Hotspots for Growth: Land Use Change and Priority Funding Area Policy in a Transitional County in the U.S.
Authors: Bernadette Hanlon, Marie Howland, and Michael McGuire (2010)
Report
Synopsis: This paper uses a logit model to estimate whether and to what extent Maryland’s Priority Funding Area (PFA) program steers urban growth to locations inside targeted growth area boundaries of an ex-urban county in the outer suburbs of the Washington, D.C. region. The results of our model indicate that the size of an agricultural parcel, its distance from urban parcels, its proximity to highways, the quality of the land for agriculture, and the location in or outside of PFAs influence the probability an agricultural parcel will remain in agriculture or be converted to urban use. We find that some of the areas experiencing the greatest market pressure for development are located outside PFAs and, although Maryland’s incentive-based strategy reduces the likelihood a parcel outside a PFA will transition to urban use, this policy is not one hundred percent effective.
Authors: Marie Howland (2002)
Report
Synopsis: This study examines the role that land contamination plays in hindering central city redevelopment. We tracked all sales, the selling price, existence of contamination, location, and length of time on the market in one industrial area of approximately 5,580 acres in Southwest Baltimore. The results indicate that after the mid 1990s, contaminated parcels are selling and the market has adjusted to contamination by lowering sales prices. Over the decade 45 parcels with either confirmed or historical reasons to suspect contamination sold. Interviews with owners and brokers of the parcels on the market for two years or more indicate that outdated parcel sizes, inadequate roads for modern truck access, outdated and aging infrastructure, incompatible land uses, and high asking prices are the most significant barriers to the redevelopment of industrial central city districts.
Authors: Marie Howland (2002)
Report
Synopsis: This study tracks the remediation history and redevelopment on three brownfield sites in Baltimore, Maryland. The sites are Camden Crossing, Highland Marine Terminal, and Crown, Cork, and Seal. The first project, Camden Crossing, promises to turn previously industrial property into a town house development. Highland Marine Terminal and Crown, Cork, and Seal were industrial sites transformed into warehouse space. The proposed residential, Camden Crossing, project has met with continuous impediments and delays, and is now running more than eight years behind schedule. The two industry to warehouse sites can be characterized as successful, with profitable enterprises now operating on both. The factors that appear to compress risk and contribute to successful brownfield redevelopments are continuous industrial use, a strong market for the final use, and quick movement through the Phase I and Phase II testing, Maryland Department of the Environment approvals, and reuse. The continuous industrial use means that cleanup standards are not as stringent as for residential use, thereby speeding cleanup and lowering remdiation costs. Moreover, an uncertain market for the final product increases risk. For example, the warehouse market in Baltimore is much stronger than the residential market. The weak residential market in combination with stringent cleanup standards undermines the profitability of Camden Crossing. Finally, the delays in Camden Crossing have both resulted in and been further aggravated by changes in the Maryland Department of the Environment staff. Over the eight years the project has been under discussion, the Maryland Department of the Environment has revised and made cleanup standards more strict.
Authors: Bernadette Hanlon, Marie Howland, and Michael McGuire (2010)
Report
Synopsis: This paper uses a logit model to estimate whether and to what extent Maryland’s Priority Funding Area (PFA) program steers urban growth to locations inside targeted growth area boundaries of an ex-urban county in the outer suburbs of the Washington, D.C. region. The results of our model indicate that the size of an agricultural parcel, its distance from urban parcels, its proximity to highways, the quality of the land for agriculture, and the location in or outside of PFAs influence the probability an agricultural parcel will remain in agriculture or be converted to urban use. We find that some of the areas experiencing the greatest market pressure for development are located outside PFAs and, although Maryland’s incentive-based strategy reduces the likelihood a parcel outside a PFA will transition to urban use, this policy is not one hundred percent effective.
The Legacy of Contamination and the Redevelopment of Inner-City Industrial Districts
Authors: Marie Howland (2002)
Report
Synopsis: This study examines the role that land contamination plays in hindering central city redevelopment. We tracked all sales, the selling price, existence of contamination, location, and length of time on the market in one industrial area of approximately 5,580 acres in Southwest Baltimore. The results indicate that after the mid 1990s, contaminated parcels are selling and the market has adjusted to contamination by lowering sales prices. Over the decade 45 parcels with either confirmed or historical reasons to suspect contamination sold. Interviews with owners and brokers of the parcels on the market for two years or more indicate that outdated parcel sizes, inadequate roads for modern truck access, outdated and aging infrastructure, incompatible land uses, and high asking prices are the most significant barriers to the redevelopment of industrial central city districts.
What Makes for a Successful Brownfield Redevelopment?
Authors: Marie Howland (2002)
Report
Synopsis: This study tracks the remediation history and redevelopment on three brownfield sites in Baltimore, Maryland. The sites are Camden Crossing, Highland Marine Terminal, and Crown, Cork, and Seal. The first project, Camden Crossing, promises to turn previously industrial property into a town house development. Highland Marine Terminal and Crown, Cork, and Seal were industrial sites transformed into warehouse space. The proposed residential, Camden Crossing, project has met with continuous impediments and delays, and is now running more than eight years behind schedule. The two industry to warehouse sites can be characterized as successful, with profitable enterprises now operating on both. The factors that appear to compress risk and contribute to successful brownfield redevelopments are continuous industrial use, a strong market for the final use, and quick movement through the Phase I and Phase II testing, Maryland Department of the Environment approvals, and reuse. The continuous industrial use means that cleanup standards are not as stringent as for residential use, thereby speeding cleanup and lowering remdiation costs. Moreover, an uncertain market for the final product increases risk. For example, the warehouse market in Baltimore is much stronger than the residential market. The weak residential market in combination with stringent cleanup standards undermines the profitability of Camden Crossing. Finally, the delays in Camden Crossing have both resulted in and been further aggravated by changes in the Maryland Department of the Environment staff. Over the eight years the project has been under discussion, the Maryland Department of the Environment has revised and made cleanup standards more strict.