Pimlico Race Course Study Phase Two

Final Report - December 2018 Pimlico — RACE COURSE STUDY PHASE TWO DECEMBER 2018 Table of Contents

A - INTRODUCTION / 1 C - THE VISION / 19 D - NON-RACING LAND USE ANALYSIS / 54 STUDY PURPOSE / 3 PLANNING PROCESS / 20 LAND USE CONCEPT / 55 STUDY PROCESS / 6 THE SITE / 23 NON-RACING LAND USE ANALYSIS / 56 STUDY OUTCOME / 8 EXISTING CONDITIONS / 24 LAND USE SUMMARY / 57 THE PALIO INSPIRATION / 25 GATEWAY DISTRICT / 58 B - PROGRAM / 12 TRACK ROTATION / 26 DISTRICT ONE / 61 PREAKNESS FACILITIES PROGRAM / 13 CONNECTIVITY / 27 DISTRICT TWO / 64 PRODUCT MATRIX / 14 INFRASTRUCTURE, TRAFFIC, & UTILITIES / 28 DISTRICT THREE / 67 SEATING PRODUCT TYPES / 15 EXISITING SYSTEMS / 29 INFIELD LAND USE POTENTIAL / 70 ECONOMIC AND FISCAL IMPACT ANALYSIS / 16 PROPOSED SYSTEMS / 31 CONCEPTUAL PLAN / 71 CONCEPT PLAN / 35 CONCEPT RENDERINGS / 72 CONCEPT RENDERINGS / 36 PERMANENT RACING COMPONTENTS / 37 E - APPENDICES / 74 PREAKNESS EVENT OVERLAY / 46 INFRASTRUCTURE ASSESSMENT / 75 ORDER OF MAGNITUDE COST SUMMARY / 49 COST ESTIMATE / 105 PRELIMINARY CONSTRUCTION SCHEDULE / 50 NON-RACING LAND USE ANALYSIS / 164 ALTERNATIVE CONSTRUCTION SCHEDULE / 51 ALTERNATE COMPONENT PRICING / 53

Pimlico — RACE COURSE STUDY PHASE TWO DECEMBER, 2018 —A— Introduction A — Introduction

Pimlico aerial photo during the 2016

Pimlico — RACE COURSE STUDY PHASE TWO 2 DECEMBER 2018 A — Introduction

Study Purpose

Phase One of the Pimlico Race outlined in the Phase One considering year-round venue Course Study was issued in situational analysis were activity, and redevelopment of February, 2017. The purpose of focused on safety, security and the Pimlico site to better engage the Phase One Study was to building code related issues, the the surrounding communities provide information and analysis facility also lacks modern day and neighboring land uses to guide the City of seating products, amenities and such as Sinai Hospital. In an (the City) and State of technology found in comparable effort to achieve these planning (the State) in determining the sports venues and, due to its goals, this study explores a extent of their potential support age and condition, is expensive combination of permanent and to renovate or rebuild Pimlico to operate and maintain. Its overlay (temporary) facilities Race Course to remain the long capacity and potential revenue to host the Preakness Stakes, term home for the Preakness are constrained by the type and evaluates the ability of the site Stakes. amount of seating products, to accommodate various non- as well as infrastructure and racing functions on a year-round Key questions addressed in the support. The situational analysis basis, and identifies potential Phase One Study were: suggested that these, and other, commercial, residential, and 1. Could Pimlico remain the long limitations restrict Pimlico Race entertainment development term home of the Preakness Course's ability to generate options or opportunities on Stakes? operating margins comparable portions of the site. 2. If yes, what improvements to more modern venues. The would be required? Phase One Study estimated that Conceptual planning and design 3. If no, what situational factors substantial renovation of Pimlico scenarios, real estate market could not be overcome? Race Course to overcome these evaluation, construction cost Renovation concept from Phase One Report challenges could cost between estimates and economic and The Phase One Report did not $248 million and $321 million. fiscal impact analysis were find situational factors that conducted as part of this study. It could not be overcome to As a result of the Phase One is intended that this information maintain Pimlico Race Course Study and the potential high be utilized by the stakeholders to as the host of the Preakness cost of renovation, the State consider potential public/private Stakes. However, as host venue requested that the consultant partnerships with the possibility for such a large and prominent team proceed with the Phase of redeveloping the Pimlico site public event, Pimlico Race Two Study. The Phase Two to better engage the surrounding Course is antiquated and in Study focuses on visioning communities and land uses, need of substantial renovations and concept development of havepositive economic value, and or complete redevelopment. an ideal venue for hosting the serve as an ideal venue for the While many of the concerns Preakness Stakes, while also Preakness Stakes in perpetuity.

Pimlico — RACE COURSE STUDY PHASE TWO 3 DECEMBER 2018 A — Introduction

This analysis is preliminary in Course. Due to quick changes The American Horse Council participate in horse activities but nature and does not constitute in the external factors, actual (AHC) Foundation commissioned do not own a horse (16.0%) or a comprehensive master plan of results may vary significantly from a study in 2016 to estimate the attend horse events as a spectator Pimlico Race Course. Although estimates presented in this report. economic impact of the horse but do not own or participate the report includes high level industry. Approximately 20,000 (13.2%). While ownership tends design concepts, it does not The consultant team does horse owner/industry suppliers to be skewed toward older age include detailed architectural not express an opinion or any participated in the survey process groups, 38% of horse participants or engineering services, other form of assurance on the with 8,400 individuals providing are minors. environmental assessments, noise information presented in this complete and usable surveys. Within Maryland, the horse analysis, or transportation/traffic report. As with all estimates Additional surveys were received industry was estimated to directly impact studies. In addition, this of this type, results cannot be from horse show organizers contribute over $747 million study does not include detailed guaranteed, nor is any warranty and racetrack representatives and 15,700 jobs to the State’s geotechnical engineering, intended that they can be including the four largest economy. When including indirect hazardous materials testing, achieved. operators – Churchill Downs, New and induced effects, the horse and other specialty engineering York Racing Association, Penn industry’s total added value to the services. The analysis is intended to be National, and The Stronach Group Maryland economy was estimated read and used in its entirety. (TSG). at $1.3 billion and 21,500 total jobs. The findings and assumptions Separation of any portion from Total output (or the total value contained in the report reflect the main body of the report The AHC reports that despite the of industry production including analysis of primary and secondary is prohibited and negates the decline in the horse population value-added) associated with the sources. The consultant team analysis. This report is restricted due to the recession of 2008- horse industry in Maryland was utilized sources that are deemed to internal use by the MSA and 2009, the horse industry remains estimated at nearly $2.1 billion. to be accurate but cannot may not be relied upon by any a stable and vibrant force in the guarantee their accuracy. No party for any purpose including U.S. economy. The economic As noted in the recent AHC study, information provided by others any matter pertaining to financing. activity generated by the horse racehorses require significant was audited or verified and was Reproduction or publication industry contributed over $50 expenditures on breeding, assumed to be correct. by other parties are strictly billion in direct value to the U.S. maintenance and training such prohibited. Gross Domestic Product (GDP), a as costs associated with jockeys, Multiple external factors total contribution of $122 billion to trainers, grooms, veterinarians, influence current and anticipated Economic Importance of the the U.S. economy, and 1.7 million farriers, insurance, specialized market conditions. Although Horse Industry total jobs. feed for horses, specialized the consultant team has not equipment to maintain, train, knowingly withheld any pertinent Any development project is The AHC study estimated there and transport equine athletes, facts, it cannot be guaranteed somewhat dependent on the were more than 7.2 million horses entry fees and stalling, and that the consultant team has attributes of the industry(s) in the U.S. in 2016. Approximately travel expenses. Various other knowledge of all factors which that it is anticipated to serve. 31% of U.S. households (or 38 specialized service costs related might influence the future Multiple studies demonstrate million) contain horse enthusiasts to wagering, broadcasting, track operating potential of the that the horse industry generates which are defined as people maintenance, security, etc. are also Preakness Stakes at Pimlico Race significant economic activity. who either own horses (1.3%), necessary. The AHC study states

Pimlico — RACE COURSE STUDY PHASE TWO 4 DECEMBER 2018 A — Introduction

that the racing sector of the horse being the Maryland Income Tax to attract extensive viewership industry was estimated to add ($18.2 million), Sales Tax ($16.5 and maintain their popularity. $218 million in direct value to the million) and Property Tax ($15.5 These races equate in caliber State economy which increases to million). to sporting events like the $365 million and 5,200 jobs when Super Bowl, World Series, The including indirect and induced Racing is a key component Masters, and NCAA Final Four effects. Total output associated of the overall success of the Men’s Basketball Championship. with the racing sector was horse industry in Maryland. Secondary sources report that estimated to be $572 million. Unlike professional sports that in aggregate Triple Crown races generate significant revenues drew a total of nearly 383,000 As mentioned in the Phase from television, is people in 2018. In addition, Triple One report, Sage Policy Group extremely dependent on the Crown race day handles (inclusive conducted a study for various handle (i.e., the total amount of the entire race day program) Maryland horse industry partners wagered on races) which is reliant were estimated to total more than that was released in 2016. The on consumer income levels. $459 million in 2018. National study measured the economic and international exposure from and fiscal impacts of Maryland’s According to the report by hosting these events is substantial. horse industry. While the study Sage Policy Group, since 2010 Although down from previous did not specifically evaluate Maryland’s horse industry has years, total viewership for the race the impact of horse racing been stabilizing due in large part segments of three Triple Crown in the State, it did recognize to augmented purses for races. races combined was 35.5 million the impact of horse racing on In the State of Maryland, 7% of people in 2018 according to the overall horse industry. The slot machine proceeds are used Nielsen. study concluded that the horse toward the Purse Dedication industry in Maryland generates Account which is used to increase The Preakness Stakes is in an approximately $1.15 billion in total race purses. An additional 2.5% enviable position as it is the economic activity each year is dedicated to the Racetrack middle race of theTriple Crown – if which supports 9,100 full-time Facilities Renewal Account. These the winner of the equivalent (FTE) positions with funds have helped to support not does not win this race, there is approximately $482 million in only horse racing, but rather the no potential for a Triple Crown combined wages and salary entire horse industry in Maryland. winner. The Preakness Stakes is income. Direct spending in the The growth in the racing sector a significant economic generator horse industry was approximately has led to an improved industry for the State and local economies. $662 million in 2015. The report supply chain with more service Without the Preakness Stakes, a estimates that if the current pace providers able to serve Maryland significant amount of spending of industry expansion continues horse farms across all segments. that currently exists in the state through 2020, the industry will would no longer occur. In addition, have a $1.5 billion yearly economic Despite negative trends in the one could surmise that without impact on Maryland and support broader horse racing industry, the Preakness Stakes, both more than 11,000 jobs with $620 major events such as the annual the racing and broader horse million in employee income. In Triple Crown of Thoroughbred industries in Maryland would addition to economic impacts, Racing, which includes the decline substantially. Sage Policy Group reported 2015 Kentucky Derby, Preakness fiscal impacts of $68.7 million with Stakes in Maryland, and Belmont the largest revenue generators Stakes in New York, continue

Pimlico — RACE COURSE STUDY PHASE TWO 5 DECEMBER 2018 A — Introduction

Study Process

The Maryland Stadium Authority an ideal Preakness venue conducted a series of visioning to as "The Vision," which is (MSA) is administering this also has specific race-related and planning workshops which described in detail in Section C. study on behalf of the State requirements including dirt and included key stakeholders. of Maryland, The Maryland turf tracks, a saddling paddock, The initial workshop resulted Once a conceptual planning Department of Labor, Licensing horse accommodations and in three potential planning approach was determined, RK&K and Regulation (DLLR), the jockey quarters. These combined scenarios ranging from began an assessment of on Maryland Racing Commission program elements established partial redevelopment of the and off-site infrastructure and (MRC), and the Maryland the minimum requirements site which provided minimal recommended improvements to Jockey Club (MJC). The project which drove the visioning and opportunity for non-racing land support the proposed concept consultant team includes conceptual planning process. use and community benefit, to plan. This included assessing Crossroads Consulting, Populous, The program requirements are comprehensive redevelopment demand of the proposed RK&K Engineering (RK&K), detailed in Section B of this which maximized the use of the concept elements and working Entreken Associates, Inc. and report. site while also creating an ideal with public utility and other Turner Construction. venue for the Preakness Stakes. service providers to ensure Concurrently, the consultant that the proposed land use The initial task of the Phase team conducted market Through a series of follow-up concept can be serviced. RK&K Two Study process entailed due diligence related to workshops, the consultant team also looked at associated utility the development of a detailed potential non-racing land continued to focus on creating improvement costs. In addition, program of seating and uses. This study included a concept plan that maximized RK&K conducted preliminary hospitality products considered analysis of demographic and opportunity for non-racing land stormwater management and to be ideal for hosting the socioeconomic data, the use, had positive community traffic assessments related to the Preakness Stakes. This product residential market, commuting impact, complemented proposed concept plan. program was developed in close patterns, residential and neighboring land uses, and collaboration between the MJC commercial space inventories, could have a significant potential Turner Construction was and the consultant team. The vacancy rates, development return on investment, while not engaged to generate cost of program includes quantities, tax incentives and other supply losing sight of the primary goal construction estimates for the square footage requirements, and demand factors which of serving as an ideal venue demolition, site development and identifies which products influence demand potential and for the Preakness Stakes. The and racing-related project are best suited as permanent marketability of potential non- collaboration and research components, including required or overlay (temporary) racing land use. conducted for this study, temporary facilities. structures. Product price points including multiple non-racing for the economic study were Based on this programming product mix market tests and Throughout the study process, determined solely by the MJC. In and market due diligence plan adjustments, culminated in the consultant team conducted addition to the seating products, data, the consultant team a program and concept, referred interviews and/or work sessions Pimlico Public Meeting June 2018

Pimlico — RACE COURSE STUDY PHASE TWO 6 DECEMBER 2018 A — Introduction

with a diverse group of of four open-ended questions Question 2: As it stands today, housing, and housing for the improved in terms of physical stakeholders to obtain their input in order to obtain , what do you believe are the elderly product and customer service. regarding Pimlico Race Course unbiased feedback and insights negatives associated with the • Supermarket/food store Several respondents expressed and the Preakness Stakes, future regarding the Pimlico Race Pimlico Race Course property? • Open green spaces such as a desire for more racing days. development planning in the Course. Nearly 120 responses community gardens and urban Concerns were expressed related surrounding area and supporting were received; however, not The most common response farms to noise pollution, impact to infrastructure and amenities. all respondents answered all related to negative attributes • Educational centers property values and the need to These stakeholders and public questions. Given the open-ended was the overall physical • Multi-use special event space/ decrease crime in surrounding officials included, but were not nature of the survey, a qualitative condition and disrepair of the community center area. limited to, representatives from data analysis was performed. facility and general lack of • Horse racing museum the following: Responses were reviewed and modern amenities. The location • Casino/sports betting facility The consultant team also grouped into general categories in an unsafe neighborhood reviewed available operating - Baltimore City (e.g., planning, based on recurring themes. was the next most common Question 4: Please provide us data provided by the MJC for public works, economic The following summarizes response. with any additional comments both racing and non-racing development, etc.) feedback obtained from the that you have regarding the event activity held at Pimlico - Baltimore Development questionnaires received as part Question 3: In addition to future vision of the Pimlico Race Race Course. Additional data Corporation of the community outreach horse racing, what type of Course property. was garnered from previous - Downtown Partnership of effort: development components studies prepared by the Baltimore do you believe would be The majority (nearly 70%) of Maryland Department of - Greater Baltimore Committee Question 1: As it stands today, compatible with the surrounding respondents indicated that Commerce and Sage Policy - LifeBridge Health what do you believe are the community? Pimlico Race Course should Group, Inc. that quantified the - Maryland Department of positives associated with the remain open, and of these economic and fiscal benefits Commerce Pimlico Race Course property? The following lists development respondents, most commented associated with hosting the - components that respondents that the Preakness Stakes should Preakness Stakes as well as for - Maryland Racing Commission The most common response listed as compatible with the stay at Pimlico Race Course. the broader Maryland horse - Maryland Sports related to positive attributes surrounding community: Although many respondents industry. - Park Heights Renaissance was the history and tradition • Events such as concerts, were geared toward keeping - State of Maryland of the site. Location and easy fairs, festivals, and other live Pimlico Race Course open and - The Stronach Group accessibility to the site ranked entertainment the tradition and history of horse - Visit Baltimore as the next highest positive • Family entertainment such as racing alive in Maryland, they attribute. Other positive movie screenings and farmers also indicated that significant Public input was solicited attributes included: the size markets investment would be needed through questionnaires that and amenities offered on the • Horse shows in the surrounding community were distributed electronically property; other events held at • Hotel, retail, restaurants, bars, while simultaneously restoring and on-site at a public session the property; and the revenue, office space the grandeur of Pimlico Race that was held in June 2018. The economic value, creation of jobs, • Recreational facilities including Course. Multiple respondents questionnaire developed by and tourism generated from sports fields commented that the overall the consultant team consisted hosting the Preakness Stakes. • Affordable housing, mixed experience needs to be

