1. Waverly Main Street
Waverly Commercial District
Master Plan Presentation
March 7, 2013 ! Mahan Rykiel Associates | Arnett Muldrow Associates | Community Design Solutions
Thursday, March 7, 13
7. Desired Uses
More Restaurants/Variety
Movie theater
Good Bar/Pub
Coffee Shop
Community Gathering Space
Bakery
Arts supplies
Bike shop
Fish market
Butcher shop
Yoga studio
Higher Quality Apparel
Furniture Store
Gifts
Teen Hangout Spot
See List From 901 Arts (teen discussion night)
Bike Racks
Thursday, March 7, 13
19. Market Conclusions
The retail market is grossly underserved AND the
businesses on the corridor are vibrant.
Thursday, March 7, 13
20. Market Conclusions
The retail market is grossly underserved AND the
businesses on the corridor are vibrant.
The demographics of the area are very good, the area
is still declining in population but that decline is
slowing.
Thursday, March 7, 13
21. Market Conclusions
The retail market is grossly underserved AND the
businesses on the corridor are vibrant.
The demographics of the area are very good, the area
is still declining in population but that decline is
slowing.
The Waverly Farmers Market attracts from a broader
area than the core businesses (49% compared with
over 70%).
Thursday, March 7, 13
22. Market Conclusions
The retail market is grossly underserved AND the
businesses on the corridor are vibrant.
The demographics of the area are very good, the area
is still declining in population but that decline is
slowing.
The Waverly Farmers Market attracts from a broader
area than the core businesses (49% compared with
over 70%).
Food related retail represents a huge opportunity.
Thursday, March 7, 13
23. Market Conclusions
The retail market is grossly underserved AND the
businesses on the corridor are vibrant.
The demographics of the area are very good, the area
is still declining in population but that decline is
slowing.
The Waverly Farmers Market attracts from a broader
area than the core businesses (49% compared with
over 70%).
Food related retail represents a huge opportunity.
Personal Care is a cluster in the area.
Thursday, March 7, 13
24. Market Conclusions
The retail market is grossly underserved AND the
businesses on the corridor are vibrant.
The demographics of the area are very good, the area
is still declining in population but that decline is
slowing.
The Waverly Farmers Market attracts from a broader
area than the core businesses (49% compared with
over 70%).
Food related retail represents a huge opportunity.
Personal Care is a cluster in the area.
Few gains are in convenience stores, liquor stores,
Thursday, March 7, 13
26. Key Opportunities
We need people to “stay” in the district, right now it
is a go in and get it convenience district and not a
browsing district.
Thursday, March 7, 13
27. Key Opportunities
We need people to “stay” in the district, right now it
is a go in and get it convenience district and not a
browsing district.
We need to attract Waverly Farmers Market
customers to Greenmount Avenue – the two are
disconnected customer bases.
Thursday, March 7, 13
28. Key Opportunities
We need people to “stay” in the district, right now it
is a go in and get it convenience district and not a
browsing district.
We need to attract Waverly Farmers Market
customers to Greenmount Avenue – the two are
disconnected customer bases.
Waverly needs a place where people can come
together that is completely unique.
Thursday, March 7, 13
29. Key Opportunities
We need people to “stay” in the district, right now it
is a go in and get it convenience district and not a
browsing district.
We need to attract Waverly Farmers Market
customers to Greenmount Avenue – the two are
disconnected customer bases.
Waverly needs a place where people can come
together that is completely unique.
Getting families/children to be a part of the district is
important.
Thursday, March 7, 13
30. Key Opportunities
We need people to “stay” in the district, right now it
is a go in and get it convenience district and not a
browsing district.
We need to attract Waverly Farmers Market
customers to Greenmount Avenue – the two are
disconnected customer bases.
Waverly needs a place where people can come
together that is completely unique.
Getting families/children to be a part of the district is
important.
There is a huge food opportunity for the district.
Thursday, March 7, 13
32. Key Opportunities
There is need to incubate businesses or reverse
incubate businesses using the Waverly Farmers
Market as a the tool.
Thursday, March 7, 13
33. Key Opportunities
There is need to incubate businesses or reverse
incubate businesses using the Waverly Farmers
Market as a the tool.
