oakland, maryland revitalization project

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Oakland, MD SDAT November 2-4, 2016

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Page 1: Oakland, Maryland Revitalization Project

Oakland, MD SDATNovember 2-4, 2016

Page 2: Oakland, Maryland Revitalization Project

The Oakland Team• Ray Mack, AIA – Team Leader, Covington,

KY.• Pat Smith, AICP – Los Angeles, CA• Errin Welty – Madison, WI• Terry Ammons, AIA – Petersburg, VA• Michael Latham – Dallas, TX• AIA Staff: Erin Simmons & Joel Mills

Page 3: Oakland, Maryland Revitalization Project
Page 4: Oakland, Maryland Revitalization Project

What We Heard: Community Assets

Page 5: Oakland, Maryland Revitalization Project

Challenges

Page 6: Oakland, Maryland Revitalization Project

What would be most impactful?

Page 7: Oakland, Maryland Revitalization Project

Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland

and the region• Market the rejuvenated Oakland

experience

Page 8: Oakland, Maryland Revitalization Project

Oakland Today

Page 9: Oakland, Maryland Revitalization Project

Major Restaurant and Retail Drivers• Student• Visitor• Workforce• Residential

Page 10: Oakland, Maryland Revitalization Project

Student and Visitor Economy• A vibrant pedestrian friendly downtown may

draw a large portion of students from Garrett College

• Potential to capture over $1M in retail expenditures from the local student population

• Garrett County attracts over 1.2M annual visitors. A 2% capture of existing visitors may generate over $7M in retail expenditures.

Page 11: Oakland, Maryland Revitalization Project

Workforce

Total of 4,268 workers

Nearly 50% of workforce commutes more than 10 miles and 20% commutes more than 25 miles

Potential to capture $10 Million of existing workforce expenditures

Page 12: Oakland, Maryland Revitalization Project

Primary Trade AreaPrimary Trade Area 14 Minute Drive Time

Secondary Trade Area 30 Minute Drive Time

Unmet residential retail demand of $80M within Primary and Secondary Trade Area

Page 13: Oakland, Maryland Revitalization Project

Potential Supportable Retail Square Footage By Retail Category(Note: Residential-generated retail demand only takes into account the unmet retail

demand by retail category)

Category NAICS

Student

Workforc

e Visitor

Residenti

al Total

Specialty Food Stores 4451 691

2,103

4,374

-

7,168

Health & Personal Care Stores 446 458

4,057

2,275

-

6,790

Clothing Stores 4481 196

757

2,482

8,137

11,571

Shoe Stores 4482 359

1,040

-

833

2,233

Jewelry, Luggage & Leather Goods Stores 4483

171

793

-

3,782

4,746

Other General Merchandise Stores 4529 - 6,242 -

-

6,242

Office Supplies, Stationery & Gift Stores 4532 -

1,526 -

-

1,526

Other Miscellaneous Store Retailers 4539 - - - 3,135

3,135

Restaurants 7221 433

1,983

4,889

-

7,304

Drinking Places - Alcoholic Beverages 7224 392

546

5,194

1,892

8,025

Total Demand (SF)  

2,701

19,046

19,214

17,779

58,740

Nearly 40% of unmet retail demand for food/drink related services, and 20% for clothing stores

Page 14: Oakland, Maryland Revitalization Project

Local Incentive Programs for Retail Recruitment1. Goals and Measurable Objectives – Geographic Focus &

Business Recruitment2. Define types of incentives, extent to which they will be

used, and maximum funding3. Clearly define evaluation process for consistency and

transparency. May include:– How a proposal measures up to established economic

development criteria– A cost/benefit analysis / Impact on tax base– Analysis of the impact on existing businesses

Page 15: Oakland, Maryland Revitalization Project

Local Incentive Programs for Retail Recruitment4. Establish specific performance standards for

each project receiving incentives– Assists in measuring effectiveness of program

and recovering benefits if commitments not fulfilled

5. Establish process for regular monitoring of granted incentives and performance of each project

Page 16: Oakland, Maryland Revitalization Project

Oakland Historic District• National Historic

District• Contains 206

Buildings• Roughly bounded by

Oak, 8th, High, 3rd, Omaha, and Bartlett Street

Page 17: Oakland, Maryland Revitalization Project

State Historical Tax Credits• Homeowner Tax Credit• Small Commercial Tax Credit

– Projects that do not exceed $500,000 in expenses. Not used for more than 75% of residential rental purposes