Pimlico — RACE COURSE STUDY PHASE TWO 7 DECEMBER 2018 A — Introduction

Study Outcome

Based on the study purpose and includes a new permanent the temporary infrastructure the running of the Preakness study process previously outlined, Multi-Use Clubhouse and plaza required to support a particular Stakes at Pimlico Race Course the Phase Two report culminated area referred to as the Palio. facility or venue, including but not are estimated to be $5 million in a concept plan that includes Approximately 40% of the limited to tents, power, utilities, annually: $2.3 million at the State both racing and non-racing premium seating product will be fencing, flooring, lighting, signage level and $2.7 million at the City uses. It is important to note that accommodated in this permanent and Field of Play equipment. level. Pimlico Race Course is owned by facility. Throughout four levels, the The proposed Preakness overlay MJC/TSG and, as such, this is a Multi-Use Clubhouse is proposed program requires approximately Based on multiple visioning hypothetical, conceptual analysis to consist of track view dining, 390,000 gross square feet of and planning workshops with of potential uses that could occur, clubs, lounges, suites, rooftop and space based on the product types the consultant team and key not a feasibility study of what will balcony spaces, administrative and includes reserved and box stakeholders, the following occur. offices, racing history center/ seating, suites, bleacher seating, illustrates the concept plan with museum, café, off-track betting, track view dining and hospitality. the minimum racing components The Preakness program has a total and required service and support required to host the Preakness venue capacity of 75,000 which functions. The Palio measures Build-out of the recommended Stakes including both the consists of 30,400 premium seats 500’x300’ and is the proposed overlay program is estimated to minimum permanent racing and 44,600 general admission location for the temporary range from $4.5 million to $5.5 components and the temporary seats. This program was approved saddling paddock and paddock million annually which includes the overlay. by MJC/TSG. The concept plan stalls for the Preakness Stakes. construction and removal costs of includes demolition and removal temporary facilities but does not of all existing structures on the The concept plan also include operational costs. property including the tracks, includes site and infrastructure infield, grandstand, clubhouse, improvements including roadways Based on the previously described equestrian barns and associated and on and off-site utilities, vehicle Preakness program as well as infrastructure and is described in and pedestrian tunnels, pedestrian price points provided by MJC, detail in Section B. bridges at track crossings and the economic and fiscal impacts hardscaped plazas. associated with the running of the The tracks and infield would be Preakness Stakes were estimated. reconstructed and realigned. The order-of-magnitude Direct spending is estimated to Realignment is necessary to cost to construct permanent generate $33.4 million which accommodate/encourage improvements is $424 million produces $58.9 million in total potential private development and the estimated construction output (i.e., the sum of direct, around the perimeter of the duration is approximately three indirect and induced spending) site. A new 15/16-mile dirt track years. and supports 620 total jobs and 7/8-mile turf track would be (full and part time) in the State constructed. The geometry and As described in Section C, nearly annually. Total earnings (labor distances of the tracks shown every major event requires the income) generated from the in this report were reviewed/ need for overlay to support the Preakness Stakes are estimated approved by TSG and MRC. permanent venue and event to be $24.2 million annually. Total In addition, the concept plan spaces. Overlay includes all of tax revenues generated from

Pimlico — RACE COURSE STUDY PHASE TWO 8 DECEMBER 2018 A — Introduction

CONCEPT PLAN KEY

Minimum Racing Components A. Multi-Use Clubhouse B. 15/16 Mile Dirt Track G L C. 7/8 Mile Turf Track G D. Preakness Winner's Circle G E. Palio / Saddling Paddock L G F. Infield M I G. Open Space/Parking J H H. Infield Vehicle Tunnel I A I. Preakness Overlay Area K I E B J. Preakness Stable Overlay Site L C A I Potential Non-Racing Land Use Minimum Racing Components Conceptual Rendering from the Northwest D F L K. Sports Fields

LifeBridge Health Campus G L. LifeBridge Health Buildings M. LifeBridge Parking Structure K

G

G G

G

Minimum Racing Components with Overlay

Pimlico — RACE COURSE STUDY PHASE TWO 9 DECEMBER 2018 A — Introduction

With the goal of maximizing the year- CONCEPT PLAN KEY round usage of the site, the consultant team analyzed potential non-racing GATEWAY DISTRICT A. Multi-Use Clubhouse land use concepts considering the needs of the adjoining neighborhoods B. 15/16 Mile Dirt Track C. 7/8 Mile Turf Track and stakeholders including LifeBridge L Health. General land use classifications D. Preakness Winner's Circle DISTRICT ONE M included equestrian/racing, green E. Palio / Saddling Paddock Q space, civic, commercial mixed-use, F. Infield residential mixed-use, neighborhood G. Suite Tower Expansion commercial, and the LifeBridge Health M M N Campus. H. Equestrian Program L M Q I. Infield Green Space Four neighborhood districts were R J. Sports Fields G identified that linked non-racing H K. Potential Civic Buildings development potential to the L. Parking Structures reconfiguration of the race track. K A M. Mixed Use Commercial - Gateway District (Northeast) appears J N. Hotel K E B O. Residential to be well-suited for future commercial A and mixed-use development which may C P. Neighborhood Retail include a hotel and structured parking. K LifeBridge Health Campus - District One (Northwest) has the D I Q. LifeBridge Health Buildings largest land area and could include a Q blend of residential and commercial R. LifeBridge Parking Structure mixed-use which may include additional equestrian/racing facilities, civic improvements and structured parking. O

- District Two (Southwest) is well- suited for neighborhood commercial J land uses which may include a grocery O store and/or retail.

- District Three (South/Southeast) DISTRICT TWO is divided among three land parcels O and could support a mixed residential program which may include senior DISTRICT THREE living, townhouse and/or row type P single family living, and multi-family apartment development.

The site configuration also considers O roadway connectivity across the tracks and infield during non-racing event season which could connect the communities and neighboring land uses.

Pimlico — RACE COURSE STUDY PHASE TWO 10 DECEMBER 2018 A — Introduction

During the study process, it was determined that permanent buildings required for racing should be designed to function throughout the year as either enterprise spaces or public spaces that elevate quality of life, education and opportunity. Potential use of Preakness program elements during non-racing season include the following:

- Infield: The infield could be utilized for athletic, entertainment and leisure type activities.

- Multi-Use Clubhouse: The Multi- Use Clubhouse is designed to accommodate several non-racing uses including a racing history center/museum with a café, off-track betting/sports book, conferences, meetings, banquets, social and civic events, Esports and non-traditional sporting/ competition events such as drone racing.

- Palio – The Palio is designed to be able to host outdoor public concerts, performing arts, festivals and markets.

Non-racing land use is assumed to be private development and/ or other initiative. As such, no cost estimate or economic/fiscal impact analysis is provided for these elements.

A logical next step in the planning process is for key stakeholders including MJC/TSG, the City and the State to agree to execute a formal agreement to enter into future negotiations.

Pimlico — RACE COURSE STUDY PHASE TWO 11 DECEMBER 2018 —B— Preakness Program B — Preakness Program

Preakness Facilities Program

Following the first Phase Two area facilities, and discussions to the facility’s existing Sports the following race distances at at this area of interest may be The specific configuration and project workshop held in April about desired product types Palace Dining Room, was also a minimum: temporary. geometry of the dirt track and 2018, Populous compiled and quantities. eliminated in favor of additional • 1-3/16 mile (Preakness Stakes) turf course were reviewed in feedback from MJC and TSG add-on dining seats. • 1-1/16 mile • Jockeys' rooms, racing officials' detail with MJC as well as MRC to develop a proposed seating • Comparison of product Once updates were made to • 1 mile offices, trainers lounge and for acceptance and confirmation. program and product matrix types and quantities at other the product matrix, it was again • 7/8 mile associated food-service, toilets The other space needs, such as that would meet their needs highly-regarded national and submitted to MJC for review and and other support may be the paddock and stall spaces, for sustainably operating the international horse racing comment, and was confirmed at • A turf course to accommodate temporary or could occupy were also reviewed with MJC Preakness Stakes. This program facilities including Churchill the second workshop. As a result, the following race distances: spaces within other civic or to confirm their alignment with establishes the basis of the Downs, Royal Ascot, and no further changes were made • 1-1/16 mile event buildings on a temporary current and future operations. permanent facilities concept plan Flemington Race Course (host to product types or quantities. • 1 mile basis. and the temporary overlay, as well of the Melbourne Cup) as a At that time MJC provided price • 7/8 mile as the associated economic and general guideline for product points for each product type fiscal impact analysis. type ratios. to ensure the program is able • When operating at Pimlico, the to meet their desired financial MJC prefers to utilize a haul-in The initial proposed product • Consideration of the viability goals. The finalized product model with the horses housed matrix for Preakness Stakes is of permanent versus overlay matrix and MJC pricing were off-site. This model requires based on the following: construction for each product reviewed a final time in early fall temporary or permanent type and their impact on the with representatives of the MJC day stalls for up to 140 • Greater seating product overall concept plan and civic before being incorporated into horses. Ideally, the Preakness diversity has been incorporated development. the economic model. contenders would be housed at into various sports venues over Pimlico for the duration of their the last decade in order to The preliminary product matrix In addition to the seating stay related to the Preakness drive attendance and provide was subsequently reviewed products and quantities required Stakes. This window of up to “something for everyone.” with stakeholders from the to support the Preakness Stakes, 1 week before and after the Horse racing is no exception as MJC in advance of the second other racing-related program race would allow the Preakness racing fans seek one-of-a-kind, workshop. In the first review of elements are required as part contenders to acclimate and “instagrammable” experiences. the matrix, the decision was made of the concept plan in order to hold media events at Pimlico. to eliminate loge boxes from the accommodate live horse racing. • Conversations with MJC program because they take up These items include: • The saddling paddock could be representatives at the April more space than similar products permanent or temporary and workshop about existing and are harder to reconfigure for • Dirt and turf tracks of at least should consist of a minimum product inventory and demand other uses. Reserved boxes and 15/16-mile for the dirt track and of 14 saddling bays, paddock at Pimlico for the Preakness track-view dining were added in 7/8-mile for the turf track. master office and walking ring. Stakes as well as MJC’s other their place. No-view dining, similar • A dirt track to accommodate Tote data and video displays Proposed track geometry: 15/16-mile dirt track & 7/8-mile turf track

Pimlico — RACE COURSE STUDY PHASE TWO 13 DECEMBER,DECEMBER 2018 B — Preakness Program

Preakness Product Matrix

Seating Product Type Proposed % of Total Approximate NSF/ Approximate NSF Permanent NSF Temporary NSF Quantity Premium Seat Required Planned Planned 1. Bleacher Seating 4,550 13.56% 7.5 34,125 - 35,100 Similar to Churchill Downs 1st Floor Grandstand 2. Reserved/Box Seating 14,000 41.73% 8.5 119,000 - 115,515 Similar to existing Pimlico apron boxes 3. Track View Dining - Permanent 2,377 7.08% 30 71,310 71,363 - Similar to existing Pimlico Terrace Dining Room 4. Track View Dining - Temporary 1,623 4.84% 38 61,674 - 64,885 Similar to existing Preakness Turfside Terrace 5. Suites - Permanent 1,000 2.98% 32 32,000 32,047 - Similar to Churchill Downs Jockey Club Suites 6. Suites - Temporary 2,450 7.30% 30 73,500 - 72,800 Similar to Pimlico Preakness Skye Suites 7. Seating with Hospitality 3,000 8.94% 15 45,000 - 43,850 Similar to Vineyard Vines Club at Churchill Downs 8. Club/Lounge with Track View - Permanent 700 2.09% 38 26,600 27,638 - Similar to 100-to-1 Club at Santa Anita Park 9. Club/Lounge with Track View - Temporary 700 2.09% 38 26,600 - 28,740 Similar to Starting Gate Lounge at Churchill Downs TOTAL PREMIUM SEATING 30,400 90.46% 131,048 360,890

10. Secondary/Add On Dining - Permanent 1,920 5.72% 20 38,400 38,373 Similar to existing Sports Palace Dining Room - 11. Secondary/Add On Dining - Temporary 1,230 3.67% 20 24,600 - 24,627 Similar to Lounge at Churchill Downs TOTAL PREMIUM ADD-ON PRODUCT 3,150 100% 38,373 24,627

General Admission Tickets 44,600 - - - - -

TOTAL VENUE CAPACITY (does not include add on dining) 75,000 -

Pimlico — RACE COURSE STUDY PHASE TWO 14 DECEMBER 2018 B — Preakness Program

Seating Products

1. Bleacher Seating 5. Temporary Track View Dining 9. Permanent Club/Lounge

Bleacher seating could occur next Temporary track view dining Permanent club and lounge to the track in areas where higher could occur in the infield along spaces within the clubhouse can value seating is not appropriate, the home stretch, level with the serve a variety of uses both on such as the final turn or turf adjacent track surface. racing and non-racing days. course chute.

2. Reserved Seating 6. Permanent Suites 10. Temporary Club/Lounge

Reserved seating could occur in Permanent suites provide an Temporary clubs around the any area adjacent to the track elevated track view within the venue can provide unique, less- where elevated seating tiers can clubhouse building that captures formal hospitality experiences be constructed, like the home the full extent of both the turf that appeal to a broader range of stretch or starting gate area. and dirt tracks. guests.

3. Box Seating 7. Temporary Suites 11. Permanent Add-On Dining

Box seating would be appropriate Multi-level temporary suites along Permanent add-on dining for high-value areas near the the home stretch or at the first makes use of spaces within the track such as the finish line. turn. Single level suites and villas clubhouse that do not have track placed in the infield near the finish views. This product provides line where their low height would elevated hospitality when paired not impact sightlines to the back with reserved or box seating. stretch. 4. Permanent Track View Dining 8. Covered Seating with 12. Temporary Add-On Dining Hospitality Permanent track view dining Like permanent add-on dining, provides an elevated track view Covered seating with hospitality temporary facilities can be used of both the front and back could be placed along the first to a add hospitality package stretches. and second turns in a location to reserved, box, or bleacher that does not impact the seating. sightlines of the clubhouse and other temporary products.

Pimlico — RACE COURSE STUDY PHASE TWO 15 DECEMBER 2018 B — Preakness Program

Economic and Fiscal Impact Analysis

This section focuses on • Maintaining and generating General Methodology well as spending by attendees changes in local spending on are that it is sensitive to both estimating the economic and additional fiscal revenues for including spectators, media goods and services that result location and type of spending Regional input-output models fiscal benefits associated with local and State governments personnel, jockeys, trainers, staff from income changes in the and can provide indirect and are typically used by economists operation of the Preakness and family/friends outside the directly and indirectly affected induced spending, employment Each of these benefits are as a tool to understand the Stakes. As previously discussed, race course on items such as industry sectors. The model and earnings information by important in assessing the flow of goods and services the overall impact of the horse lodging, restaurants, retail, and generates estimates of these specific industry category while overall impact of the Preakness among regions and measure industry, and specifically the transportation. An attendee impacts through a series of taking into account the leakages Stakes to the State. While the the complex interactions horse racing industry, to the State buying tickets to the race, relationships using local-level associated with the purchase value of most of these benefits among them given an initial is significant and the Preakness staying in a hotel or eating in a average wages, prices and of certain goods and services is difficult to measure, the spending estimate. Once the Stakes is a key driving force. restaurant would be examples transportation data, considering outside the economy under estimated economic activity direct spending amounts are of direct spending. No direct commute patterns and the consideration. Local and State economies generated can be quantified. It estimated and assigned to a market surveys were conducted relative interdependence of the would continue to benefit from should be noted that this section logical category, an economic The calculated multiplier effect as part of this analysis. This economy on outside regions for the running of the Preakness of the report focuses on the model estimates the economic is then added to the direct initial measure of economic goods and services. Stakes at an improved Pimlico Preakness Stakes race only and multiplier effects for each type impact to quantify the total activity reflects analysis of Race Course in a number of quantifies the direct, indirect, and of direct spending attracted The estimation of multipliers economic impact in terms data provided by secondary ways, including such tangible and induced benefits associated with to or retained in the State relies on input-output models, of output, employment and sources including TSG/MJC that intangible benefits as: Preakness race day operations resulting from operations of a technique for quantifying earnings which are defined are deemed to be reliable, but including the associated tax the Preakness Stakes. The sum interactions between firms, below: • Enhancing the racetrack’s accuracy cannot be guaranteed. revenues. This analysis does not of direct, indirect, and induced industries and social institutions image as a sports/ • Output represents the quantify any non-racing land use effects equals total economic Once the amount for direct within a specific economy. entertainment destination total direct, indirect and such as impacts from additional impact which is expressed in spending is quantified, a This analysis uses IMPLAN induced spending effects • Providing a first-class venue commercial and residential terms of output, employment calculated multiplier is applied software and databases which generated from operations for area residents and out-of- projects and other non-racing (jobs), and earnings (labor to generate the indirect and are developed under exclusive of the Preakness Stakes. This town visitors events that the facility may income). This analysis also induced effects. Indirect effects rights by the Minnesota IMPLAN calculation measures the total accommodate. Although not estimates the annual tax reflect the re-spending of the Group, Inc. The IMPLAN (which dollar change in spending • Enhancing the overall quality quantified, these developments revenues generated from the initial or direct expenditures stands for Impact Analysis for (output) that occurs in the of life and livability of the area would create additional economic Preakness Stakes at Pimlico or the business-to-business Planning) software package State economy for each dollar value. Race Course. transactions required to satisfy allows the estimation of the • Generating significant national of output delivered to final the direct effect. For example, multiplier effects of changes in and international media Direct spending represents demand. businesses impacted by the final demand for one industry exposure the initial change in spending Preakness Stakes purchase on all other industries within • Employment (Jobs) represents that occurs as a direct result • Providing a catalyst for various goods and services a defined economic area. Its the number of full and part- of operations of the Preakness further ancillary development from local and State vendors. A proprietary methodology time jobs supported from Stakes. Direct spending initiatives portion of these expenditures includes a matrix of production operations of the Preakness including expenditures on occurs in the local economy and distribution data among Stakes. The employment • Maintaining and generating race day operations such as and a portion leaves through all counties in the U.S. As such, multiplier measures the total additional economic activity admission and wagering as leakage. Induced effects reflect the advantages of this model change in the number of

