Village Center at Stadium Place

When the Baltimore Orioles' Memorial Stadium reached the end of its serviceable life, Govans Ecumenical Development Corporation (GEDCO) identified an opportunity. The nonprofit organization proposed converting the stadium site into a mixed-income senior living community—reflecting the democratic spirit of the original stadium, where fans from all walks of life had shared baseball games together.

Master Plan Evolution

In 2000, GEDCO secured the master planning rights, prevailing against larger development firms. Working with Moseley, they created a framework positioning buildings around a central green space—located where Memorial Stadium's playing field had been. The master plan includes destinations that draw residents of all ages: a YMCA, medical facilities, and youth program spaces. This intergenerational approach distinguishes Stadium Place from conventional suburban senior communities.

The buildings relate directly to their context. Heights, materials, and architectural elements match the surrounding historic row houses through gabled roofs, brick and stone facades, and traditional window proportions. These choices embed the development within the established neighborhood while maintaining its distinct identity.

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Space Planning

Fourth-floor resident common spaces deviate from typical ground-level amenity placement, maximizing views while separating public and private zones. The second floor houses 9,000 square feet of commercial offices, accessed through a dedicated lobby from the parking area. This arrangement creates distinct circulation paths for different user groups.

Ground-floor retail spaces open to both the street and parking areas, based on analysis of pedestrian and vehicular patterns. This dual-entry system increases tenant visibility while maintaining the urban street wall.

Design Approach

The Village Center project extends the master plan's mixed-use principles. The design replaces a surface parking lot with a four-story structure combining 70 units of over-55 housing with retail and commercial spaces, supported by below-grade parking.

The building pairs a concrete podium with three stories of wood-frame construction above. This method optimizes cost while providing the structural capacity required for mixed-use occupancy. To handle grade changes, the design incorporates a pass-through driveway beneath the building, linking street-level retail to rear parking while preserving the urban edge.

The massing breaks into distinct volumes through alternating planes of brick veneer and fiber cement panels. A glazed corner element with vertical architectural features marks the primary intersection.

Building Systems

Zoned HVAC units provide independent climate control for residential and commercial spaces. Low-flow plumbing fixtures reduce water consumption by 30 percent compared to baseline standards. Moss wall installations in common areas regulate humidity while adding natural elements that enhance indoor environmental quality.

National Green Building Institute certification resulted from meeting specific performance benchmarks. Features include envelope insulation exceeding ASHRAE 90.1 requirements, high-performance glazing, and daylighting that minimizes artificial lighting needs in common areas.

Project Execution

Govans Ecumenical Development Corporation (GEDCO) partnered with Commercial Development to execute the project. The team secured New Market Tax Credits and conventional financing while coordinating requirements from multiple public agencies, neighborhood groups, and financial institutions.

The development process balanced technical demands with community needs. Dual entrances and varied programming respond to neighborhood patterns. The building's massing and materials reference local architectural character. Commercial spaces provide services identified as lacking in the area.

The completed building advances the site's evolution from sports venue to mixed-income community, preserving Memorial Stadium's heritage of bringing diverse groups together. By combining housing, retail, and office spaces in a single development, Village Center demonstrates how urban infill projects can complement existing neighborhoods while meeting contemporary needs.

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