Final Report

ULI Baltimore

A ULI Advisory Services

Technical Assistance Panel Report

Park Heights… “A Community of Choice”

Baltimore, Maryland

January 21-22, 2009

About ULI Baltimore

ULI Baltimore is the local District Council for ULI – The Ur-

ban Land Institute. ULI Baltimore is a 501(c)3, and serves

Central Maryland and various other parts of Maryland through

its outreach efforts. As a trusted convener for sharing knowl-

edge, and as an unbiased source for timely land use informa-

tion, ULI Baltimore provides a critical link to improving state

and local land use policy and development practices.

ULI is a nonprofit research and education organization

supported by its members. Founded in 1936, the institute now

has more than 40,000 members worldwide, representing the

entire spectrum of land use and real estate development

disciplines in private enterprise and public service.

As the preeminent, multidisciplinary real estate forum, ULI

facilitates the open exchange of ideas, information and ex-

perience among local, national and international industry lead-

ers and policy makers dedicated to creating better places.

The mission of the Urban Land Institute is to provide

leadership in the responsible use of land and in creating and

sustaining thriving communities worldwide.

About the Technical Assistance Panel

(TAP) Program

The objective of ULI Baltimore’s Technical Assistance Panel

(TAP) program is to provide expert, multidisciplinary advice

on land use and real estate issues facing public agencies and

nonprofit organizations in the Greater Baltimore Metropolitan

Region. Similar to other ULI District Councils throughout the

country, ULI Baltimore utilizes its broad membership base to

administer one and one-half day panels, offering objective and

responsible advice to local stakeholders and decision makers

on a diverse set of land use and real estate issues. These issues

can range from site-specific projects to public policy strategies.

The unique flexibility of the TAP program allows for a

customized approach to specific contextual issues related to

urban development.

ULI Baltimore TAP Committee

Caroline Moore

ULI Baltimore District Council Chair

Ekistics Capital Partners, LLC

Bryce Turner

Co-Chair

Brown Craig Turner Architects & Designers

Aaron Wade

Co-Chair

Alex Brown Realty, Inc.

Roland Campbell

Coordinator/Panelist

The ROC Realty Group

Pauline Harris

District Council Coordinator

SPIN, LLC

Lisa Norris

District Council Assistant

SPIN, LLC

Robyn Eason

ULI TAP Report Author

Planning/Real Estate Consultant

Park Heights

Technical Assistance Panel

January 21-22, 2009

Acknowledgments

ULI Baltimore would like to thank the TAP Committee that worked diligently to make this study possible:

Caroline Moore (Ekistics Capital Partners, LLC); Aaron Wade (Alex Brown Realty, Inc.); Bryce Turner

(Brown Craig Turner Architects & Designers); Roland Campbell (The ROC Realty Group); Jennifer

Kilpatrick (Brown Craig Turner Architects & Designers); Pauline Harris (SPIN, LLC); Lisa Norris (SPIN,

LLC); and Robyn Eason (Planning/Real Estate Consultant).

The TAP Committee appreciates the volunteer efforts of the distinguished panel that developed the findings

for this report:

Park Heights

Technical Assistance Panel

January 21-22, 2009

Mr. Andy Segall

The Segall Group

Mr. Dennis Carmichael

EDAW

Mr. Donald Manekin

Seawall Development Group

Mr. Eric Evans

Eric Evans & Company

Mr. Gary Stith

Silver Spring Regional Services

Mr. Jack Shannon

East Baltimore Development

Mr. Joel Cohn

Reznick Group

Mr. Josh Niemann

Hybrid Development Group, LLC

Ms. Joyce Moskovitz

Bank of America

Mr. Keith Scroggins

Baltimore City Public Schools

Mr. Mark Pollak

Ballard Spahr Andrews & Ingersoll, LLP

Mr. Roland Campbell

ROC Incorporated

Ms. Sasha-Gaye Atkinson

McCormack Baron Salazar

Ms. Susan Williams

STV

Mr. Will Backstrom

PNC Bank

The panelists and ULI Baltimore TAP committee would like to thank Baltimore City and the Park Heights

Renaissance for requesting the panel’s assistance in crafting an implementation strategy for the 2006 Park