Pimlico — RACE COURSE STUDY PHASE TWO 16 DECEMBER 2018 B — Preakness Program

Economic and Fiscal Impact Analysis

jobs supported in the State admissions and amusement tax, Summary of Economic Impacts Summary of Tax Revenues Estimated Tax Revenues Generated From Annual Operations of economy for each additional corporate income tax, hotel/ The table below summarizes the State tax revenues generated the Ideal Preakness Stakes at Pimlico Race Course $1.0 million of output delivered motel tax, personal income estimated economic impacts from the running of the Entity Amount to final demand. tax and sales and use tax. This generated from the Preakness Preakness Stakes are estimated analysis assumes that current State of Maryland $2,319,000 • Earnings (Labor Income) Stakes program as presented in to be $2.3 million annually. tax rates remain constant. City of Baltimore $2,683,000 represent the wages and this document. Running the Preakness Stakes GRAND TOTAL $5,002,000 salaries earned by employees Factors such as building at Pimlico Race Course Direct spending related to the of businesses associated program, attendance, origin of is estimated to generate Preakness Stakes is estimated of this analysis and based on spending at the State level with or impacted from attendees, financial operations, $2.7 million in tax revenues to generate $33.4 million which information provided by the generated from operations of operations of the Preakness industry trends, economic annually at the City level which produces $58.9 million in total Comptroller of Maryland, an the Preakness Stakes which Stakes. In other words, the conditions, direct spending is primarily driven by the output (i.e., sum of direct, effective tax rate was used. represents a conservative multiplier measures the total categories used, per person admissions and amusement tax. indirect, and induced spending) estimate relative to the sale dollar change in earnings of spending amounts, distribution Personal Income Tax – The State and supports 620 total jobs (full- The following provides a of alcoholic beverages. Ticket households employed by the of spending, multipliers, and of Maryland imposes a personal time and part-time) in the State description of the taxes sales are excluded as they are affected industries for each specific taxes quantified are income tax assessed against annually. These jobs are created estimated in this analysis. While reflected in the admissions and additional dollar of output all variables that influence the personal income earned in the in many sectors of the economy, other taxes may be positively amusement tax. delivered to final demand. economic and fiscal impact State. The State income tax is which both directly and impacted by the Preakness estimates. a graduated rate ranging from City of Baltimore Taxes The estimated spending indirectly support the increased Stakes, they are not quantified 2.0% to 5.75% of taxable income. generated from the running level of business activity in the in this analysis. In addition, Admissions and Amusement Non-residents are subject to a of the Preakness Stakes also area. Outputs from the IMPLAN this analysis does not include Tax - The admissions and special nonresident tax rate of creates tax revenues for the model indicate that total an estimate of taxes that amusement tax is a local tax 1.75% in addition to the State State of Maryland. Experience earnings generated from the could be generated from the collected by the Comptroller’s income tax rate. For purposes in other markets suggests that Preakness Stakes is estimated to potential non-racing land use Office for Maryland's counties of this analysis and based on while a significant portion of the be $24.2 million annually. opportunities discussed later and Baltimore City, and information provided by the direct spending likely occurs in this report which could be incorporated cities and towns. Estimated Economic Impact Generated in the State from Annual Comptroller of Maryland, an near the host venue, additional significant for both the City of The tax is imposed on the gross Operations of the Ideal Preakness Stakes at Pimlico Race Course effective tax rate was used. spending occurs in other Baltimore and the State. receipts from admissions, the Category Amount economies. Major tax sources Sales and Use Tax – The State of use or rental of recreational or State of Maryland Taxes impacted by the Preakness Output Maryland collects 6% sales and sports equipment and the sale Stakes were identified and Direct Spending $33,449,000 Corporate Income Tax – A use tax from sales and leases of merchandise, refreshments or taxable amounts to apply to Indirect/Induced Spending $25,467,000 corporate income tax of 8.25% of tangible personal property services at a nightclub or similar each respective tax rate were Total Output $58,916,000 of corporate federal taxable and services throughout the place where entertainment estimated. Although other taxes income adjusted by State State and a 9% tax on alcoholic is provided. Admissions and may also be positively impacted, Total Jobs 620 modifications is also levied beverages. For purposes of amusement tax rates are set this analysis estimated the by the State of Maryland on this analysis, the 6% tax rate is by local officials and vary by revenues generated from Total Earnings $24,225,000 corporations. For purposes applied to estimated taxable locality and by activity with

Pimlico — RACE COURSE STUDY PHASE TWO 17 DECEMBER 2018 B — Preakness Program

Economic and Fiscal Impact Analysis

a few exceptions and special Parking Tax – The parking tax situations. The City of Baltimore is a local tax collected by the applies a 5% tax on movies State Comptroller’s Office for on the historic register and local municipalities based on the single-screen movie theaters gross amount paid for occupying and a 10% tax on the admission a parking space. The parking tax or amusement cost for all rate is currently 20% in the City other activities such as other of Baltimore. movie theaters, athletic events, concerts, and golf. If the gross receipts from the activity is also Construction Impacts subject to the sales and use tax, the admissions and amusement Although not quantified in this tax is limited to 5%. analysis, construction costs associated with the project Hotel/Motel Tax – The City of would provide additional Baltimore levies a hotel/motel economic and fiscal impacts to tax of 9.5% on all gross amounts the local and State economies of money paid to the owners or during the construction period. operators of hotels in the City These benefits would include the by transient guests or tenants creation of jobs which produce for renting, using, or occupying earnings for area residents, as a room or rooms in those hotels well as increased tax revenue for sleeping accommodations. from the purchase of materials The hotel/motel tax does not and supplies. include State sales tax. Local Personal Income Tax – The City of Baltimore imposes a local personal income tax of 3.2% which is calculated as a percentage of taxable income. For purposes of this analysis and

based on information provided by the Comptroller of Maryland, an effective tax rate was utilized. Local income tax is based on where you live, not where you work.

Pimlico — RACE COURSE STUDY PHASE TWO 18 DECEMBER 2018 —C— The Vision C — The Vision

Planning Process

The Phase Two Study was the vision presented in this could be used on a year-round scenarios ranging from The determination to consider market conditions. These results initiated with a two-day document: basis? partial redevelopment of the year-round use and activation are presented in Section D. programming and visioning • What is the intended target • How could these potential uses site which provided minimal of the site also triggered the workshop at the Populous office market and revenue generation better engage the surrounding opportunity for non-racing land market analysis for potential Through a series of follow-up in Kansas City in April 2018. goal for the Preakness Stakes communities and neighboring use and community benefit, to non-racing land use components workshops with key stakeholders, This collaborative workshop (ticket sales, corporate sales, land uses such as Sinai comprehensive redevelopment such as commercial, residential the consultant team continued included the consultant team sponsors)? Hospital? which maximized the use of the and hospitality/entertainment. to focus efforts on creating a and representatives from the • What is the best venue product site while also creating the best As the concepts evolved, concept plan that maximized following stakeholder groups: mix (seats, suites, etc.) to Through the exploration of these possible venue for the Preakness Entreken Associates tested opportunity for non-racing land achieve racing program success questions, it was collectively Stakes. These three initial various non-racing land use use, had positive community - Baltimore City in this market? agreed that ongoing planning planning scenarios are presented components to develop impact, complemented - Baltimore Development • Is there an existing racing venue should examine a combination on a subsequent page. recommendations that align with neighboring land uses, and Corporation in North America that could of permanent and overlay - LifeBridge Health serve as a product mix model? (temporary) facilities to host - Maryland Jockey Club If so, how does it translate to the Preakness Stakes and a - The Stronach Group Pimlico Race Course and the limited racing meet. Instead of - The Maryland Stadium Preakness Stakes? focusing purely on the needs of Authority • Which components of the the Preakness Stakes, the ability - Park Heights Renaissance recommended product mix are of the site to serve non-racing best achieved as permanent functions on a year-round basis The intent of this visioning and which are best achieved as with potential commercial, retail workshop was to bring this overlay? and residential development on diverse group of stakeholders • What is the recommended portions of the site in addition together in a collaborative permanent venue program to activating the site as a hub of environment to explore including support spaces (food community life were considered. unconventional ideas and service, media, retail, etc.) During the Phase One Study in concepts for creating an ideal given the answers to the above 2016, MJC stated it was their intent Preakness venue and Pimlico questions? to move all stabling and training redevelopment. • Is the full extent of the existing off-site. Therefore, year-round Pimlico site required to stabling and training at Pimlico was During this workshop the group accommodate the program and not a consideration in the Phase endeavored to answer the host the Preakness Stakes? Two Study. following questions, which would • What are the potential non- eventually lead the consultant racing uses of the site and The initial workshop resulted team and stakeholders to permanent improvements that in three potential planning Programming and Visioning Workshop One

Pimlico — RACE COURSE STUDY PHASE TWO 20 DECEMBER 2018 C — The Vision

could have a significant potential return on investment, while not losing sight of the primary goal of serving as the ideal venue for the Preakness Stakes. Through the course of multiple non- racing product mix market tests and plan adjustments, Option Two was deemed the land use scenario that best serves as the long term home of the Preakness Stakes as well as the catalyst for non-racing investment on the site and the greater community.

Once the clear path to a conceptual planning solution was determined, RK&K began an assessment of on and off-site infrastructure and recommended improvements to support the proposed concept plan. This included assessing the demand of the proposed concept elements and working with public utility and other service providers to ensure that the proposed land use concept can be serviced. RK&K also looked at associated utility improvement costs. In addition, RK&K conducted preliminary stormwater management and traffic assessments related to the Places of value and key transportation routes within a one mile radius of Pimlico as identified in the initial planning workshop proposed concept plan.

Pimlico — RACE COURSE STUDY PHASE TWO 21 DECEMBER 2018 C — The Vision

OPTION 1 APRIL 25, 2018

Option One Option Two Option Three In this minimal redevelopment option the tracks, clubhouse, Unique to Option Two is the 35-degree clockwise rotation of the Option Three developed as a conventional urban infill scenario, and grandstand facilities remain in their existing locations and tracks to become parallel with Belvedere Avenue. This rotation with the tracks staying in their existing orientation and allowing orientation. The focus of this concept is on racing with limited is the only possible solution that will allow 360-degree public commercial, retail, and residential development to push up to commercial development. The original open air grandstand would connectivity and development around the track, which will be the edges of the tracks. A new large racing clubhouse would remain while the enclosed grandstands would be replaced by a more compatible with the community and neighboring land uses. be constructed which would house most of the programmed conventional enclosed clubhouse consisting of premium seating Additionally, potential street connectivity through the track outside seating product with little need for temporary facilities to host products. Landscape buffers and pedestrian circulation surround of the race meet would eliminate the public perception that Pimlico the Preakness Stakes. The track distance would need to be the site and connect all of the key spectator elements within the is a barrier in the core of the community. The infield could be open slightly shortened to allow development between the track site. However, the pinch points created between the track and to public recreation and events throughout the year. and Northern Parkway in an effort to connect the expanded Northern Parkway and Belvedere Avenue continue to restrict LifeBridge Health campus to the commercial and retail. Housing public circulation around the site and to the LifeBridge Health Referred to as the "Palio," this option focuses on developing could be developed along the track backstretch. campus. organized community elements around the track similar to site of the famous Palio di Siena horse races held in the Piazza del Campo While providing some non-racing land use opportunity, this The main entry avenue from Nothern Parkway provides a in Siena, Italy. However, due to the large scale of modern tracks, scenario does not alleviate the problem of connectivity around powerful view corridor to the north entry tower and garden the Palio elements are smaller public plaza spaces that encourage and through the site. Additionally, the limited "pockets" of paddock area. However, the bulk of the site outside of the engagement of both the racing and non-racing components of the development would likely suffer from the lack of connectivity. tracks would be preserved for surface parking with very limited redevelopment. These public plaza spaces could be designed to be connectivity or relevance to the surrounding community. This activated for a variety of public events, entertainment, and as the typical venue planning scenario encourages patrons to drive race day saddling paddock to encourage community engagement to and around the facility versus the creation of a pedestrian of horse racing and the site on a year-round basis. It is envisioned friendly, connected environment. The paddock is re-imagined that the plazas could be surrounded by a mix of public and private as a traditional outdoor walking ring and saddling stalls in a property investments such as mixed-use commercial, residential, garden setting. This arrangement will allow the patrons to better community resource center, an innovation campus, and other engage the pageantry and stars of the sport. The new stable elements which would help to draw the community together and area accommodates up to 140 horses, assuming that horses for maximize economic value of the redevelopment. In this scenario, a the day's racing card will be hauled in, following the MJC plan to mix of permanent and temporary facilities could be utilized to host move all stabling and training off-site as described to the planning the Preakness Stakes in order to minimize racing related capital team during the Phase One Study. investment.

Pimlico — RACE COURSE STUDY PHASE TWO 22 DECEMBER 2018 C — The Vision

The Site

GLEN MT. WASHINGTON The 110-acre Pimlico Race Course site is located RESIDENTIAL RESIDENTIAL primarily within residential neighborhoods, with Mt. Washington to the north, Glen to the northwest and HEALTHCARE Park Heights to the south. The site is bordered by Sinai Hospital on the east. Limited commercial/retail NORTHERN PARKWAY is located within the Park Heights neighborhood to the southwest along Park Heights Avenue. PARKS / Park Heights comprises smaller neighborhoods OPEN SPACE that, in aggregate, have more than 26,000 residents. Park Heights has been decreasing in 20-ACRE population and has experienced nearly double the LIFEBRIDGE City’s rate of out-migration since this trend began in SCHOOL PARCEL INCLUDED HEALTHCARE the 1970s. IN PLANNING (SINAI HOSPITAL) Glen is one of the largest communities in Northern Park Heights. It is a neighborhood of mixed housing PIMLICO types that include single family, garden apartments, condominiums and semi-detached single family 110 Acres homes. Mt. Washington is mostly residential, though PARK HEIGHTS it has two small commercial areas: Mt. Washington RESIDENTIAL Village, located off the west side of I-83, containing the Baltimore Light Rail's Mt. Washington Station and Mt. Washington Mill, located off the east side of I-83, commonly referred to as Historic Mt. Washington.

PARK HEIGHTS AVENUE BELVEDERE PARK HEIGHTS In 2016, LifeBridge Health purchased 20 acres from MJC on the east side of Pimlico Road. Plans have RESIDENTIAL been announced to incorporate this parcel into the Sinai campus beginning with the construction COMMERCIAL of a new 125,000 square foot outpatient medical RETAIL center as early as 2019. As a stakeholder in this planning process, LifeBridge favors connectivity to and through a redeveloped Pimlico which might COMMERCIAL include residential, hospitality, commercial and RESIDENTIAL RETAIL entertainment components. LifeBridge has further expressed willingness to exchange real estate and adapt their plan to enable the redevelopment of the Pimlico site as proposed.

