EASTREN ADVERTISING COMPANY v. Baltimore
Decision Date | 29 September 1999 |
Docket Number | No. 1646,1646 |
Citation | 128 Md. App. 494,739 A.2d 854 |
Parties | EASTERN OUTDOOR ADVERTISING COMPANY v. MAYOR AND CITY COUNCIL OF BALTIMORE, et al. |
Court | Court of Special Appeals of Maryland |
Jonathan A. Azrael (Matthew H. Azrael and Azrael, Gann & Franz, on the brief), Baltimore, for appellant.
Sandra R. Gutman, Assoc. Solicitor (Frank C. Derr, Deputy City Solicitor, on the brief), Baltimore, for appellees.
Argued before SALMON, EYLER and HARRELL1, JJ.
This appeal from a judgment of the Circuit Court for Baltimore City concerns the denial by the City of Baltimore's Board of Municipal and Zoning Appeals (the Board) of a conditional use application for a general advertising sign (billboard) within a designated urban renewal district. The applicant for the conditional use permit, Eastern Outdoor Advertising Company (Eastern), sought judicial review of the Board's decision in the circuit court. The Mayor and City Council noted its intention to participate in the proceedings.2 The circuit court affirmed the Board's denial and Eastern noted this appeal.
Appellant frames three questions for our consideration, which we have rephrased slightly:
For the reasons explained in this opinion, we reverse.
On or about 24 October 1996, Eastern filed with the Board a combined permit application/appeal (No. 97-97X)3 seeking permission to erect a new double-faced, illuminated general advertising sign on property, described as 808 Guilford Avenue, owned by 828 Guilford LLC and to be leased by Eastern. Each face of the sign was to be fourteen feet high by forty-eight feet wide. The height of the proposed sign was to be ninety feet.
808 Guilford Avenue was zoned in the B-5-1 Business District. The property was improved with strip commercial buildings housing a laundromat, bail bondsman, two food carry-outs, and a video store. The proposed sign was to be located in the parking lot of the strip center. The sign was intended to be visible to traffic traveling on the adjacent Jones Fall Expressway (I-83).
The lot that contained the existing uses and structures, and was to be the site of the proposed sign, had frontage of approximately 320 feet on the west side of Guilford Avenue (which runs parallel and adjacent to the west side of I-83), covering the entire block between Read Street and Madison Street. The lot also had approximately 162 feet of frontage on Read Street along the lot's northerly boundary and 166 feet of frontage along its southerly boundary on Madison Street. Across I-83 from the subject property was the City Jail and Maryland Penitentiary.
General advertising signs are permitted as conditional uses in the B-5-1 District, provided approval is obtained from the Board and certain criteria are met. Baltimore City Code, Art. 30 (Zoning Ordinance), § 10.3.1(c). A specific criterion applicable to such signs proposed in the B-5-1 District (and which was pertinent to this case) was that the total area of the sign shall not exceed 900 square feet.4 Moreover, the Zoning Ordinance, at § 11.0-5(a), provides, in pertinent part, generally as to any conditional use approval:
The subject property was located within the boundaries of the Mount Vernon Urban Renewal Area. This area, originally recognized in a Renewal Plan for Mount Vernon by the Mayor and City Council in 1964,5 included the subject property in the far northeastern corner of the area. Included as part of this Renewal Plan (the Plan) was a Land Use Map, referred to in the Plan text (§ C) as Exhibit No. 2. The text of the Plan, at § C(b), purported generally to describe, by reference to the Land Use Map, what "uses ... will be permitted within the project area [the described Mount Vernon area]." The subject property was depicted on the Land Use Map as "commercial." § C(b), "Permitted Uses," of the Plan text does not mention as such any conditional uses among the uses there addressed (and appearing on the Land Use Map).6 Likewise, signage as a principal use is not mentioned in the Plan's "Permitted Uses" section. The text of § C(2)(Land Use Plan) of the Plan text otherwise mentions signs as follows:
The Plan text gave special treatment for signs in a portion of the area called the Antique Row Commercial Area.8 Concerning "Exterior Rehabilitation Standards" for that area, the text provided in pertinent part as to signage:
D.2.c.4(g) No new general advertising signs (billboards and posterboards) shall be allowed within the Antique Row area. Existing general advertising signs shall be terminated within five years.
Finally, the Plan text provides, under § E ("Other Provisions Necessary To Meet State and Local Requirements"), as follows:
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