PB PlaceMaking - Maryland Department of Transportation

Table Of Contents
Executive Summary ............................................................................... 1
Background ........................................................................................... 3
Methodology ......................................................................................... 5
Overall Process ............................................................................ 5
Charrette ...................................................................................... 6
Stakeholder Involvement .............................................................. 7
Alternatives .................................................................................. 8
Site Context ........................................................................................ 11
Study Area ................................................................................. 11
Context ...................................................................................... 12
Connections and Destinations ............................................ 12
Existing Uses ...................................................................... 12
History ............................................................................... 14
Market Research ................................................................. 15
Opportunities and Challenges .................................................... 17
Development Concept ........................................................................ 21
Vision Statement ........................................................................ 21
Concept Principles and Features ................................................. 22
Transit Oriented Development ........................................... 22
Neighborhoods .................................................................. 23
Environment ....................................................................... 23
Transportation .................................................................... 24
Land Use .................................................................................... 27
Circulation ................................................................................. 29
Street Network ................................................................... 29
Transit ................................................................................ 31
Pedestrian, Bikes, and the Public Realm ............................. 33
Parking Strategy .................................................................. 35
Core Areas ................................................................................. 37
Cultural Core ...................................................................... 37
McCulloh Village ................................................................ 37
Howard Street and MLK Boulevard .................................... 38
Development Program ............................................................... 38
Building Typologies ................................................................... 39
Feasibility Analysis and Economic Benefit .......................................... 41
Key Findings .............................................................................. 41
Methodology & Limitations ........................................................ 43
Development Program ............................................................... 43
Pro Forma Analysis and Feasibility Gap ...................................... 45
Sources of Public Subsidy .......................................................... 46
Implementation Strategy ..................................................................... 49
Challenges Presented by the Strategy ......................................... 49
Eutaw District Development Corporation ................................... 50
Appendix .......................................................................................... 51
Urban Design Principals ............................................................ 51
Positive Outdoor Space ...................................................... 51
Animated Edges .................................................................. 51
Building Size and Scale ...................................................... 52
Adaptable Building Form .................................................... 52
Public Realm ...................................................................... 53
Safety ................................................................................. 53