Heights Master Plan. Specifically, the panel would like to thank Phil Croskey—Park Heights Renaissance Act-

ing Executive Director and Seema Iyer and Sara Paranilam—Baltimore City Department of Planning for their

assistance with initiating the panel, preparing the briefing materials, and providing onsite support. Special grati-

tude is extended to our sponsors—Ballard Spahr Andrews & Ingersol, LLP, The Reznick Group, STV, Park

Heights Renaissance, Baltimore City Department of Planning, Baltimore Development Corporation, Urban

Land Institute Baltimore District Council—for their generous contributions. Additionally, the panel thanks Vic

Frierson and Shirl Curtis of the Park Heights Community Health Alliance for their gracious hospitality,

allowing ULI Baltimore to use the community room as its workspace for the duration of the panel. The panel

also appreciates the participation of the various key stakeholders in the roundtable discussions and final pres-

entation.

Introduction

The Panel’s Assignment

Executive Summary

Assets, Challenges, and Opportunities

A Strategy for Today

A Concept for Tomorrow

Conclusion

Park Heights

Technical Assistance Panel

January 21-22, 2009

Table of Contents

iii

History

Park Heights is one of Baltimore’s oldest

neighborhoods with roots dating as far back as the

early 19th century. At this time, the city’s economy

centered around its port activity and Reisterstown

Road was a major transportation route for wheat and

corn from the inland farms. As streetcar routes

were established along Park Heights and Belvedere

Avenues, settlement by European and Jewish immi-

grants occurred to take advantage of growing eco-

nomic opportunities. Commercial and retail nodes

eventually emerged as a result, turning Park Heights

into a full-fledged “streetcar suburb”. Major destina-

tions such as the Pimlico Fairgrounds (now Pimlico

Racetrack) also spurred development of nearby ho-

tels, restaurants, and entertainment venues.

Migration into Park Heights continued until it was

largely built out by the 1950s. However, similar to

many other Baltimore neighborhoods, a major

population shift occurred in Park Heights with

much of the white population moving out of the city

during the 1970s.

According to the 2006 Park Heights Master Plan,

Park Heights today is largely poor and more than 96

-percent African American. The median household

income of Park Heights residents is nearly $7,000

less than that of the city overall and more than

$26,000 less than that of the region. Only 30 percent

of residents have any education beyond high school.

While there are pockets of strong and stable

residential areas, more than 2,000 vacant lots and

buildings exist in Park Heights.

Park Heights 2006 Master Plan

In 2003, with the help of outside experts, the

Baltimore City Department of Planning initiated an

extensive master planning process for Park Heights.

The purpose of this effort was to create a detailed

and implementable urban development strategy to

revitalize the neighborhood. The City and its

consultants conducted several public meetings,

design workshops, calls for input, and stakeholder

Introduction

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Technical Assistance Panel

January 21-22, 2009

interviews to produce a plan that incorporated the

community’s thoughts and concerns into a final set of

recommendations. These recommendations ranged

from transforming the marketplace for residential

and commercial redevelopment to considerations on

health, public safety, education, open space, and

community leadership. In February 2006, the Park

Heights Master Plan was adopted by the Baltimore

City Planning Commission.

Physical Attributes

As defined in the Master Plan, Park Heights is a

1,500-acre community containing approximately

30,000 residents. The neighborhood lies approxi-

mately 10 miles northwest of Downtown Baltimore

and within two miles of the Baltimore County line. It

is bounded on the south by Druid Park Drive, on the

west by Wabash Avenue, on the east by Greenspring

Avenue, and on the north by Northern Parkway.

Interstate-83 is less than one half mile to the east.

Source: 2008 Park Heights Master Plan

Two major roadways — Park Heights Avenue and

Reisterstown Road — run north-south through Park

Heights, serving as the neighborhood’s “Main

Streets” as well as commuter corridors. Two major

Metro stations are situated on the western edge of

the neighborhood, with two light rail stations less

than one mile east of Greenspring Avenue. An

extensive network of bus lines, stops, and shelters

also serves the neighborhood. The transportation

system is made more complex by the high volume

of pedestrians, and to a limited extent, bicyclists who

also share these resources.

