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Commentary: Baltimore could learn a few lessons on redevelopment from Cleveland – Maryland Matters

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Commentary: Baltimore could learn a few lessons on redevelopment from Cleveland – Maryland Matters


A view of the Cleveland skyline. Stock.adobe.com photo by f11photo.

By David Plymyer

The writer is a former county attorney in Anne Arundel County. He can be reached at [email protected] or on X: @dplymyer.

Baltimore and Cleveland face similar challenges caused by the loss of jobs and decreases in population. Those challenges include a surplus of office space in the downtown business districts and a large inventory of vacant and abandoned properties. Cleveland, however, has done a far better job than Baltimore in meeting those challenges.

Cleveland leads the nation in office-to-residential conversions. It has a successful land bank that has been demolishing abandoned and neglected houses and returning the properties to constructive use for 14 years. Cleveland also is implementing an ambitious master plan to reconfigure the Lake Erie waterfront, returning substantial sections to park-like open spaces.

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The reason for Cleveland’s edge? A thoughtful, methodical approach to problem solving that relies on facts, demonstrable expertise and experience. That approach has proven more successful than Baltimore’s tendency to jump from one ill-conceived “game changing” idea to the next.

Revitalizing downtown

A recent Washington Post editorial touted Cleveland as “America’s best example of turning around a dying downtown.” The editorial attributed the city’s success in transforming the downtown into an inviting residential neighborhood to the city’s concentration on a relatively compact area. That strategy includes focusing the use of tax incentives on its downtown district.

Baltimore, in contrast, has used various forms of tax incentives to promote development of new neighborhoods outside of the downtown area that compete with it for businesses and residents, including Harbor East and Harbor Point. The city gave developers of Port Covington, now known as Baltimore Peninsula, a whopping $660 million tax break to build office buildings that remain mostly empty.

Residents are moving into the apartment buildings at Baltimore Peninsula. While that offers some comfort to Baltimore Peninsula investors, it could be further bad news for downtown. Add the 900 apartments that the mayor wants to allow developer P. David Bramble to build on city park property along Light Street as part of his redevelopment of Harborplace, and competition with new apartments could slow the pace of office-to-residential conversions downtown.

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Stated another way, Cleveland has a strategy for the judicious use of tax incentives. Baltimore hands out tax breaks to developers like candy, a practice that results in a grossly inequitable property tax system and an oppressively high tax rate that discourages reinvestment elsewhere in the city, especially in poorer neighborhoods.

Eliminating blight 

Cleveland, with a population of about 368,000, is part of Cuyahoga County. Together the city and county have employed a proven, systematic approach to eliminating blight. The Cuyahoga County Land Bank was established in 2009 and is considered one of the most successful in the country. By 2019, it had completed nearly 2,000 home renovations and 8,000 demolitions in Cleveland and its inner suburbs.

Working with the Cleveland Land Bank, a smaller land bank that operates within city limits, the Cuyahoga Land Bank has made steady progress eliminating blight. A 2015 survey showed that there were about 12,000 vacant properties in Cleveland. The number is now estimated to be between 1,000 and 3,000.

Baltimore, with a population of about 570,000, has the third highest rate of vacant and abandoned properties in the country. Exact numbers are hard to come by, but current estimates are that there are around 15,000 vacant properties, or between 7% and 8% of all city properties, resulting in an annual revenue loss to the city estimated to be at least $100 million.

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Eliminating vacant and abandoned properties is a difficult, long-term process, which is one reason why many Rust Belt cities turned to the concept of quasi-public land banks for continuity. Baltimore has had state enabling authority for a land bank since 2008 but has not implemented it.

Mayor Brandon Scott, who does not support a city land bank, announced last month that the city will combat blight through the combined efforts of the Department of Housing and Community Development and BUILD, a faith-based organization with considerable political influence. The mayor never fully explained why he chose BUILD for a partner. He did, however, emphasize the ambitiousness of the undertaking: “We can’t gloss over how big this is. With our plan, Baltimore will be on the cutting edge of housing policy for the entire country.”

The editorial board of the Baltimore Sun had a different take, describing the plan released by the mayor as “overly complicated” and having “the feel of a hastily written undergraduate term paper.” I agree with that observation, adding that it is so devoid of detail that it is more like a press release than an actual plan.      

Enhancing the waterfront 

Cleveland is nearing completion of its North Coast Master Plan, intended to turn Cleveland into a true lakefront city by “reconnecting” the city to Lake Erie. It will create a green and sunlit buffer between the built environment and the water’s edge that is accessible from city neighborhoods, an idea embraced by the visionary 1967 master plan for Baltimore’s Inner Harbor.

