2004 state of downtown baltimore report

DOWNTOWN
Baltimore
2 0 0 4 S TAT E O F
D OW N TOW N
BALTIMORE
REPORT
AN ANNUAL ECONOMIC
Downtown Partnership of Baltimore, Inc.
217 North Charles Street • Suite 100
Baltimore, Maryland 21201-4101
410.244.1030
GoDowntownBaltimore.com
ANALYSIS PRODUCED BY
DOWNTOWN PARTNERSHIP
OF BALTIMORE, INC.
Sponsored by
Baltimore Development Corporation (BDC)
36 S. Charles Street, Suite 1600
Baltimore, Maryland 21201
410.837.9305
BaltimoreDevelopment.com
L
North
Avenue
North Avenue
North Avenue
Maryland Avenue
Aisquith Street
Ensor Street
Greenmount Avenue
s
Barclay Street
Guilford Avenue
ll
Calvert Street
Fa
St Paul Street
Charles Street
North Avenue
Ro
ad
Lafayette Avenue
Lafayette Avenue
St
Mc
Me
ch
re
et
DOWNTOWN TOTALS
en
.
Mt
.
Mt
ue
en
Av
ue
en
Av
l
ya
Ro
l
ya
Ro
Employment: 88,600
Housing Units (existing): 10,911
Apartment/Condo Units (under construction): 1,250
Total Apartments and Condos: 12,161
Existing Residents: 18,150
Students: 13,100
Hotel Rooms: 5,639
Key Attraction Visitation: 22.1M
Lanvale Street
St
Mo
sh
re
et
er
83
e
tt
ye
fa
La
Penn Station
MARC Trains To
BWI Airport
& Washington, D.C.
ue
en
Av
Federal Street
University of
Baltimore/Mt.Royal
L
Pa
rk
La
nv
al
St
e
re
L
et
Federal Street
e
Av
nu
e
Oliver Street
lt
Howard Street
Bo
on
MT. VERNON
Lanvale Street
St
re
et
Employment: 10,000
Housing Units (existing): 6,625
Apartment/Condo Units (under const.): 135
Total Apartments and Condos: 6,760
Existing Residents: 10,700
Students: 6,500
Hotel Rooms: 264
Key Attraction Visitation: 1.5M
re
Street
Cultural
Center
et
Eu
ta
St
w
Pl
ac
e
Pr
es
to
re
summary
Preston Street
Preston
Biddle Street
Biddle Street
Maryland Avenue
lp
St
executive
et
l Stre
Do
n
Mt. Royal Avenue
Cathedra
L
hi
Oliver Street
et
n
Chase Street
Chase Street
Charles Street
Park Avenue
St
re
et
Ch
as
e
Central Avenue
oh
Guilford Avenue
et
l Stre
ll
Calvert Street
e
Cu
St Paul Street
nu
Cathedra
e
Av
Aisquith Street
n
Valley Street
so
Mc
83
Homewood Street
di
ue
nt Aven
Greenmou
Ma
State
Center M
St
re
et
Eager Street
Eager Street
Dr
ui
Re
d
ad
Hi
ll
St
re
e
Av
et
Linden Street
e
Lovegrove Street
nu
MT. VERNON
Maryland
General
Hospital
Read Street
n
so
di
Ma
Charles Street
Ashland Avenue
et
re
St
Madison Avenue
Fallsway
d
ar
ev
ul
Bo
Jr
Light Rail
Metro Subway
Madison Street
ng
Ki
er
th
Lu
Monument Street
Monument Street
Monument Street
in
rt
Ma
Dr
ui
d
et
re
St
d
ar
ch
Or
Hi
ll
Av
en
ue
ry
Ma
.
St
et
re
St
L
CITY CENTER
Centre Street
Centre Street
Employment: 32,000
Housing Units (existing): 1,146
Apartment/Condo Units (under const.): 53
Total Apartments and Condos: 1,199
Existing Residents: 1,950
Students: 1,100
Hotel Rooms: 1,650
Key Attraction Visitation: 418,000
Pe
83
nn
sy
lv
an
ia
40
Orleans Street
40
West Pleasant Street
East Pleasant Street
re
et
en
et
re
St
w
Lo
Lexington Market
Orleans Street
in
Colv
Greene Street
et
re
St
Holliday Street
Guilford Avenue
Davis Street
Calvert Street
St. Paul Place
St. Paul Street
Mercy
Medical
Center
40
Central Avenue
y
Ga
ll
Aisquith Street
WESTSIDE
Mulberry Street
Mulberry Street
Saratoga Street
et
Stre
Pine Street
Hi
et
Franklin Street
M
Enso
r St
reet
Charles Street
Cathedral Street
re
Franklin Street
Saratoga Street
St
St
Park Avenue
et
gh
Eutaw Street
re
Hi
Paca Street
St
Guilford Avenue
Calvert Street
Howard Street
er
e
et
nu
Ex
e
Av
Hamilton Street
CITY CENTER
eet
e Str
ett
Fay
St.
Paul
et
Lexington Market
Stre
L
Libe
rty
Park Avenue
Lexington Market
Plac
e
Mercy Medical
Center
M
Lexington Street
83
Saratoga Street
Lexington Street
Fayette Street
Bal
tim
ore
Str
eet
Hanover Street
Hopkins Place
et
re
St
Hanover Street
Sharp Street
Howard Street
Eutaw Street
Employment: 22,200
Housing Units (existing): 1,253
Apartment/Condo Units (under const.): 511
Total Apartments and Condos: 1,764
Existing Residents: 2,200
Students: N/A
Hotel Rooms: 2,485
Key Attraction Visitation: 15M
reet
d St
Lloy
WATERFRONT
Lombard Street
reet
t St
Prat
es
Stre
Gough Street
et
er
Exet
Stil
Pratt Street
et
Trin
ity
Stre
Bank Street
et
Eastern Avenue
rn
er
Central Avenue
Wa
St
re
et
et
re
St
ca
Pa
Stre
Exeter Street
Conway Street
Ramsey Street
Fawn
et
Stre
d
on
gt
in
sh
Wa
et
et
Stre
Camden Street
McHenry Street
Stre
e
marl
Albe
t
iden
Pres
Portland Street
High
Emory Street
et
Stre
Pratt Street
Fleet Street
ashington Boulevard
Barre Street
Charles Street
Hanover Street
Sharp Street
Howard Street
Barr
e St
reet
WATERFRONT
Light Street
Russell Street
Aliceanna Street
Carroll Street
Lee Street
Ma
rtin
Lu
the
r
K in
gJ
r.B
oul
eva
rd
395
Hamb
urg
Stre
et
contents
Market Place
r
te
Wa
Greene/Lombard
Paca Street
et
Stre
ard
Lomb
Water Street
Lombard Street
Greene Street
eet
Str
University of Maryland
Medical Center
Penn Street
yd
Llo
M
Redwood Street
Redwood Street
ar
ev
ul
Bo
et
re
St
M
Charles Center
Charles Center
Employment: 24,400
Housing Units (existing): 1,887
Apartment/Condo Units (under const.): 551
Total Apartments and Condos: 2,438
Existing Residents: 3,300
Students: 5,500
Hotel Rooms: 1,240
Key Attraction Visitation: 5.2M
Shot Tower/
Market Place
Baltimore Street
er
et
Ex
WESTSIDE
M
M
Baltimore Street
Gay Street
Greene/Baltimore
DASH ROUTE
Frederick Street
Transit Store
Baltimore/Pine
Commerce Street
South Street
Veterans
Administration
Hospital
Light Street
Charles Street
Fayette Street
For the reporting period July 2003 through August 2004, the State of
Downtown Baltimore was increasingly sound as Downtown continued its evolution from a strictly nineto-five business district into a more diverse area with new residents, retail businesses, and attractions.
Overall, the level of capital investment in Downtown remained steady at a healthy $2.5 billion,
with approximately 90 projects in various stages of completion. While Downtown’s net employment
was down by approximately 770 jobs, or a modest 0.9%, this was a significantly smaller decline
than 2002-2003 when jobs were down 2.9%. Plus, neighborhoods such as the Westside saw an
employment increase.
In previous years, much of the job loss came from industry consolidations or from companies
choosing to relocate or expand in a suburban location. However, as was first indicated in last year’s
State of Downtown Report, recent office trends show continued business growth along the
Waterfront and relatively few defections from the traditional business center to suburban locations.
What is more, several large and high-profile companies rebuffed the opportunity to move operations
out of Downtown, choosing instead to renew leases and expand here.
The Class A office market continued to be hampered by an uncertain national economy, but an
upturn in leasing activity toward the end of this year’s reporting period indicated the market was
ready to rebound. The overall vacancy rate Downtown was 14.4%, lower than last year’s 18.5%.