• Competitive Commercial Tax Credit– State Income Tax Credit for the substantial

rehabilitation of certified historic structures

Page 18: Oakland, Maryland Revitalization Project

Federal Historical Rehabilitation Tax Credits• 20% tax credit for rehabilitation of certified

historic income producing buildings• 10% tax credit for rehabilitation of non-

historic buildings placed in services prior to 1936

Page 19: Oakland, Maryland Revitalization Project

Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland

and the region• Market the rejuvenated Oakland

experience

Page 20: Oakland, Maryland Revitalization Project

The Place to Start

Page 21: Oakland, Maryland Revitalization Project

21

The Commercial Core• Rejuvenate the heart of Oakland• Direct people to the historic downtown• Grow existing and new businesses• Create an anchor development• Redevelop key historic buildings• Make places to gather, eat, drink, share• Bring art and music into downtown

21

Page 22: Oakland, Maryland Revitalization Project

22The Commercial Core

Page 23: Oakland, Maryland Revitalization Project

23The Commercial Core

Page 24: Oakland, Maryland Revitalization Project

24

ALDER ST.

2nd

/ MAI

N ST

.

The “T”

Page 25: Oakland, Maryland Revitalization Project

25

Z

PAVILION

TRAIN STA.MUSEUMS

GAZEBO

TOWNSQUARE

2nd

/ MAI

N ST

.

ALDER ST.

GOV’TCENTER

219

GATEWAY

GATEWAYAT CENTER ST.

TOHOSPITAL

Driving Through

Page 26: Oakland, Maryland Revitalization Project

26Connectivity

PAVILION

TRAIN STA.MUSEUMS

GAZEBO

TOWNSQUARE

2nd

/ MAI

N ST

.

ALDER ST.

GOV’TCENTER

219

Page 27: Oakland, Maryland Revitalization Project

27Vacant Spaces

Page 28: Oakland, Maryland Revitalization Project

28Anchor Project

Page 29: Oakland, Maryland Revitalization Project

29

Anchor Project• Catalyst for redevelopment• Changes how people value downtown• Increases value of downtown property• Symbol of progress an optimism• Demonstrates that Oakland is good place to

invest• Example of how to utilize Historic Tax Credits

and other financial incentives

Page 30: Oakland, Maryland Revitalization Project

30Anchor Project

Page 31: Oakland, Maryland Revitalization Project

31Anchor Project

Page 32: Oakland, Maryland Revitalization Project

32Existing Restaurants

Page 33: Oakland, Maryland Revitalization Project

33New Restaurant / Specialty Shops

Page 34: Oakland, Maryland Revitalization Project

34Outdoor Seating Opportunities

Page 35: Oakland, Maryland Revitalization Project

35New Commercial / Office

Page 36: Oakland, Maryland Revitalization Project

36Gateway Building

Page 37: Oakland, Maryland Revitalization Project

37Brewery / Music / Arts Venue

Page 38: Oakland, Maryland Revitalization Project

38

Page 39: Oakland, Maryland Revitalization Project

Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland

and the region• Market the rejuvenated Oakland

experience

Page 40: Oakland, Maryland Revitalization Project

1. Finding the Historic Core

2. Walking in the Historic Core

3. Making all of Downtown more walkable

4. Connecting to places beyond Downtown

Page 41: Oakland, Maryland Revitalization Project

Wayfinding

Page 42: Oakland, Maryland Revitalization Project

WayfindingDriving Walking

Page 43: Oakland, Maryland Revitalization Project

Gateway Elements

Page 44: Oakland, Maryland Revitalization Project

Gateway ElementsThe Bridge

Page 45: Oakland, Maryland Revitalization Project

1.Pavilion to Town Square via Second St.2.Rest of Historic Core3.Rest of Downtown - Third St. north to Memorial Way

Pedestrian Connections

Page 46: Oakland, Maryland Revitalization Project

Pavilion to Town SquareSo close and yet so far

Page 47: Oakland, Maryland Revitalization Project

Pavilion• Redo parking lot as

planned with green space, plaza & gateway

• Create Riverfront Park with seating, shade trees, etc.

• Strengthen connection to Trail

Page 48: Oakland, Maryland Revitalization Project

Pavilion• Redo parking lot as

planned with green space, plaza & gateway

• Create Riverfront Park with seating, shade trees, etc.

• Strengthen connection to Trail

Page 49: Oakland, Maryland Revitalization Project

Pavilion• Redo parking lot as

planned with green space, plaza & gateway at tracks

• Create small Riverfront Park with seating, etc.