Limited commercial uses — primarily retail — are

scattered along the main arterials, while there is also

some industrial activity on the neighborhood’s

western edge. Residential is the primary land use in

Park Heights, ranging from areas hosting a rich

historic housing fabric to established areas with tree-

lined streets to entire blocks of abandoned houses

and lots.

Major health care, educational, and social service

institutions are located throughout the community,

serving as the area’s primary employers. These

include Life Bridge Health, and one of Baltimore’s

and the State of Maryland’s most well-known

landmarks, Pimlico Racetrack.

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January 21-22, 2009

Neighborhood Housing Styles Source: 2006 Park Heights Master Plan

Corner Vacant Lot

Source: 2006 Park Heights Master Plan

Auto Services

Source: 2006 Park Heights Master Plan

Neighborhood Synagogue

Source: Unknown

Baltimore City, through its affiliation with the

Park Heights Renaissance (PHR), has identified

Park Heights as an area it would like to see

revitalized into a flourishing retail, commercial and

residential corridor.

After approval of the Park Heights Master Plan,

Baltimore City began assembling and acquiring land

throughout the neighborhood in an effort to oversee

a full-scale renaissance of the area. At present, the

City plans to accumulate 60 acres of mostly contigu-

ous vacant and/or abandoned properties along and

abutting Park Heights Avenue (see map below).

The Urban Renewal Plan was passed in Fall 2008,

allowing the City greater flexibility in acquiring

properties needed to redevelop specific areas. At

this point, the City and PHR approached ULI-

Baltimore in regards to organizing a Technical As-

sistance Panel (TAP) to assist them in an efficient

and effective plan of action. A redevelopment

strategy had been created via the Park Heights

Master Plan, but PHR was effectively seeking guid-

ance from private sector real estate and land use

experts on the implementation of it. They also

charged the panel to think comprehensively about

revitalizing Park Heights beyond the 60-acre

redevelopment area. The City and Park Heights

Renaissance presented the panel with several key

questions concerning their urban renewal strategy

The Panel’s Assignment

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January 21-22, 2009

for Park Heights, given its ever-changing market

conditions. These key inquiries include:

What, if any, aspects of the Park Heights Master

Plan can be modified to enhance development

within the neighborhood?

How can Park Heights best utilize its assets to

ignite and sustain any redevelopment momen-

tum?

What kind of pre-development initiatives or ac-

tion items need to occur in order to incentivize

redevelopment and attract the private sector?

How should the City of Baltimore continue to

strategically acquire and assemble properties?

How can the City of Baltimore encourage

owners of occupied and vacant properties to

improve the appearance of their homes?

What non-development-related items (e.g., pub-

lic safety, beautification, public school system,

etc.) need to be addressed to further attract

investment?

With these questions in tow, the panel embarked on

a one and one-half day work session, meeting with a

diverse cross-section of stakeholders, touring the

Park Heights neighborhood, engaging area residents,

and disseminating and discussing land use and real

estate information provided by the City.

Park Heights 60-acre Redevelopment Area Source: Baltimore Housing

In January 2009, a group of 15 panelists came to-

gether to explore opportunities to revitalize the Park

Heights neighborhood in Northwest Balti-

more, Maryland. This exercise was in re-

sponse to a request by Baltimore City and the Park

Heights Renaissance to better understand the poten-

tial to redevelop vacant and abandoned properties

acquired in Park Heights since the approval of

the 2006 Park Heights Master Plan. Offering a

diverse set of backgrounds, these panelists

toured Park Heights, conducted several roundtable

discussions with area stakeholders, consulted with

city representatives, and vetted ideas on how the

neighborhood should move forward. The panel ulti-

mately settled on a two-pronged approach for the

redevelopment of Park Heights:

A Strategy for Today: A comprehensive short-

term strategy that considers action items

reachable in the next 12 to 18 months.

A Concept for Tomorrow: A detailed long-

term strategy that proposes a sustainability

theme for the neighborhood and considers a

multi-faceted, multi-layered redevelopment

approach to Park Heights based on its strengths,

weaknesses, and opportunities.