While the importance of Downtown businesses to Baltimore’s property tax base has been known
for some time, new data compiled for this Report showed that Downtown was also a net driver of
Baltimore City’s income tax revenues. According to data collected by the Institute for Policy Studies
at Johns Hopkins University and the Jacob France Institute of the University of Baltimore, 40% of
Downtown’s employees live in Baltimore City, earning $1.9 billion that they take back to their home
neighborhoods. This group of Downtown workers/city residents paid $30.6 million in income taxes to
the City in 2002, 23% of Baltimore’s total income tax receipts.
Increasingly, Downtown employees are calling Downtown home as well. In 2004, Downtown’s
core had 5,100 apartments and condominiums, and 7,500 residents — an increase of 1,600 units and a
50% increase in residents since 1999. Another 3,000 units were under
construction and the number of residents was expected to grow to
10,000 by the end of 2005. Long-term demand for housing should
continue to stay strong as more young office workers and baby boom
retirees look to live Downtown. Another positive sign for Downtown
EXECUTIVE SUMMARY 2
as a residential destination occurred in 2004 when for-sale condominiums
DOWNTOWN’S ECONOMY 3
made a resurgence after a dozen-year hiatus.
HOUSING 7
In 2004, there were more than two million square feet of commercial
RETAIL 11
space that could be considered viable for retail and, thanks to projects
such as new residence towers that include ground-level retail, and
NEIGHBORHOODS 14
the Westside’s Superblock, the amount of space for retail was expected
CONCLUSION 19
to increase. New residents increased demand for goods and services
INVESTMENT AND
Downtown. Accordingly, this Report has begun to gather baseline data
DEVELOPMENT DATA 22
in a new section on Downtown’s retail economy. In future State of
MAP 25
Downtown Reports, this data will be used to gauge changes in this
important sector.
Lancaster Street
S T A T E
295
Key Highway
Hughes Street
Covington Street
Battery Avenue
William Street
Light Street
Montgomery Street
0
0
250
50
500 Feet
100
150 Meters
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
0 2
GROSS JOB GROWTH
d o w n t o w n’s
3000
economy
1500
-1500
l
Tot
a
Pla
nni
ng
Co
nst
ruc
tio
n
Co
mp
lete
d
der
Un
Project Status
D O W N T O W N
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
N
Gr et Jo
ow b
th
Gr
Gross Jo
ow b
th
employment
Dollars
Investment in Downtown held
steady at a robust $2.5 billion, although there were slightly fewer projects supported by this
investment level (90 in 2004 compared to 110 in 2003). Of this $2.5 billion, more than
$1 billion was earmarked for projects currently in the planning stages — i.e., projects that
will bring future jobs and economic benefit. These projects include the proposed
$200 million Hilton Convention Center Hotel that is expected to break ground in 2005, and
The Four Seasons Hotel and Harbor East Parcel B, which represents a combined investment
of $225 million.
There was approximately $950 million worth of projects under construction. These
included renovation and expansion of the Basilica of the Assumption in Mt. Vernon and the
Charles Plaza expansion in City Center.
DOWNTOWN BALTIMORE
More than $555 million worth of projects
TOTAL INVESTMENT
were completed in 2004. These included
the France-Merrick Performing Arts Center
2, 500,000,000
on the Westside and the Baltimore Visitor
Center along the Waterfront.
2, 000,000,000
Important investments were also made
to Downtown’s exterior and pedestrian
1,500,000,000
environments through continuing programs
such as the Streetscape Initiative, the
Façade Improvement Program, and the
1, 000,000,000
planned $5.6 million redevelopment
of Center Plaza. More than creating
500,000,000
a nice place for residents, employees,
and visitors, these improvements were
0
making Downtown more attractive to
local and national developers, and
helping the area achieve a more vibrant,
24-hour environment.
Gr
o
Losss Job
s
-3000
investment activity
0 3
# of jobs
0
In 2004, Downtown Baltimore was home to more than 2,500
businesses that provided approximately 88,600 jobs. While this was down by approximately
770 jobs, or 0.9% from 2003, it was a significantly smaller decline than 2002 to 2003 when jobs
were down 2.9%.
For the fifth year in a row, white-collar businesses continued to be the main category of
loss, most notably in the Finance/Insurance sector. For example, Euler Hermes ACI, an
insurance firm, and The Chapman Company, an investment management firm, both left
Downtown for Baltimore County.
These defections were overshadowed by several prominent Downtown firms that signed
new leases and/or committed to expanding, including: Neighborcare; Miles & Stockbridge
P.C.; T. Rowe Price; Whiteford, Taylor & Preston; and Wolters Kluwer. Job losses were
also partly offset by several new firms that moved into Downtown, including: VISICU
and Accelera, both of which moved to City Center from the Emerging Technology Center
in Canton; and the University of Pittsburgh Medical Center that opened offices at
the Waterfront.
Government and Healthcare were, again, the dominant employment sectors for
Downtown, with more than 20,000 and 14,000 jobs, respectively. Other sectors grew in 2004,
including Education, driven by the University of Maryland, Baltimore, and Manufacturing, the
smallest sector, due to the arrival of 180s along the Waterfront.
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
0 4
office market
In 2004, there were signs that Downtown’s
office market, which had been under-performing in the wake of the national economic
slowdown, was starting to improve. The overall Downtown vacancy rate was 14.4%,
substantially lower than last year’s 18.5%. The Class A vacancy rate was 15.2%, down
from 17.2% the year before. This improvement was helped by the absorption of 121,000
square feet of space (compared to a negative absorption of 61,000 square feet in
2003). The Class B vacancy rate was 13.3%, a slight improvement over 13.8% in 2003.
Major lease announcements came from major employers such as T. Rowe Price and
Whiteford, Taylor & Preston, which both recommitted to their buildings. There was also
positive leasing activity at Downtown’s newest office tower at 500 East Pratt, which
announced that The Reznick Group would move from City Center to anchor this new
Waterfront building in 2005.
Signature building sales were also robust in 2004 with several high profile buildings
throughout Downtown selling due to a strengthening market and low interest rates.
Notable activity included the sale of the W.R. Grace Building at 10 E. Baltimore Street
for $16.5 million and 300 E. Lombard Street for $40 million. Twenty-five S. Charles Street
was sold due to the acquisition of Hallwood Realty Partners.
20, 000
DOWNTOWN
BALTIMORE
EMPLOYMENT
BY SECTOR,
2003-2004
15,000
# of Employees
10, 000
DOWNTOWN BALTIMORE OFFICE VACANCY RATES
1996 1997 1998 1999 (mid) 2000 (mid) 2001 (mid) 2002 (mid) 2003 (mid) 2004 (mid)
25
5,000
20
Go
ver
n
Fin Hea ment
Pro anc lth
fes e/In care
sio sur
nal an
Ser ce
Foo
v
d/A Edu ices
cco cat
mo ion
dat
io
Bus
i
R n
n
Ot
e
her Arts ss S etail
Ser /Ente ervi
c
vic
es/ rtainm es
No
e
n-p nt
rof
I
nfo its
Min
ing
Rea Tech
/Ut Tra l E
iliti nsp sta
t
es
Co ortati e
Ma nstruc on
nuf tio
act n
urin
g
15
10
0
5
0
Class A
Total
SELECT LEASE ACTIVITY IN DOWNTOWN BALTIMORE, 2003-2004
Company
400
DOWNTOWN
BALTIMORE
INDUSTRY
SECTOR
GROWTH,
2003-2004
Class B
200
-200
Location
Action
377,000
112,000
100 E. Pratt
200 St. Paul
Renewal
Renewal
110,000
80,000
72,400
70,000
32,000
14,500
12,400
11,000
7,500
4,500
110 S. Paca
7 St. Paul
351 W. Camden
500 E. Pratt
111 Market Place
217 E. Redwood
750 E. Pratt
200 St. Paul
217 E. Redwood
100 E. Pratt
Relocation within DT
Renewal/Expansion
Renewal
Relocation within DT
Renewal/Expansion
New
Relocation within DT
Renewal
Relocation within DT/Extension
Expansion
E
Ma duca
nuf tion
act
ur
I
n ing
Ot
He foTec
her
alt h
Ser
vic Rea hcare
e
lE
Min
s/
ing Arts/ Non state
/Ut
Ent -pro
iliti
e
es rtain fits
Co
me
Tra nstru nt
nsp ctio
Foo G ortat n
d/A ove ion
cco rnm
mo ent
Pro
dat
fes
ion
sio
n
Bus al S Retail
e
in
Fin ess S rvices
anc er
e/I vice
nsu
ran s
ce
-400
Employee Growth
0
T. Rowe Price
The Maryland Attorney
General's Office
UMMS
Whiteford, Taylor & Preston
Wolters Kluwer
The Reznick Group
National Aquarium in Baltimore
VISICU
Hord Coplan Macht
NFL Player Benefits
Astrachan, Gunst & Thomas, P.C.
Design Collective Inc.
Square Ft.
