Park Heights… “A Community of Choice” Baltimore, Maryland January 21-22, 2009 ULI Baltimore A ULI Advisory Services Technical Assistance Panel Report About ULI Baltimore ULI Baltimore TAP Committee ULI Baltimore is the local District Council for ULI – The Ur- Caroline Moore ban Land Institute. ULI Baltimore is a 501(c)3, and serves ULI Baltimore District Council Chair Central Maryland and various other parts of Maryland through Ekistics Capital Partners, LLC its outreach efforts. As a trusted convener for sharing knowl- edge, and as an unbiased source for timely land use informa- Bryce Turner tion, ULI Baltimore provides a critical link to improving state Co-Chair and local land use policy and development practices. Brown Craig Turner Architects & Designers ULI is a nonprofit research and education organization Aaron Wade supported by its members. Founded in 1936, the institute now Co-Chair has more than 40,000 members worldwide, representing the Alex Brown Realty, Inc. entire spectrum of land use and real estate development disciplines in private enterprise and public service. Roland Campbell Coordinator/Panelist As the preeminent, multidisciplinary real estate forum, ULI The ROC Realty Group facilitates the open exchange of ideas, information and ex- perience among local, national and international industry lead- Pauline Harris ers and policy makers dedicated to creating better places. District Council Coordinator SPIN, LLC The mission of the Urban Land Institute is to provide leadership in the responsible use of land and in creating and Lisa Norris sustaining thriving communities worldwide. District Council Assistant SPIN, LLC Robyn Eason About the Technical Assistance Panel ULI TAP Report Author (TAP) Program Planning/Real Estate Consultant The objective of ULI Baltimore’s Technical Assistance Panel (TAP) program is to provide expert, multidisciplinary advice on land use and real estate issues facing public agencies and nonprofit organizations in the Greater Baltimore Metropolitan Region. Similar to other ULI District Councils throughout the country, ULI Baltimore utilizes its broad membership base to administer one and one-half day panels, offering objective and responsible advice to local stakeholders and decision makers on a diverse set of land use and real estate issues. These issues can range from site-specific projects to public policy strategies. The unique flexibility of the TAP program allows for a customized approach to specific contextual issues related to urban development. i Park Heights Technical Assistance Panel January 21-22, 2009 Acknowledgments ULI Baltimore would like to thank the TAP Committee that worked diligently to make this study possible: Caroline Moore (Ekistics Capital Partners, LLC); Aaron Wade (Alex Brown Realty, Inc.); Bryce Turner (Brown Craig Turner Architects & Designers); Roland Campbell (The ROC Realty Group); Jennifer Kilpatrick (Brown Craig Turner Architects & Designers); Pauline Harris (SPIN, LLC); Lisa Norris (SPIN, LLC); and Robyn Eason (Planning/Real Estate Consultant). The TAP Committee appreciates the volunteer efforts of the distinguished panel that developed the findings for this report: Mr. Andy Segall Ms. Joyce Moskovitz The Segall Group Bank of America Mr. Dennis Carmichael Mr. Keith Scroggins EDAW Baltimore City Public Schools Mr. Donald Manekin Mr. Mark Pollak Seawall Development Group Ballard Spahr Andrews & Ingersoll, LLP Mr. Eric Evans Mr. Roland Campbell Eric Evans & Company ROC Incorporated Mr. Gary Stith Ms. Sasha-Gaye Atkinson Silver Spring Regional Services McCormack Baron Salazar Mr. Jack Shannon Ms. Susan Williams East Baltimore Development STV Mr. Joel Cohn Mr. Will Backstrom Reznick Group PNC Bank Mr. Josh Niemann Hybrid Development Group, LLC The panelists and ULI Baltimore TAP committee would like to thank Baltimore City and the Park Heights Renaissance for requesting the panel’s assistance in crafting an implementation strategy for the 2006 Park Heights Master Plan. Specifically, the panel would like to thank Phil Croskey—Park Heights Renaissance Act- ing Executive Director and Seema Iyer and Sara Paranilam—Baltimore City Department of Planning for their assistance with initiating the panel, preparing the briefing materials, and providing onsite support. Special grati- tude is extended to our sponsors—Ballard Spahr Andrews & Ingersol, LLP, The Reznick Group, STV, Park Heights Renaissance, Baltimore City Department of Planning, Baltimore Development Corporation, Urban Land Institute Baltimore District Council—for their generous contributions. Additionally, the panel thanks Vic Frierson and Shirl Curtis of the Park Heights Community Health Alliance for their gracious hospitality, allowing ULI Baltimore to use the community room as its workspace