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Wetlands Case No. 87-WL-0163
Page 6
platforms as described previously.
The applicant's representatives pointed out that once
this site is developed, it is likely to be maintained in a
clean condition, providing a much cleaner operation than the
previous tugboat maintenance facility.
The developer explained at the hearing and in
correspondence, that use of the pier and its extension for 28
luxury condominium units "is intrinsic to the success of the
total project." The applicants claim that they would have to
buy the land at a considerably higher cost than the developers
who began the Fells Point redevelopment boom. Thus, the
higher profit from the over-the-water units would make up for
the higher costs of land and the City-imposed 7-story height
limitation. In addition, the partnership is planning to
promote the project under the concept of a "marine living
environment," which would integrate over-water living with
ready access to the marina and all around views of the Harbor.
The corollary to the construction of luxury residential
units on an existing pier to create a "marine living
environment" is that the views of the Harbor by other
waterfront or water view property owners will be partially
lost. The project shoreline faces south and southeast to the
Harbor and is bounded on the east by the shoreline that
parallels Boston Street, on the north by the shoreline that
parallels Aliceanna Street, and on the west by the industrial
shoreline of Wolf and Fells Streets. Presently, views from
the properties on Aliceanna Street are unobstructed by the
existing piers because these piers have no structures on them
and are only about 4 or 5 feet above the water. To a person
standing on Aliceanna Street or on the public promenade at the
water's edge, or looking out of windows of buildings on the
north side of Aliceanna Street, there are views to the south
and southeast varying from one-half mile to two miles to Fort
McHenry, and a very narrow angle of view past Fort McHenry all
the way down the Patapsco River. The extent to which the
panorama of views is blocked from various properties depends
on their location relative to the shoreline.
The issue of views is an important planning
consideration. This concern should be addressed initially as
a local zoning issue. The rationale for this is that a proper
consideration involves not only the immediate concern of views
but an overall consideration of the City's planning objectives
and policies which go beyond the scope of this review.
The City has been involved with the issue of views from
the outset of the project and, to ameliorate local concerns
has imposed design requirements such as height restrictions
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