0 5
D O W N T O W N
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
0 6
BUILDINGS COMPLETED FROM SEPTEMBER 2, 2003 - SEPTEMBER 1, 2004
Building/Community Name
Neighborhood
Saratoga Court Apartments
Charles Towers Expansion
The Stafford
Centerpoint – Baltimore St. Lofts
University Suites at Fayette Square
City Center
City Center
Mt. Vernon
Westside
Westside
# Units
Housing Type
Building Type
77
42
95
70
147
Apartments
Apartments
Student Housing
Apartments
Student Housing
Conversion
Conversion
Renovation
Conversion
New Construction
Subtotal
Delivery
Nov. 03
Sept. 04
Aug. 04
Aug. 04
Aug. 04
431
PROJECTS UNDER CONSTRUCTION AS OF SEPTEMBER 1, 2004
Building/Community Name
Neighborhood
Centerpoint – Tower
Ridgley Commons
Camden Court Apartments
Centerpoint – Eutaw Street Lofts
Spinnaker Bay
Residences at The Ritz Carlton
Inner Harbor
313 N. Charles
McDowell Building
The Breco Condos
Symphony Center
Westside
Westside
Westside
Westside
Waterfront
Waterfront
City Center
City Center
City Center
Mt. Vernon
# Units
Subtotal
Housing Type
Building Type
Delivery
221
6
221
103
346
165
Apartments
Condos
Apartments
Apartments
Apartments & Condos
Condos
New Construction
New Construction
New Construction
Conversion
New Construction
New Construction
Oct. 04
Jan. 05
Aug. 05
Oct. 05
May 05
May 06
3
12
38
135
Apartments
Apartments
Condos
Apartments
Conversion
Conversion
Conversion
New Construction
Oct. 04
Nov. 04
Sept. 05
Jan. 05
Housing Type
Building Type
Apartments
Apartments
Apartments
Apartments
Apartments
Condos
Apartments
Condos
Student Housing
Condos
Condos
Condos
Apartments & Condos
Apartments
Conversion
Conversion
New Construction
Conversion
Conversion
New Construction
Conversion
Conversion
New Construction
New Construction
Conversion
New Construction
New Construction
New Construction
1,250
SELECTED PROPERTIES IN PLANNING PHASE*
housing
In 2004, Downtown had 5,100 apartments and condominiums and 7,500 residents. This was an
increase of 1,600 units and a 50% increase in residents since 1999.
Approximately 1,250 additional units were under construction in 2004 and scheduled to
open over the next two years. As these new units are brought onto the market, the core
Downtown population is expected to grow to 10,000 by the end of 2005. In addition, more
than 3,000 units are in various stages of planning that will continue to bring new residents
into Downtown for the foreseeable future.
0 7
D O W N T O W N
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
Building/Community Name
Neighborhood
Abell Building
St. James Place
The Zenith
Professional Building
Redwood Building
414 Water Street
The G&E Building
Railway Express
Maryland Plaza
Monumental Life Properties
The Revels
Covington/Key Development
Four Seasons Residences
Harbor East Parcel B
Westside
Westside
Westside
City Center
City Center
City Center
City Center
Mt. Vernon
Mt. Vernon
Mt. Vernon
Mt. Vernon
Waterfront
Waterfront
Waterfront
# Units
35
64
191
25
90
312
183
45
144
85
13
100
46
185
Subtotal
Delivery
2005
2006
2006
2005
2005
2006
2007
2005
2006
2006
2006
2006
2007
2007
1,228
*Note: Chart reflects projects in planning phase that have made public announcements.
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
0 8
The boom in Downtown housing is no accident. In the late 1990’s, Downtown Partnership
created the Downtown Housing Initiative (DHI) specifically to increase market rate housing
opportunities. Since then, The Partnership has worked with developers and the City to create
a Downtown residential neighborhood.
By 2004, Downtown had become one of the hottest residential real estate markets in the
City, resulting in significant economic impact, changing the skyline, and revitalizing numerous
obsolete commercial buildings.
Even though the supply of Downtown housing has increased dramatically, the market for
additional housing shows no signs of slowing. Throughout 2004, market fundamentals for
housing development continued to be very healthy with positive rent growth, high occupancy
among existing projects, robust leasing of new product, and very sparse rent incentives.
Another indicator of the strong Downtown housing market occurred in 2004 when for-sale
condominiums made a resurgence after a dozen-year hiatus.
DOWNTOWN RESIDENT PROFILE
■
■
■
As discussed in the Retail section in this
Report, more and more retail businesses are
interested in having a Downtown location
as the number of residents draws closer to
the 10,000 mark. This past autumn, a major
grocery store chain signed a letter of intent
to open in City Center, and more such activity
is expected, creating new jobs in addition to
bringing needed goods and services to Downtown residents, office workers, and visitors.
More and more Downtown businesses report that their employees, and the best and
brightest talent recruits coming out of college, prefer Downtown living. This was most visible
in 2004 when several high-profile companies recommitted to their Downtown leases. These
companies, such as T. Rowe Price, stated that part of their decision not to move to a suburban
location was because of their employees’ preference for working Downtown. They also
indicated that larger percentages of their employees were living Downtown and in the
surrounding neighborhoods.
The Downtown population is comprised mostly of students and young professionals,
however, empty nesters have the highest growth potential over the next several years.
DOWNTOWN HOUSING STATISTICS
Statistic
Number of new units completed since 1999
Number of new Downtown residents since 1999
Percent of new residents that located from outside of Baltimore City
New City residents
Average annual income per new resident
New annual buying power from new residents
Number of obsolete buildings converted to housing
Square footage of obsolete space converted
For comparison, square footage of Legg Mason Building at 100 Light St.
Empty Nesters
Families
Students, Young Singles/Couples, No Kids
Results
1,580
2,500
65%
1,625
$54,000
$88 million
18
1,400,000
515,000
MARYLAND AGE DISTRIBUTION - 2003 CENSUS FIGURES
10.0
1.3
120,000
100,000
# of Residents
Acres of vacant land/surface parking lots developed as new housing
For comparison, acreage of a regulation football field, including end zones
80,000
60,000
40,000
20,000
0
0
4
6 12 16 20 24 26 32 36 40 44 46 52 56 60 64 68 72 76 80 84
Echo Boom
Gen X
Baby Boom
WWII/Depression Greatest
Age
The primary demographic segments for Downtown living are comprised of people
without children, and these segments of the population are expected to grow significantly
in the next ten years. [See chart: Maryland Age Distribution - 2003 Census] The chart shows
large numbers of people approaching age 60 and prime retirement years (Baby Boom), and
people entering college/early workforce years (Echo Boom). If Downtown captures only a
small fraction of these populations’ housing needs, it will translate into a demand for
thousands of new units that does not exist today.
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
1 0
retail
In 2004, there was more than two million
square feet of commercial space, both
existing and under construction, that could
be considered viable for retail. This
FIRST FLOOR BUSINESSES AND
RETAIL ESTABLISHMENTS
■
■
Goods (40%)
Services (60%)
There were some retail closings in 2004 to accommodate new development projects
that, ultimately, will expand the potential for retail. This trend was particularly pronounced
on the Westside with projects such as the Superblock. Other retail businesses increased their
presence Downtown. Craig Flinner Gallery expanded at its existing location while Big
Steaks Management, which owns Ruth’s Chris Steakhouse, Babalu Grill, and Eurasian Harbor,
among others, opened a new restaurant, Blue Sea Grill. The Subway food chain also added
locations. More restaurants also opened on the Westside, including Park Avenue Café and
Hipp Café.
National retailers were more concentrated at Waterfront locations such as
Harborplace & The Gallery, Power Plant, and Harbor East, while regional and local
merchants clustered near Lexington Market, Historic Charles Street, and Antique Row. A
sample of Downtown’s growing list of new retailers includes Chipotle Mexican Grill, Copra,
Clayton Fine Books & Dark Sky Café, Hipp Café, Office Depot, and Park Avenue Café.
In 2004, there was more than 650,000 square feet of retail space available at renovated
older buildings throughout Downtown’s neighborhoods, as well as at new construction
projects, most of which were located near the Inner Harbor and on the Westside. Both
“main street” type shops in older buildings and newer space created a unique mix of
opportunities for retailers. Both types of spaces were aggressively marketed to both local
and national retailers.
EXAMPLES OF CURRENT RETAIL OPPORTUNITIES (~ 650,000 SQ. FT.)
SERVICES BY CATEGORY
■
Public Service w/walk-in
feature (5%)
■ Entertainment (7%)
■ Office (16%)
■ Consumer Services (25%)
■ Food (46%)
(incl. bars & restaurants)
included first floor space in areas such as Charles Street and Antique Row, as well
major destinations such as Harborplace & The Gallery and the Power Plant. More than
800 businesses occupied a portion of this space, 60% of which were service-oriented with
the remaining 40% selling goods. The mix of new retail establishments followed this trend
with more restaurants and fewer goods and services businesses opening in 2004.
