For years, developer Mark Renbaum argued in vain to skeptical Baltimore County residents that building new housing alongside office, retail and green space at Lutherville Station would breathe new life into one of Maryland’s most controversial and consequential areas.

Black and white signs reading “NO HOUSING, NO COMPROMISE” and “SAVE THE SUBURBS” appeared in surrounding gardens.

Now he finally seems to be taking the motto “No compromises” to heart.

Following the adoption of a new law to combat the nationwide housing shortage and To reduce greenhouse gas emissions, Lutherville Station LLC resubmitted its application to Baltimore County Tuesday afternoon for transit-oriented development (TOD) designation. Renbaum’s modified plan calls for building 560 apartments as part of an ambitious new development just a stone’s throw from a light rail stop.

In a press release, Renbaum called the proposal a “once-in-a-lifetime opportunity for Baltimore County” as he seeks to harness the state’s new optimistic energy for transit-oriented development.

A bill passed in Annapolis this year allows higher housing density on certain lots within 0.7 miles of a train station, designed to spur housing construction at a time when supply can’t keep up with demand and prices are becoming increasingly unaffordable. Lawmakers also hoped to bring potential riders closer to rail lines that have been slow to recover since ridership plummeted at the start of the pandemic.

Soon after, the state Department of Transportation unveiled new plans for the Reisterstown Plaza subway station, replacing a sprawling parking lot for about 800 new housing units. Several residential buildings are being built along a section of the downtown light rail as part of the revitalization of the Howard Street corridor, and one of the many promises of the Red Line, a future light rail line that will run east-west through Baltimore’s downtown core, is the additional development it could spur around the stations.

The Lutherville Station development plan calls for 110 more housing units than previously proposed and includes two courtyards, a community dog ​​park and a five-story parking garage with nearly 1,000 spaces. A five-story, 96,250-square-foot office building is planned to be built directly next to the light rail station; an event lawn is planned next to it where concerts or outdoor markets can be held.

Urban planners and public transport advocates argue that a higher residential density with things like grocery stores, doctor’s offices and restaurants nearby lead to walkable, vibrant communities. And if they are located near a transit stop, these amenities are easily accessible even without a car. This helps fight climate change by reducing the number of people driving, they say.

Renbaum says the new state law would allow him to build up to 1,300 homes on the site. Previously, the project had to get a zoning change from Wade Kach, the local Republican council member. However, the county still has to approve it, and Renbaum is still hoping he can get local community associations on board.

Kach could not be immediately reached for comment.

Currently, there are only single-family homes within walking distance of the light rail stop. And some of the residents living there aren’t keen on Renbaum’s ideas. Over the years, they’ve spoken out at community meetings, written editorials in the Baltimore Sun and, of course, put up signs for their front yards.

They argue that higher residential density means greater strain on the county’s resources – more traffic, more stormwater runoff that can lead to flooding, and more students in already overcrowded schools.

A new county bill targeted school overcrowding, gradually lowering the maximum enrollment rate from 115% to 105% and requiring developers to obtain special permits to create more housing in areas with overcrowded schools.

But the final version of the law includes an exception for affordable housing, in part to meet the county’s obligations to the U.S. Department of Housing and Urban Development in the event of a discrimination lawsuit being settled.

A spokesman for KO Public Affairs, which is handling public relations for the development, said Wednesday that Lutherville Station is planning to build market-rate housing, but the company is in ongoing discussions with state and local authorities and intends to meet all affordable housing requirements.

However, not all locals are in the opposition, and Renbaum says he has a plan for each of the concerns raised by residents. The new TOD application includes the results of a traffic study that says the proposal would create fewer daily car trips than if the current building were fully occupied.

Wes Guckert, founder of The Traffic Group, one of the region’s most respected traffic engineering firms, which was commissioned by Renbaum to conduct the study, confirmed the results in an email.

Although Tuesday’s application represents a significant milestone, it will be years before construction can begin, Renbaum said.

Rona Kobell contributed to this article

This story has been updated to clarify that Mark Renbaum is a principal at MLR Partners.