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Lutherville Station Releases ‘Get the Facts’ Document

LUTHERVILLE, MD (February 29, 2024) – Today Lutherville Station released a detailed ‘Get the Facts’ Document outlining Frequently Asked Questions about the proposed redevelopment’s economic impact, traffic, zoning, community engagement, and commitment to sustainable design. More information can be found at LuthervilleStation.com.

 

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Get The Facts About Lutherville Station

Be Part of the Story, Be Part of the Future

 

What is Lutherville Station?

 

Lutherville Station is the transformative redevelopment of a 1960s-era former department store and mall into a new community “town square” that includes residential apartment units, community gathering spaces, office and retail space, dining establishments, and green/park space.

 

Lutherville Station will have a variety of amenities offering Baltimore County residents a modern town square community within walking distance to transit, with plenty of green space to live, play, work, shop and eat.  The new development will be immediately adjacent to existing transportation options and will prioritize environmental protection and sustainability alongside the nearby Roland Run that is located behind the property.

 

The redevelopment of this currently vacant property will be a substantial economic development initiative, and an opportunity to leverage incremental municipal revenue generated by the project for infrastructure improvements.

 

A strong sense of place is fundamental to the creation of community—and Lutherville Station is ready to become that new community hub.



ECONOMIC IMPACT

 

What is the economic impact from the construction of Lutherville Station?

 

According to a 2023 University of Baltimore study, the $235.1 million in construction expenditures associated with the construction of the Lutherville Station Project will generate $322.9 million in economic activity in the Baltimore County, Maryland economy, create 2,108 jobs earning $154.4 million in labor income, and generate an estimated $9.3 million in State and local government revenues over the construction of the project, including $3.3 million in estimated County government revenues.

 

What is the annual, recurring economic impact of Lutherville Station for local County revenues?


According to a 2023 University of Baltimore study, the redevelopment of the Lutherville Station Project will increase the estimated County property taxes associated with the project from current levels of only $90,000 to an estimated $2,6000,000 per year.  What’s more, the office/retail and apartment tenants attracted to the redeveloped property will add more than $700,000 in estimated annual County Income Tax Revenues (for a total of $3,300,000 in projected first year County revenues).


Can Lutherville Station be a once-in-a-generation catalyst for infrastructure investment in Lutherville?

 

Yes.  As detailed, Lutherville Station’s economic impact will be measured in the many hundreds of million dollars.  There is a “generational” opportunity for the Community and Developer to partner together to work with the County to deliver additional upgrades to local schools, traffic, and other infrastructure issues by using the incremental tax revenue generated by the project as a funding source. 

 

TRAFFIC

 

Is the intersection at Ridgely and York Road failing?

 

No.  On the 2023 Basic Services Map prepared by the County’s Department of Public Works, the York and Ridgely Road intersection received a passing grade. 

 

The only reason that this intersection was labeled as a deficient intersection on the 2023 Basic Services Map adopted by the County Council was due to an administrative decision by the local Councilman.  This was not a determination made by objective traffic data and analysis.

 

The 2024 Basic Services Map prepared by the County Department of Public Works that was recently made available to the public rates this intersection again with a passing grade. 


Will Lutherville Station bring more traffic to the region?


No.  A 2024 study by The Traffic Group, Inc. found that the redevelopment of Lutherville Station will contribute to a reduction in overall traffic congestion and will further increase vehicular and pedestrian safety along the street systems.  Multiple entrance and exit access points will further limit traffic congestion and improve the road connectivity.


Additionally, per an independent traffic study from The Traffic Group (a private traffic consultant), both A.M. Peak and P.M. Peak Hour Trips (based on the Proposed Rezoning Plan) would generate less traffic than if the Existing Building were fully occupied with uses based on current zoning.


ZONING

 

Does Lutherville Station have the correct zoning to move forward with the construction of apartments and a proposed mixed-use project? 

 

Not yet.  The property is adjacent to the existing light rail station and is currently zoned as commercial, which does not allow for a mixed-use development that would include residential.  The rezoning process is ongoing.

 

Is Lutherville Station seeking the rezoning of the site? If so, how?

 

Yes. Lutherville Station filed Issue #3-17 under Baltimore County’s Comprehensive Zoning Map Process (CZMP) to rezone the site as ‘Mixed Use’. The Baltimore County Council will make a final decision on CZMP rezoning requests in September 2024.

 

The project will still need to be approved through Baltimore County’s full development plan process, which includes a community input meeting run be the County’s department of permits approvals and inspections and a public hearing before the county administrative law judge.  

 

Community organizations, such as the Hunt Valley Business Forum and the Baltimore County Chamber, are in favor of rezoning the site.


COMMUNITY ENGAGEMENT

 

What is the Developer’s history on engaging the Community? 

 

For over five years, the Developer has engaged with the community around a Planned Unit Development (PUD).  Community engagement for a Planned Unit Development (PUD) began in April 2018, a full 2 ½ years before the Developer acquired the property.  A PUD would be a legally binding agreement between the Lutherville Community Association (“LCA”) and the Developer. 

 

Further, in May 2021, the Developer unilaterally proposed a Restrictive Covenant Agreement to the Community.  This Agreement would provide a “Bill of Rights” to the Community and would create a system of accountability for all development issues, including schools, traffic, utility infrastructure, sewer capacity, etc.  The LCA elected a completely new Board, and that Board refused to negotiate with a “No Apartments, No Compromise” slogan.

 

The former LCA Board (who had a multi-year collaborative relationship with the Developer) formed (2) new community associations in support of the project - Friends of Old Lutherville and Friends of Roland Run.

Does the proposed Lutherville Station Restrictive Covenant Agreement provide for traffic mitigation?

 

Yes.  As stated in the Restrictive Covenant Agreement (see below), the Developer will submit a Traffic Impact Analysis (“TIA”) based on existing traffic conditions and the anticipated traffic impacts based on intended uses.  The TIA will assess whether the project will have a significant impact on traffic operations, and if so, will recommend road improvements.  The Developer will make any recommended improvements based on the results of the TIA. 

 

The Developer has also agreed that after the development is in place, there will be an “After Study” to determine the effectiveness of traffic mitigation on surrounding communities. 

 

ENVIRONMENTAL IMPACT

 

Is the development of Lutherville Station committed to sustainability?

 

Yes. Lutherville Station is committed to sustainable, environmentally conscious design and development for the 4-5 story development (this is not a high-rise development).  The project will improve stormwater management by reducing the number of impervious surfaces and the creation of open, green space for community gatherings.

 

There is currently no on-site stormwater management, which means that this development will especially improve the Roland Run, which empties into Lake Roland and the Jones Falls.

 

GETTING INVOLVED

 

How can I get involved in the redevelopment of Lutherville Station?

 

You can visit LuthervilleStation.com to learn more and keep up-to-date on the project. To learn more about the Baltimore County CZMP process and timeline, visit the CZMP website. 


You can download the 'Get The Facts' PDF here.

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