CARROLL CREEK PARK

ADMINISTRATION	CARROLL CREEK TASK FORCE
Mayor, Jennifer Dougherty	Dick Kessler, Chairman
Alderman Bill Hall, President Pro Tem	Fran Baker
Alderwoman Donna Kuzemchak-Ramsburg	Kara Norman
Alderman Joe Baldi	Clyde Hicks
Alderwoman Marcia Hall	Barbara Wyatt
Alderman Dave Lenhart	Marilyn Henry
	Guy Henry
PROJECT STAFF	Marcia Hall
Department of Economic Development	Catherine Parks
Richard Griffin, Director	Paul Lee
Heather Galbraith, ED Specialist

WHAT IS CARROLL CREEK PARK?

Carroll Creek Park is a world-class, mixed-use urban park spanning 1.3 miles through the heart of historic Downtown Frederick, Maryland. An engineering marvel, the park is meticulously designed to rest on top of the massive box culverts that form the flood control project. Like a zipper, the park ties the northern and southern banks of Carroll Creek and downtown together.

Spanning four City administrations and 30 years, the project is nearing fruition as the City begins construction of the first major phase of the $20 million linear park. The development community is poised to construct over $100 million new office, retail, and residential facilities. When complete, more than 350,000 sf of new or renovated office/commercial space is planned and 200 residential condominiums are planned. It is estimated that the project when complete will create more than 1000 new jobs and add over $1.8 million in annual local property taxes.

The first two buildings – South Market Center (43,000 sf office/commercial) and La Paz Mexican Restaurant (8,000 sf) are under construction at this time. Two more buildings – Creekside Plaza (75,000 sf office/commercial, 11 residential condo’s), and Maxwell Place (67 residential condos, 200 parking spaces) are scheduled to begin construction in the immediate future.

BACKGROUND

q Floods

Downtown Frederick was devastated by Carroll Creek flooding in both 1972 and 1976. Millions in property losses were calculated and millions more were paid in flood insurance premiums over the next 30 years. Dozens of buildings were left vacant or underutilized.

q Flood Control

Following the floods, the City under the Young Administration, with the assistance of Rummel, Klepper and Kahl (RK&K) undertook extensive hydrologic studies of the Carroll Creek watershed to determine the extent of the problem. The results served as the basis for all future flood-related planning in downtown Frederick. A concept for development of an open flood control channel through downtown was floated, amended and ultimately the closed conduit design was approved in 1983. This closed cell design allowed for a more narrow ribbon of ROW to be acquired, was more aesthetically pleasing and allowed for park development and adjacent development to occur – a critical component of the plan. In 1983 construction began and was completed 10 years later. The $60 million project was financed by the City (34%), County (21%), and State (45%).

q The Park Master Plan

The Young Administration and the original Carroll Creek Commission began planning for Carroll Creek Park as construction started on the flood control project. Design work on the park master plan was initiated under the capable hands of Jacobson Wallace Associates (JWA).

In 1991, under the Gordon Administration, the Board of Aldermen enthusiastically adopted the final Carroll Creek Master Plan - an exciting vision for the development of Carroll Creek Park, which is still used today. Led by the Carroll Creek Commission, JWA crafted an overall design for a creekside park through historic downtown Frederick. The park plan called for commercial, residential, cultural, and recreational development. A core part of the plan was to attract new infill development into downtown.

q The In-Between Years

During the 12 years between 1991 and 2003, a number of critical projects were undertaken. Under the Grimes Administration, park improvements were installed between Baker Park and Court Street, East Street was extended from E. Patrick to E. South Street across Carroll Creek – opening up a multitude of development sites ($5 million). The State of Maryland extended commuter rail service (MARC) into downtown along Carroll Creek and East Street ($25 million). Frederick County expanded the C. Burr Artz Library ($12 million). The City funded and adopted an East Street Corridor Plan (The Design Collective, Inc - $68,000)

q The Final Push

In January, 2003, in an effort to propel the now long overdue park project toward completion, the Dougherty Administration appointed an ad-hoc Carroll Creek Task Force composed of downtown business persons, residents, and city staff including some from the original Carroll Creek Commission. Facilitated by the City Department of Economic Development, the task force met with businesses, residents, developers, artists, elected officials, and others to establish parameters for the project. The final FEMA map amendment was approved, removing much of downtown Frederick from the 100 Year Floodplain.

In June, 2003 the elected officials gave financial approval to begin the final schematic design for the park from Baker Park to Highland Street ($230,000 – 70% City, 30% State Grant). The City retained a renowned team of park designers led by Don Hilderbrandt of LDR, International (now HNTB Corporation) and RK&K Engineers. A new sense of urgency prevailed as developers began to move forward with the design of new facilities along the park. Dozens of public meetings were held and the design began to take shape under the watchful eye of the Carroll Creek Task Force. The City Planning Commission, Historic District Commission, and Board of Aldermen approved the final schematic design along with a set of stringent design standards.