A Strategy for Today

The short-term set of recommendations set forth by

the panel focused on residential preservation,

maintenance and pre-development; workforce

development; public safety; beautification; civic

Executive Summary

Park Heights

Technical Assistance Panel

January 21-22, 2009

space/public realm improvements; marketing; and

additional strategies. Such recommendations should

be understood as pre-development measures that can

“set the stage” for additional growth and future mar-

ket appeal of Park Heights.

Residential Preservation, Maintenance and Pre-

development Initiatives

suggest neighborhood

improvement mechanisms such as aggressive

code enforcement and extensive homeownership

counseling to mobilize the community.

Workforce Development Initiatives

deal with

jobs skills and training congruent with jobs in

demand in the local community, particularly for

youth.

Public Safety Initiatives

emphasize necessary

measures like increased police presence, crime

“hot spots” targeting, and neighborhood watches

as ways to combat and decrease unwanted activ-

ity.

Beautification Initiatives

identify the importance

of the neighborhood’s image and ways to uplift

the current perception and instill more commu-

nity pride.

Civic Space/Public Realm Initiatives

consider

methods to capitalize on assets like Druid Hill

Park and strong neighborhood culture to en-

hance market appeal.

Marketing

Initiatives

explore how the

neighborhood can reposition itself through

branding efforts, documentation of revitalization

milestones and progress, and the establishment

of collective partnerships.

A Concept for Tomorrow

The panel’s long-term concept for Park Heights has

an overarching theme of reestablishing an active

street network and putting the “Park” back into Park

Heights by promoting green and sustainable

strategies throughout the neighborhood.

This theme not only deals with improving and redi-

recting the physical Park Heights landscape to create

value and attract investment, but it also promotes

improved health benefits and stronger social ties

associated with walkable, interconnected neighbor-

hoods. Several nodes of activity throughout the

community are identified and innovatively linked to

promote a greener, safer, and healthier Park

Heights. These nodes center on existing economic

engines that currently serve or can be enhanced as

notable hubs of activity. In one exercise, the TAP

envisioned Park Heights Avenue becoming the cen-

tral, celebrated spine of the neighborhood through

widening the median, installing beautiful streetscape,

and incorporating wind turbines as both a local en-

ergy generator and an iconic landmark for the com-

munity.

In addition, the TAP suggested a series of activities

that should be taken in order to make the Park

Heights corridor as attractive as possible for

residential and commercial developers. By taking

steps to minimize approval and development

impediments, as well as initiating capital

improvement projects critical to future

development, Park Heights Renaissance can lay the

foundation for a redevelopment proposition

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January 21-22, 2009

appealing to the private sector.

Four detailed strategies deliver primary

recommendations on achieving a better Park Heights

over the mid– to long-term. These include:

Sense of Place strategies

that focus on the ability

for Park Heights to re-brand itself as a

community of choice and enhance its com-

petitive edge.

Residential strategies

that examine the ability for

Park Heights to restructure its residential areas

prior to private sector involvement through

infrastructure improvements, additional strategic

acquisition, and the creation of civic amenities.

Commercial strategies

that realistically

consider the best options for value-added retail

and services in lieu of the surrounding

competition

Transit-Oriented Development strategies

that

center on Park Height’s ability to take advantage

of its transit accessibility, maximize its transit

stations as community assets, and foster a more

integrated street and path network.

Section Details of Proposed Park Heights Avenue Scheme

Park Heights, like any neighborhood, has its share

of strengths, challenges, and opportunities.

Enlightened by discourse at the roundtable sessions,

on-the-ground assessments of Park Heights from the

panel tour, and a well-informed understanding of

the neighborhood’s history and recent revitalization

efforts, the panel discovered and discussed a

multitude of existing assets, liabilities and

opportunities in Park Heights.

Assets

Major Employment Centers: Park Heights has

several major employers in the healthcare,

educational, institutional, and industrial job

sectors that have consistently provided a steady

source of wages for residents within Park

Heights and beyond.

Proximity to Downtown Baltimore: Less than

seven miles from the downtown central business

district, Park Heights offers a convenient

commute to the tens of thousands of downtown

Assets, Challenges, and Opportunities

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January 21-22, 2009

workers. Additionally, recreational activities

located in and around the Inner Harbor area are

also a quick drive.

Druid Hill Park: As the fourth largest park in

the nation, it hosts the Maryland Zoo, the

Baltimore Conservatory, the Palm House, and

Druid Hill Lake.