Pimlico — RACE COURSE STUDY PHASE TWO 23 DECEMBER 2018 C — The Vision Existing Conditions Existing Site Legend

1. Primary Points of Entry 10. Paved VIP Parking 2. Front Stable Area 11. Paved Parking 3. Stable and Trailer Parking 12. Preakness Infield Village 4. Clubhouse 13. Preakness Winner's Circle 5. Paddock & Winner's Circle 14. Infield Service Area 6. Grandstand 15. Infield Tunnel 7. Old Grandstand 16. Preakness InfieldFest Area 8. Maintenance 17. Backstretch Stable Area 9. Grass Parking Outside Fence

Facility Statistics

Total Acreage: 110 Dirt Track Distance: 1-Mile Oval with 1-1/4 Mile & 6-Furlong Chutes Turf Track Distance: 7/8-Mile Inside the Dirt Track Paved Parking Acreage: 21 Grass Parking Acreage: 12 Approximate Parking Capacity: 4,700 spaces Non-Owned Adjacent Parking: 14 acres / 2,000 spaces

Stabling Acreage: 13.5 Stabling Square Footage: 208,900 Stabling Capacity: 1,060

Clubhouse Square Footage: 124,730 Clubhouse Capacity: 3,040

Grandstand Square Footage: 208,132 Grandstand Capacity: 7,479

Old Grandstand Square Footage: 145,434 Old Grandstand Capacity: 9,575

Pimlico — RACE COURSE STUDY PHASE TWO 24 DECEMBER 2018 C — The Vision

The Palio Inspiration

The Palio di Siena, known locally The race itself runs for three laps of the seventeen contrade to by many as a "barrier" in the simply as Il Palio, is a horse race of the Piazza del Campo, the the piazza. The Campo was and middle of the communities that is held twice each year on perimeter of which is covered remains the focal point of public that surround it and the July 2 and August 16 in Siena, with several inches of dirt and life in the City. LifeBridge Health campus. The Italy. Ten horses and riders, turf (imported and laid for the planning team and stakeholders bareback and dressed in the occasion at great expense to the The consultant team and key consented that the optimum colors of their district, represent city) and the corners of which stakeholders found similarities planning solution for Pimlico ten of the seventeen contrade, or are protected with padded to the planning challenges of the would be one that connects the city wards. The race is possibly crash barriers for the race. On Pimlico site and inspiration in the communities and neighboring the oldest in the world, dating the dangerous, steeply canted history, culture and design of the land uses through the Pimlico from 1590. track, the riders are allowed Palio and Piazza del Campo. site. to use their whips not only for The Palio di Siena is more their own horse, but also for History & Culture: The Palio is Mixed-Use Piazza: Outside than a horse race. It is the disturbing other horses and believed to be the oldest horse of the Palio, the piazza is culmination of ongoing rivalry riders. The Palio in is won by race in the world and Pimlico is the focal point of public life, and competition between the the horse who represents his the oldest race track in North surrounded by restaurants and contrade. The lead-up to and contrada, and not by the jockey. America. Similar to MJC's shops, and the site of markets, the day of the race are invested The winner is the first horse to future vision for the Preakness entertainment, and social with passion and pride. Formal cross the finish line—a horse can Stakes, the Palio is a multi-day gatherings. It is the place people and informal rituals take place win without its rider. public spectacle with formal want to be together. The Pimlico as the day proceeds, with each and informal rituals, pageantry, plan could also include racing contrada navigating a strategy The Piazza del Campo is the neighborhood celebrations and and non-racing components of horsemanship, alliances and principal public space at the other events surrounding the that engage the community Piazza del Campo on race day animosities. There are the final historic center of Siena and is race. The historic culture of the year-round. As with the Piazza, clandestine meetings among the regarded as one of Europe's Preakness Stakes is similar, with public spaces could be used heads of the contrade and then greatest medieval squares. It an annual parade, gala, and for components of the racing between them and the jockeys. is renowned worldwide for other events being held until program utilizing temporary There is the two-hour pageant its beauty and architectural recent years. Additionally, the overlay. of the Corteo Storico followed integrity. The open site was a Preakness Infield Fest has been by crowning moment of the marketplace established before considered "a right of passage" These remarkable similarities day - the race - which takes only the thirteenth century on a for generations of young helped the consultant team about 75 seconds to complete. sloping site near the meeting Baltimoreans. and key stakeholders establish Although there is great public point of the three hillside the Palio vision and influenced spectacle, the passions displayed communities that coalesced Connectivity: The Piazza del the planning concept that is are very real. to form Siena. Today, eleven Campo connects seventeen city presented in the following pages. narrow shaded streets radiate wards and is the focal point of into the city connecting each public life. Pimlico is regarded Piazza del Campo every day

Pimlico — RACE COURSE STUDY PHASE TWO 25 DECEMBER 2018 C — The Vision

Track Rotation

The track is the most critical 35-degree clockwise rotation element required to host the and repositioning of the track Preakness Stakes so the key parallel with Belvedere Avenue. factors influencing the planning This key aspect of the proposed process are its geometry, plan allows for full 360-degree location, and orientation. circulation around the site, aligns Piazza del Campo However, it is also the most the track with the city street grid (shown for scale) significant challenge related to allowing for connectivity through establishing connectivity through the site, and provides opportunity the site and the development of for contiguous development non-racing components around connected to the surrounding the site. land uses.

The current track geometry, The resulting concept plan location, and orientation create received approval by MJC, MRC pinch points between the track and LifeBridge Health. and Northern Parkway and Belvedere Avenue, restricting public circulation around the site and to the LifeBridge Health campus. Additionally, the limited "pockets" of development possible with the current track orientation would likely suffer from the lack of connectivity or not be viable at all.

In an effort to explore planning options that could achieve optimum land use and community connectivity, the track geometry shown adjacent was presented to and approved by MJC and MRC. This critical approval allows for the

Pimlico — RACE COURSE STUDY PHASE TWO 26 DECEMBER 2018 C — The Vision

Connectivity

Pimlico Race Course is regarded through to Park Heights Avenue. by many as a "barrier" in the The north section of this street middle of the communities may be temporarily closed during that surround it, including the the race meet to serve as seating Pembridge LifeBridge Health campus. overlay along the homestretch. Pimlico The consultant team and key stakeholders agreed that an Queensberry Avenue and optimum planning solution Pembridge Avenue to the south Queensberry for Pimlico would be one that could be pulled through the site, connected the communities and including the infield, to connect to neighboring land uses through Northern Parkway. The sections the Pimlico site. As previously of these streets that cross the explained, the 35-degree track and infield would need to clockwise rotation aligns the track be temporarily closed during the with the city street grid allowing race meet. The Pembridge Avenue Loop Road for potential connectivity through design incorporates a tunnel under Winner Avenue the site and providing opportunity the homestretch for uninterrupted for contiguous, complimentary heavy vehicle access to the infield development connected to the during the closure. The track surrounding land uses. crossings could be accomplished AT GRADE TRACK by pulling back and damming the BRIDGES In the concept, a new street dirt track to expose the asphalt network around and potentially sub-base and utilizing removable through the site, including the turf trays at the turf track. Turf track infield, would connect with trays have been successfully used the primary traffic routes of at Sam Houston Race Track and Northern Parkway, Park Heights sports facilities around the world. Avenue and Belvedere Avenue. Loop Road Winner Avenue may be a divided Pedestrian connectivity would four-lane boulevard connecting be accomplished along the Northern Parkway and Belvedere new street network as well as Avenue. This would be the primary pedestrian paths through the route for Preakness Stakes public perimeter development and transportation and coach traffic infield. Pedestrian track crossings with ample loading and unloading during the race meet could be zones along the north bound lanes accomplished via both tunnels and adjacent to the track. an innovative pedestrian swing bridge design. The swing bridges A new loop street around the would allow for more rapid track perimeter of the track could crossing between races and would connect Winner Avenue to Pimlico not be impacted by weather Road and back, also connecting conditions.

Pimlico — RACE COURSE STUDY PHASE TWO 27 DECEMBER 2018 C — The Vision

Infrastructure, Traffic, & Utilities

RK&K has prepared this Phase was acquired from the City the proposed development d. Electric - Baltimore Gas g. Stormwater Management – City Department Two Feasibility Study for and utility owners and used were estimated to and Electric was contacted A stormwater management of Transportation, Pimlico Race Course to develop to depict utility systems in the determine if existing to discuss proposed concept plan was prepared Baltimore City Police, a comprehensive study of the vicinity of the Pimlico Race water main capacity is conceptual plan and that estimates stormwater and the Maryland feasibility of demolition and Course. Recommendations adequate. Coordination program requirements. requirements for the Transit Administration to reconstruction of the Race for additional studies with Baltimore City We obtained feedback on project improvements. understand the current Course to a new modernized or improvements to the Department of Public potential feeder capacity challenges and potential facility with mixed-use infrastructure utility elements Works to determine the issues and associated 4. Preliminary Traffic concerns and preliminary components. The assessment were provided. extent of recommended improvements required. Assessment thoughts on strategies to extends from Northern Parkway improvements was Based on feedback from address traffic demands and West Rogers Avenue on This Phase Two Study updates performed. Baltimore Gas and Electric, a. Baltimore City Department for Pimlico Race Course the north side of the race and builds upon the Phase One potential improvements of Transportation was renovation or rebuilding course; Pimlico Road on the report; accomplished by way b. Sanitary Sewer - The to the City conduit and contacted and provided scenarios. east side of the course; West of the following scope of civil average and peak flows for manhole system were available traffic count data Belvedere Avenue on the south engineering study: the proposed development identified. within the Pimlico Race side of the course; and Winner were estimated. A sanitary d. Estimates were prepared Course study area, and for the trips generated Avenue, Hayward Avenue, and 1. Proposed improvement sewer analysis request e. Natural Gas - Baltimore recently completed traffic Park Heights Avenue on the designs prepared by letter was submitted Gas and Electric was by both the equestrian studies. This data was and mixed-use land uses, west side of the race course. Populous were reviewed, to Baltimore City contacted to discuss reviewed. including the site plans and Department of Public proposed conceptual based on proposed square In 2017, RK&K prepared a building plans. Works for assessment plan and program footage of improvements. Phase One Feasibility Study of the existing sewer requirements to obtain b. Readily-available that performed a concept level 2. Previously developed utility capacity downstream. feedback on potential gas information was obtained e. Feedback provided assessment of existing site base maps were updated Based on feedback from main capacity issues and from MJC regarding their by stakeholders was utility systems within and in the with new information that Baltimore City Department associated improvements event attendees and how incorporated into this vicinity of the same property. became available. of Public Works, the required. they travel to Pimlico narrative and conceptual Overall existing conditions extent of recommended events. design. were documented based on 3. An evaluation of required improvements to the sewer f. Telecom - Verizon was available records. Meetings utility improvements and network was determined. contacted to confirm c. Procedures and traffic were held with the Baltimore upgrades for the final Race available capacity for 5. Cost Estimate – An modifications for special City Department of Public Course concept for the c. Storm Drainage - Potential telecom services to the estimate of the cost of events (including the Works Utility Maintenance following utility systems was site drainage connection site. Based on feedback infrastructure construction Preakness Stakes, other Division to discuss water, developed as described in a points to the storm drain from Verizon, we identified was prepared for the equestrian events, sanitary, and storm drain series of diagrammatic plans system were reviewed to potential improvements to roadway, utility, and and concerts) were systems in vicinity of the race and the technical narrative: determine if an increase in the Verizon conduit and stormwater infrastructure discussed with the course. The City provided data runoff is projected which may manhole system. improvements listed above. agencies. Feedback was on the maintenance history of a. Water, Domestic and Fire affect on-site stormwater obtained from Baltimore their infrastructure. GIS data - Peak water demands for management requirements.

Pimlico — RACE COURSE STUDY PHASE TWO 28 DECEMBER 2018 C — The Vision

Existing Systems

Roadways water service lines with 6” FM toward Cross Country Blvd, At the intersection of Winner In Belvedere Avenue, a 12” The point of gas service is The study of the condition of the water meters. The first meter is while SMs south of West Rogers Avenue and Hayward Avenue, service drain extends north terminated with a meter/ existing roadway systems is not located at the southwest corner Avenue transport sewage an 8” sanitary service line to the site from the City’s 24” regulator operating at standard part of this study. of Northern Parkway and Pimlico south. The largest diameter SM extends northeast and a 6” storm drain. This 12” service drain delivery pressure by Baltimore Road and the second meter is bordering the project site is a sanitary line extends southeast, is about 200’ west of Palmer Gas and Electric. See Exhibit 13 Water Systems located west of Hayward Avenue 12”-15” SM originating at the both upstream to the site. Both Avenue. in Appendix E.1. The water mains surrounding and Winner Avenue. The two (2) intersection of Hayward Avenue sanitary service lines connect to the site are located in the City's 6” FM meters are connected by a and Maple Avenue, extending the City’s sanitary Manhole 90. At Queensberry Avenue and Conduit (Baltimore City) Western Third Pressure Zone 8” water line that provides both west along Hayward Avenue, and Belvedere Avenue, a 36” service In West Rogers Avenue, the with overflow elevation of EL fire and domestic water services then extending south along Park At the intersection of Winner drain extends northeast to the City has a 12-way concrete 567.4, causing existing typical to the course facilities. The first Heights Avenue. There are 8”- Avenue and Ingleside Avenue, an site and then runs along the encased duct bank with conduit water pressures to be near 49 water meter extends off a 12” 10” SMs in West Rogers Avenue 8” sanitary service line connects east side of the race course. See manholes. The duct bank is psi. The major transmission water main in Northern Parkway and its intersecting streets, and to City sanitary Manhole 82 and Exhibits 07 and 08 in Appendix composed of clay tile and mains around the site are a 12” and the second meter extends in West Belvedere Avenue, Park extends northeast (upstream) to E.1. fiber conduits that provides a water main in Northern Parkway, off an 8” water main in Winner Heights Avenue, Winner Avenue, the stables. See Exhibits 04 and pathway for Baltimore Gas and a 24” water main in Belvedere Avenue. Hayward Avenue, and in the 05 in Appendix E.1. Gas System (Baltimore Gas and Electric’s feeders and various Avenue, and a 12” water main southern parking lot along Maple Electric) cable systems. See Exhibits 10 in Park Heights Avenue, not On the southeast side of the Avenue and former Washington Storm Drainage Systems From the intersection of Winner and 11 in Appendix E.1. including distribution mains course, there are two (2) 6” Avenue. From the intersection of Winner Avenue and Hayward Avenue, that also surround the site. water service lines in Belvedere Avenue and Hayward Avenue, a 6” low pressure gas service Electrical Systems (Baltimore Within the project limits, the Avenue. The first water service At Queensberry Avenue and a 20” service drain extends line extends northeast and then Gas and Electric) infrastructure includes a 10” extends off a 12” main in the Belvedere Avenue, an 8” sanitary northeast from the City 27” north to the north side of the From the intersection of Maple water main in West Rogers vicinity of Woolverton Avenue service line connects and then storm drain and then north in clubhouse. Avenue and Hayward Avenue, Avenue, 6”-8” water mains at the with a 4” domestic meter. The extends northeast (upstream) vicinity of the clubhouse. overhead single phase 13 KV intersecting roads between West second water service extends along the east side of the course From West Rogers Avenue, conductors extend into the Rogers Avenue and Northern off a 10” main west of Preakness and then crosses Pimlico Road In Belvedere Avenue, a 12” south of Key Avenue, a 6” southern parking lot. The Parkway, an 8” water main in Way with a 6” FM meter / 4” to a serve lot owned by the service drain extends into the medium pressure gas service overhead conductors serve Winner Avenue and Hayward domestic meter. See Exhibits 01 Binah Institute. race course property from a line extends southeast to a a pole mounted 10 KVA Avenue, and a 6” water main and 02 in Appendix E.1. city 24” storm drain. From the service building west of the transformer that provides 120 loop (serving a City fire hydrant) In Belvedere Avenue, a 6” intersection of Park Heights grandstands. V secondary service to pole in the southern parking lot Sanitary Systems sanitary service line connects to and Paton Avenue, a 24” service mounted fixtures. along Maple Avenue and former Pimlico Race Course is at a the 8” SM approximately 400’ drain extends northeast to the North of the Pimlico Road and Washington Avenue. modest high point such that east of Park Heights Avenue and site from the City’s 54” storm Belvedere Avenue intersection, West of the grandstands, collector sewer mains (SM) extends north (upstream) to the drain. a 4” low pressure gas service Baltimore Gas and Electric On the northwest side of the on and north of West Rogers site. line extends west to the stable has two (2) pad mounted course, there are two (2) 6” Avenue transport sewage north facility. switchgears. Two (2) sets of

Pimlico — RACE COURSE STUDY PHASE TWO 29 DECEMBER 2018 C — The Vision

Existing Systems

three phase 13-KV conductors overhead conductors serve Existing soils are an urban extend from the switchgears a pole mounted 75 KVA complex; Hydrological Soil northwest overhead to West transformer that provides 120 V Group D. Rogers Avenue and southwest secondary service. underground to Winner Avenue. North of the Pimlico Road and Traffic Baltimore Gas and Electric’s Belvedere Avenue intersection, See Proposed Systems, Traffic. conductors are overhead in overhead single phase 13 KV West Rogers Avenue and conductors extend west to the Winner Avenue. Baltimore stable facility. The overhead Gas and Electric has three (3) conductors’ serve a pole transformers spaced along the mounted 300 KVA, 13.8/4.4 V west side of the grandstands transformer for the stable facility. and clubhouse that are fed by an See Exhibits 10 and 11 in underground 13 KV loop system Appendix E.1. from the switchgears. A 1000 KVA, 277/480V transformer Telecom Systems is located at the south end of From field observation, the clubhouse. The second 2500 Verizon and Comcast telecom KVA, 277/480V transformer cable systems are attached to is located near the two the Baltimore Gas and Electric’s switchgears. The third 500 KVA, overhead pole system within the 240V transformer is located Pimlico Race Course site. about 200’ north of the two See Exhibits 10 and 11 in switchgears. Appendix E.1.

The overhead 13 KV conductors Stormwater Management between the switchgears and There were no findings of West Rogers Avenue have a pole any existing stormwater mounted 100 KVA transformer management measures on-site. for the service buildings. The existing site consists of existing Pimlico Race Course, From the intersection of West surrounding buildings, parking Rogers Avenue and Woodcrest lots, and associated utility Avenue, overhead three phase infrastructure. See Exhibit 15 13 KV conductors extend into in Appendix E.1 for existing the northern parking lot. The impervious area on the site.