Through 2004, construction documents and specifications were developed for the first phase of construction ($990,000 – 27% City, 73% State Grant). The final design includes the following elements:

v Brick pedestrian paths

v Handicap accessible crosswalks at Bentz, W. Patrick, S. Court, S. Market, and S. Carroll Streets

v Landscaped planters with grass, shrubs, and shade trees

v Water features

v 3 – Bridges (stone arch, cable-stay suspension, and iron arch)

v 400-person amphitheatre

v 80’ long Trellis

v Lighting

v Benches, Trash Receptacles, Bike Racks

v ½ mile boating from S. Market Street to E. Patrick Street

It is anticipated that construction documents and specifications will be developed for the remainder of the park beginning in July, 2005 and will take approximately 8-12 months.

q Construction

In February, 2005, the City awarded a $10.2 million construction contract to Morgan-Keller, Inc. for development of the first phase of park improvements. The 12-month construction project officially began on April 6, 2005. The official groundbreaking ceremony – bringing together individuals with a collective interest in the project spanning 4 City Administrations and 30 years. ($700,000 in construction materials has been purchased with State Grant Funds).

It is anticipated that the second phase of construction will begin in mid-2006 following completion of the construction documents and specifications.

ECONOMIC DEVELOPMENT

It has been anticipated that private capital investment in new and renovated buildings along Carroll Creek will help repay the more than $135 million in public investment in downtown over the last 25 years.

When complete, it is anticipated that the Carroll Creek Park Project will produce 258,000 sf of office space, 100,000 sf of retail space, 200 residential condominium units, and 2000 structured parking spaces. This is expected to generate more than $1.8 million in City and County property tax revenue annually, and more than 1000 new jobs.

Approved Projects

The following 4 new construction projects are fully approved for development along Carroll Creek Park (2 are currently under construction and the other two are expected to be under construction this year). These mixed-use projects represent more than $30 million in investment and will provide 78 new housing units, 73,000 sf of Class-A office space, 37,000 sf of commercial (retail) space and 238 new parking spaces. Additionally, it should be noted that the City is building a new 650 space parking deck along Carroll Creek adjacent to the Court House. More than 300 new jobs are anticipated.

Site	Project Name	Capital Investment (millions)*	Office SF	Commercial & Retail SF	Housing Units	Parking
Site A1	Creekside Plaza	$12.0	45,000	15,000	11
Site A2	La Paz	$2.0		8,000
Site B	South Market Center	$5.0	28,000	14,000		38
Site C1	Maxwell Place	$12.0			67	200
Totals		$31.0	73,000 sf	37,000sf	78 du	238

*Estimates by Developer

Assuming that the assessed value of the properties mentioned above were to total the estimated capital investment of $31.0 million, this would translate into estimated annual property taxes of:

City = $213,900 (@ 0.69 cents per hundred value)

County = $310,000 (@ $1.00 dollar per hundred value)

Total $523,000 annual estimated local property tax payments

In addition would be the income taxes paid from the jobs created, sales tax from the retail enterprises, and the fees from permits, excise taxes, impact fees, etc.

PROPOSED FUTURE PROJECTS

The following 6 projects are proposed for future development along Carroll Creek Park and are in various stages of design and approvals. These mixed-use projects represent more than $75 million in investment and will provide 120 new housing units, 184,000 sf of Class-A office space, 63,000 sf of commercial (retail) space and 625 new parking spaces. More than 650 new jobs are anticipated.

Site	Project Name	Capital Investment (millions)*	Office SF	Commercial & Retail SF	Housing Units	Parking
Site D	The Galleria	$40.0		30,000	120	550
Site I	McHenry	$5.0	24,000	8,000
Site F	Commerce Plaz.	$20.0	100,000			75
Site G	Tourism, BOE	TBD	TBD	TBD	TBD	550
Site H	Monocacy Valley Canning	TBD	TBD	TBD	0	TBD
Private	United Fire	$5.0	40,000
Private	Union Mills	$5.0	20,634	25,467		35
Totals		$75.0	184,634sf	63,467sf	120	1,175

*Estimates by DED

Assuming that the assessed value of the properties mentioned above were to total the estimated capital investment of $75.0 million, this would translate into estimated annual property taxes of:

City = $517,500 (@ 0.69 cents per hundred value)

County = $750,000 (@ $1.00 dollar per hundred value)

Total $1,267,500 annual local property tax payments

In addition would be the income taxes paid from the jobs created, sales tax from the retail enterprises, and the fees from permits, excise taxes, impact fees, etc.

SUMMARY OF TOTAL ECONOMIC DEVELOPMENT BENEFITS

ESTIMATED JOBS: 950 new jobs