1 1
D O W N T O W N
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
Location
Neighborhood
BGE
St. James Place
1200 block N. Charles
1 Light Street
Charles Plaza
One Charles Center
Centerpoint
Lockwood Place
Harbor East
City Center
Westside
Mt. Vernon
City Center
City Center
City Center
Westside
Waterfront
Waterfront
Size of Retail Space
8,500 sq. ft.
11,000 sq. ft.
16,000 sq. ft.
18,000 sq. ft.
20,000 sq. ft.
30,000 sq. ft.
35,000 sq. ft.
100,000 sq. ft.
400,000 sq. ft.
The inventory of available Downtown retail space was increasing to meet the growing
interest for Downtown retail on both the demand and supply sides. Projects such as the
Superblock will create floor plates attractive to larger “lifestyle” and entertainment
retailers, which would complement Downtown’s smaller existing parcels.
EXAMPLES OF LOCATIONS SUITABLE FOR RETAIL
Location
Neighborhood
519-21 N. Charles
Tremont Grand
McDowell Building
Zenith
414 Water Street
Stewarts Building
Port Discovery
Mechanic Theatre
City Center
City Center
City Center
Westside
City Center
Westside
Waterfront
City Center
Size of Retail Space
2,800 sq. ft.
3,000 sq. ft.
4,000 sq. ft.
5,000 sq. ft.
6,000 sq. ft.
23,000 sq. ft.
40,000 sq. ft.
84,000 sq. ft.
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
1 2
neighborhoods
TOTAL INVESTMENT BY SUB-DISTRICT
2001
2002
2003-2004
1, 250,000,000
1, 000,000,000
750,000,000
Dollars
500,000,000
1 3
D O W N T O W N
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
250,000,000
e
sid
We
st
nt
rfro
rno
. Ve
Wa
te
Cit
Mt
yC
ent
er
n
0
EMPLOYMENT CHANGE BY SUB-DISTRICT
1999-2000
2001-2002
2000-2001
2002-2003
3
2
1
0
-1
Job Change (%)
-2
de
We
stsi
Wa
te
rfro
nt
n
. Ve
rno
Mt
ent
er
-3
Cit
yC
Downtown was once a top
retail destination with several
prominent department stores and
many smaller boutiques and
restaurants. As Downtown lost
population and businesses to the
suburbs in the past several decades, there came to be a dearth of retail, leaving many
Downtown office workers and residents with a shortage of goods and services. But in 2004,
the recent influx of new residents, hotel rooms, and visitor attractions began to change
retailers’ interest in Downtown. By the end of 2005, the number of people living Downtown
is expected to reach 10,000, increasing demand for all types of retail, but particularly for
grocery stores and for larger lifestyle or department stores.
Developing these larger projects would likely require public investment in infrastructure
improvements and other incentives. Many cities have used payment in lieu of taxes (PILOT)
and tax increment financing (TIF) incentives to successfully recruit retailers to targeted
areas, and such programs could be replicated in Downtown Baltimore. Additional resources,
such as the Enterprise Zone and Façade Improvement Program, could also be utilized for
retail attraction.
Moving forward, a comprehensive retail development strategy is needed to bring
greater focus on the types of incentives that work best for retail development, that analyzes
and inventories existing retail businesses, that identifies potential sites for both infill and new
construction, and that balances new development with zoning guidelines and the character
of Downtown’s various neighborhoods. Care should be taken to ensure new retail
developments complement Downtown’s unique and evolving character, not force a suburban
retail model. Public and private efforts to market Downtown to retail businesses should
continue, with particular attention to trade groups such as the International Council of
Shopping Centers.
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
1 4
D O W N T O W N
y
pl
en
pl
inm
up
ta
il/
En
te
Ho
te
rta
lS
tia
en
sid
Re
Re
Em
t
y
up
ly
pp
Su
g
kin
pl
O
oy
Pa
r
ce
ffi
me
O
nt
ll E
ra
ve
il/
ta
Re
O F
Su
my
no
co
rta
te
En
te
Ho
oy
Em
pl
S T A T E
INVESTMENT IN WATERFRONT
INVESTMENT IN MT. VERNON
1,200,000,000
400,000,000
1,000,000,000
300,000,000
800,000,000
200,000,000
600,000,000
100,000,000
400,000,000
l
Tot
a
ng
nni
Pla
tio
ruc
Co
nst
Employment in Mt. Vernon was down by approximately
135 jobs (-1.03%), largely due to the relocation of the American Urological Association out
of Downtown. However, the investment level in Mt. Vernon was strong, and new projects
were announced that will bring future employment and additional residents.
The Peabody Institute of the Johns Hopkins University celebrated the completion of a
$26 million restoration and expansion of its campus that included the acquisition of the
Stafford building for new student housing. Symphony Center, a $16.2 million housing project,
is nearing completion and will bring 136 new units to the area. The University of Baltimore
began construction on a 38,000 square foot Student Center, set to open in January 2006.
Also noteworthy was the announcement that Struever Bros. Eccles & Rouse is partnering with
longtime Mt. Vernon anchor Aegon Insurance to transform the 1200 block of North Charles
Street into condominiums with retail and parking components.
As these developments moved forward, the City was creating an Urban Renewal Plan for
Mt. Vernon that will address such issues as building height and density limits in an effort to
keep new development from dramatically altering the character of this historic
neighborhood. Public and institutional input on the plan was solicited, and the document was
scheduled to be introduced to the City Council in 2005.
Un
der
200,000,000
Co
mp
lete
d
n
0
Dollars
P A R T N E R S H I P
mt. vernon
Dollars
D O W N T O W N
ly
t
inm
y
pl
up
lS
tia
en
sid
Re
me
en
pl
up
lS
Su
g
kin
nt
Pa
r
ffi
O
y
ly
pp
ly
pp
ce
Su
my
no
co
ll E
ra
ve
O
waterfront
1 5
pp
Neutral
Neutral
Tot
a
l
Project Status
der
Co
mp
lete
d
Co
nst
ruc
tio
n
Pla
nni
ng
0
Un
The Waterfront continued to see high levels of investment
but experienced a slight decrease in employment over 2003. Layoffs due to downsizing and
the relocation of companies out of Downtown resulted in a loss of approximately 140 jobs,
a 0.6% decrease from 2003. One company, John S. Connor Inc., moved out of Downtown
after being temporarily displaced from its space in the World Trade Center in the wake of
Hurricane Isabel.
These losses were offset by the news that T. Rowe Price recommitted to a long-term lease
renewal at 100 E. Pratt Street, keeping more than 1,100 jobs Downtown. This well-publicized
announcement was viewed as a solid endorsement of Downtown’s competitiveness as a
business location.
Downtown’s newest Class A office tower at 500 E. Pratt was nearing completion in
August. This 275,000 square foot building will feature The Reznick Group as an office tenant
and DC’s Capital Grille restaurant on the first floor.
Several other significant developments were in various stages of completion in 2004.
The Baltimore Visitors Center opened in May along with the expanded Maryland
Science Center. The National Aquarium expansion and the new Reginald Lewis Museum
of African-American History & Culture
were expected to open in 2005. Spinnaker
Bay in Harbor East, a $90 million housing
project, was also under construction
while two new projects were adding to
the developments along Key Highway: the
James Rouse Visionary Center addition to
the American Visionary Art Museum was
on track for a fall 2004 completion, and the
long-awaited groundbreaking was held
for the Residences at the Ritz Carlton Inner
Harbor, a $155 million dollar project that
will bring 165 condominiums to the area.
Due to the continuing investment along
the Waterfront, the City appointed a
coordinator to guide operations and
future development of the Inner Harbor.
MT. VERNON 2004 TRENDS
lS
WATERFRONT 2004 TRENDS
Project Status
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
1 6
500,000,000
300,000,000
400,000,000
200,000,000
Dollars
100,000,000
l
n
Tot
a
nni
Pla
d
ctio
tru
lete
ons
mp
rC
Un
de
Co
ng
0
l
Tot
a
mp
lete
d
Co
nst
ruc
tio
n
Pla
nni
ng
Co
der
Un
Project Status
D O W N T O W N
Project Status
Dollars
400,000,000
0
O F
y
y
pl
pl
en
inm
lS
te
te
rta
Ho
tia
en
ta
il/
En
Re
sid
t
up
up
ly
pp
Su
g
kin
ce
ffi
O
nt
me
Re
pl
Em
INVESTMENT IN CITY CENTER
600,000,000
100,000,000
S T A T E
Pa
r
no
O
oy
ve
il/
ra
En
ll E
te
co
rta
up
lS
te
Ho
ta
WESTSIDE INVESTMENT
200,000,000
P A R T N E R S H I P
Su
my
en
pl
inm
y
up
lS
tia
en
sid
Re
Re
city center
300,000,000
D O W N T O W N
ly
t
y
pl
ly
Su
g
kin
Pa
r
O
ffi
ce
Em
Su
pl
pp
oy
ly
me
pp
nt
my
no
co
ll E
ra
ve
O
westside
1 7
pp
Neutral
Neutral
The Westside saw a growth of approximately 130 jobs in 2004,
a .5% increase over the previous year. The massive redevelopment effort on the Westside
was again anchored by the University of Maryland, Baltimore, which provides the
neighborhood’s largest employment base and continued its development of the $124 million
Dental School, set to open in 2005. It also opened the Fayette Street Residences, a
$35 million student housing facility.