• Strengthen connection to Trail

Page 50: Oakland, Maryland Revitalization Project

Town SquareCreate a single space•Consolidate parking (combine public and private in shared parking program)•Add linear park a between parking & sidewalk•Paint RR fence black

Page 51: Oakland, Maryland Revitalization Project

Town SquareCreate a single space•Consolidate parking (combine public and private in shared parking program)•Add linear park a between parking & sidewalk•Paint RR fence black

Page 52: Oakland, Maryland Revitalization Project

Town SquareLinear park along parking lot

Page 53: Oakland, Maryland Revitalization Project

Town SquareParking lot/events space example

Page 54: Oakland, Maryland Revitalization Project

Second Street• Remove parking

meters• Add historic street

lights as needed• Add decorative

lighting over street or along sidewalks

• Underground utility lines

Page 55: Oakland, Maryland Revitalization Project

Second Street• Remove parking

meters• Add historic street

lights as needed• Add decorative

lighting over street or along sidewalks

• Underground utility lines

Page 56: Oakland, Maryland Revitalization Project

Second Street• Remove parking

meters• Add historic street

lights as needed• Add decorative

lighting over street or along sidewalks

• Underground utility lines

Page 57: Oakland, Maryland Revitalization Project

Second Street• Remove parking

meters• Add historic street

lights as needed• Add decorative lighting

over street or along sidewalks

• Underground or relocate utility lines

Page 58: Oakland, Maryland Revitalization Project

Other Historic Core Streets

Page 59: Oakland, Maryland Revitalization Project

Other Historic Core Streets

Page 60: Oakland, Maryland Revitalization Project

Other Historic Core Streets

Page 61: Oakland, Maryland Revitalization Project

Parking in the Historic Core

• Efficient layout• Consolidated lots• Shared parking

program• Employee parking

Page 62: Oakland, Maryland Revitalization Project

Third Street

Page 63: Oakland, Maryland Revitalization Project

Third Street

Page 64: Oakland, Maryland Revitalization Project

Third Street

Page 65: Oakland, Maryland Revitalization Project

Third Street

Page 66: Oakland, Maryland Revitalization Project

Third Street

Page 67: Oakland, Maryland Revitalization Project

Third Street

Page 68: Oakland, Maryland Revitalization Project

•Add missing sidewalks & streetscape improvements•Bike lanes•As parcels re-develop, orient to street more consistent with Downtown•Similar business signage

Third St. North

Page 69: Oakland, Maryland Revitalization Project

Connections Beyond Downtown1. Uber/Lyft will

respond to demand2. People will ride bikes

in the summer if there are safe routes

Page 70: Oakland, Maryland Revitalization Project

Bicycle Tourism

Page 71: Oakland, Maryland Revitalization Project

Bicycle Tourism

Pittsburgh

DC

Oakland

Page 72: Oakland, Maryland Revitalization Project

Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland

and the region• Market the rejuvenated Oakland

experience

Page 73: Oakland, Maryland Revitalization Project

Oakland Experience

Page 74: Oakland, Maryland Revitalization Project

Economic Diversification

• Support Existing• Attract New• Grow our Own• Marketing & Promotion• Supportive Infrastructure

Page 75: Oakland, Maryland Revitalization Project

Existing Businesses• Increase Awareness of Existing

Businesses– Online Presence/Kiosks– Public Wifi

• Encourage Collaboration– Marketing Meetup– Cross Marketing Coupons

Page 76: Oakland, Maryland Revitalization Project

New Businesses• Market Available Spaces• Identify Priority Target

Businesses & Let the World Know

• Provide Non-$ Incentives that Matter

• Communicate Process

Page 77: Oakland, Maryland Revitalization Project

Grow Businesses• Collaborative Spaces• Home Based Business

Networking• Indoor Market

Page 78: Oakland, Maryland Revitalization Project

Complementary Activities• Leverage Regional Assets

– Agritourism– Architecture– Silent Sports– Long-Term Visitors

Page 79: Oakland, Maryland Revitalization Project

Marketing & Promotions• Increase Customer Engagement

– Retail Events– Recurring Activities

• Capitalize on Social Media– Selfie Spot– Calendar of Events

• Parking– Shared Parking, Wayfinding

Page 80: Oakland, Maryland Revitalization Project

Make Downtown Fun• Unique• Unexpected• Discovery & Exploration

Page 81: Oakland, Maryland Revitalization Project

Many thanks to the Oakland SDAT sponsors, participants, & champions.