Existing Community Facilities: Park Heights has

several historic churches actively engaged in the

local community, the Magna Technical Training

Center that teaches employable job skills to

adults, the Pimlico Multipurpose Center that

offers several community health-related services,

and a plethora of other well-utilized, community-

serving institutions.

Pockets of Thriving and Stable Residential Areas:

As indicated in the Master Plan, Park Heights

has several residential areas with few vacancies,

well-managed properties, and a rich historic

fabric. These areas serve as neighborhood

strengths upon which to build.

Stable Residential Area in Park Heights Source: 2006 Park Heights Master Plan

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January 21-22, 2009

Great Existing Architecture: Given its deep

historic roots, Park Heights embodies an

abundance of unique architectural elements that

contribute to its identity and image.

Great Community Spirit: Evidenced by the large

participation in the master planning process and

this TAP effort, Park Heights is characterized by

a solid, active community dedicated to protecting

and uplifting the neighborhood as a community

of choice.

Transit Accessibility: Park Heights is served by

several Metro stations, light-rail stops, major

transportation arterials, and bus lines.

Attraction to the Broader Market: Burgeoning

interest from a target market base within and

beyond Park Heights in recent months is a

positive indication of the neighborhood’s short-

term and long-term redevelopment potential.

Challenges

Lack of Viable Commercial Centers or Activity Hub:

No major entertainment destination, central

shopping core, or retail diversity within Park

Heights has led to shoppers traveling outside the

neighborhood to buy goods and services. A lack

of retail may be partially due to Mondawmin

Mall which serves the southern boundary of Park

Heights with Big Box retail and some smaller

mall retailers. The uncertain future of the

Pimlico property also stalls investment, as it is a

logical site for commercial development.

Concentration of Low Income: Park Heights is

well below the city average in area median

income, which can hinder its ability to attract

residential and commercial investment.

Concentration of Substandard Businesses: A

number of substandard establishments attract

and exacerbate unwanted activity within the

neighborhood.

Underutilization of Druid Hill Park: The

expansiveness of Druid Hill Park lends itself well

for active programming and community

gatherings among Park Heights residents.

Yet, the park currently does not operate as an

activity generator.

Persistent Quality of Life Impediments:

Pervasive issues such as crime and drugs

continue to plague Park Heights and contribute

to a negative public perception.

Community Divisiveness: Division among

community groups in different portions of Park

Heights can impede progress.

Opportunities

Pimlico Racetrack: At 140+ acres and owned by

one single entity, Pimlico Racetrack presents a

unique opportunity to create immense value in

Park Heights as a destination hub. Though

market forces will ultimately dictate the timing of

this transformation, it remains one of Park

Heights’ signature landmarks.

Pockets of Publicly-owned Land: Continued

strategic property acquisition by Baltimore City

and large acres of land owned by other public

agencies will ultimately assist in luring investment

into Park Heights in the mid– to long-term.

Economic Catalysts: Strong activity centers such

as Life Bridge Health are key economic engines

for this region of the city. The eventual need for

expansion as well as the new addition of the

Social Security Administration (SSA), relocating

less than a mile north of Park Heights, will

contribute to area’s competitive advantage.

Pimlico Stadium Source: Unknown

The TAP panel developed a two-pronged approach

to redevelopment in Park Heights. Given the

neighborhood’s many complexities, the panel first

focused on short-term action items that could be

immediately achieved over the course of 12 to 18

months. This set of recommendations focused on

residential preservation, maintenance and

predevelopment, workforce development, public

safety, beautification, civic space/public realm

improvements, marketing, and additional strategies.

Such recommendations should be understood as

pre-development measures that can “set the stage”

for additional growth and future market appeal of

Park Heights. In addition, quick and meaningful

activity will allow citizens inside and outside of Park

Heights to observe that positive changes are

beginning to occur.