Other important projects that opened in 2004 included the $70 million France-Merrick
Performing Arts Center and Centerpoint, a mixed-use development with housing, parking,
and retail components that opened its first portion of residences over the summer. When
completed, Centerpoint will have 394 housing units, a 410-car garage, and 35,000 square feet
of retail space. Planning for the Superblock, a five-block section on the Westside, moved
forward in 2004. This project will significantly increase the amount of housing, retail, and
parking, solidifying the Westside’s long-term stability.
CITY CENTER 2004 TRENDS
lS
WESTSIDE 2004 TRENDS
City Center had a smaller drop in employment than
last year. Approximately 620 jobs were lost, a 1.95% decrease, compared to a 4.7%
decrease in 2003. This drop in 2004 was due to company downsizing or moves out of the
Downtown area. While the loss of predominantly white-collar jobs was of concern, there
was positive employment and development news that underscored City Center’s continued
evolution from largely a business district into a more diverse area with retail stores,
entertainment venues, and residences.
Positive activity included the law firm Whiteford, Taylor & Preston’s announcement of
a long-term lease renewal for its headquarters in the Wachovia Tower and its plans
for expansion. The law firm, Miles & Stockbridge, P.C., also renewed its lease and had
plans for expansion at 10 Light Street. The healthcare solutions firm VISICU moved its
headquarters from Canton to 217 E. Redwood Street and Accelera moved its headquarters
to 300 E. Lombard Street. Both companies were formerly located at the Emerging Technology
Center in Canton. Residential development
included the opening of Saratoga Court
(222 E. Saratoga Street) with 77 units, the
ongoing expansion and renovation of
Charles Towers, and the announcement that
the Breco Condominium project had sold
out prior to beginning construction. The
Hampton Inn & Suites Inner Harbor opened,
and construction of the nearby Residence
Inn by Marriott was on track to be
completed in 2005. These two hotels will
bring more than 300 new rooms to City
Center — the first new hotel rooms in more
than a decade.
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
1 8
conclusion
Downtown is evolving. Many of the
problems facing Downtown in recent years — such as the parking shortage, a deteriorating
pedestrian environment, and the need to attract new development outside of the Inner
Harbor — are well under control. The traditional City Center office district is expanding
toward the Waterfront. New residences, hotels, and retail/entertainment venues are
opening in what were thought to be obsolete or undesirable Class B and C buildings,
creating increasingly lively neighborhoods in areas that used to be largely nine-to-five.
These developments reflect a change in attitudes toward Downtown. It was once difficult to
attract people from around the region into Downtown areas beyond the Inner Harbor, whether
for business or leisure.
But the latest round of data collected for The Partnership by WB&A Market Research
showed that an increasing number of people have a more favorable impression of
Downtown now compared to five years
ago and that “having so many things to do”
is the top reason why. In focus groups with
Downtown office workers and residents
convened on behalf of The Partnership by
Observation Baltimore, respondents said
that Downtown is an “energizing” and
convenient place to work. Focus group
members referred positively to the
“variety,” “culture,” and “unlimited
entertainment” in Downtown.
While these shifts in attitudes illustrate
Downtown’s resiliency, they bring new
sets of challenges. Increased activity in
residential, office, and non-profit/cultural
development requires increased attention
to quality-of-life issues such as attracting
retail development (including goods and
services for Downtown’s new residents),
deterring aggressive panhandling, maintaining
a quality pedestrian environment, and
bringing vacant lots and abandoned
buildings to productive use.
More attention must be paid to traffic
flow and the ability of office workers,
residents, and visitors alike to move freely
1 9
D O W N T O W N
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
into and around Downtown, especially
during special events of major conventions.
A comprehensive citywide transportation
plan should be developed based on the
short- and long-term plans for land use and
economic development. And an effective,
efficient, and user-friendly regional public
transportation system, including rail, must
be a priority.
Finally, there needs to be an increased
awareness among elected officials that
Downtown is not only important to the
overall health of Baltimore, but is also a
neighborhood where constituents live, work,
and vote. Too often, Downtown is viewed
only as a place where suburban residents
drive in to work and that what happens there
is not relevant to other city neighborhoods.
But, as this Report shows, Downtown workers
who live in Baltimore City currently
pay 23% of all city income taxes. New
residents, and new residential developments,
will continue to increase Downtown’s
contributions to Baltimore’s tax coffers and
require similar types of constituent services
as other city neighborhoods.
The dream of a 24-hour Downtown with
a vibrant mix of offices, retail, residences,
and attractions is within reach. However, it
will take concerted public and private
efforts to continue this momentum and
ensure that attention is paid to retaining
new residents and businesses, not simply
attracting them in the first place.
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
2 0
HOTEL
investment and
development data
The tables below provide detailed
information about Downtown Baltimore’s pipeline of development projects, totaling
approximately $2.5 billion in public and private investment. Projects are sorted by the type
of development, i.e., office, retail, education. Mixed-use projects appear under several
categories. Project costs are estimates based on most recent information available. The
project phase, i.e., projects under construction, in the planning stages, or completed within
the past year, and all other data are current through August 2004.
CULTURAL/ENTERTAINMENT
Project Name
Project Detail
Address
Area
Estimated
Phase Type
Peabody Institute/Library
Baltimore Visitors Center
Maryland Historical Society
Maryland Science Center
The France-Merrick Performing
Arts Center
Sports Legends at Camden Yards
Reginald Lewis Museum of African
American History & Culture
American Visionary Art Museum
National Aquarium in Baltimore
Basilica of the Assumption
Inner Harbor East: Parcel B
Engineering Society of Baltimore
Baltimore Museum of Industry
Bromo Seltzer Tower Artist Studios
Walters Art Museum – Center for
Art and Technological Studies
Lyric Opera House Expansion
Renovation/Expansion
New Construction
Expansion
Expansion
New Construction/Renovation
1 E. Mt. Vernon Pl.
South of Light St. Pavillion
201 W. Monument St.
601 Light St.
12 N. Eutaw St.
Mt. Vernon
Waterfront
Mt. Vernon
Waterfront
Westside
$26,800,000.00
$4,800,000.00
$30,000,000.00
$37,000,000.00
$70,000,000.00
Completed
Completed
Completed
Completed
Completed
Renovation
New Construction
301 Camden St.
President and Pratt St.
Waterfront
Waterfront
$16,000,000.00
$35,000,000.00
Construction
Construction
Expansion
Expansion
Expansion/Renovation
New Construction
Renovation
Expansion
Conversion
New Construction
840 Key Highway
501 E. Pratt St.
408 N. Charles St.
800 Aliceanna St.
11 W. Mt. Vernon Pl.
1415 Key Highway
15 S. Eutaw St.
600 N. Charles St.
Waterfront
Waterfront
Mt. Vernon
Waterfront
Mt. Vernon
Waterfront
Westside
Mt. Vernon
$9,300,000.00
$112,000,000.00
$32,000,000.00
$95,000,000.00
$450,000.00
$1,250,000.00
$1,100,000.00
$75,000,000.00
Construction
Construction
Construction
Planning
Planning
Planning
Planning
Planning
Expansion/Renovation
140 W. Mount Royal Ave.
Mt. Vernon
$8,000,000.00
Planning
EDUCATION
2 1
Project Name
Project Detail
Address
Area
Enoch Pratt Free Library/Enoch
Pratt Free Library Annex
Maryland Institute, College
of Art – Brown Center
University of Maryland,
Baltimore: Dental School
University of Baltimore
Student Union
Baltimore School for the
Arts Expansion
University of Maryland,
Baltimore Student Union
University of Baltimore,
School of Comm. Design
Conversion/New
Construction
New Construction
400 Cathedral St.
D O W N T O W N
Square Ft.
Estimated
Mt. Vernon
300,000
$56,000,000.00
Completed
1301 Mt. Royal Ave.
Mt. Vernon
61,000
$20,000,000.00
Completed
New Construction
666 W. Baltimore St.
Westside
360,000
$124,000,000.00
Construction
New Construction
Maryland & Mt. Royal Ave.
Mt. Vernon
43,000
$9,300,000.00
Construction
Renovation/Expansion
704-712 Cathedral St.
Mt. Vernon
29,000
$24,000,000.00
Planning
New Construction
621 W. Lombard
Westside
50,000
$75,000,000.00
Planning
Conversion
1300 N. Charles St.
Mt. Vernon
60,000
$6,900,000.00
Planning
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
Phase Type
Project Name
Project Detail
Address
Area
Hampton Inn & Suites Inner Harbor
Peabody Court Hotel
Tremont Grand
Residence Inn by Marriott
Convention Center Hotel
Penn Station Hotel
The Four Seasons
Hotel at Camden Yards
Conversion
Renovation
Conversion
New Construction
New Construction
Conversion
New Construction
New Construction
131 E. Redwood St.
612 Cathedral St.
223-225 N. Charles St.
