Middle River Enhanced Development Plan

Click on the paper above to visit our

Digital Edition

What started out as a request from the Essex-Middle River Civic Council for useful and non-redundant development in Middle River is expected to become part of the county 2020 Master Plan by summer, according to Pat Keller, Director of the Baltimore County Office of Planning. "The proposal under consideration will address the substantial development and re-development potential along Route 40 and Route 7 (Pulaski Highway and Philadelphia Road), development of the remaining White Marsh area, the activity along Route 43, Crossroads@95, the Federal Depot, the LMC Property, the MARC Station Property, the mini-storage property on Eastern Boulevard and various vacant sites," said Bob Bendler, President of the Wilson Point Civic Association. "Due to construction of MD 43, the sale of the GSA Federal Depot to the private sector, the redevelopment of Route 7 and Route 40, the area is proposed to be reconfigured to demonstrate a shift in focus from growth area to redevelopment area," Keller noted. The need for this plan is further supported by the anticipated demand created by the BRAC (Base Re-alignment and Closure). This section of Baltimore County is approximately equally distant from Aberdeen Proving Ground and Fort Meade and is served by a transportation network of railroad, airport and highway systems. The area in question is approximately 10,000 acres with an estimated population of 19,000. Existing zoning includes industrial, 6,119 acres; residential, 2,800; commercial retail, 741; office 170 and deferred rural, 87. As focus within the newly delineated boundaries is on employment, projected population increase by 2020 is expected to be only to 20,975 persons. Number of households is currently 6,295, expected to increase only to 8,515 by 2020. But employment, which is currently 34,811, is expected to increase to 41,988 by 2020. Also, according to Keller, multi-story buildings will be encouraged, and heights of at least two to three stories would be appropriate. The area does not support high rise development. Ultimately, buildings of four or five stories may be appropriate. No new major roads are contemplated. Several connections need to be completed such as Campbell Boulevard and the Mohr's Lane bridge, which is a top priority in this category. Also envisioned is a connector road from Earls Road to Route 43 to alleviate traffic congestion on Ebenezer Road and Eastern Boulevard. Internal roads will be the responsibility of developers. Concerning zoning designations, 62 percent will be various types of manufacturing with 17 percent residential. Office and business zoning are part of the mix but take a back seat. "This proposed Master Plan update formally acknowledges what has become a de facto growth area. The goal is to ensure growth compatible with existing business and residential communities while being sensitive to the environment and not having a negative impact on the Chesapeake Bay. It is also hoped this plan will reinvigorate the quality job creation envisioned, which resulted in the large infrastructure investment associated with the construction of Route 43," Bendler opined. Perry Hall Improvement Association president David Marks agrees with the Office of Planning that residentially built-out Perry Hall should become a Community Conservation area, and the White Marsh Growth area should be shifted farther south near MD 43 and Martin State Airport. Marks hopes the interchange at White Marsh Boulevard and Philadelphia Road will be reconstructed so motorists can make a better eastbound connection to White Marsh Boulevard. He hopes as well with current plans, once the economy improves, White Marsh Boulevard will not continue to be filled with empty business parks and pads. Formal coordination for a Middle River Development Plan began with Resolution 10-09, presented by Councilman Joseph Bartenfelder, D-6, in February 2009. Future meetings with community members will be planned. Meanwhile, for questions or suggestions, contact the County Office of Planning, 410-887-3480.