[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6088415,"mediaKeyId","2880616-4d808ae6b3549063e94095a6efa2e618","parentId",2880616,"title","BMZA approves Rowland Avenue deli and confirms mixed‑use eligibility after extended debate","audioSeconds",363,"startMs",11132470,"endMs",11496000,"viewUrl","/Search/View?dp=1&key=2880616-4d808ae6b3549063e94095a6efa2e618&start=11132&end=11496","thumbnailUrl","https://assets.pipeline.soar.com/2880616-4d808ae6b3549063e94095a6efa2e618/thumbnail_11132470.jpg","articleUrl","/articles/6088415/Baltimore-City/Baltimore-County/Maryland/BMZA-approves-Rowland-Avenue-deli-and-confirms-mixeduse-eligibility-after-extended-debate","mediaUrl","https://secure.pipeline.soar.com/6088415-d035a10c391ad3a7dde135abc9922b7d/orig.mp4?Expires=1771186912&Signature=aVEtlJ1US5jio-nfhqf3l-RpMzEf8OKQBm-EixIkmYvldkJOp7NJ57nBob5d5i387eOnJOK8OcIw7LFoOfP3TaJNAwN9t~awXllcKmtwHX5WEaVjreI922G1z7XaXPCMUMmEYT1ZbG2X1qLRNpLq~FHvVQxo8YBu3CUq4jWOvMJzJd~gaAeyzoULbuXLQFAT8r7sVnh-c2QGjN41nSX8HwmRwC1OEvw9dCmDHURQLA3EcqQUHkBrU0kNwz-UVci0ozF8NiBo0wpaZk5hnihvg8Ed7AEFfVZy4VfcvB3mbyjL9ucHepWwrjD~wEhNSoNn9zgSzhM4ytA4q4kFRMEjew__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Baltimore, MD","date","2025-04-05T05:41:08.61Z","article","Baltimore City — After nearly an hour of testimony and follow‑up from planning, the Board of Municipal and Zoning Appeals approved a conditional‑use application to operate a neighborhood deli at 2306–2310 Rowland Avenue and confirmed that the property’s long mixed‑use history supports multifamily eligibility.

The applicant, represented in the hearing by Brandon Sidawano and counsel, asked to operate a small deli in the narrow storefront portion of a larger single‑structure property that has carried commercial activity for decades. Planning staff noted a muddled permitting history: records show varying uses dating to the mid‑20th century, including a 1962 certificate of occupancy for a beauty shop and evidence of commercial activity in the side storefront going back to early photographs.

Why this mattered at the hearing: the zoning code’s definitions separate a \"single‑family dwelling\" from a \"dwelling\" based on the number of dwelling units and how the structure is used; because 09‑2001 and related code language can block a by‑right conversion of a property that is exclusively a single family dwelling, the board spent extensive time parsing whether the Rowland property is properly described as a single family dwelling or as a long‑standing mixed‑use building.

What happened in the hearing: Planning staff and the applicant each presented historical documentation and photos. The applicant said the side storefront portion has been commercial for many decades and would operate as a small Italian porchetta/sandwich deli with limited hours; the applicant also argued the overall structure (three stories, roughly 3,500 sq ft) is more sensibly used as a multi‑unit property than as a single, large family house.

Board discussion focused on definitions and precedent. Several board members noted prior cases where a first‑floor commercial use with residential above had been treated as a commercial/residential mixed case and required different treatment than a straight single‑family conversion. The board also noted that, unlike some other contested cases, this property does not require new bulk or yard variances as presented — the applicant is not proposing an enlargement that would change lot coverage or setbacks.

Decision and next steps: The board voted to approve the conditional use for the deli and confirmed that the property may be treated so as to permit multifamily density (two dwelling units) in this configuration based on the structure’s long mixed‑use record. Staff will prepare a written resolution for mailing to the applicant.

Quote from the hearing: \"We want the records to reflect what we saw is what in fact you intend to operate,\" Executive Director Becky Witt said in the hearing as she urged clarity in floor plans and filings; the Rowland applicant provided historical photos and testimony aimed at that precise clarification.

What it means: The decision clears the way for the applicant to open the deli portion of the building and preserves a path for the property to be occupied as multiple residential units consistent with the board’s interpretation of the code and the property’s history. The board cautioned any future applicants that comparable mixed‑use findings turn on the individual property’s recorded history and on whether additional variances are proposed.