Residential Preservation,

Maintenance & Pre-Development

Adopt a comprehensive homeownership

counseling program, focusing on credit and

budget counseling, homebuyer workshops, anti-

predatory lending, foreclosure prevention, and

pre-purchase, pre-closing, and post-purchase

guidance

A Strategy for Today

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Technical Assistance Panel

January 21-22, 2009

Encourage and collaborate with major employers

to participate in the State’s “Live Near Your

Work” Program

Aggressively pursue code enforcement in order

to create a cleaner and more attractive

environment

Encourage and begin targeted acquisition along

Park Heights Avenue in order to direct growth as

a prominent corridor

Utilize the City’s pending landbanking authority

(or create a third party entity) to continue to

acquire and dispose of properties in a manner

that fosters quality redevelopment

Consider a “Great Home Sale” program that

markets Park Heights’ vacant housing inventory

as opportunities for small-scale revitalization

Workforce Development

Set up an active Park Heights workforce program

that links skills learned with jobs created from

Park Heights revitalization efforts

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January 21-22, 2009

Develop a streetscape strategy to adopt in the

City’s Capital Improvements Program (CIP)

Civic Space / Public Realm Improvements

Better utilize Druid Hill Park as an active events

space by hiring an events planner

Establish youth sports leagues via churches and

community organizations to further foster

community pride and identity

Engage the Caribbean community for active

cultural programming for Druid Hill Park and

local community events

Marketing

Create an identity such as a logo uniquely

identifiable to the Park Heights neighborhoods

Document all revitalization efforts with pictures

and posters to measure and brand progress

Discuss the appropriate timing to launch a full-

fledged Park Heights marketing campaign to

encourage investment

Additional Strategies

Make sure linked public entities (HUD,

Baltimore Housing, Baltimore City Department

of Planning, etc.) know of Park Heights

Renaissance’s initiatives for various areas so as

not to impede progress or pursue conflicting

objectives

Adopt a Tax Increment Financing Overlay

District to fund necessary infrastructure

improvements

Engage foundations and corporate executives for

additional financial support for community

initiatives

Support and create a summer jobs program for

youth

Public Safety Improvements

Implement a “Clean & Safe” Program similar to

the Baltimore Downtown Partnership that

engages the local community and youth

Focus on crime “hot spots” and utilize the Weed

& Seed program to target criminal activity

Endorse more police presence such as bike

ambassadors

Document and broadcast improvements in crime

statistics over time as mechanism for tracking

progress

Beautification

Restore Park Heights’ neighborhood identity

with banners on light poles, bumper stickers,

and/or colorful signage at gateways

Collaborate with students from local art

institutions to aesthetically improve vacant

properties (i.e. artwork on doors/windows of

boarded up homes)

Utilize “free human capital” (AmeriCorps, area

schools and universities, etc.) to assist with

neighborhood improvements

Caribbean Storefronts Source: Unknown

In addition to short-term strategies, the panel

focused efforts on creating a long-term concept plan

for the Park Heights community to consider as

revitalization efforts continue. This concept plan is

shown and described below, followed by detailed

recommendations for residential, commercial, sense

of place, and transit-oriented development strategies

that provide more specific insight as to the steps

required to achieve such a plan.

Park Heights Concept Plan

While the Park Heights Master Plan laid the

foundation for a development layout, the TAP took

its general framework to another level. Using the

original plan as a template, the TAP sought to create

greater connectivity while also putting the “Park”

back into Park Heights. Both of these could

generally be achieved by realigning specific road

configurations, while also promoting green and

sustainable strategies throughout the neighborhood.

This theme not only deals with improving and

redirecting the physical Park Heights landscape to

A Concept for Tomorrow

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January 21-22, 2009

create value and attract investment, but it also

promotes improved health benefits and stronger

social ties associated with walkable, interconnected

neighborhoods.

The concept plan denotes several nodes of

opportunity within Park Heights. Node A straddles

Park Heights Avenue at Virginia and Dupont

Avenues (Blocks A, C, M, & N — refer to map on

page 12) and represents the potential as a distinctive,

new civic hub. It extends Dupont Avenue northeast

across Park Heights Avenue to Pimlico Road, al-

lowing for better access and connectivity. The two

blocks abutting Park Heights Avenue contain a new

library and a green academy that could prepare youth

Node A

Passive Park in Node A Source: ULI TAP

Park Heights Concept Plan Source: ULI TAP

Park Heights

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January 21-22, 2009

continuation of Virginia Avenue, which currently

ends abruptly, to connect with East Wabash Avenue,

thereby creating a better street network and

alternative route to West Cold Spring Lane. These

improvements create a physical connection among

nodes and a link among the neighborhood’s potential

sustainable industries, particularly if the recycling

center can transform into a job incubator for green

industries. Due to proximity, such potential could

also create synergy with any development at the West

Cold Spring Lane Metro Station.

