Pending legislation before the County Council, if it passes Aug. 1, "will lay the foundation for what we hope will be robust development in the heart of Towson," according to 5th District Councilman David Marks.
It outlines the Urban Design Principles that Towson's business and residential communities have endorsed, and offers a accelerated review process for construction projects in the Towson core that adhere to them.
That's the incentive for developers. The less time it takes for Baltimore County to approve a project, the better for the developer.
Marks said the legislation would also provide developers with a more predictable timeline for a project that otherwise might languish in the "usual" development review process.
In exchange, recommendations of the county's Design Review Panel regarding such projects will be binding, not just advisory.
The result, according to West Towson resident Mike Ertel, a previous president of the Greater Towson Council of Community Associations, is a "better-looking street, because a team of experts is involved.
At the County Council work session on June 28, Marks said a resolution, 64-11, presents and adopts Towson Business Core Design Principles, while an accompanying bill, 38-11, provides for the accelerated review process after the developer has complied with planning regulations and approvals.
The text of both measures can be accessed at baltimorecountymd.gov/countycouncil/legislation.
Marks said the measures, in tandem, will promote the kind of growth that Towson's business and residential communities say they need to produce a vital, pedestrian-friendly downtown.
Vision for downtown Towson
As the group Tomorrow's Towson once stated, "Every central business district requires an area where retail, restaurant and other entertainment uses are concentrated to generate a critical mass of foot traffic."
Formed in 2006 by a group of county employees, members of the development and business communities, representatives of institutions and residents, Tomorrow's Towson's mission was to create and implement a vision for Towson's future, with assistance from urban design professionals.
The group endorsed the resulting Urban Design Principles in 2007, which now serve as the basis for Marks' resolution.
Ertel, who estimates he participated in 25 of the meetings it took to bring Marks' legislation to the council, envisions what new construction in downtown Towson could look like — assuming developers decide to build according to the design standards.
Sidewalks would be wide enough to allow for outdoor seating, shade trees and lighting, he said.
New buildings on main streets such as York Road and Pennsylvania, Chesapeake, and Allegheny avenues would have street levels that look like retail shops or restaurants. "Even if they house offices instead, the design would allow them to be easily converted into shops or eateries," he said.
Tinted or mirrored glass would be prohibited at street level. "People can't see into the place so it's not inviting," he said.
Buildings would be a minimum two stories high. Buildings higher than four stories would set back the additional stories from the street to avoid creating canyons that block sunlight. And businesses with parking lots would put them behind structures.
Advocates say implementing the right design standards would also foster a walkable environment — and dollars for the local economy.
Faster track for business
The expedited review process is seen as a tool to help the Greater Towson Committee promote commercial development and investment in downtown Towson.
"It reduces the time and expense involved in getting a good project under way," said Cindy Bledsoe, GTC executive director, at the organization's annual meeting June 21.
"The economy may never come back as it was," she said. "But this can help determine how it comes back."
Marks said the measures received "a warm reception" from his council colleagues at this week's work session.
Though support from the council is never a sure thing, councilmanic courtesy suggests council members will approve the legislation since it is specific to the 5th District.
Marks stressed that the hard work producing the legislation took place three or four years ago before he ever took office.
"The development community, county agencies and community groups all worked together," he said. "It was a collaborative effort. My role has been just to wrap it up and get it finalized."
Justin King, immediate past chairman of Tomorrow's Towson, was one of five representatives of Towson community groups who spoke in favor of the measures at the work session.
"The legislation before you," he said, "embodies the best of all that is good for Towson and will advance the goal of making Towson more livable, vibrant and an economic engine so vital in this economy."
This is how government should work, said Marks afterward.
"Very collaborative, lots of give and take, and we all feel proud of the bill."
The council will deliberate the measures July 26 during its 2 p.m. work session in the council chambers, 400 Washington Ave., Towson, and then is scheduled to vote on Aug. 1.