oakland, maryland revitalization project
TRANSCRIPT
Oakland, MD SDATNovember 2-4, 2016
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
What We Heard: Community Assets
Challenges
What would be most impactful?
Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland
and the region• Market the rejuvenated Oakland
experience
Oakland Today
Major Restaurant and Retail Drivers• Student• Visitor• Workforce• Residential
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.
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
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
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
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
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
Oakland Historic District• National Historic
District• Contains 206
Buildings• Roughly bounded by
Oak, 8th, High, 3rd, Omaha, and Bartlett Street
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
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
Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland
and the region• Market the rejuvenated Oakland
experience
The Place to Start
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
22The Commercial Core
23The Commercial Core
24
ALDER ST.
2nd
/ MAI
N ST
.
The “T”
25
Z
PAVILION
TRAIN STA.MUSEUMS
GAZEBO
TOWNSQUARE
2nd
/ MAI
N ST
.
ALDER ST.
GOV’TCENTER
219
GATEWAY
GATEWAYAT CENTER ST.
TOHOSPITAL
Driving Through
26Connectivity
PAVILION
TRAIN STA.MUSEUMS
GAZEBO
TOWNSQUARE
2nd
/ MAI
N ST
.
ALDER ST.
GOV’TCENTER
219
27Vacant Spaces
28Anchor 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
30Anchor Project
31Anchor Project
32Existing Restaurants
33New Restaurant / Specialty Shops
34Outdoor Seating Opportunities
35New Commercial / Office
36Gateway Building
37Brewery / Music / Arts Venue
38
Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland
and the region• Market the rejuvenated Oakland
experience
1. Finding the Historic Core
2. Walking in the Historic Core
3. Making all of Downtown more walkable
4. Connecting to places beyond Downtown
Wayfinding
WayfindingDriving Walking
Gateway Elements
Gateway ElementsThe Bridge
1.Pavilion to Town Square via Second St.2.Rest of Historic Core3.Rest of Downtown - Third St. north to Memorial Way
Pedestrian Connections
Pavilion to Town SquareSo close and yet so far
Pavilion• Redo parking lot as
planned with green space, plaza & gateway
• Create Riverfront Park with seating, shade trees, etc.
• Strengthen connection to Trail
Pavilion• Redo parking lot as
planned with green space, plaza & gateway
• Create Riverfront Park with seating, shade trees, etc.
• Strengthen connection to Trail
Pavilion• Redo parking lot as
planned with green space, plaza & gateway at tracks
• Create small Riverfront Park with seating, etc.
• Strengthen connection to Trail
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
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
Town SquareLinear park along parking lot
Town SquareParking lot/events space example
Second Street• Remove parking
meters• Add historic street
lights as needed• Add decorative
lighting over street or along sidewalks
• Underground utility lines
Second Street• Remove parking
meters• Add historic street
lights as needed• Add decorative
lighting over street or along sidewalks
• Underground utility lines
Second Street• Remove parking
meters• Add historic street
lights as needed• Add decorative
lighting over street or along sidewalks
• Underground utility lines
Second Street• Remove parking
meters• Add historic street
lights as needed• Add decorative lighting
over street or along sidewalks
• Underground or relocate utility lines
Other Historic Core Streets
Other Historic Core Streets
Other Historic Core Streets
Parking in the Historic Core
• Efficient layout• Consolidated lots• Shared parking
program• Employee parking
Third Street
Third Street
Third Street
Third Street
Third Street
Third Street
•Add missing sidewalks & streetscape improvements•Bike lanes•As parcels re-develop, orient to street more consistent with Downtown•Similar business signage
Third St. North
Connections Beyond Downtown1. Uber/Lyft will
respond to demand2. People will ride bikes
in the summer if there are safe routes
Bicycle Tourism
Bicycle Tourism
Pittsburgh
DC
Oakland
Implementation• Rejuvenate the heart of Oakland• Connect the heart to the rest of Oakland
and the region• Market the rejuvenated Oakland
experience
Oakland Experience
Economic Diversification
• Support Existing• Attract New• Grow our Own• Marketing & Promotion• Supportive Infrastructure
Existing Businesses• Increase Awareness of Existing
Businesses– Online Presence/Kiosks– Public Wifi
• Encourage Collaboration– Marketing Meetup– Cross Marketing Coupons
New Businesses• Market Available Spaces• Identify Priority Target
Businesses & Let the World Know
• Provide Non-$ Incentives that Matter
• Communicate Process
Grow Businesses• Collaborative Spaces• Home Based Business
Networking• Indoor Market
Complementary Activities• Leverage Regional Assets
– Agritourism– Architecture– Silent Sports– Long-Term Visitors
Marketing & Promotions• Increase Customer Engagement
– Retail Events– Recurring Activities
• Capitalize on Social Media– Selfie Spot– Calendar of Events
• Parking– Shared Parking, Wayfinding
Make Downtown Fun• Unique• Unexpected• Discovery & Exploration
Many thanks to the Oakland SDAT sponsors, participants, & champions.