Pimlico — RACE COURSE STUDY PHASE TWO 30 DECEMBER 2018 C — The Vision

Proposed Systems

Roadways gpm, and the total peak hour preliminary check that must be the north. However, it is possible The unit quantities (square sewer systems were unavailable The study of proposed roadway flow will be 3,300 gpm, or, more confirmed with an actual fire that a more detailed hydraulic footage of buildings, etc) used to due to limited capacity and systems was limited to that conservatively, say 3,500 gpm. flow test. Note, at the time of model analysis conducted in a derive estimated demands were cannot be used to accept the included in the Architectural this study, fire flow testing was future study will indicate that provided by Populous. Under proposed flows. However, narrative and as needed to This project is a large not possible as the City was the southern connections be proposed conditions, the total there is a proposed sewer capture costs of new roadways development with new buildings performing a comprehensive tied to the existing 24” water peak hour flow rate is 1,500 gpm. improvements project, SC 940: and restoration of existing and streets. Multiple new water cleaning and lining of area water main in Belvedere Avenue Hydraulic Improvements to the roadways disturbed for utility mains are proposed to connected mains. instead of the 12” water main. RK&K sent a request to the City High Level Sewershed Collection improvements. See Exhibit 00.1 to existing water mains around All proposed work outside of on 08/27/2018 to evaluate the System, which will have sufficient in Appendix E.1 for additional the perimeter of the project Since all existing facilities within the project limits only include sanitary sewer system capacity capacity once completed to information. limits. This “looping” of the the project limits will be removed tie-in connections at adjacent downstream from the project accept all proposed flows. SC system is designed to provide and replaced with a completely street intersections. Therefore, site to determine if and where 940 is expected to be completed Water Systems improved hydraulic performance. different site layout, the following no significant improvements are the sewage flows could be by January 2021. The Pimlico RK&K estimated water demands RK&K conducted a preliminary existing water mains will be noted beyond the project limits, discharged. The City used their development tie-in connection under proposed conditions analysis simulating a fire flow test removed or abandoned within pending confirmation by fire flow hydraulic model to evaluate point to this project would be at within the project limits, using the City’s water hydraulic the project limits: the 10” water tests recommended for a future system capacity. Although RK&K the intersection of Queensberry excluding the future LifeBridge model in WaterCad, where the main in West Rogers Avenue, phase of study. See Exhibit 03 in did not estimate existing sewage Avenue and West Garrison Health campus. See Exhibit peak demand of 3,500 gpm was the 6”- 8” water mains at the Appendix E.1 for greater detail. flows, RK&K requested that the Avenue. This would require a 02.1 Water & Wastewater Flow applied to one point on the 24” intersecting roads between West City zero-out any existing flows sewer main be constructed Estimates in Appendix E.1 for the water main while the rest of the Rogers Avenue and Northern Sanitary Systems in the model because existing outside of the development assumptions and calculations. system was on maximum day Parkway, and the 6” water main RK&K estimated sewage flow facilities will be removed. The limits. The SC 940 sewer will have The maximum day conditions conditions. According to this loop in the southern parking lot generation under proposed City’s model currently assumed a total capacity of 3.5 MGD (2,431 are assumed to occur on the analysis, the residual pressure along Maple Avenue and former conditions within the project, that the existing peak flow was gpm). The City stated that they day of the Preakness Stakes on the 24” water main during Washington Avenue. excluding the future LifeBridge 0.25 MGD (174 gpm), which will allow a Pimlico developer to with 75,000 spectators within peak flow was 41 psi, which is Health campus. See Exhibit was removed during analysis discharge up to 2.66 MGD (1,847 the official event limits and greater than the lower limit of See Exhibit 03 in Appendix 02.1 Water & Wastewater Flow per RK&K’s request. There are gpm) to this future sewer. Given with open public access for all 20 psi. Moreover, other areas E.1 for the Proposed Water Estimates in Appendix E.1 for the several candidate sewer systems that the proposed development facilities outside the event limits. within the pressure zone, but Infrastructure Improvements assumptions and calculations. located north, south, east, and peak flow is 2.16 MGD (1,500 The unit quantities (square farther away from the project consisting of 8” – 12” water The maximum day conditions west which were considered for gpm), the current estimated footage of buildings, etc) used to site, still had residual pressures mains. The proposed water are assumed to occur on on the accepting the proposed sewage peak flow is 81% of the maximum derive estimated demands were above 20 psi. This indicates that mains would connect to the day of the Preakness Stakes flows. allowed to be sent to the SC 940 provided by Populous. Under the surrounding infrastructure existing 12” water main along with 75,000 spectators within system. As the development plan proposed conditions, maximum outside of the project site should Belvedere Avenue in the south the official event limits and Based on the City’s hydraulic is refined, this sewage generation day demand will be 800 gpm, be able to handle the proposed and to the existing 12” water with open public access for all model analysis, the City limit should not be exceeded. the needed fire flow will be 2,500 flows. However, this is only a main in Northern Parkway in facilities outside the event limits. responded that all of the existing

Pimlico — RACE COURSE STUDY PHASE TWO 31 DECEMBER 2018 C — The Vision

Proposed Systems

Since all existing facilities within connection at the intersection site will require further study for feeders and third party telecom Telecom Systems (Verizon) be paid by the user. Commercial the project limits will be removed of Queensberry Avenue and possible impacts to the existing cable systems. The lighting Verizon telecommunication has needs likely can be addressed and replaced with a completely West Garrison Avenue. This will City’s drainage system. See conduit system are PVC concrete a conduit system within Pimlico with their existing infrastructure. different site layout, the 8” – 10” likely be a dedicated main such Exhibit 09 in Appendix E.1. encased with 18” to 30” of cover. Road between Northern Parkway Residential users would not. existing sewer mains will be that the existing 8” sewer main Lighting handboxes are placed and Belvedere Avenue. Verizon removed or abandoned in the in Queensberry Avenue would Gas System (Baltimore Gas and at each light pole location and also has their overhead cable Historically for Preakness Stakes following roads within the project remain to serve the other existing Electric) where the conduit runs require system attached to the utility event day they were able to limits: West Rogers Avenue, the residents along that road. Baltimore Gas and Electric directional change and roadway poles north and west of the Race boost their copper services at intersecting streets between (BGE) will design and install crossings. See Exhibit 12 in Course. The conduit system and the request of the Broadcasting West Rogers Avenue and There are two areas in the project their gas distribution system Appendix E.1. the overhead cable system will Network(s) covering the event. Northern Parkway, and in Maple limits where existing grades to accommodate service be impacted by the Race Course Verizon provides temporary at- Avenue and former Washington indicate that gravity alone likely requirements. They have a Electrical Systems (Baltimore improvements. To maintain grade cable to provide a feed to Avenue in the existing southern will not suffice in transporting medium pressure system in Gas and Electric) Verizon's cable distribution the existing grandstand. parking lot area. sewage to the final discharge West Rogers Avenue that Baltimore Gas and Electric would system running through the location. For these two areas, would accommodate the be responsible for the installation Race Course site, a new conduit The City ductbanks can provide See Exhibit 06 in Appendix the buildings will use gravity project’s demand. However, of its electrical feeders that system constructed to Verizon’s a pathway to accommodate new E.1 for the Proposed Sewer collectors in a sub-sewershed as the proposed development supply primary circuit runs to standards will be required. The third-party telecommunication Infrastructure Improvements. This which discharges to a pump eliminates West Rogers Avenue, the customers. Secondary rated new conduit system will consist systems within the Race Course study assumes that all proposed station and is subsequently it is recommended the main be cables would be installed for 120 of PVC, sand encased, ductbanks site. flows (1,500 gpm) will discharge pumped through a force main moved to Northern Parkway. V lighting circuits. BGE has an with 3' nominal depth of cover. to the SC 940 connection south into a nearby gravity manhole. Alternatively, it could be placed existing electric main traversing See Exhibit 12 in Appendix E.1. of the site, but more detailed See Exhibit 06 in Appendix E.1. in an easement free of proposed the site within the existing West Verizon’s existing service to the future studies may indicate structures and designed around. Rogers Avenue road right-of- project area is limited to voice Stormwater Management that a small portion of this flow Storm Drainage Systems BGE also has a low pressure main way. The main provides service and enterprise level ethernet The site area, limit of disturbance, from a few individual buildings For this study, the storm water to the south of the site that may to properties east and west of service transmitted with copper is approximately 115 acres. may be able to discharge to flow would be collected and be able to assist with meeting the the property and must remain in wire. They do not have a video The proposed improvements other sewer systems, including diverted to Northern Parkway project demand, but not cover it. service. BGE suggests the main service sister company in the area. consist of the demolition and those which flow north. The then directed east to the north See Exhibit 12 in Appendix E.1. be moved to Northern Parkway Their top services, fiber optic reconstruction of the Race proposed gravity sewers are side of Greenspring Avenue. and placed underground. FIOS and Optical Wave, do not Course to a new modernized 8” – 15” in diameter. The only The collected storm water flow Conduit (Baltimore City) Alternatively, an easement could currently extend to the project facility, and demolition of the proposed sewer infrastructure would then be deposited into an The new conduit system will be set up over its current location area. Verizon is uncertain of the surrounding buildings and improvement required outside existing drainage ditch on the consist of PVC concrete encased with the service remaining feasibility of bringing it in. Verizon construction of mixed-use of the development limits is north side of Northern Parkway duct banks with 4.5’ nominal above ground or relocated mentioned they have brought developments. See Exhibit an 885’ long, 15” gravity sewer which continues easterly to the depth of cover. These duct underground. See Exhibit 12 in FIOS to areas at their cost in cases 16 in Appendix E.1 for more which connects the development Jones Falls. The added storm banks will provide a pathway Appendix E.1. where it strategically made sense. information. Part of the proposed site to the future SC 940 tie-in water run-off from the Pimlico for Baltimore Gas and Electric’s Otherwise, the cost would need to improvements are the associated

Pimlico — RACE COURSE STUDY PHASE TWO 32 DECEMBER 2018 C — The Vision

Proposed Systems

utilities including water, sanitary, Environmental Site Design over 39 ac of impervious and shows stormwater from the may be possible to demonstrate to the Jones Falls stream. See storm drain, electric and gas Analysis: The proposed 157,000 cf of runoff volume. As proposed impervious areas of a runoff decrease using more Exhibits 15-18 in Appendix E.1 for improvements, and three stormwater management mentioned above, Baltimore City the Race Course and mixed-use detailed TR20 modeling additional information. underground sand filters for design has been developed in Department of Public Works developments, 41.31 ac., as piped methods, which routes the stormwater management. accordance with the current MDE supports the idea of treating this to and treated by 18 underground runoff through the stormwater Traffic Stormwater Design Manual. The development using centralized sand filters, exceeding the management facilities. The peak A preliminary traffic assessment Stormwater Management existing impervious area within stormwater management 39.11 ac requirement by 2.2 ac flow rates are summarized in the was completed for the Approach: The stormwater the project limit of disturbance facilities. The community has of impervious area treatment. table. proposed Pimlico site. The management approach proposes is greater than 40%; therefore, expressed the desire to have Calculations show the facility traffic assessment included a three underground facilities, the project is considered part an active year-round park in will provide approximately Stormwater Management System: preliminary review of traffic each containing six underground re-development and part new the course infield. To maximize 159,000 cf of water quality Proposed impervious areas were and transit operations for daily sand filters, to treat and development. The stormwater active green space in a relatively volume, exceeding the 157,000 calculated for the development and Preakness Stakes event manage the stormwater for the management approach utilizes small area, the use of non- cf water quality volume parcels, the roads, the courses, day scenarios, an evaluation proposed site. Baltimore City techniques from the new Chapter structural environmental site estimate. Groundwater recharge and walks. The runoff from the of the proposed site road Department of Public Works 3: Performance Criteria for design practices is infeasible. is not typically required for proposed impervious areas will network and preliminary was given the opportunity to Urban BMP Design of the MDE Underground sand filters offer redevelopment projects and is be piped to and treated by the recommendations and cost review the concept approach Stormwater Design Manual. The a possible solution to meet not provided. three underground facilities, each estimates for intersection and was supportive of providing limit of disturbance primarily stormwater management needs; containing 6 sand filters, located improvements (traffic signals and stormwater management in includes the proposed Race free up the site for active uses; Stormwater Management under the proposed Race Course minor geometric improvements), centralized facilities. From Course, mixed use building and accommodate possible Quantity Control: Basic infield. Each underground sand coordination with Baltimore City a cost perspective, this is a developments, new and restored operations for race day events. hydrologic modeling (TR-55) filter consists of three parts: Department of Transportation more conservative approach sidewalks and roads, utilities and Water quality control performed for the overall site as Pretreatment Chamber (length and the Maryland Department of than using multiple smaller, water management structures. requirements can be met via one drainage area suggests that 82 ft, width 12 ft, and depth Transportation Maryland Transit more localized, stormwater treatment by the proposed the post-development Q10 and 3 ft), Filter Bed (length 60 ft, Administration, and a preliminary management facilities at this Stormwater Management Quality underground sand filters. At Q100 are greater than the pre- width 12 ft, and depth 1 ft), and estimate of trips generated phase of study. This approach Control: this level of study, just a single development peak flow rates, Clearwell Chamber (length 3 ft by the site based on the latest also provides some flexibility This project is considered point of study was assumed see Table 1 below. However, even and width 12 ft). Once treated, proposed land uses. with how each individual parcel redevelopment from a to simplify the stormwater though TR-55 shows a slight the system will collect the runoff will be developed. Traditional stormwater management estimate. The concept provided increase in quantity control, it from smaller 18” pipes to a new The proposed site includes low impact development devices perspective. As proposed 48” pipe running on the east side a horse racing course with could be incorporated in the impervious exceeds existing Table 1: Peak Flow TR-55 Rates of the proposed development equestrian, civic, residential future, thereby providing surplus impervious, quality control under West Northern Parkway. and commercial mixed-use treatment as minimizing the requirements are generated for Storm Q10 (cfs) Q100 (cfs) This pipe will outfall east of West development as well as a hotel extent of centralized facilities both redevelopment and net Existing Conditions 586.88 1045.21 Northern Parkway discharging along Northern Parkway, and repaired. new development. Calculations Proposed Conditions 596.31 1053.24 to the closest existing drainage residential and neighborhood show the project must treat NET CHANGE 9.31 8.03 ditch, and eventually outfalling commercial land uses to the

Pimlico — RACE COURSE STUDY PHASE TWO 33 DECEMBER 2018 C — The Vision

Proposed Systems

south along Belvedere Avenue. Transportation Transit Authority. be willing to work with event Table 2: Proposed Pimlico Development Preliminary trip generation Both agencies indicated there organizers to modify and/or estimates were developed for were no major traffic or transit augment transit service for future AM Peak Hour of PM Peak Hour of Daily the proposed development to issues with the proposed events at Pimlico Race Course. Adjacent Street Traffic Adjacent Street Traffic estimate the total number of preliminary design and would Civic/Entertainment 209 603 6,611 vehicles that would be added be willing to review the site as A parking study was not Commercial Mixed-Use/Hotel 305 853 9,550 to the surrounding roads. The additional details are finalized. performed for this preliminary Neighborhood Commercial 413 1,163 12,315 estimates, summarized in the Maryland Department of study. It is assumed that the Residential 146 174 2,457 adjacent Table 2, are based on Transportation Maryland Transit development project will Residential/Mixed-Use 68 81 774 the latest available potential land Administration operates a local provide sufficient parking Equestrian/Racing N/A N/A use assumptions as well as on on transit “center” at the nearby to accommodate the daily Subtotal 1,141 2,874 31,707 the ITE Trip Generation Manual, Sinai Hospital with bus stops and parking needs of the proposed - 15% Trip Reduction -171 -431 -4,756 10th Edition. No trips were layover spaces. The Agencies development, either with on-site TOTAL 970 2,443 26,951 estimated for the equestrian/ indicated that they routinely facilities (garages and parking racing land uses based on their make minor transit service lots), or on-street parking. expected low levels of activity on changes approximately three For Preakness Stakes event a daily basis. All site generated to four times per year. Maryland day, parking could continue Avenue. trips were reduced by 15%, as Department of Transportation to be provided via a on-street • Northern Parkway at Key a planning-level estimate, to Maryland Transit Administration parking and off-site parking Avenue. account for internal capture (trips indicated that if the Pimlico site lots connected by multi-modal • Northern Parkway at Merville occurring entirely within the development were to occur, transportation. Avenue. site and, therefore, not adding they would likely make minor • Northern Parkway at Rusk new trips to the surrounding transit service adjustments to Based on the proposed internal Avenue. roads), pass-by trips (trips to/ provide service to the site via road network, the volume of • Park Heights Avenue at Paton from the proposed sites by one or more of their routes that vehicles generated by the Avenue. vehicles that were already on the already pass near the site. Neither site, both on a recurring daily surrounding roads), transit, and Baltimore City Department of basis and during large events See Exhibit 00.1 in Appendix E.1. non-motorized travel (walk, bike, Transportation nor Maryland at Pimlico Race Course, it is scooter) as shown on in the table Department of Transportation anticipated that minor geometric to the right. Maryland Transit Administration improvements and possibly new expressed concerns regarding traffic signals would be required Coordination meetings were the Preakness Stakes event at one or more of the following conducted with Baltimore City day. Maryland Department of intersections: Department of Transportation Transportation Maryland Transit and Maryland Department of Administration said they would • Northern Parkway at Winner

Pimlico — RACE COURSE STUDY PHASE TWO 34 DECEMBER 2018 C — The Vision

Concept Plan - Minimum Racing Components CONCEPT PLAN KEY

Minimum Racing Components A. Multi-Use Clubhouse B. 15/16 Mile Dirt Track The concept plan to the right depicts C. 7/8 Mile Turf Track D. Preakness Winner's Circle the minimum initial redevelopment G L required to host the Preakness Stakes. G E. Palio / Saddling Paddock The concept plan also anticipates the full F. Infield G development of the LifeBridge Health G. Open Space/Parking L property. G H. Infield Vehicle Tunnel M I I. Preakness Overlay Area The minimum built components include J H J. Preakness Stable Overlay Site the Multi-Use Clubhouse (A), the dirt I A and turf tracks (B-C), Preakness Stakes Potential Non-Racing Land Use Winner's Circle (D), Palio/Saddling K I E B K. Sports Fields Paddock (E), and necessary site L C improvements to support the Preakness A Stakes (F-J). These elements are included I LifeBridge Health Campus in the Turner cost of construction L. LifeBridge Health Buildings F estimate. D L M. LifeBridge Parking Structure

It is anticipated that the open spaces, identified as "L" on the diagram to the right, will be utilized for event parking. G These spaces will park approximately 5,130 cars total. Combined with the K proposed LifeBridge parking structure G (M), approximately 5,908 cars can be parked on-site. This assumes that the current parking agreement between the MJC and LifeBridge Health continues. As stated in the Phase One Report, G the Pimlico site currently provides G approximately 4,700 parking spaces.