The remaining activity nodes center around specific

neighborhood assets (e.g., existing elementary

schools, Sinai Hospital, Magna Technical Training

Facility, etc.), which could collectively be linked by an

electric shuttle to further promote the theme of a

sustainable, healthy neighborhood.

Lastly, there is an opportunity to make Park Heights

an urban boulevard, widening the median and using

the end lanes for temporary or permanent parking.

The portion of Park Heights Avenue between

Virginia and Dupont Avenues could host decorative

wind turbines in a celebrated, landscaped median

and serve as a source of energy for the

neighborhood. The wind turbines could also be

decorated with a community logo and serve as an

iconic landmark within the Park Heights

neighborhood.

and adults for jobs in the environmental and energy

industries. Behind the library, a passive, pocket park

is proposed for parcels between Virginia and Dupont

Avenues, that could serve new rowhomes built on the

outer edges. Not only would the new park be an

amenity to the new residences, the rowhomes could

also serve as the “eyes and ears” of the park, ensuring

safety and fostering community.

Node B lies just south at West Cold Spring Lane and

East Wabash Avenue. This node encompasses the

existing Baltimore Academy, the existing recycling

facility near railroad tracks, and the West Cold

Spring Lane Metro Station. It proposes the

Sketch of new rowhomes surrounding passive park & new library

Node B

Section Details of Proposed Park Heights Avenue Scheme

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January 21-22, 2009

Residential Strategy

This strategy examined the ability for Park Heights to

restructure its residential areas prior to private sector

involvement. Note that since it is difficult to predict

market behavior for a long-term strategy, a

comprehensive, detailed residential approach for all

of Park Heights, or key portions within, could not be

outlined. However, the specific recommendations

below address several important factors to influencing

the private market over the mid– to long-term.

Create a comprehensive land use plan that

proposes an “inside-out” strategy, leveraging

strong and thriving communities along Park

Height’s borders

Target blocks “A” and “C” within the 60 acre

urban renewal area for initial acquisition followed

by parcels “B” and “D” (refer to map below)

Establish a realistic and aggressive timetable for

implementation

Commence predevelopment initiatives such as

street and infrastructure improvements to

potentially entice private investment and to calm

traffic by reducing travel lanes

Determine street alignment and infrastructure

improvements that will improve development

Sense of Place Strategy

Central to this strategy is the ability for Park Heights

to re-brand itself as a community of choice and

enhance its competitive edge. Rejuvenating an image

that instills community pride for existing residents

and appeals to new residents is critical to the

neighborhood’s revitalization. Specific

recommendations include:

Select a “Park Heights” identity, logo, and/or

slogan that conveys the neighborhood’s identity

and unites the community

Re-establish a vital institutional and social base

through the enhancement or construction of

public educational facilities, libraries and

community gathering places

Establish ongoing community mobilization that

includes not only local stakeholders, but also key

regional players that can influence current

neighborhood conditions

Institute neighborhood-wide cleanup measures to

improve neighborhood image

Focus on and enhance key areas such as Park

Circle as a gateway and Park Heights Avenue as

an “urban” or “green” boulevard with a

celebrated median

Park Heights 60-acre Redevelopment Area Source: Baltimore Housing

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January 21-22, 2009

Be patient – current market conditions will not

translate into significant interest in the immediate

future. Leverage the current economic downturn

to acquire remaining necessary properties

Commercial Strategy

The commercial strategy required the panel to

consider the complex challenges related to the

idiosyncratic nature of the retail sector. In doing so,

it was first imperative to acknowledge that the Pimlico

Racetrack may eventually emerge as the large retail/

mixed-use center for Park Heights (as the market is

not currently strong enough for major mixed-use

redevelopment) and that Mondawmin Mall is the

existing “big box” retail location. With this

understanding, the panel focused their attention on

next best opportunity for new retail—Park Lane

Shopping Center. The recommendations below

outline targeted strategies to transform this property

into a more viable operation to meet the needs of

Park Heights residents.

potential of area. Once identified, earmark funds

and begin approvals for each capital

improvement project

Send out a Request for Proposal (RFP) to

developers once park in blocks “A” and “C” is

complete and the library is under construction.

