Demolish, Preserve, Rehabilitate:
Baltimore’s Alley Houses
Iryna Bondarenko isbondarenko@gmail.com
Ridhima Mehrotra rhythma22@gmail.com
Abidemi Olafusi a.olafusi@gmail.com
Andrew Seguin andrewjseguin@gmail.com
Nayo Shell nayo.s94@gmail.com
Holly Simmons hjsimm@gmail.com
Department of Urban Studies and Planning, University of Maryland
Abstract What role does strategy play in the demolition of Baltimore’s historic but undervalued alley houses? University of Maryland Planning and Preservation students present a methodology for identifying alley houses and prioritizing alley house demolition and rehabilitation based on physical condition and objective and subjective significance.
Background
Key Findings Preservation can be a catalyst for future growth. Careful preservation can serve as a development catalyst for alley houses, providing communities with a unique, diverse, and affordable housing option.
• Alley houses were integral to Baltimore’s cultural and economic development. Alley houses have been a mainstay of Baltimore’s housing landscape since the late 18th century, offering immigrants and the working class an affordable housing option. • Baltimore’s economic decline has negatively impacted many alley houses. As Baltimore’s economic fortunes declined in the middle of the 20th century, many alley houses fell into a state of disrepair, particularly those in distressed neighborhoods. Many alleys became hotspots for crime, causing large swaths of Baltimore alley houses to lie vacant.
Perception of safety is integral. Interviews with stakeholders indicated that enhancing the perceived safety of distressed alley houses will be integral to ensuring successful redevelopment.
• Strategic demolition initiatives threaten the future of alley houses. In order to curb the high rates of residential vacancy that have resulted from chronic population decline, local and state agencies have begun “rightsizing” neighborhoods through demolition projects. Most recently, Project C.O.R.E. (Creating Opportunities for Renewal and Enterprise) has targeted several areas with large numbers of vacant alley houses for demolition.
The importance of creative placemaking. Case studies of other successfullyredeveloped alleys indicate that accentuating the unique nature of these spaces through placemaking initiatives can attract new residents.
• Community stakeholders have cautioned against immediate demolition. In response to plans set forth as part of Project C.O.R.E., preservationists and community leaders have argued that the city’s remaining alley houses should be identified and evaluated to inform demolition decisions.
A holistic building survey approach. To comprehensively assess alley houses, we proposed a building survey that evaluates building conditions, historical significance, and stakeholder-led transect walks.
• Stakeholders have identified a need to document alley houses and prioritize revitalization efforts. This project attempts to comprehensively document Baltimore’s alley house stock and formulate a way to prioritize the rehabilitation, stabilization, and demolition of these spaces.
Community input should inform decision making. We believe it is important to supplement our survey with input from community members. Our report outlines a charrette model to include residents in the redevelopment and demolition process.
Phase 1 (Fall 2017) Analysis of the current alley houses situation. Geospatial analysis, stakeholder interviews, case studies, and literature reviews
Partner Institutions
Phase 2 (2018) Alley house identification methodology development Defining alley houses: from the academic and professional (or “grey”) literature and interviewing local stakeholders
Significance scoring methodology to inform demolition and preservation decisions Formulation of a methodology to evaluate current condition and architectural, historical, and sociocultural significance
Acknowledgments
Spatial inventory of Baltimore’s alley houses
Implementation of the methodology from Phase 1 to identify significance scores for alley houses
Spatial analysis using data provided by the Maryland Historical Trust, Baltimore City open data and alley house definition
Building and resident surveys, recording collected data via mobile application, and community outreach and involvement
We would like to thank Professors Lee Edgecombe and Jeremy Wells for their instructional guidance. In addition, we thank the rest of the studio team for their contributions to this project: Juan Castro Cerdas, Jamesha Gibson, Jack Narron, Meagan Pickens, Holly Simmons, and Hadassah Vargas. Finally, the following institutional counterparts were integral to the success of this project: Willie Graham (Phase 2 consultant), Amanda Apple and Peter Kurtze (Maryland Historical Trust); Melissa Archer and Tiffany Davis (Maryland Department of Housing and Community Development); Martin French (Baltimore City Planning Department), Eric Holcomb (Baltimore Commission for Historical and Architectural Preservation), and Carlton Eley (U.S. Environemntal Protection Agency).