for the duration of the panel. The panel also appreciates the participation of the various key stakeholders in the roundtable discussions and final pres- entation. ii Park Heights Technical Assistance Panel January 21-22, 2009 Table of Contents Introduction 01 The Panel’s Assignment 03 Executive Summary 04 Assets, Challenges, and Opportunities 06 A Strategy for Today 08 A Concept for Tomorrow 10 Conclusion 15 iii Park Heights Technical Assistance Panel January 21-22, 2009 Introduction History interviews to produce a plan that incorporated the community’s thoughts and concerns into a final set of Park Heights is one of Baltimore’s oldest recommendations. These recommendations ranged neighborhoods with roots dating as far back as the from transforming the marketplace for residential early 19th century. At this time, the city’s economy and commercial redevelopment to considerations on centered around its port activity and Reisterstown health, public safety, education, open space, and Road was a major transportation route for wheat and community leadership. In February 2006, the Park corn from the inland farms. As streetcar routes Heights Master Plan was adopted by the Baltimore were established along Park Heights and Belvedere City Planning Commission. Avenues, settlement by European and Jewish immi- grants occurred to take advantage of growing eco- Physical Attributes nomic opportunities. Commercial and retail nodes eventually emerged as a result, turning Park Heights into a full-fledged “streetcar suburb”. Major destina- tions such as the Pimlico Fairgrounds (now Pimlico Racetrack) also spurred development of nearby ho- tels, restaurants, and entertainment venues. Migration into Park Heights continued until it was largely built out by the 1950s. However, similar to many other Baltimore neighborhoods, a major population shift occurred in Park Heights with much of the white population moving out of the city during the 1970s. According to the 2006 Park Heights Master Plan, Park Heights today is largely poor and more than 96 -percent African American. The median household income of Park Heights residents is nearly $7,000 less than that of the city overall and more than $26,000 less than that of the region. Only 30 percent of residents have any education beyond high school. While there are pockets of strong and stable residential areas, more than 2,000 vacant lots and buildings exist in Park Heights. Source: 2008 Park Heights Master Plan Park Heights 2006 Master Plan As defined in the Master Plan, Park Heights is a In 2003, with the help of outside experts, the 1,500-acre community containing approximately Baltimore City Department of Planning initiated an 30,000 residents. The neighborhood lies approxi- extensive master planning process for Park Heights. mately 10 miles northwest of Downtown Baltimore The purpose of this effort was to create a detailed and within two miles of the Baltimore County line. It and implementable urban development strategy to is bounded on the south by Druid Park Drive, on the revitalize the neighborhood. The City and its west by Wabash Avenue, on the east by Greenspring consultants conducted several public meetings, Avenue, and on the north by Northern Parkway. design workshops, calls for input, and stakeholder Interstate-83 is less than one half mile to the east. 01 Park Heights Technical Assistance Panel January 21-22, 2009 Two major roadways — Park Heights Avenue and Reisterstown Road — run north-south through Park Heights, serving as the neighborhood’s “Main Streets” as well as commuter corridors. Two major Metro stations are situated on the western edge of the neighborhood, with two light rail stations less than one mile east of Greenspring Avenue. An extensive network of bus lines, stops, and shelters also serves the neighborhood. The transportation system is made more complex by the high volume of pedestrians, and to a limited extent, bicyclists who also share these resources. Limited commercial uses — primarily retail — are scattered along the main arterials, while there is also Neighborhood Synagogue Source: Unknown some industrial activity on the neighborhood’s western edge. Residential is the primary land use in Park Heights, ranging from areas hosting a rich historic housing fabric to established areas with tree- lined streets to entire blocks of abandoned houses and lots. Corner Vacant Lot Source: 2006 Park Heights Master Plan Neighborhood Housing Styles Source: 2006 Park Heights Master Plan Major health care, educational, and social service institutions are located throughout the community, serving as the area’s primary employers. These include Life Bridge Health, and one of Baltimore’s and the State of Maryland’s most well-known Auto Services Source: 2006 Park Heights Master