Photo taken from Struever Bros. website, with titles added by Indymedia.

Johns Hopkins University and a private developer are teaming up to create a "college town" environment in north Charles Village by converting both sides of the 3200 block of St. Paul Street and the northwest corner of 33rd & St. Paul Street into a large, "upscale" retail and residential complex. At a recent community meeting on the issue, Hopkins and Struever Bros., Eccles & Rouse presented their plans to a mildly critical, primarily upper-middle class white audience.

The 9th Community Forum on Proposed Development Plans for 3200/3300 St. Paul St. was held Monday, June 9th at the Church of Saints Philip and James. About 50 community members gathered to hear reports from Struever Bros., Johns Hopkins University and the groups researching traffic in the area.

Below: NW corner of 33rd & St. Paul, including Hopkins-owned apartments/dorms (left) and garage (right). The new retail/residential complex will likely be about as tall as the building at far right.
Judging from the current state of plans, and the seeming lack of vocal, organized community opposition, the North Charles Village area between 31st and 33rd Streets, bordered to the east by Hargrove St. and to the west by Charles St., is well on its way to becoming a retail consumer haven.

The development plans have two sections--a Hopkins plan to construct a building containing a large bookstore, other retail, and residential space on property it owns on the NW corner of 33rd & St. Paul streets, using Struever Bros. as the developer, and a Struever Bros. plan to turn the entire 3200 block of St. Paul street into a privately-owned retail, office and residential complex. Parking for both projects would be located on the back side of the buildings to reduce its visibility from the main streets. Overall, the plans would add 275 "market rate" apartments and 75,000 sq ft retail of retail space in the 3200 block, plus 550 student beds and more retail at the intersection of St. Paul and 33rd streets.

Concerns about the height of the buildings, traffic issues, destruction of the historic garage on the 3300 block of St. Paul Street, and design details of the planned structures dominated the discussion portion of the meeting. Since March, a task force of 60 community members has been meeting to discuss these concerns. Other concerns of area community associations are questions about the effect of the development on existing businesses along Greenmount Avenue and ensuring a mix of smaller, local, and unique businesses along with or instead of large chain retailers in order to maintain the unique quality of the Charles Village neighborhood, according to written responses to a City Planning Department survey. Maps of the proposed development reviewed by Indymedia at the meeting contained primarily large retail spaces. Several long-term Charles Village and Waverly residents have also expressed to Indymedia concerns about the project driving up housing values and rents in the surrounding area, which might drive out more moderate-income residents.

Plans for the development are evolving, but currently Struever plans a 10-story building on the west side of St. Paul street and a 5-story building on the east side. This contrasts to the request by the Abell Improvement Association that the west side be no higher than 8 stories and the east side no higher than 4 stories. There was no height given for the Struever-developed Hopkins complex north of 33rd street, but drawings made it appear larger than either of the other buildings. All the ground-floor street-front areas will be retail and dining establishments, with apartments and offices on the upper stories and parking in the rear.

Struever Bros. has already purchased all but two of the properties along 32nd street but will probably need the City to condemn the last two properties in order to complete development plans. Other steps needed for the project include City approval of more "permitted uses" within the North Charles Village Planned Unit Development (PUD), which was originally developed by the community between 1994 and 1996, and expansion of the PUD to include the Hopkins-owned land north of 33rd Street. Hopkins is also requesting that all their other property in the neighborhood be added to the PUD, although the Hopkins spokesperson said that there are no current plans for development beyond the 33rd & St. Paul Street area.

Left: Rowhouses on east side of 3200 block of St. Paul St.

Several meeting participants expressed concern about the proposed addition of live entertainment, massage therapists' office (which Struever says will be used for an "upscale" day spa), and research & testing laboratories to approved uses within the Planned Unit Development. Also, Struever wishes to add "tavern" as a conditional use under the PUD, with the goal of establishing a "wine bar."

As explained by Bill Struever, president of Struever Bros,. Eccles & Rouse, the plans have attempted to maintain original building structures as much as possible, emphasize welcoming characteristics such as awnings and balconies, and prioritize the pedestrian environment. The plans include ground level retail stores, upper level apartments and office space, and plenty of parking garages, which will not be visible from the streets. Definitive plans include a 25,000 square foot bookstore for the northwest corner of St. Paul St. and 33rd St. (most likely a Barnes and Noble or Borders). Other proposed additional uses include commercial schools, hotels and motels, an upscale day spa, wine bar, seafood store and thrift store.

The next community forum will take place in the end of July. As plans are not yet finalized, fresh community input is still encouraged, and residents will have a chance to lobby for or against the development when Struever asks the City Council to approve condemnation power, expansion of the PUD, and additional proposed uses in the PUD. As for this forum, Indymedia observed that the word 'upscale' was used way too many times and 98% of people in the room were white and probably made more than $40,000 per year.

See also Brennen Jensen's article in the Baltimore City Paper: www.citypaper.com/2003-07-09/mobs.html and Myles Honig's article in the Baltimore Chronicle: www.baltimorechronicle.com/jul03_hoenig.shtml .