The permanent racing components are G described in detail later in this section.

Pimlico — RACE COURSE STUDY PHASE TWO 35 DECEMBER 2018 C — The Vision Concept - Minimum Permanent Racing Components

Conceptual rendering aerial view from the northwest

Pimlico — RACE COURSE STUDY PHASE TWO 36 DECEMBER 2018 C — The Vision

Permanent Racing Components

At the outset of the visioning The program of built requirements and programming process, directly follow the Preakness the consultant team and key product programming in Section stakeholders agreed that while the B of this document, which was primary objective was to create developed in partnership with a plan for an ideal Preakness MJC, and the track geometry venue, it was necessary to find shown earlier in this section, which an economically-viable balance was approved by both MJC and of permanent and temporary MRC. components to achieve this objective. It was further agreed The following are brief reviews that permanent buildings required of these plan elements including for racing should be designed to their scope, design intent and function throughout the year as alternative use concepts. either enterprise spaces or public spaces that elevated quality of life, education and opportunity. The Tracks This design thinking correlates The dirt and turf tracks are the with the Palio concept of Pimlico most critical components of the becoming the focus of public life racing fixture, as without them in the area. there can be no live racing. As Ascot turf track road crossing utilizing tray system Proposed dirt track section opposed to the temporary Palio Following this directive, the track, the required Preakness resulting concept plan features tracks are large and expensive minimal built elements required to construct, therefore we for racing, particularly compared consider them critical permanent to conventional race tracks which components. There are, however, have massive plants dedicated innovative solutions which will purely to racing and sit vacant allow the tracks to be crossed by many days throughout the year. public streets outside of the race As previously mentioned, during meet and will also allow much of the Phase One Study MJC stated the track surfaces to be utilized that it was their intent to move for recreation and other events all stabling and training off-site throughout the year with minimal and that the process to do so had impact to the tracks. already started. Therefore, year- round stabling and training at The proposed dirt track section Pimlico was not a consideration in (shown at right) follows typical the Phase Two Study. Duralock removable turf rail at Ascot

Pimlico — RACE COURSE STUDY PHASE TWO 37 DECEMBER 2018 C — The Vision

Permanent Racing Components

modern track design standards using the innovative turf tray for organic racing surfaces. The system developed by StrathAyr cushion base consists of a layer and utilized at Ascot, Sam of asphalt which can be exposed, Houston race track and numerous allowing connectivity of surface professional sports venues around streets through the infield. The the world. The turf grows in the cushion could be pulled back trays which sit on an asphalt and dammed at the crossings, base. Outside of the race meet, and replaced, compacted and the trays could be moved to leveled prior to the race meet. It the center island of the new is anticipated that the remainder Pembridge Avenue which crosses of the dirt track could remain in through the infield, allowing the place year-round and could be turf to grow and be maintained utilized for sport and recreation similar to the remainder of the events such as BMX, or even track. Prior to the meet, the trays Center pivot pedestrian bridge - closed during race Center pivot pedestrian bridge - open planted as has been done at would be placed back in-line with Hialeah Park race track. the track, mowed and conditioned in preparation for racing. The proposed turf track will consist of an impermeable sub- Movement of people across the base (clay, limestone screenings) tracks during racing is a major at the bottom, then a layer of industry challenge. The innovative pea gravel with a French drain solution proposed and pictured at the inside to carry the water to the right would utilize a center- away from the track, separation pivot pedestrian bridge that geotextile fabric, then a layer of spans both tracks and would a sandy loam free draining soil, allow efficient crossing regardless a growing medium, then the of weather. During each race selected turf. This proposed turf the bridge would be in a closed system could support multiple position, forming the inside rail of racing events per year. It is the dirt track and outside rail of Center pivot pedestrian bridge - opening in progress Existing Pimlico at-grade track crossing proposed that the inner rail of the the turf track. Between races the turf track be removed outside bridge could quickly pivot open to of the race meet, allowing the allow pedestrian crossing with no turf to be contiguous with the impact to the track surfaces. infield recreation and event space. The surface street turf track crossing will be accomplished

Pimlico — RACE COURSE STUDY PHASE TWO 38 DECEMBER 2018 C — The Vision

Permanent Racing Components

The Multi-Use Clubhouse Design Concept

The development of a new clubhouse allows the opportunity to create a facility that is more efficient to own and operate, provides more efficient circulation throughout the building, better views, more closely meets the experiential expectations of the patrons, and has a more logical product hierarchy. Additionally, it provides the opportunity to re-think how these open-plan spaces can be designed for convertibility to allow the building to have a multiplicity of uses and become the focal point of the community.

The architectural concept envisioned is a more transparent (glass) contemporary structure than a conventional single-sided grandstand. Redevelopment of the site as proposed creates an opportunity for powerful and engaging views over the Palio, paddock and infield. It is also the intent of the design to maximize outdoor space and the ability to open up the spaces at every level of the facility to the tracks and Palio. Circulation atriums are brought to the core of the building to allow all patrons to experience the variety of spaces and product offerings. Branded club and lounge spaces populate the open spaces through each level, offering different experiences at each. The concept and products are comparable to that of contemporary sports and Aerial view of the Muti-Use Clubhouse from the northwest entertainment venues.

Pimlico — RACE COURSE STUDY PHASE TWO 39 DECEMBER 2018 C — The Vision

Permanent Racing Components

The Multi-Use Clubhouse Program

The program for the Multi-Use Clubhouse is based on the Preakness Stakes product program outlined in Section B of this report. In developing this program with MJC, it was agreed that the clubhouse should be programmed and designed to house premium products, specifically dining, which are the most complicated and expensive to deliver as overlay. Permanent spaces designed for these products are also the easiest to convert for other uses as they tend to be large open spaces.

The program requires approximately 556,000 net square feet of space based on industry standards for the products defined. Approximately 40% of the premium seating product will be accommodated in the Multi-Use Clubhouse. To achieve this, a clubhouse of approximately 409,000 gross BALCONY/TERRACE square feet is required. This includes a few components that are not requirements for live racing such as the proposed racing history center/museum, museum cafe and off-track betting (OTB), which collectively total approximately 29,000 gross square feet. The racing-required gross square footage is approximately 380,000.

The isometric diagram to the right provides full building programming TRACKS ELEVATOR/ESCALATOR detail and demonstrates the logical stacking of support spaces and conveyance throughout the building.

Pimlico — RACE COURSE STUDY PHASE TWO 40 DECEMBER 2018 C — The Vision

Permanent Racing Components

The Multi-Use Clubhouse Track Level

The track level of the proposed Multi-Use Clubhouse is dominated by storage, waste management, receiving, mechanical/electrical and other service and support functions required in the building. Service access to this level can be achieved from Queensberry Road, which connects Northern Parkway and Belvedere Avenue through the infield and the clubhouse building.

The primary building entries are on the north side of the building, flanking Queensberry Road. These generous entry spaces will provide space for ticketing, security checks, toilets and limited retail space. Escalator and elevator cores are located at each entry and the opposite ends of the wings for efficient vertical circulation.

A racing history center/museum with retail could be located in the east wing of the building, with an adjacent cafe. If built, it is anticipated that these elements would be open to the public year- round.

An off-track betting and sports book could be located at the west end of the track level. Outdoor terraces would overlook both the Palio and the tracks. This component would maintain the racing product at the Pimlico site year-round and could help to anchor the entertainment concept for the district.

Pimlico — RACE COURSE STUDY PHASE TWO 41 DECEMBER 2018 C — The Vision

Permanent Racing Components

The Multi-Use Clubhouse Levels Two & Three

Levels Two and Three have similar floor plans and space allocations, with a focus on track view dining and clubs. Combined, these levels accommodate 2,377 dining guests and approximately 2,000 guests in club and secondary dining spaces, which have either paddock or track views.

It is envisioned that these levels could be designed for extreme flexibility, including operable walls and technology to support a wide variety of events such as conferences, banquets, and eSports. The floor facing the track could be tiered and furnished specific to each event type. An operable ceiling can be designed and engineered to lower in front of the glass curtain Race day dining configuration wall facing the track. The back side of this operable ceiling could house lightweight LED screens for of eSports and other video content, depending on the event.

In order to create additional event flexibility, it is proposed that the glass curtain wall design incorporate the ability to pivot open horizontally. This design feature would provide for greater exposure to the live racing product as well as the hosting of large entertainment events on the tracks.

A rooftop event space over the OTB with direct access to Level Two and overlooking both the palio/paddock and the tracks could be included. This space may be used for premium Preakness seating as well as social events throughout the year. Esports venue configuration

Pimlico — RACE COURSE STUDY PHASE TWO 42 DECEMBER 2018 C — The Vision

Permanent Racing Components

The Multi-Use Clubhouse Level Four

Level Four features suite and club products. The suites occupy 32,000 square feet and will accommodate approximately 1,000 guests. Club spaces occupy approximately 17,500 square feet and can be reconfigured to support secondary add-on dining if desired. Depending on the configuration, these club spaces can accommodate up to approximately 450 guests. It is anticipated that this level will feature high-end design and finishes and cater to premium Preakness guests.

The flexible-use design concepts applied throughout the building Race day suites configuration should apply equally to this exclusive level. It is proposed that the suites be scalable utilizing operable walls as pictured to the right. This will allow these otherwise hard to utilize "rooms" to become larger meeting, conference, and event spaces. Combined with the Level Two and Three event space, these flexible rooms would function well as breakout rooms supporting conference-type events. For an eSports event, these spaces could be individual gamer studios, corporate meeting/hospitality suites, or content development suites.

Conference room / breakout room suites configuration

Pimlico — RACE COURSE STUDY PHASE TWO 43 DECEMBER 2018 C — The Vision

Permanent Racing Components

The Multi-Use Clubhouse Rooftop

The Multi-Use Clubhouse rooftop would have commanding views over the tracks, infield and Palio. This is a large space that could be developed into valuable event real estate and unique hospitality products. This space could be easily reconfigured to support race day outdoor lounge space, event hospitality space or even an ideal flight platform for infield drone racing.

Example sports venue rooftop space Rooftop on race day

Hospitality roof top space Rooftop as drone racing center

Pimlico — RACE COURSE STUDY PHASE TWO 44 DECEMBER 2018 C — The Vision

Permanent Racing Components The Palio

The Palio is envisioned as a flexible public space that will help Pimlico Race Course become the center of public life. Measuring approximately 500'x300' and recessed in the core, the Palio can be overlaid to host a wide variety of public events including concerts, performing arts, festivals, and markets that will help draw the community together.

The Palio is an essential component of the concept plan as is the proposed location for the temporary saddling paddock. Paddock stalls, walking ring and landscape would create a spectacular paddock scene that is overlooked from each clubhouse level as well as the rooftops. Temporary rails added at the Palio steps provide for safe standing The Palio as saddling paddock on race day areas around the paddock. Additional Preakness day event overlay is also possible in this area which could provide a very unique high-end experience that is only available at the Preakness Stakes.

The horses and jockeys would enter the paddock area from the north where the temporary or permanent equine program spaces could be located. There are two route options from the paddock to the track, either around the west end of the clubhouse or through the clubhouse along Queensberry Road.

The Palio as an entertainment center The Palio on non-racing days

Pimlico — RACE COURSE STUDY PHASE TWO 45 DECEMBER 2018 C — The Vision

Preakness Stakes Event Overlay

Overlay Program

Nearly every major event requires The overlay program requires the need for overlay to support approximately 390,000 gross the permanent venue and event square feet of space based on spaces, helping to transform the product types defined in the and create comprehensive event overlay program in Section B of facilities capable of handling world- this document, including reserved class events. Overlay includes all and box seating, suites, and of the temporary infrastructure hospitality. The location of these required to support a particular products on the site, particularly facility or venue, including but not the premium seating, requires limited to tents, power, utilities, careful consideration of sightlines, fencing, flooring, lighting, signage access, and service requirements and Field of Play equipment. in order to ensure both the guest experience and event day The Preakness overlay program was operational requirements are met. developed based on the facilities As a result, the overlay is grouped contained in the permanent Multi- from the fourth to the second Use Clubhouse in comparison turns along the front side as well to the overall ideal Preakness as along the home stretch and Stakes program. All product into the first turn at the infield. types contained in the Preakness program that are not included as It is anticipated that the full spaces within the proposed Multi- build-out cost for the proposed Use Clubhouse are captured as overlay products could range overlay products in the overlay test between $4.5 million and $5.5 fit. million annually. This captures the construction and removal cost of Suites A critical element of the overlay temporary facilities, but does not Track View Dining design is a secure perimeter. include operational costs. Track View Club/Lounge Regardless of the level of screening elected by the operator, Seating with Hospitality the perimeter controls access Add on Dining to the venue is an important Reserved Seating and Reserved Boxes aspect of the event security Bleacher Seating design. A proposed perimeter and suggested entry locations based Example images of the overlay products can on anticipated guest arrivals are be found in Section B of this document included in the overlay.

Pimlico — RACE COURSE STUDY PHASE TWO 46 DECEMBER 2018 C — The Vision

Preakness Stakes Event Overlay

Suites immediately adjacent to the available behind the seating to hospitality areas unless they and beverage sales would be the third and fourth turns. Like As the highest priority overlay track. Back of house service area, hospitality could take many purchased an add-on ticket dependent on the ratio of guests the other reserved seating product type, suites should be spaces for these areas could be forms for this product – seated so retail food and beverage to points of sale determined by products, retail food and placed at key viewing areas both combined with other adjacent dining, grab and go, or even would be used to service these the race day operator. beverage sales would service this along the track perimeter and hospitality products. Track view a food truck village. The level guests. The placement of these seating. in the infield. Elevated suites at dining could also be programmed of hospitality provided to this services would be dependent Bleacher Seating the first turn as well as along the at the rooftop garden of the seating section would dictate the on maintaining guest flow as Considered the entry level tier home stretch provide views of clubhouse building. amount of back of house service well as ease of access to back of reserved seating, bleacher key elements of the race while space required. of house services. The amount seats have the lowest priority turf-side track level suites at Track View Club/Lounge of space required for retail food placement in the overlay along the Winner’s Circle and finish Less formal than the track view Add On Dining line provide an up-close view dining product, a trackside club As a secondary product that of each race's final moments or lounge with hospitality service would be added on to a reserved without impacting views of the between the turf course starting seating ticket, add on dining back stretch from the Multi-Use chute and the fourth turn of the does not require a track view and Clubhouse or front side elevated tracks provides an intimate, but can be placed throughout the suites. Private chalets for larger relaxed area at a unique location venue near seating and in areas groups are located inside the first on the track. The available space of interest. For example, dining turn to create a hospitality village in this location allows for both options adjacent to the paddock that is both easy to access and indoor and outdoor hospitality and stables provide another up close to the racing action. At space for guests. Because of its perspective on race day activities elevated suites back of house location, this area would need a while track-adjacent dining services could occur at the secondary infield back of house options provide convenience ground level and also become that could also service infield for guests between races. With point of sale locations for non- concessions locations. Club placement throughout the venue, suite guests. In the infield, a back or lounge space could also be back of house service spaces of house compound could serve programmed at the track-facing could be grouped together or suites, chalets, and track view outdoor terraces at the Multi-Use with other product types to dining from a single location, Clubhouse. increase efficiency. increasing efficiency. Seating with Hospitality Reserved Seating and Reserved Track View Dining Located at the first turn, this Boxes Track view dining at both the covered seating area also Along the front stretch from turn infield along the home stretch provides inclusive food and to turn the reserved seating and and the dirt track starting gate beverage hospitality for guests reserved box sections capture chute provide up-close and looking for an experience that a bulk of the race day reserved/ personal premium hospitality is elevated above reserved premium guests. Guests in these in two high-demand areas and box seating. With space areas would not have access Aerial view of Preakness temporary paddock and stable area from the northwest

Pimlico — RACE COURSE STUDY PHASE TWO 47 DECEMBER 2018 C — The Vision Concept - Minimum Racing Components with Overlay

Aerial view of Preakness Stakes day from the northwest

Pimlico — RACE COURSE STUDY PHASE TWO 48 DECEMBER 2018 C — The Vision

Order of Magnitude Cost Estimate Summary

The order of magnitude cost estimate summary to the right includes anticipated hard and soft costs to complete the construction of the minimum racing components concept outlined on the previous pages of this Section. The amounts related to the hard costs of construction are based on the Turner Cost of Construction Estimate dated December 2018 and included in Appendix E.2. The estimate includes contingencies for unknown factors which may be determined in the design and/or construction process. The costs are futher escalated to account for a potential construction start date in 2021, assuming a period of 24-30 months for design, engineering, and plan approval.