101 E. Redwood St.
301 W. Pratt St.
1525 N. Charles St.
Inner Harbor East
Washington Blvd./
Greene St.
City Center
Mt. Vernon
City Center
City Center
Westside
Mt. Vernon
Waterfront
Westside
No.Rooms
Estimated
116
104
N/A
185
750
72
200
126
$22,000,000.00
$3,500,000.00
$10,000,000.00
$24,000,000.00
$200,000,000.00
$5,000,000.00
$130,000,000.00
N/A
Phase Type
Completed
Completed
Construction
Construction
Planning
Planning
Planning
Planning
HOUSING
Project Name
Project Detail
Saratoga Court Apartments
Conversion
University Suites at Fayette Square New Construction
Centerpoint
New Construction/
Renovation
Camden Court Apartments
New Construction
Charles Towers Expansion
Conversion
Residences at the Ritz
New Construction
Carlton Inner Harbor
Spinnaker Bay
New Construction
Pier Homes at Harborview
New Construction
Symphony Center Apartments
New Construction
McDowell Building
Renovation
The Stafford
Conversion
The Townes at Harborview
New Construction
The Revels
Conversion
MacGillivray's Residential
Conversion
Project
The Professional Building
Conversion
414 Water Street
New Construction
Redwood Building
Conversion
The Breco Condos
Conversion
Abell Building
Conversion
The G&E Building
Conversion
300 E. Pratt
New Construction
St. James Place
Conversion
The Four Seasons Hotel
New Construction
The Zenith
New Construction
1200 N Charles Street
Expansion
Railway Express
Conversion
Harbor East: Parcel B
New Construction
One Light Street
New Construction
Address
Area
No.Units
Estimated
222 E. Saratoga St.
111 N. Greene St.
Eutaw, Baltimore,
Howard & Fayette St.
300 W. Lombard
Charles St. & Saratoga St.
Key Highway
City Center
Westside
Westside
77
147
394
$9,000,000.00
$35,000,000.00
$80,000,000.00
Completed
Completed
Construction
Westside
City Center
Waterfront
221
42
165
$33,000,000.00
$7,000,000.00
$155,000,000.00
Construction
Construction
Construction
Inner Harbor East
1100 Block of Key Highway
901 N. Howard St.
339 N. Charles St.
716 N. Charles St.
1200 Key Highway
Madison St
900 N. Charles St.
Waterfront
Waterfront
Mt. Vernon
City Center
Mt. Vernon
Waterfront
Mt. Vernon
Mt. Vernon
346
86
136
12
90
76
13
7
$90,000,000.00
$50,000,000.00
$16,200,000.00
$2,100,000.00
$9,000,000.00
$50,000,000.00
$2,600,000.00
------
Construction
Construction
Construction
Construction
Construction
Construction
Construction
Construction
330-332 N. Charles St.
414 Water St.
15-19 South Charles St.
309 E. Saratoga
329 W. Baltimore St.
37 W. Lexington St.
300 E. Pratt St.
400 N. Howard St.
Inner Harbor East
Paca Pratt Intersection
1200 Block of N. Charles
1500 Block of St. Paul
800 Aliceanna St.
1 Light St.
Mt. Vernon
City Center
City Center
City Center
Westside
City Center
Waterfront
Westside
Waterfront
Westside
Mt. Vernon
Mt. Vernon
Waterfront
City Center
25
351
65
38
35
183
292
64
46
191
85
45
185
300
$5,000,000.00
$39,900,000.00
$15,000,000.00
$9,000,000.00
$8,500,000.00
$20,000,000.00
$88,000,000.00
$14,000,000.00
$130,000,000.00
$38,000,000.00
$20,000,000.00
$15,000,000.00
$30,000,000.00
$50,000,000.00
S T A T E
O F
D O W N T O W N
D O W N T O W N
Phase Type
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
P A R T N E R S H I P
2 2
INFRASTRUCTURE
RETAIL
Project Name
Project Detail
Address
Area
Market Place Reconstruction
Charles Street Streetscape Phase II
St. Paul Place Streetscape
Charles Street Bridge
Eutaw Street Streetscape Phase I
Charles Center Metro Station –
Escalators
Centre Street Streetscape
Harborlink
UrbanPipe
Howard Street Light Rail
Lexington Street Streetscape
Phase II
Comfort Link
Pedestrian Wayfinding Signage
Calvert Street Streetscape
Pleasant Street Streetscape
Saratoga Street Streetscape
St. Paul Place Streetscape II
West Shore Improvements
Lexington Market Metro Station –
Elevators
Lexington Market Metro Station –
Escalators and Canopy
Eutaw Street Streetscape Phase II
Center Plaza
Renovation
Streetscape / Beautification
Streetscape / Beautification
Renovation
Streetscape / Beautification
Renovation
Pratt to Water St.
Saratoga to Centre St.
Lexington to Saratoga St.
1601 N. Charles St.
Baltimore to Fayette St.
CC Metro Station
City Center
City Center
City Center
Mt. Vernon
Westside
City Center
Streetscape / Beautification
New Construction
New Construction
Renovation
Streetscape / Beautification
Saint Paul to Howard St.
Downtown
City Center, Westside, Waterfront
Howard Street Corridor
Howard to Park Ave.
New Construction
New Construction
Streetscape / Beautification
Streetscape / Beautification
Streetscape / Beautification
Streetscape / Beautification
Renovation
Renovation
Estimated
Phase Type
Project Name
Project Detail
$3,300,000.00
$4,200,000.00
$300,000.00
$23,000,000.00
$750,000.00
$500,000.00
Completed
Completed
Completed
Completed
Completed
Construction
City Center
Downtown
Downtown
Westside
Westside
$1,400,000.00
$8,000,000.00
6,000,000.00
$4,400,000.00
$1,200,000.00
Construction
Construction
Construction
Construction
Construction
Citywide
Downtown
Lombard to Baltimore St.
Charles to Saint Paul St.
Saint Paul to Eutaw St.
Centre to Saratoga St.
Waterfront
201 N. Eutaw St. & 301 N. Eutaw St.
Downtown
Downtown
City Center
City Center
City Center
City Center
Waterfront
Westside
$5,000,000.00
$1,000,000.00
$2,000,000.00
$300,000.00
$2,500,000.00
$1,500,000.00
$1,200,000.00
$500,000.00
Construction
Construction
Planning
Planning
Planning
Planning
Planning
Planning
Renovation
201 N. Eutaw St. & 301 N. Eutaw St.
Westside
$1,500,000.00
Planning
Hampton Inn & Suites Inner Harbor Conversion
Spinnaker Bay
New Construction
Centerpoint
New Construction/
Renovation
Market Center West Apartments New Construction
Charles Towers Expansion
Conversion
Lexington Market – West Market Renovation
McDowell Building
Renovation
Inner Harbor East: Parcel B
New Construction
300 E. Pratt
New Construction
Lockwood Place – Retail
New Construction
One Light Street
New Construction
St. James Place
Conversion
Water Tower Apartments
New Construction
Abell Building
Conversion
The Zenith
New Construction
The Four Seasons Hotel
New Construction
The Professional Building
Conversion
Redwood and Charles
Conversion
Residential – M&T Bank
Properties Conversion
1200 N. Charles Street
Expansion
400 W. Baltimore
New Construction/
Conversion
Streetscape / Beautification
Renovation
Lombard to Baltimore St.
Charles and Fayette St.
Westside
City Center
$2,200,000.00
$5,600,000.00
Planning
Planning
Address
Area
Square Ft.
Estimated
131 E. Redwood St.
Inner Harbor East
Eutaw, Baltimore, Howard,
and Fayette St.
300 W. Lombard
Charles St. & Saratoga St.
400 W. Paca St.
339 N. Charles St.
800 Aliceanna St.
300 E. Pratt St.
Pratt and Market Pl.
1 Light St.
400 N. Howard St.
414 Water St.
329 W. Baltimore St.
Paca Pratt Intersection
Inner Harbor East
330-332 N. Charles St.
15-19 S. Charles St.
1200 Block of N. Charles St.
400 W Baltimore St.
Phase Type
City Center
Waterfront
Westside
3,000
45,000
35,000
$22,000,000.00
$90,000,000.00
$80,000,000.00
Completed
Construction
Construction
Westside
City Center
Westside
City Center
Waterfront
Waterfront
Waterfront
City Center
Westside
City Center
Westside
Westside
Waterfront
Mt. Vernon
City Center
3,500
20,000
62,000
4,000
70,000
15,000
100,000
18,000
11,000
3,500
12,800
5,000
25,000
5,000
10,000
$33,000,000.00
$7,000,000.00
$1,800,000.00
$2,100,000.00
$95,000,000.00
$88,000,000.00
$20,000,000.00
$125,000,000.00
$14,000,000.00
$39,900,000.00
$8,500,000.00
$38,000,000.00
$130,000,000.00
$5,000,000.00
$15,000,000.00
Construction
Construction
Construction
Construction
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Planning
Mt. Vernon
Westside
17,000
18,000
$20,000,000.00
$16,000,000.00
Planning
Planning
Square Ft.