There needs to be a clear marketing effort that
illustrates what the neighborhood is really about and
dispels exaggerated perceptions of the community.
Thursday, March 7, 13
34. Key Opportunities
There is need to incubate businesses or reverse
incubate businesses using the Waverly Farmers
Market as a the tool.
There needs to be a clear marketing effort that
illustrates what the neighborhood is really about and
dispels exaggerated perceptions of the community.
The marketing effort must preserve the authenticity of
this neighborhood.
Thursday, March 7, 13
35. Key Opportunities
There is need to incubate businesses or reverse
incubate businesses using the Waverly Farmers
Market as a the tool.
There needs to be a clear marketing effort that
illustrates what the neighborhood is really about and
dispels exaggerated perceptions of the community.
The marketing effort must preserve the authenticity of
this neighborhood.
Thursday, March 7, 13
54. Waverly Commons
• Strong concept and long-term vision
• Until then, short-term enhancements
needed
• Update to include Schoolhouse Garden
• Consider options for market expansion
and connection to Greenmount
Thursday, March 7, 13
55. Credit: NDC Design Team Members
Kristen Humphrey (Neighborhood Design Center)
Edward J. Myers, P.E. (Kittelson & Associates, Inc.)
Tilghman Shamer III, Assoc. AIA, LEED AP BD+C (Sanders Designs)
Rudy López, Jr., Architect I (AECOM)
Mandy Palasik, LEED AP BD+C, Associate AIA (Archplan Inc.)
Mayra I. Filippone, RLA, LEED AP BD+C(STV Inc.)
Pete Jenior (Kittelson & Associates, Inc.)
Thursday, March 7, 13
56. Library
Low Accent
Planting
33rd Street
M
er
ry Grace
m
an Restoration
sL
an Church
e
Greenmount Avenue
Canopy
Barclay Avenue
Street Schoolhouse
Garden
Trees
Low Accent
Planting
32nd Street
Thursday, March 7, 13
57. Consider locating trees so that
they frame views to Greenmount
Credit: NDC Design Team Members
Kristen Humphrey (Neighborhood Design Center)
Edward J. Myers, P.E. (Kittelson & Associates, Inc.)
Tilghman Shamer III, Assoc. AIA, LEED AP BD+C (Sanders Designs)
Rudy López, Jr., Architect I (AECOM)
Mandy Palasik, LEED AP BD+C, Associate AIA (Archplan Inc.)
Mayra I. Filippone, RLA, LEED AP BD+C(STV Inc.)
Pete Jenior (Kittelson & Associates, Inc.)
Thursday, March 7, 13
58. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
32nd Street
Ace
Waverly Market
Thursday, March 7, 13
59. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Existing Layout and Circulation
Thursday, March 7, 13
60. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Waverly Commons Proposal
Thursday, March 7, 13
61. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Potential Use of Sidewalk and Extension to Greenmount
Thursday, March 7, 13
62. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Potential Layout to Consider
Thursday, March 7, 13
63. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Potential Layout to Consider-Expansion
Thursday, March 7, 13
64. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Potential Layout to Consider-Expansion
Thursday, March 7, 13
65. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Potential Layout to Consider-Expansion
Thursday, March 7, 13
66. Library
33rd Street
M
er
Greenmount Avenue
ry
m
an
sL
Barclay Avenue
an
e Giant
Schoolhouse
Garden
32nd Street
Ace
Waverly Market: Original Proposal
Thursday, March 7, 13
71. Gr
een
mo
unt
Av
enu
e
Greenmount Avenue Streetscape: Preliminary Concept (DOT)