This estimate does not include annual operational costs required to host the Preakness Stakes including event overlay, credentialing systems, security, maintenance, etc. These items are outside of this capital improvements budget estimate.

Pimlico — RACE COURSE STUDY PHASE TWO 49 DECEMBER 2018 C — The Vision

Preliminary Construction Schedule

Pimlico — RACE COURSE STUDY PHASE TWO 50 DECEMBER 2018 C — The Vision

Alternative Construction Schedule

As an alternative to relocating permanent. The adjacent chart Maintaining the Preakness Seating Product Type Approximate Interim Year Interim Year Ideal Preakness the Preakness Stakes during shows the potential change in Stakes at the Pimlico site during 2018 Capacity One Two Program Capacity the demolition of the existing the seating product mix that construction also impacts the Bleacher Seating 0 Increase Increase 4,550 facilities and the construction of could support the Preakness construction schedule and cost. the new Pimlico Race Course, a Stakes in the interim construction The schedule on the following Similar to Churchill Downs 1st Floor Grandstand phased construction schedule years. It does not capture the page shows the impacts to Reserved/Box Seating 17,500 Decrease Decrease 14,000 that could allow the Preakness to existing Preakness Village as it the constructon schedule if Similar to existing Pimlico apron boxes remain at its current location in is anticipated that these guests the Preakness Stakes were to Track View Dining 3,000 Decrease Maintain 4,000 the interim years was explored. would be housed in suites and be held annually at Pimlico other hospitality types in the during construction, including Similar to existing Turfside Terrace In order for this to happen, new Preakness program. It periods of work stoppage. The Suites 0 Increase Maintain 3,450 the permanent and overlay also does not indicate seating additional construction cost for Similar to Pimlico Preakness Skye Suites construction schedules would quantity ranges as the overlay the minimum required permanent Seating with Hospitality 800 Maintain Maintain 3,000 need to be closely coordinated to would be developed based facilities outlined in this section account for the set-up and tear on the progress of the general would be approximately $23.6 Similar to Pimlico Old Bay Club down of temporary facilities and construction and the space million, as indicated in the order Club/Lounge with Track View 0 Increase Maintain 1,400 the areas these spaces would available for the temporary of magnitude cost estimate Similar to Starting Gate Lounge at Churchill Downs need to occupy to support the facilities. General modifications to summary included in Appendix TOTAL PREMIUM SEATING 30,400 race. It is anticipated that the the existing quantities, however, E.2. This includes an allowance overlay would require six to are suggested. of $9 million to account for eight weeks prior to Preakness additional overlay in the interim Secondary/Add On Dining 200 Increase Maintain 3,150 week for the build and three Overall, during this period years. Similar to Citation Lounge at Churchill Downs weeks after the event for tear the seating product mix (not * Not all existing or proposed product types are illustrated in this chart. Totals are accurate to total seating product quantities. down. While this entire period including General Admission would not be an exclusive use attendees) could be reduced to by Preakness contractors and approximately 20,000 attendees general construction could with a focus on maintaining continue, it is recommended that premium products over reserved general construction cease two seating. Viable seating product weeks prior to the event and types during this period include resume two weeks following the bleacher seating because it event. uses less space, track view dining, seating with hospitality, Considering the changes in and suites. It is assumed that seating inventory between the all seating products and venue existing facility and the proposed amenities will be temporary facility, the interim years could be overlay construction and that the used to introduce new product total cost of overlay for premium types, such as suites and clubs products during this period could or lounges, in temporary facilities range between $4.5 million and prior to launching them as $5.3 million.

Pimlico — RACE COURSE STUDY PHASE TWO 51 DECEMBER 2018 C — The Vision

Alternative Construction Schedule

Pimlico — RACE COURSE STUDY PHASE TWO 52 DECEMBER 2018 C — The Vision

Alternate Component Pricing

As part of the cost estimate of benefit to the community. several alternate components Potential programs may include were priced that would start a therapeutic riding center, as temporary construction to mounted police substation, Potential Location of support the Preakness Stakes and equestrian education. Equestrian Component but could be built as permanent The estimated cost for the facilities as event demand construction of the equestrian Potential Location of requires or funding allows. The component is $30.3M, as District One Structured Potential Location three alternate components indicated in the order of Parking of Suite Tower priced as part of the cost magnitude cost summary estimate include the Suite incuded in Appendix E.2. Tower, Equestrian Component, and the District One Parking District One Parking Structure Structure. The District One Parking Structure would add structured Suite Tower parking near the Multi-Use The suite tower would add Clubhouse that would support additional permanent suites both racing and the potential and high end hospitatly to future mixed use developments. support the Preakness Stakes Prior to the development of and could be used for event adjacent parcels there will be and conference space year- adequate surface parking for round. As indicated in the order the Preakness Stakes, but as of magnitude cost estimate the area is developed additional summary in Appendix E.2, the parking will be needed. The construction cost for this facility availability of structured parking would be approximately $38.3M. could serve as a catalyst for the adjacent commercial Equestrian Component developments. As indicated in The equestrian component the order of magnitude cost would support the Preakness estimate summary in Appendix Stakes by providing permanent E.2, the approximate cost to stalls and support spaces to construct the District One Preakness Stakes contenders parking structure is $21.5M. and daily haul-in horses. The balance of the year the equestrian component could provide space for a number of programs that could be

Pimlico — RACE COURSE STUDY PHASE TWO 53 DECEMBER 2018 —D— Non-Racing Land Use Analysis D — Non-Racing Land Use Analysis

Land Use Concept

Throughout the planning a diverse group of stakeholders workshops and the process of and public officials to obtain examining the track rotation, their input regarding future several potential land use development planning of the land concepts were explored. surrounding Pimlico Race Course. In addition, public input was The graphic to the right depicts solicited through questionnaires the Pimlico site reconfiguration and an open public meeting held that creates land areas for at Pimlico Race Course. This due potential development by rotating diligence and market research the track and the reduced site served as the baseline data for requirements to support live the analysis. racing. Year-round connectivity through the track would provide Next, Entreken Associates, Inc. public activation of the infield reviewed the situational analysis which is typically underutilized at as it relates to location and access conventional race tracks. to Pimlico Race Course and provided an overview analyzing The consultant team analyzed the demographics of the potential non-racing land use surrounding neighborhoods. programs considering the needs of the adjoining neighborhoods The general land use and stakeholders including classifications are defined as LifeBridge Health. First, Entreken follows: Associates, Inc. obtained an understanding of Pimlico Race Equestrian/Racing: The key fixed Course and its surrounding facilities required to host the environs which was accomplished Preakness Stakes. through multiple visits to Pimlico Race Course and the surrounding Green Space: Open space at neighborhood districts. Additional the infield and throughout data was reviewed from the development that may be secondary sources including accessible to the public. demographic and socioeconomic statistics, and concept planning Civic: Potential public service and documents for Baltimore City quality of life components such and surrounding neighborhoods. as a community resource center, Throughout the study process, police/fire substation, STEM the consultant team conducted center, etc. interviews and work sessions with

Pimlico — RACE COURSE STUDY PHASE TWO 55 DECEMBER 2018 D — Non-Racing Land Use Analysis

Non-Racing Land Use Analysis & Methodology

Commercial Mixed Use, Hotel: focus on Demographic & Income Pimlico Race Course Saratoga Race Course Potential hotel property with Profiles, Household Income and Baltimore, MD Saratoga Springs, NY restaurants and storefront retail. Poverty Levels, Housing Profiles and Retail Market Place Profiles. 1 mile dirt oval, 7/8 mile turf oval 1 1/8 mile dirt oval, 1 mile turf oval Residential Mixed Use: Low-rise The peer race track comparison Opened 1870 Opened 1863 residential with ground level represents a snapshot Notable Races: Notable Races: retail and restaurants. comparison of race track facilities Black Eyed Susan Stakes Travers Stakes and their surrounding environs Preakness Stakes Whitney Handicap Residential: Potential mix of compared to Pimlico Race single/multi-family and age- Course. There was no attempt Racetrack Aqueduct Racetrack restricted low rise residential. to make comparisons whereby a Laurel, MD South Ozone Park, NY definitive conclusion for a certain Neighborhood Commercial: residential and/or commercial 1 1/8 mile dirt oval, 1 mile turf oval 1 1/8 mile dirt oval, 1 mile turf oval Grocery store anchor with product type is determined. Opened 1911 Opened 1894 storefront retail and services. Notable Races: Notable Races: Predicated on the foregoing Defrancis Memorial Dash Stakes Wood Memorial Stakes LifeBridge Health Campus: information, the focus on Barbara Fritche Handicap Carter Handicap Planned expansion of LifeBridge potential alternative land use

Medical Campus at Sinai development options were Hospital. analyzed and presented in Gulfstream Park Racing & Casino Surfside Track at Del Mar a matrix format ranking the Hallandale Beach, FL Del Mar, CA It is important to understand that probability of use as High, this is a hypothetical, conceptual Moderate, or Low. Research 1 1/8 mile dirt oval, 1 mile turf oval 1 1/8 mile dirt oval, 1 mile turf oval analysis of potential uses that culminated in a summary Opened 1939 Opened 1937 could occur – not a feasibility of future development Notable Races: Notable Races: study of what will occur – which opportunities that could occur Florida Derby Pacific Classic is particularly relevant since within the Near Term (1-3 Years) Pegasus World Cup Del Mar Oaks Pimlico Race Course is owned by or Long Term. the MJC/TSG. Santa Anita Park Elmont, NY Arcadia, CA A peer race track comparison among seven existing horse 1 1/2 mile dirt oval, 1 5/16 mile turf oval 1 mile dirt oval, 0.9 mile turf oval racing venues in the U.S. was also Opened 1905 Opened 1934 prepared. The baseline of the Notable Races: Notable Races: comparison comprised a 1-mile Belmont Stakes Santa Anita Derby and 5-mile radii surrounding the Jockey Gold Cup Santa Anita Oaks respective peer facilities with

Pimlico — RACE COURSE STUDY PHASE TWO 56 DECEMBER 2018 D — Non-Racing Land Use Analysis

Land Use Summary

In the visioning process, market GATEWAY DISTRICT CONCEPT PLAN KEY due diligence related to potential non-racing development A. Multi-Use Clubhouse land use was conducted. This L B. 15/16 Mile Dirt Track included analysis of demographic DISTRICT ONE C. 7/8 Mile Turf Track and socioeconomic data and M Q D. Preakness Winner's Circle situational awareness relative to E. Palio / Saddling Paddock the immediate neighborhood M M N location and access. This also F. Infield included commuting patterns G. Suite Tower Expansion L M Q and public transportation access R H. Equestrian Program to the Pimlico neighborhood. H G J. Sports Fields Further, the analysis considered K. Potential Civic Buildings the diversity of the surrounding K A L. Parking Structures neighborhood environs that J M. Mixed Use Commercial incorporated commercial K E B N. Hotel and residential demand and A C O. Residential supply variables that influence marketability of potential non- K P. Neighborhood Retail racing development. In summary, D F four neighborhood districts were Q LifeBridge Health Campus identified that linked non-racing Q. LifeBridge Health Buildings commercial and residential R. LifeBridge Parking Structure development potential, either Near Term (1-3 Years) or Long O Term Development, to the reconfiguration of the race track. J The potential development O surrounding Pimlico Race Course has the capability to create job DISTRICT TWO opportunities, increase consumer spending and raise the overall tax O base both at the local and State DISTRICT THREE levels. P This section outlines the key find- ings associated with the market assessment of non-racing land O uses. Relative and supporting data is included in Appendix E.3.

Pimlico — RACE COURSE STUDY PHASE TWO 57 DECEMBER 2018 D — Non-Racing Land Use Analysis

Gateway District

This area of potential redevelopment is situated in the northeast quadrant of the site and is viewed as the gateway entry from Northern Parkway to Pimlico Race Course. This area appears to be well suited for future commercial and mixed use development because of its high visibility and ease of access from Northern Parkway as well as its adjacency to the LifeBridge Health Campus.

Pimlico — RACE COURSE STUDY PHASE TWO 58 DECEMBER 2018 D — Non-Racing Land Use Analysis

Gateway District Phasing

Near Term Development Long Term Development Potential LifeBridge Gateway District Phasing (1-3 Years) Allocation 296,490 SF Total Land Area (6.81 Acres) Land Allocation: Improvement Allocation Upon reconfiguration of the race A parking garage is a potential It is noted that due to the Pimlico Commercial Mixed Use: 1-3 Years Long Term track, the near term development long term private development reconfiguration of the race track Hotel Pad: 20,000 SF 0.46 Acres X opportunity from the private opportunity which could service there is an overlap into LifeBridge Parking Garage: 32,500 SF 0.75 Acres X sector is a potential hotel the hotel and surrounding owned land of approximately development. The integration of a commercial development within 98,816 SF. Therefore, a trade-off Balance allocated to Commercial Mixed Use: 145,174 SF 3.33 Acres X hotel development in conjunction the Gateway District. A portion of the same area which is aligned Total Pimlico Commercial Mixed Use: 197,674 SF 4.54 Acres with the reconfiguration of of the facility could be rented as the eastern parcel within the Potential LifeBridge Allocation 98,816 SF 2.27 Acres the race track could be timely for public parking during the Gateway District adjacent to whereby the hotel site location Preakness Stakes. The footprint of the land currently owned by Near Term Development (1 - 3 Years) is adjacent to the race track and the garage approximates 32,500 LifeBridge could be explored. Hotel Pad 58,750 SF could take advantage of the view. SF (130’ X 250’). The concept This potential exchange was Long Term Potential Development Further, with the expansion of assumes 3 levels over ground with discussed in workshop sessions Parking Garage 130,000 SF the LifeBridge Health campus, a a building mass of 130,000 SF or with stakeholders during the Commercial Mixed Use 145,174 SF nearby hotel property could be a Floor Area Ratio (FAR) of 4.0. development of the land use Total Future Pimlico Improvement Allocation: 333,924 SF a valuable service to families and Parking capacity is estimated to be concept. visiting medical professionals. If between 350 and 400 cars. the track is open to the public for recreational activities and the Land area allocated for future potential of future development, development is approximately 3.33 a hotel property could benefit acres (145,174 SF). The massing from the annual year-round of future building improvements traffic from non-racing activities. approximates 145,174 SF or a FAR Given the location and the quality of 1.0. As presented in the Land of the proposed race track Use Matrix, Retail, Restaurant/ improvements, a Select (or Mid- Bars and Office Space ranks high Range) Service hotel facility is a in consideration. The market will viable use consideration. vary over the long term and market demands and feasibility will dictate The orientation of the hotel to the other possible uses. Potential for race track could provide premium technology and innovation space views from the rooms during the and the possibility of a concept Preakness Stakes and command restaurant or craft brewery could premium rates over a two or three also be considered. day race event package.

Pimlico — RACE COURSE STUDY PHASE TWO 59 DECEMBER 2018 D — Non-Racing Land Use Analysis Gateway District Land Use Matrix

Gateway District Land Use Matrix High Moderate Low Gateway District Phasing Hotel 58,750 SF Long Term Development 275,174 SF Total Pimlico Improvement Allocation 333,924 SF

Retail Improvements 5k to 9k X 10k to 14k X 15k to 24k X >25k X Restaurant Casual Dining 3K to 5k X >5k X Concept Restaurant/Craft Brewery 3k to 5k X >5k X Fast Food Out Parcel Pad X Bars/Clubs 3k to 5k X >5k X Office Space Ground Floor X 2-3 Floors X Medical Office Space Ground Floor X 2-3 Floors X Technology & Innovation Ground Floor X 2-3 Floors X Hotel Flag - 125-150 Units X Independent - 125-150 Units X Extended Stay <100 Units X Parking Garage 350-400 Spaces X

Pimlico — RACE COURSE STUDY PHASE TWO 60 DECEMBER 2018 D — Non-Racing Land Use Analysis

District One

This area of potential redevelopment abuts the west edge of the Gateway District and provides the greatest roadway frontage along Northern Parkway. At 18.44 acres, District One represents the largest overall land area where a blend of residential and commercial mixed use could occur. Civic improvements, such as a community resource center or STEM center, and permanent equestrian facilities could also be programmed in this district.