Estimated
Phase Type
HEALTHCARE
OFFICE
Project Name
Project Detail
Address
Area
Square Ft.
Estimated
Phase Type
University of Maryland,
Baltimore: Office/Parking
500 E. Pratt
BGE – Office
Harbor East: Parcel B
400 W. Baltimore
New Construction
Arch & Saratoga St.
Westside
80,000
$23,000,000.00
Completed
New Construction
Renovation
New Construction
New Construction/
Conversion
500 East Pratt St.
29 W. Lexington St.
800 Aliceanna St
400 W Baltimore St.
Waterfront
City Center
Waterfront
Westside
275,000
200,000
170,000
110,000
$50,000,000.00
$20,000,000.00
$95,000,000.00
$16,000,000.00
Construction
Construction
Planning
Planning
Project Name
Project Detail
Address
Area
No. Parking
Estimated
St. Paul Street Garage
Pier 5 Parking Garage
Centerpoint
New Construction
New Construction
New Construction/
Renovation
New Construction
210 St. Paul St.
Pier 5
Eutaw, Baltimore, Howard,
and Fayette Streets
Key Highway
City Center
Waterfront
Westside
504
646
410
$15,500,000.00
$13,000,000.00
$80,000,000.00
Completed
Completed
Construction
Waterfront
500
$155,000,000.00
Construction
New Construction
New Construction
New Construction
New Construction
Conversion
New Construction
New Construction
New Construction
300 W. Lombard
Inner Harbor East
300 block W. Fayette St.
1 Light St.
309 E. Saratoga
800 Aliceanna St.
Inner Harbor East
Paca Pratt Intersection
Westside
Waterfront
Westside
City Center
City Center
Waterfront
Waterfront
Westside
111
469
700
400
12
1100
350
257
$33,000,000.00
$90,000,000.00
N/A
$50,000,000.00
$9,000,000.00
$95,000,000.00
$130,000,000.00
$38,000,000.00
Construction
Construction
Planning
Planning
Planning
Planning
Planning
Planning
Project Name
Project Detail
Address
Area
University of Maryland Medical
Center Addition
Mercy Medical Center: Harry and
Jeanette Weinberg Center
New Construction
600 W. Lombard St.
Westside
380,000
$150,000,000.00
Completed
New Construction
200 block of Calvert St.
City Center
118,000
$34,000,000.00
Completed
PARKING
Residences at the Ritz Carlton
Inner Harbor
Market Center West Apartments
Spinnaker Bay
“Superblock” Garage
One Light Street
The Breco Condos
Inner Harbor East: Parcel B
The Four Seasons Hotel
The Zenith
2 3
D O W N T O W N
P A R T N E R S H I P
S T A T E
O F
D O W N T O W N
Phase Type
S T A T E
O F
D O W N T O W N
D O W N T O W N
P A R T N E R S H I P
2 4
To Pimlico Race
Course & The
Maryland Zoo
at Baltimore
L
A
North
Avenue
A
Baltimore
Streetcar Museum
To Baltimore Museum of Art,
Johns Hopkins University
& Evergreen House
North Avenue
North Avenue
North Avenue
Charles Street
Maryland Avenue
ad
St
Me
ch
re
Under Construction
9/1/2004
Everyman
Theatre
et
.
Mt
.
Mt
ue
en
Av
Advertised
Development Sites
ue
en
Av
l
ya
Ro
l
ya
Ro
Charles
Theatre
Potential
Lanvale Street
St
Mo
sh
re
et
MICA
Brown Center
Institutional
er
Greenmount Cemetery
Development
John
Wilkes Booth Grave
P
83
$120M
H
P
P
A
M
L
Penn Station
fa
La
e
tt
ye
Av
Penn Station
MARC Trains To
BWI Airport
& Washington, D.C.
ue
en
Federal Street
University of
Baltimore/Mt.Royal
L
Bolton Hill
L
Penn Station Hotel
Hospitality - $5M
P
Pa
rk
La
nv
al
St
e
re
Lafayette Avenue
Planned
9/1/2004
en
P
Aisquith Street
Ro
Recently Completed
1/1/2002 - 8/31/04
Lafayette Avenue
Mc
Ensor Street
Greenmount Avenue
s
American
Dime
Museum
Barclay Street
Calvert Street
ll
St Paul Street
Fa
Guilford Avenue
Station North
Arts & Entertainment
District
P
et
Sites
Lanvale Street
Hospital
Parking Garage
Parking Lot
Accomodations
Federal Street
Metro Line
Light Rail
MARC Train
e
Av
Harbor Taxis
nu
e
Oliver Street
Oliver Street
Visitors Center
Railway Express
Mixed Use - $12M
lt
Howard Street
Bo
on
St
re
Metro Subway
to Owings Mills
et
Lyric Opera
House Expansion
Cultural - $8M
University of Baltimore
School of Communications Designs
Institutional - $6.9M
Mount Royal
Station
Mt. Royal Avenue
University of Baltimore
Student Union
Institutional - $9.3M
Cathedra
Printer’s Square
Housing - $8 M
et
l Stre
P
Mount
Royal
Preston Street
Preston
Street
Theatre
Project
Aegon
Lot Housing
Myerhoff Symphony
Hall Renovation
Cultural - $10M
L
Cultural
Center
A
5th Regiment
Armory
lp
n
St
re
Maryland Plaza
Housing - $17M
et
Biddle Street
P
Biddle Street
P
State Center
Complex
Maryland Avenue
Do
hi
Symphony
Center Apartments
Housing - $16.2M
Eu
ta
St
w
Pl
ac
e
Pr
es
to
re
et
Johnson
Square
Mount Vernon
Cultural District
n
Chase Street
Chase Street
Belvedere
Hotel
Charles Street
Park Avenue
St
re
et
Ch
as
e
Central Avenue
oh
Guilford Avenue
et
l Stre
ll
Calvert Street
e
Cu
St Paul Street
nu
Cathedra
e
Av
83
Aisquith Street
n
Mc
P
St
P
Valley Street
so
P
P
Homewood Street
di
State
Center M
ue
nt Aven
Greenmou
Ma
P
re
et
Eager Street
Eager Street
Dr
P
ui
Re
d
ad
Hi
ll
St
re
e
Av
Mount
Vernon
et
nu
e
Linden Street
P
P
P
Lovegrove Street
Eubie
Blake
Center
P
Antique
Row
Maryland
General
Hospital
Read Street
Charles Street
n
so
di
Ma
et
re
St
P
Ashland Avenue
Spotlighter’s
Theatre
P
Arena
Players
Madison Flats/The Revels
Housing - $3M
Madison Avenue
Madison Street
Light Rail
Metro Subway
P
Fallsway
d
ar
ev
ul
Bo
Jr
Baltimore School
The Stafford
for the Arts JHU Student Houseing
Graham House
Housing - $9M
Institutional - $7M
Center
Stage
ng
Ki
er
th
Lu
Monument Street
Washington Monument
& Mount Vernon Place
Monument Street
in
rt
Ma
Dr
ui
d
et
re
St
d
ar
ch
Or
A
Av
en
ue
ry
Ma
.
St
Monument Street
Peabody Hotel
Renovation - $3.5MEngineering Society
of Baltimore Renovation
Cultural - $0.5M
Hi
ll
et
re
St
L
Centre Street
P
Maryland Historical
Society Expansion
Cultural - $30M
Seton Hill
Seton Hill
Historic District
P
Contemporary
Museum
Pe
Mother
Seton
House
Peabody Institute
Cultural - $26.8M
Walters
Art Museum
Centre Street Streetscape
P
Infrastructure - $1.4M
Centre Street
83
nn
sy
lv
ia
East Pleasant Street
Plac
e
St.
Paul
et
Stre
rty
Park Avenue
Libe
Charles Street
Charles Street
Hanover Street
Greene Street
Pine Street
Hopkins Place
Hanover Street
Sharp Street
Howard Street
Eutaw Street
Paca Street
Greene Street
Penn Street
A
P
P
Carroll
Mansion
Albamarle Square
Housing
Harborpark
Airrights
Housing - $35M
Historic
Jonestown
Market Place
Reconstruction
Infrastructure - $3.3M
P
Renaissance
Hotel Renovation
300 East
Hospitality Pratt Street
$5M
Housing &
Mixed Use
The Gallery
$90M
P
P
Lockwood
Place Garage
Parking - $31.6M
500 East
Pratt Street
Office - $50M
Flag House &
Star-Spangled
Banner Museum
Cultural - $3.5M
African
American Museum
Cultural - $3.5M
750 East
Pratt Street
Office - $50M
Lockwood
Place Retail
Mixed Use
$50M
Emory Street
et
Stre
P
et
Stre
Little Italy
P
P
A
Wa
rn
er
Central Avenue
National
Aquarium
Conway Street
Exeter Street
P A P
Oriole Park
at Camden Yards
Bank Street
ity
Trin
Pier IV
Office - $30M
Passport Voyages
of Discovery
Retail & Entertainment
$8.5M
Inner Harbor
P
et
Stre
Eastern Avenue
Sheraton
Inner Harbor
Renovation
$3M
Ridgley’s
Delight
Ramsey Street
National
Aquarium
Expansion
Cultural
$112M
U.S.S.