Focus on acquiring a critical mass, so initial

redevelopment will be large enough to sustain on

its own until future development occurs

Encourage local businesses to promote home

and façade improvements in areas closest to their

operations, starting with Sinai Hospital and along

southern Park Heights Avenue near Park Circle

Begin planning for improved connectivity from

strong adjacent neighborhoods surrounding Park

Heights, as well as Druid Hill Park

Focus and enhance property tax incentives and

zoning for new construction and rehab in

targeted areas

Sketch of Park Heights Commercial Strategy

Park Heights

Technical Assistance Panel

January 21-22, 2009

For Rogers Avenue at Northern Parkway

Capitalize on stable neighborhoods and activity

generated from new Social Security

Administration headquarters

Consider a development program for Metro

Station that is primarily residential in nature with

minimal commuter-serving retail and allows for

replacement parking for the station; Also

consider an office use or job generator if feasible

Improve pedestrian connections toward the Park

Heights Community, Northwest Plaza Shopping

Center, and senior housing on Northern Parkway

Calm traffic on Wabash Avenue via bump-outs

and other mechanisms

Administer cleanup of surrounding properties or

assertively enforce property code compliance

Collaborate with the Maryland Transit

Administration to reissue RFP for Metro Station

development

Improve grocery store across from Park Lane

through renovation, subsidy, or replacement

Maintaining fast food stores currently on site

Consider retail uses and façade improvements

across Park Heights Avenue to get double-sided

retail

Consider a “slip street” akin to Stoneleigh or

Charles Village for ease of access to new on-street

parking

Enhance the streetscape and landscape attributes

and establish standards for street and parking lot

lighting

Provide better community retail in the short-

term, while a long-term strategy could include a

mixed-use urban village development due to

transit proximity and key arterial intersection,

including the block on east side of Park Heights

Avenue across from Park Lane Shopping Center

Transit-Oriented Development (TOD) Strategy

This strategy focuses on Park Heights’ ability to take

advantage of its transit accessibility, maximize its

transit stations as community assets, and foster a

more integrated street and path network. Specific

recommendations include:

For Coldspring Avenue at Wabash Avenue

Strengthen connection between West Cold

Spring Lane Station and the major

redevelopment area along Virginia Avenue (with

a possible southern extension of Virginia

Avenue)

Strengthen the connection between West Cold

Spring Station and Park Lane Shopping Center

along West Cold Spring Lane through sidewalk

improvements and street tree improvements

Improve recycling facility at Virginia Avenue to

create a better street edge

Despite the many complexities of Park Heights, the

panel saw tremendous potential for the

neighborhood to reignite its competitive edge and

take advantage of the momentum already set in

place by the master plan. With continued

involvement from a variety of influential players --

including the existing residents, public officials,

nonprofit providers, local business community and

private sources, Park Heights can certainly witness a

transformation.

Although the panel did not specifically address a

human development component in its recommen-

dations, it would like to acknowledge and emphasize

it as a critical piece in the revitalization of Park

Heights. Both are intricately linked and one cannot

happen without the other. The panel also appreci-

ates the importance of an equitable, responsible

and respectful process for the relocation of families

(if necessary) and for the provision of jobs for mi-

norities, youth and women within the community.

Conclusion and Final Thoughts

Park Heights

Technical Assistance Panel

January 21-22, 2009

As with any revitalization effort, the transition must

fairly accommodate and protect existing residents,

while also invite new members into the community to

contribute to the stability of the neighborhood.

Redevelopment of the Park Heights community will

be a challenging task, and undoubtedly will take

adequate time and preparation. Incentivizing

residential and commercial developers to return to

the community will require effort from both local

citizens and the government. The enthusiasm and

passion for the task exhibited by stakeholders, as well

as the Park Heights Renaissance team, gave the panel

reason to believe the desired objectives can be

achieved.

A Proposed Revitalization Scheme for Belvedere Avenue Source: 2006 Park Heights Master Plan