Pimlico — RACE COURSE STUDY PHASE TWO 61 DECEMBER 2018 D — Non-Racing Land Use Analysis

District One Phasing District One Phasing 803,148 SF Total Land Area (18.44 Acres) Land Allocation: Improvement Allocation 1-3 Years Long Term Near Term Development Long Term Development Near Term Racing Allocation: 253,016 SF 5.81 Acres (1-3 Years) Long Term Racing Allocation: 108,991 SF 2.50 Acres Long Term Civic Allocation: 69,272 SF 1.59 Acres Long Term Commercial Allocation: 137,060 SF 3.15 Acres District One comprises the most The equestrian/racing facility (60,000 SF) considers 2-3 Long Term Residential Allocation: 234,809 SF 5.39 Acres intense potential development contemplates a building facility story live/work combination Total District One Phasing Land Allocation 803,148 SF 18.44 Acres including multiple land uses. The of 77,191 SF along Northern across from the Gateway District race associated improvements Parkway adjacent to the fronting the main entryway to Mixed Use Clubhouse Site #1 81,387 SF 1.87 Acres X Mixed Use Clubhouse Site #2 41,764 SF 0.96 Acres X to be developed Near Term planned parking structure and the Pimlico Race Course and Palio 52,005 SF 1.19 Acres X (Years 1-3) include the areas commercial wrap (36,999 SF), planned tunnel entry to the Hardscape #1 10,938 SF 0.25 Acres X identified for the Multi-Use and mixed use residential. The infield. The commercial mixed Hardscape #2 30,054 SF 0.69 Acres X Clubhouse, Palio and hardscape parking garage site allocation is use site (85,532 SF) anticipates Hardscape #3 34,527 SF 0.79 Acres X area, and Tunnel #1. The Multi- 51,528 SF and contemplates four potential improvements of up Tunnel #1 2,341 SF 0.05 Acres X Use Clubhouse building structure stories totalling about 207,000 to +/- 55,600 SF or and FAR of Equestrian/Racing 81,895 SF 1.88 Acres X estimates a potential building SF. Also contemplated in the long 0.65. Suite Tower 27,096 SF 0.62 Acres X mass of 409,000 SF. The Palio term development allocation are Civic #1 18,750 SF 0.43 Acres X and hardscape areas anticipate three civic buildings with sizes It is possible that the parking Civic #2 30,199 SF 0.69 Acres X site coverage equal to a FAR of to be determined as community structure could be constructed Civic #3 20,323 SF 0.47 Acres X 1.0. needs are better understood. in the near term to support Parking Structure - Commercial Use 51,528 SF 1.18 Acres X Commercial Mixed Use #3 85,532 SF 1.96 Acres X The development of the suite both live racing and to serve as Parking Garage Wrap Residential Mixed Use #1 36,999 SF 0.85 Acres X tower site (27,096 SF) envisions a catalyist for development in Residential Mixed Use #2 197,810 SF 4.54 Acres X a 59,964 SF building adjacent the district. Furthermore, the to the clubhouse buildings equestrian support spaces at Near Term Development (1 - 3 Years) that could support suites and the northwest corner of District Mixed Use Clubhouse 409,000SF high end hospitality on race One could be constructed earlier Palio 52,005 SF Hardscape #1 10,938 SF days and conference needs to support racing and engage Hardscape #2 30,054 SF year-round. The residential the community on the site as Hardscape #3 34,527 SF mixed use land area comprises it develops. The estimated Tunnel #1 2,341 SF 197,810+ SF estimated for up to order of magnitude cost for Long Term Potential Development 260,000 SF of apartment and these components and their Equestrian/Racing 77,191 SF live/work space. Consideration conceptual locations are further Suite Tower 59,964 SF is that 200,000 SF of the described in the Alternate Civic #1 TBD residential allocation focus on Components Section of this Civic #2 TBD 2-3 story loft style apartments document. Civic #3 TBD and/or condos surrounding Non-Racing Development an enclosed courtyard. These Parking Structure 207,000 SF could be located near the Parking Garage Wrap - Mixed Use 36,999 SF planned Hardscape #3 area. The Commercial Mixed Use 55,600 SF remaining residential allocation Residential Mixed Use 260,000 SF Total Non-Racing Development 559,599 SF

Pimlico — RACE COURSE STUDY PHASE TWO 62 DECEMBER 2018 D — Non-Racing Land Use Analysis District One Land Use Matrix District One Land Use Matrix High Moderate Low District One Phasing Total Non-Racing Development 559,599 SF Commercial Mixed-Use 299,599 SF Residential Mixed-Use 260,000 SF

Retail Improvements 5K to 9K X 10K to 14K X 15K to 24K X >25K X Small Box Retail <10k X >10k X Convenience/Gas X Restaurant Casual Dining 3K to 5k X >5k X Concept Restaurant/Craft Brewery 3k to 5k X >5k X Fast Food Out Parcel Pad X Grocery <25k X >25k X Bars/Clubs 3k to 5k X >5k X Office Space Ground Floor X 2-3 Floors X Medical Office Space Ground Floor X 2-3 Floors X Technology & Innovation Ground Floor X 2-3 Floors X Hotel Flag - 125-150 Units X Independent - 125-150 Units X Extended Stay <100 Units X Parking Garage 550-600 Spaces X Residential Apartments X Live/Work X Row Housing X

Pimlico — RACE COURSE STUDY PHASE TWO 63 DECEMBER 2018 D — Non-Racing Land Use Analysis

District Two

This area of potential redevelopment is programmed for Neighborhood Commercial land uses and considered instrumental in the inclusion of the surrounding residential neighborhood needs.

Pimlico — RACE COURSE STUDY PHASE TWO 64 DECEMBER 2018 D — Non-Racing Land Use Analysis

District Two Phasing

Near Term Development Long Term Development District Two Phasing (1-3 Years) 328,788 SF Total Land Area (7.55Acres) Land Allocation: Improvement Allocation 1-3 Years Long Term It is noted that the Park Heights As such, a 50,000 SF grocery Predicated on a 0.70 FAR for Grocery Store 50,000 SF 1.15Acres X and southern neighborhood store is identified as a the commercial parcel allocation Surface Parking 125,000 SF 2.87 Acres X districts are considered a food potential Near Term (1-3 Years) of approximately 182,000 SF Future Neighborhood Commercial & Green Space 84,625 SF 1.94 Acres X desert whereby there is no development opportunity along (259,625 X 0.70) and further Total Neighborhood Commercial 259,625SF 5.96 Acres immediate availability of fresh with 125,000 SF of surface assuming the Near Term (1-3 SF Available for retail development based on 0.70 FAR 182,000 SF fruits, vegetables, and other parking in concert with the Years) grocery store and parking Residential Parcel #4 69,163 SF 1.59 Acres X fresh food items to local area reconfiguration of the race development comprises 175,000 Near Term Development (1 - 3 Years) residents. Baltimore City is track. The grocery store and SF, additional potential future Grocery Store 50,000 SF providing tax cut incentives parking could be sited on the development allocation for Surface Parking 125,000 SF to big box grocery stores to Neighborhood Commercial commercial improvements is Long Term Potential Development entice development in approved Parcel with orientation to Park estimated at 7,000 SF. Future Neighborhood Commercial 7,000 SF Baltimore neighborhoods. Heights Avenue. Residential Parcel #4 48,000 SF 40 Units The City now offers personal Similarly, a 0.70 FAR is applied property tax credits to grocery to the residential land allocation stores locating or making of 69,163 SF indicating an significant renovations within applied land area of 48,000 SF. targeted areas in the City. The A 2-story townhouse and/or lack of access to healthy food row house development may be choices contributes to disparities appropriate for this site. As such, in life expectancy, which can total potential improvements differ up to 18 years. In addition, equate to 40 units or 25 units per quality supermarkets often acre. The total ground level site serve as a catalyst for increased coverage allocation for this use is economic development in the 40,000 SF. community.

It is important to note that market research indicates there is a Retail GAP for Food & Beverage Stores within a 1-Mile Radius of Pimlico Race Course.

Pimlico — RACE COURSE STUDY PHASE TWO 65 DECEMBER 2018 D — Non-Racing Land Use Analysis

District Two Land Use Matrix

District Two Land Use Matrix High Moderate Low District Two Phasing Neighborhood Commercial Development Near Term Development Allocation 175,000 SF Long Term Development Allocation 7,000 SF Long Term Residential Allocation 48,000 SF

Grocery <25k X 25k to 50k X >50k X Neighborhood Retail Center <5k X 5k to 10k X Convenience/Gas X Neighborhood Personal Services <5k X 5k to 10k X Small Box Retail <10k X Restaurant Casual Dining 3k to 5k X >5k X Bars/Clubs 3k to 5k X >5k X Neighborhood Residential Detached Townhouse X Row Housing X Detached Single Family X Detached 2-Story 4-Plex X 3-4 Story Suburban Apartment Building X Small Apartment Units <900 SF X Modern Row House Style Apartments X Affordable Housing Small Apartment Units <900 SF X

Pimlico — RACE COURSE STUDY PHASE TWO 66 DECEMBER 2018 D — Non-Racing Land Use Analysis

District Three

This area of potential redevelopment is divided among three land parcels and is envisioned as a mixed residential program for senior living, townhouse and/ or row type single family living, and multi-family apartment development. These programmed residential clusters could provide a smooth and modern transition to the neighborhoods on the southern quadrant of the race track. Future residential development within these three blocks could be influential in the redevelopment efforts consistent with the Park Heights Master Plan.

Pimlico — RACE COURSE STUDY PHASE TWO 67 DECEMBER 2018 D — Non-Racing Land Use Analysis

District Three Phasing

Near Term Development Long Term Development (1-3 Years)

Development of Residential One of the key components with the redevelopment efforts District Three Phasing Parcel #3 appears to be the of the Park Heights Master immediately south within the 268,892 SF Total Land Area (6.17 Acres) most likely to occur in the near Plan is the redevelopment Park Heights Neighborhood. Land Allocation: Improvement Allocation term. With the close proximity of the Major Redevelopment In the long term, private 1-3 Years Long Term to the LifeBridge Health campus, Area in Central Park Heights. development interests could Residential Parcel #1 132,759 SF 3.05Acres X a range of senior living type The 60 acres centered on construct housing and Residential Parcel #2 70,782 SF 1.62 Acres X facilities could evolve and align Park Heights and Woodland apartments that meet the need Residential Parcel #3 65,351 SF 1.50 Acres X with the Park Heights Master Avenues were comprised of of the reinvested community. Near Term Development (1 - 3 Years) Plan district. Age Restricted, nearly 600 properties, of which This is predicated on the success Residential Parcel #3 65,000 SF 100 Units Independent Living, and/or approximately 400 were vacant of the Pimlico Race Course Long Term Potential Development Affordable Senior Housing are buildings and lots, representing reconfiguration and the success Residential Parcel #1 157,500 SF 175 Units all considered high potential the most blighted and distressed of development interests in the Residential Parcel #2 48,000 SF 40 Units development. Development area within the 1,500 acre Master other districts surrounding the potential approximates 100 units Plan. Redevelopment could race track. based on an allocation of 650 SF accommodate hundreds of new per unit which assumes 350 SF housing units, along with new Parcel #1 is envisioned as allocated per room and a 300 SF parks, streetscape improvements multi-family development. It allocation per room for common and other amenities. is estimated that up to 175 areas, hallways and offices. The units could be developed total building improvements Based on information supplied contemplating an average of approximate 65,000 SF (100 by the Pimlico Community 900 SF per unit. Unit inventory units X 650 SF). Development Authority, 482 could range from 450 SF for out of 581 properties have studio apartments to 1,200 SF for been acquired, 125 relocations 2 or 3 bedroom units. The total have been completed, and developable area approximates 57 properties have been 157,500 SF (175 units X 900 SF demolished. Approximately $17 per unit). million has been spent on these activities, including $8 million Parcel #2 contemplates in slots revenue, $4.75 million townhouse/row housing up in City bond revenue funds and to 40 units based on the site $4.5 million in State funds. In configuration. The typical unit FY 19, an additional $1.8 million structure averages 1,200 SF. Total in City bond funds are slated building area would equate to to be used towards acquisition, 48,000 SF (40 units X 1,200 SF relocation, and demolition. per unit).

The future of Residential Parcels #1 & #2 need to align

Pimlico — RACE COURSE STUDY PHASE TWO 68 DECEMBER 2018 D — Non-Racing Land Use Analysis

District Three Land Use Matrix

District Three Land Use Matrix High Moderate Low District Three Phasing Development Concept Allocation 270,500 SF Residential Parcel #1 157,500 SF Residential Parcel #2 48,000 SF Residential Parcel #3 65,000 SF

Residential Parcel #1 3-4 Story Suburban Apartment Building X Market Rate Small Apartment Units <900 SF X Modern Row House Style Apartments X Affordable Small Apartment Units <900 SF X Residential Parcel #2 Detached Townhouse X Row Housing X Detached Single Family X Detached 2-Story 4-Plex X Residential Parcel #3 Age Restricted X Independent Living X Affordable Senior Housing X

Pimlico — RACE COURSE STUDY PHASE TWO 69 DECEMBER 2018 D — Non-Racing Land Use Analysis

Infield Land Use Potential

Another feature for consideration • Music venue (fixed or in an is the potential for infield use overlay) associated with non-racing • Farmers market activities. The land area • Seasonal community garden mass inside the race track • Festival activities approximates 973,000 SF (+/- 22 • Food truck court acres). • Pedestrian network of walkways and bicycle paths The race track infield could • Public and private gathering be a valuable open space spaces (weddings & and civic campus whereby ceremonies) the surrounding Pimlico neighborhood communities and the region could gather and utilize the open space during the non-racing season. This space is an extension of the race track and community and could serve as a stage for public activity. This area could be the setting for celebrations, social and economic exchange, where friends and neighbors meet and cultures mix. The list of potential uses vary, including;

• Passive green space and park land • Youth soccer fields • Youth lacrosse fields • Youth seasonal hockey/ skating rink • Temporary basketball courts/ softball fields • Playground massing

Pimlico — RACE COURSE STUDY PHASE TWO 70 DECEMBER 2018 D — Non-Racing Land Use Analysis

Conceptual Plan

The concept plan depicted to the CONCEPT PLAN KEY right is a composite of the key driving GATEWAY DISTRICT factors presented on the previous A. Multi-Use Clubhouse pages. Careful consideration of B. 15/16 Mile Dirt Track surrounding land uses, track geometry, L connectivity and potential alternative C. 7/8 Mile Turf Track DISTRICT ONE M land uses were equally evaluated. D. Preakness Winner's Circle Q However the objective to create an E. Palio / Saddling Paddock ideal Preakness Stakes venue was the M M F. Infield single overriding factor that impacted N G. Suite Tower Expansion all aspects of the plan. L M Q H. Equestrian Program R The Multi-Use Clubhouse (A), I. Infield Green Space H G envisioned as a flexible-use building J. Sports Fields capable of hosting year-round events, K. Potential Civic Buildings sits at a seven-degree angle to the K A L. Parking Structures track to improve sight lines down the J home stretch. The Loop Road, which K E B M. Mixed Use Commercial runs between the track and Multi-Use A C N. Hotel Clubhouse, will be used for race day O. Residential K overlay. The plaza along the entry side P. Neighborhood Retail of the Multi-Use Clubhouse connects D I with the future suite tower and the Q Palio (E), where the saddling paddock LifeBridge Health Campus could be temporarily constructed. Q. LifeBridge Health Buildings Preakness Stakes horses and daily R. LifeBridge Parking Structure haul-ins will be housed in temporary O buildings north of the Palio during the race meet. These key built elements, J along with the tracks, established the framework for the remainder of the O concept plan. DISTRICT TWO To achieve the required geometry, it should be noted that the tracks and O adjacent roads push into the LifeBridge DISTRICT THREE site. LifeBridge has expressed interest in a real estate exchange which would P provide their campus with enhanced Northern Parkway frontage as shown to the right. O

The remainder of the concept plan components are more thoroughly described in the land use analysis on the previous pages.

Pimlico — RACE COURSE STUDY PHASE TWO 71 DECEMBER 2018 D — Non-Racing Land Use Analysis Concept - Potential Full Redevelopment

Conceptual rendering aerial view from the northwest

Pimlico — RACE COURSE STUDY PHASE TWO 72 DECEMBER 2018 D — Non-Racing Land Use Analysis Concept - Potential Full Redevelopment

Conceptual rendering aerial view from the southwest

Pimlico — RACE COURSE STUDY PHASE TWO 73 DECEMBER 2018