Constellation
Harborplace
Light Street
Pavillion
Retail - $3M
Fawn
et
Stre
P
Pier IV Garage
Parking - $13M
Baltimore
Maritime
Museum
et
Stre
et
Stre
A
Sports Legends
at Camden Yards
es
Stil
t
iden
Pres
Baltimore
Convention
Center
Camden Street
Top of the World
Observation Level
Canal Street
Malt House
Housing - $8M
er
Exet
Power
Plant
Portland Street
et
et
Stre
P
d
ar
ev
ul
Bo
re
t St
Gough Street
Hilton Convention Headquarters
Hotel & Mixed Use - $200M
on
gt
in
sh
Wa
Prat
P
Hampton Inn
Hotel
McHenry Street
Central Avenue
Holocaust
Memorial
e
marl
Albe
P
et
Port Discovery,
the Kid-Powered
Museum
Baltimore
City
Community
College
Pratt Street
The Zenith
Housing & Mixed Use
$38M
Stre
High
Babe Ruth
Museum
ard
P
reet
d St
Lloy
U.S. Courthouse
Lombard
Street Garage
Parking - $10M
Pratt Street
Lomb
Water Street
Lombard Street
P
P
eet
P
A
Str
A
P
yd
P
P
A
P
P
Jewish
Museum of
Maryland
Power Plant
Live
414 Water Street
Housing - $39.9M
33 South
Baltimore
Gay Street
International
Office - $4M
College
P
Dahne & Weinstein
Building Renovation
Office & Retail -$1.25M
Llo
P
P
Aisquith Street
A
et
et
te
re
M
M
re
Wa
St
Lombard Street
UMB Student
Union Redevelopment
Institutional
Redwood Street
St
P
r
Comfort Link
Plant #3
Infrastructure
P
eet
Str
er
P
36 S. Charles
Street Office
Renovation
$3M
A
Marriott
Hampton
Residence Inn Inn Hotel
Housing - $24M $22M
Shot Tower/
Market Place
et
P
Market Center
West Apartments
Housing & Mixed
Artists StudioUse - $33M
Planning - $1M
Fallon Federal
Building
A
Charles / Redwood
Housing & Retail
$15M
Police
Department
Ex
UMMS Expansion
Phase III
Institutional - $150M
P
Benton
Building
Comfort Link
Plant #3
Expansion
P
Calvert
Street
Streetscape
Infrastructure
$2M
One Light Street
Housing &
Mixed Use
$60M
Charles
Street
Streetscape
Phase I
Infrastructure
$6.4M
P
Eutaw Street
Streetscape
Infrastructure
$3M
P
M
Mechanic
Theatre
eet
Pheonix
Shot Tower
Market Place
P
P
Street
InfrastructureBaltimore
- $2.2M
Charles Center
P
Davidge
Hall
Munsy Building
Redevelopment
Housing - $22M
Baltimore Street Streetscape
P
e Str
ore
tim
Bal
Fayette Street
Transit Store
Hopkins Plaza
Public Space
$10M
1st Mariner
Arena
et
Stre
Housing &
Retail - $8.5M
University
Physicians
National
Museum of
Dentistry
University of Maryland
Medical Center
War
Memorial
War Memorial
Plaza
Post
Office
Johns Hopkins
Downtown Center
A
ett
83
City
Hall
Battle
Monument
Gay Street
P
Redwood Street
Fay
P
Courthouse
East
Mitchell
Courthouse
Charles Center
The Abell
Building
P
P
Abel
Wolman
Building
P
M
300 Block West
Baltimore Street
Mixed Use
University of
Maryland
Hollywood
Diner
Commerce Street
Baltimore Street
P
P
400 Block West
Baltimore Street
Commercial &
Mixed Use
et
re
St
P
Municipal
Center
South Street
Centerpoint
Housing & Mixed Use
$90M
Institutional
$54M
UMB Health
Sciences Facility II
Institutional - $78M
A
The France-Merrick
Performing Arts Center
$70M
UMB School
of Law &
Social Work
Club One
Entertainment
$1.25M
The Breco Condos
Housing - $7M
Frederick Street
Town Theatre
Retail &
Entertainment
P
Lexington Street
P
One Charles
Center Office Jefferson
Building
Retail & Renovation
Housing
$21M
$7M
Light Street
Veterans
Administration
Hospital
University
of Maryland
Biotech Park
Institutional
P
Equitable
Building
Retail
$2M
P
Edgar Allan
Poe Grave/
Westminster
Hall
P
Superblock
Garage
Parking - $20M
P
F&D Building
Housing
$26M
BG&E
Housing
$28M
BG&E Office
Renovation
Commercial
$20M
Center
Plaza
$5.5M
P
Tremont
Grand
St. Pauls
$13M Place Garage
Parking - $15.5M
Orleans Street
in
Colv
P
P
Fayette Street
University of Maryland
Dental School
Institutional - $12.4M
Infrastructure - $2.1M
St. Paul
Streetscape
Infrastructure
Mercy
$0.5M
Medical Center
Institutional
$34M
P
Holliday Street
University Suites
at Fayette Square
Housing - $35M
A
Tremont Plaza
Hotel Renovation
Hospitality - $1M
P
Lexington Market
P
Saratoga Court
Apartments
Housing - $10M
Saratoga Street
Charles Towers
Expansion
Housing &
Retail - $7M
Lexington Street Reconstruction & Streetscape
Guilford Avenue
L
Lexington Market
M
Mercy
Medical
Center
Davis Street
Post Office
Lexington Street
P
Stewarts
Building
Renovation
Office & Retail
$15.9M
Lexington
Market
Renovation
$5M
et
re
St
w
Lo
Copra
Retail &
Housing
Citi Financial
$1M
Office Renovation
$26M
P
P
y
Ga
Calvert Street
P
P
St. Paul Place
West Side
et
40
P
Infrastructure - $2.5M
St. Paul Street
University
of Maryland
Parking & Office
$23M
Saratoga Street Streetscape
re
en
Saratoga Street
Park Avenue
Cathedral Street
Howard Street
Eutaw Street
A
Professional
Building Renovation
Housing - $5M
Pleasant Street Streetscape
Infrastructure - $0.3M
Preston
Gardens
Saratoga Street
ll
P
P
Automated
Parking Facility
Parking - $12M
P
Hi
Orleans Street
St. Paul Place
Streetscape
Infrastructure
$1.3M
Preston
Gardens
Improvements
McDowell Building
Housing & Restaurant
$2.1M
Lexington Market
et
P
Mulberry Street
Mulberry Street
M
re
P
et
Basilica Renovation
Institutional - $85M
re
St. James Place
Housing & Retail
$14M
P
40
St
St
40
P
Enoch Pratt
Library Annex
Cultural - $56M
gh
The Standard
Apartments
Housing & Parking
$30M
Franklin Street
P
Hi
Franklin Street
St
Hamilton Street
Charles
Street
Streetscape
Phase II
Infrastructure
$4.2M
A
Guilford Avenue
Calvert Street
Paca Street
er
e
et
nu
Ex
e
Av
P
Enso
r St
reet
an
P
Baltimore
Public Works
Museum
St
re
Baltimore Visitor
Center Pavillion
et
et
re
St
Cultural - $4.8M
ca
Pa
Fleet Street
P
P
Harbor
East
Washington Boulevard
Pier Six
Concert
Pavilion
Barre Street
P
Charles Street
P
Sharp Street
Howard Street
Camden Yards
Stre
et
Hanover Street
Barr
e
A
A
Harbor East
Parcel B
Mixed Use
$75M
Katyn
Memorial
Four Seasons
Mixed Use
$130M
Lee Street
P
A
Aliceanna Street
P
Light Street
Russell Street
Otterbein
Carroll Street
P
West Shore
Renovation
Spinnaker Bay
Housing &
Mixed Use
$90M
P
Lancaster Street
Ma
rtin
Lu
the
r
K in
gJ
r.B
oul
eva
rd
Maryland
Science Center
Cultural
$37M
P
Rash Field
P
395
Hamb
urg
295
Stre
et
P
Ritz Calton
Housing, Parking
& Retail - $160M
Key Highway
Hughes Street
0
Federal Hill Park
Covington Street
Battery Avenue
William Street
P
Montgomery Street
Light Street
P
American
Visionary
Art Museum
Expansion
0
250
50
500 Feet
100
150 Meters