Thursday, March 7, 13
72. e
Venabl
Ol
reet
dY
d
3r St
or
3
k
Ro
ad
d St reet
32r
Consider brick
s t St reet
paving for sidewalk 31
between Venable
Gr
Avenue and Old
ee
York Road
nm
ou
ntA
ve
nu
e
Greenmount Avenue Streetscape
Thursday, March 7, 13
79. Potential Low
Hedge/Ornamental
Fence
Low Planting/
Seasonal Color
33rd Street
Greenmount Avenue
33rd Street and Greenmount Avenue: Long-Term Potential
Thursday, March 7, 13
85. Potential Low
Hedge/Ornamental
Fence
Low Planting/
Seasonal Color
33rd Street
Greenmount Avenue
33rd Street and Greenmount Avenue: Long-Term Potential
Thursday, March 7, 13
86. Infill
33rd Street
Greenmount Avenue
Infill Infill
33rd Street and Greenmount Avenue: Long-Term Potential
Thursday, March 7, 13
87. Alternative: Frame
Corner with
Architecture Infill
33rd Street
Greenmount Avenue
Infill Infill
33rd Street and Greenmount Avenue: Long-Term Potential
Thursday, March 7, 13
88. Typical Drugstore
Footprint
Infill
33rd Street
Greenmount Avenue
Infill Infill
33rd Street and Greenmount Avenue: Long-Term Potential
Thursday, March 7, 13
89. Don’t Do
This
Parking
Street
Parking
Street
Thursday, March 7, 13
90. Greenmount Avenue
Brentwood Street
M
er
ry
m
an
s La
ne
32rd Street
Pete’s
32nd Street Streetscape
Thursday, March 7, 13
119. What is Waverly?
It’s that place around the corner. It is called by
many names: Greenmount, The Road, Waverly
Village.
It is a Saturday market, a grocery, a hardware
store, take out shops, places to get your hair
done, a book store, a brewery, churches old and
new.
It is neighborhoods of all types intersecting in
one place. It is storefronts and street scenes,
houses that stand-alone or in rows, it is the
bustle of traffic on foot, by bus, or in cars. It is
real life in a real city.
Thursday, March 7, 13
120. Who is Waverly?
We are the quirkiness of Baltimore in an
unassuming wrapper: rich and poor, black and
white, old and young. We are people from here
and people who chose here.
We are writers and historians, rappers and radio
personalities, old Colts, new Ravens and always
Orioles. We are hardworking people.
Thursday, March 7, 13
121. Where is Waverly?
It’s where different neighborhoods intersect:
Oakenshawe, Waverly, Better Waverly, Abell,
Guilford and Charles Village come together
here.
It is where University Parkway angles into the
grand boulevard of 33rd and where the Old
York Road angles off Greenmount.
Waverly is more than a dot on a map, it is a
place where neighbors come together. For some
it is the edge and edgy, for others it is the center
and well centered.
Thursday, March 7, 13
122. When is Waverly?
Waverly is as old as the city when a simple road
connected Baltimore to York. People farmed
here, formed a church, and created a town.
Waverly is Victorian Baltimore with painted
ladies, angled roofs, ornate details, carved
woodwork and stone.
Waverly is legendary baseball and football in
the shadow of stadiums now gone.
Waverly is activist Baltimore where fights for
equality took place next to bustling businesses
on The Road. Waverly is now, still alive, still
humming to the beat of the city, still moving
Thursday, March 7, 13
123. Why Waverly?
Then Why? Why Waverly?
The better question is why not Waverly.
We have tenaciously held on to this place, it is
real, it is authentic. It may not be on the regular
tour, but if you round the corner, take a look at it
again you will see a place moving ahead
grounded in its history.
This is Waverly, come at it from a different
angle.
Thursday, March 7, 13
139. Thursday, March 7, 13
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AMAZING, COLLECTION OF ORGANIC VEGETABLES< DELICIOUS FO
g people, warmest welcomes, newest ideAS, and good ti
Fresh Cards
I WAS
BAKED / PICKED / MADE
FRESH
for you ON:
www.32ndstreetmarket.org
ODS, HOMEMADE CRafts, interestin
Thursday, March 7, 13
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Thursday, March 7, 13
148. Metal Pole
Art
HISTORIC FUN RETRO SMART
Thursday, March 7, 13
149. Construction signage
CAUTION
We are
becoming
more
awesome!
come at it from a different angle
Thursday, March 7, 13
150. façade
signage
FRESH
FACE
It’s like our
building’s
getting its
hair Done.
come at it from a different angle
Thursday, March 7, 13
151. streetscape signage
come at
it from a
different angle
Thursday, March 7, 13
152. Keep on
top of the
greenmount ave.
streetscape with
breakfast with the
CONTRACTOR
Thursday, March 7, 13