Status: Conditional use and density confirmation approved; written resolution to follow.","mediaType","Video","parentTitle","Board of Municipal & Zoning Appeals; April 1, 2025","oneSentenceSummary","After an extended discussion about long‑running mixed use and how the zoning code defines a 'single‑family dwelling,' the board approved a neighborhood deli/retail conditional use at 2306/10 Rowland Ave and confirmed that the property may be treated as mixed use with multifamily eligibility given its long commercial history.","taxTitle","Baltimore City, Baltimore County, Maryland","taxId",4816,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6088420,"BMZA grants six-month extension and approves several conditional uses at April 1 docket",11397,2240,11400000,"/Search/View?dp=1&key=2880616-4d808ae6b3549063e94095a6efa2e618&start=2&end=11400","https://assets.pipeline.soar.com/2880616-4d808ae6b3549063e94095a6efa2e618/thumbnail_2240.jpg","/articles/6088420/Baltimore-City/Baltimore-County/Maryland/BMZA-grants-six-month-extension-and-approves-several-conditional-uses-at-April-1-docket","https://secure.pipeline.soar.com/6088420-3a7fbb6c7ff82aea963e01894ac71625/orig.mp4?Expires=1771186912&Signature=YZ1civZ8Ag1STw78-WlqucqhJl3CdUwdu0T1mJWUbgyAGu6rekk1hih5oOf2OQb8Yssjwwh~NUrVM1wcRjp15oMod7uQhmhBg~ZVftIbMv1MzbX3nzD8v7M678P8v3EIYO01sVAdS8DBK8XV9Ly1SoNVcxYcQLTAH~y-EkJwmZnz0kVhcIt6JhyDlPqMUmEyRntKEo8lmAGN5vlkZTMz6h0RMz5MAgah9ue0b56in31R~ePrPXHfpIRqjwBBVMUxvuoia89s~EPQKAlKvwynUoaiOGTU2uQQ13KjYc0F3MyS~DRwYzUHyUTtn-LWlGJBdlJLAR6usrdp7XxuM0GTBg__&Key-Pair-Id=KUT5TJCACFTXG","Baltimore City — The Board of Municipal and Zoning Appeals on April 1 granted a six-month extension for an applicant seeking to pull a final inspection/UNO on a May 2023 variance and approved several conditional uses and minor variance requests for neighborhood businesses and industrial operations.

Board Executive Director Becky Witt told members the extension request was dated March 25 and that the original resolution was issued May 16, 2023. \"We've been getting a lot of extension requests lately that are possibly not timely and so they're gonna require a little bit of extra thought,\" Witt said. She recommended the board examine whether substantial construction activity had occurred; staff records showed permits and final-inspection activity related to the project.

Why this matters: the board’s decisions determine whether long‑running projects with lapsed zoning approvals can be completed without reapplying, and they also clear or block small businesses and industrial services that affect foot traffic, parking and neighborhood character.

Votes at a glance (cases called on April 1):
- Extension request (variance approved May 2023): The board approved a six‑month extension to allow the owner to obtain final sign‑offs; the measure passed unanimously among members present (four in favor; one member arrived late and did not vote). No mover/second was recorded in the public hearing record.
- BMZA 2020‑5‑1834 Edmondson Ave (carryout food shop/conditional use): Approved. Planning noted a long history of carryout use at the address; the applicant said the carryout would operate evenings (roughly 5 p.m.–midnight) and have security cameras and lighting. Board members voted in favor on the record.
- BMZA 2020‑5‑5901 Oakleaf Ave (Legacy Auto Diagnostics: motor vehicle service & repair—conditional use): Approved. Planning recommended approval based on the property's industrial zoning and separation from residences; board members voted in favor.
- BMZA 2024‑1611 West Lombard Ave (variance, rear‑yard for first/second‑floor rear addition): Approved as a minor variance under §5302(b)/(d) after staff and applicant demonstrated the house's age and the limited square‑foot impact; board members voted to approve the variance.
- BMZA 2024‑222/1448 N Mount St (mixed-use proposal — first floor laundromat + two/three upper units): The board granted conditional‑use approval for a neighborhood commercial personal‑services use (laundromat) and approved an off‑street parking outcome but declined/recorded no action on larger minimum‑lot‑area and full rear‑yard variances as presented; planning had recommended a reduced proposal (two dwelling units) rather than four. The board noted major variances remained and did not approve the minimum lot area and rear‑yard variances in their present form.
- BMZA 2024‑278/1000 Edmondson Ave (convert commercial first floor to an additional dwelling for a total of three units): The board approved the minimum‑lot‑area variance to allow the additional unit and required the applicant to provide the one required off‑street parking space (denied the separate parking variance because staff found space exists).
- A PL25000230610 Rowland Ave (small deli/retail + residential above): The board approved the conditional‑use request to operate a neighborhood deli/retail goods establishment and confirmed eligibility for multifamily density on the property after an extended staff and public discussion about the building's long mixed‑use history.

Other notable outcomes and process notes: several applications were postponed for updated floor plans or additional documentation (for example, two Park Heights cases were postponed because the submitted floor plan showed a residential layout inconsistent with the applicant’s stated office use). One significant request for a rear addition to a church property on Edmonson Ave was held open pending a forthcoming change in city code that may affect nonconforming‑structure rules.

What board members said: Planning staff and the executive director repeatedly asked applicants to submit floor plans and clear documentation that the proposed use matches what will be operated. \"We want the records to reflect what we saw is what in fact you intend to operate,\" Witt said when recommending a postponement for one applicant whose submitted plans showed residential rooms while testimony described office uses.

What’s next: The board will circulate written resolutions for approved items in the coming weeks; those written decisions are required before an action is final. Applicants denied or partially denied were advised about appeal options and about resubmitting revised plans.","The Baltimore City Board of Municipal and Zoning Appeals granted a six-month extension for a variance and approved multiple neighborhood commercial and industrial conditional uses during its April 1 hearing, while several larger variance requests were postponed or denied pending additional review.","actionData","errors"]

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BMZA approves Rowland Avenue deli and confirms mixed‑use eligibility after extended debate

BMZA grants six-month extension and approves several conditional uses at April 1 docket