 million Buy Back the Block, $7 million Tivoli Eco Village Phase One, $2.5 million Benton Building elevator replacement, $4.5 million Convention Center assessment, $500,000 library master plan.
CIP Transfers Including Emergency Demolition Reimbursements
Approved CIP transfers including $900,000 for urgent demolition account shortfall (administrative correction from Workday migration), $1.3 million and $663,496 for emergency demolition reimbursements from BDC for September 2025 fire at 200 block W Fayette St. and 100 block N Howard St.
Minor Subdivision at 4404 Edmondson Ave.
Approved minor subdivision on consent agenda.
Zoning Changes (2)
600 W North Ave.
MCB Real Estate / 211 West 28th Street LLC
1610 E Chase St.
KKU Estate Investors LLC
Development Activity (8)
Streets Market Grocery Store
17,000 SF retail including approximately 12,000 SF grocery store with 1,900 SF wine shop, multi-tenant retail building, 65 parking spaces, part of Madison Park North/Reservoir Square redevelopment
211 West 28th Street Mixed-Use Development
Approximately 60 residential units with ground floor commercial, replacing former 7-Eleven site, constrained by 96-inch storm drain requiring building placement on north portion with community plaza to south
1610 E Chase St. Residential Conversion
Conversion of single-family dwelling to two dwelling units on 1,088 SF lot, substantial rehabilitation completed
Madison Park North Redevelopment
Approximately 120 townhomes with redesigned street grid, part of 8-acre assembly, development began 2022
Youth Sports Complex
$20 million FY27 funding for design, demolition, and partial construction; total project estimated at $100-300 million based on comparable jurisdictions
Tivoli Eco Village Phase One
$7 million for public infrastructure and site work for housing development, needed to proceed with closing
Perkins-Somerset Old Town
$4 million FY27 funding (reduced from $11 million); $19 million in unfunded obligations including Caroline St. improvements, Perkins South Central Park, HABC reimbursement not time-sensitive for FY27
Druid Hill Park Reservoir Enhancement
Phase 1 in 100% design development, includes mass grading islands, stream daylighting, beach access, Utah Plaza connection; $17 million state funding available, $20 million additional construction funding pending in state legislature
Market Signals (7)
Housing Demand
Streets Market requires 65 parking spaces as non-negotiable condition for lease signing, citing need to serve customers beyond walkable quarter-mile radius including food desert areas in West Baltimore where 50% of households lack vehicle access.
Commercial Demand
Streets Market closing Yard 52 Greektown location due to store being 'too big' but remains committed to Baltimore with smaller footprint model, indicating preference for right-sized neighborhood grocery formats.
Infrastructure
City investing $6 million in neighborhood traffic calming in FY27, up from $1 million, reflecting council and commission priority for pedestrian safety improvements.
Sentiment
West North Ave. Development Authority and Winata corridor identified as priority for addressing food deserts, with 81% Black population and historic disinvestment driving grocery store recruitment efforts.
Housing Demand
Live Baltimore's Buy Back the Block program receiving $5 million in FY27 (significant increase from prior levels) with confirmed capacity to scale up, indicating strong demand for homeownership assistance programs.
Infrastructure
Highway User Revenue facing 'cliff' in future years affecting DOT funding projections; current law provides $80 million in FY27 but amounts projected for FY28-32 subject to change based on Annapolis legislative session.
Commercial Demand
Convention Center modernization advancing with $4.5 million assessment funding for 10% design documents, validated cost estimates, and strategic sales efforts in partnership with Maryland Stadium Authority.