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James Corner Field Operations, the lead design consultant for Baltimore’s Reimagine Middle Branch Plan, was selected from a field of 18 applicants to design the North Coast Master Plan. Baltimore, on the other hand, turned planning for the redevelopment of Harborplace over to a single developer, Bramble.

Despite a virtual Who’s Who of prominent architects, planners and responsible developers writing letters to the editor, taking to social media and attending hearings to warn city leaders that they are headed in a direction that could destroy what makes Baltimore’s Inner Harbor such a cherished amenity, the city is charging ahead with Bramble’s plan. The casual manner in which expertise and the history of the Inner Harbor are being ignored is stunning.

Why the difference? 

Cleveland has demonstrated the importance of careful planning and thoughtful, workable processes for getting things done. Its leaders listened to urban economists and planners and understood that real estate development alone cannot revitalize a city that struggles to retain its existing population, let alone attract more residents.

Consequently, it did not award hundreds of millions of dollars in tax breaks to encourage the construction of new office and apartment buildings. Baltimore did exactly that, and it accomplished little more than shifting jobs and people from one part of the city to another.

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Above all, Cleveland’s leaders do not allow the interests of a relatively small handful of rich, powerful and politically influential persons to supersede the best interests of the city as a whole. Baltimore’s leaders make a practice of it.



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Maryland elections officials deal with threats of violence, turnover concerns ahead of presidential election

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Maryland elections officials deal with threats of violence, turnover concerns ahead of presidential election


BALTIMORE Since the last presidential election, Maryland has seen a concerning rise in turnover among our state’s election officials—with almost half new to their positions—according to research from the Bipartisan Policy Center. 

As of January 2024, Maryland saw turnover in 11 voting jurisdictions.

Turnover is also on the rise nationally according to a CBS News investigation. 

What is driving the exodus? Some blame an increasingly hostile environment, fueled by citizens who do not trust the election system. 

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Documenting Threats in Harford County

Stephanie Taylor oversees elections in Harford County.

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“Love and Not So Much Love Notes”   

Mike Hellgren


She gets a lot of correspondence from the public—and keeps all of it in a binder with the title “Love and Not So Much Love Notes” on the cover.

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“These are our nice letters, and these are our nasty letters,” she showed WJZ Investigator Mike Hellgren

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Taylor with the book

Mike Hellgren


“There’s a lot of cursing. We’ve been called Nazis,” Taylor said. “We’ve been accused of cheating, changing voter turnouts, changing the results, which is very hurtful to us because we take great pride in our job that we do here.”

Hellgren asked her what that says about where Maryland stands right now. “There are a lot of angry people who do not trust the election process. I don’t know how to get through to them,” she said.

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Since the 2020 presidential election, Maryland has seen a 46 percent turnover rate among election officials. That is larger than the 36 percent national average.

“Have you had people leave because they could not take it?” Hellgren asked. 

“Yes,” Taylor admitted. “One person who was with the office for quite a long time. She had a key role in this office. Just the stress of it—she’s just like, ‘I’m done.’ And she quit.”

To make sure her staff members feel safe, Taylor has used grants to dramatically increase security at their office and warehouse in Forest Hill.

“This is one thing everyone in the office said we needed to enclose this after all the craziness started happening after January 6th,” Taylor said as she showed WJZ the public entrance area. 

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Taylor and Hellgren in office vestibule 

Mike Hellgren


She had bullet- and bomb-deflecting glass installed that will not shatter.

“We have changed the whole look of this office. We used to have an open reception area. We put walls up. We put glass in. It is not bulletproof glass, but it will change the direction of a bullet. We have coating on our windows that if someone were to put a bomb outside, this coating would catch it and it would just drop it so there wouldn’t be shards,” Taylor said.

There are also new cameras and stronger locks. 

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“Now, if it’s unlocked, it has a high-powered magnet and you have to be buzzed in,” she said at a secondary door to the board room. 

“We have our own FBI contact. I never in my life thought I would say that I have my own FBI contact. It just never even crossed my mind,” Taylor told Hellgren. 

“They were being disruptive, calling us names. We got a threat in one of the meetings that we got on tape. I did turn that in to the FBI and the sheriff’s department. It’s just the way the world looks at us now. It’s so different,” she said.

New Law Means Stiffer Penalties 

Earlier this year in Annapolis, the General Assembly took action to protect poll workers, election judges and their families from threats which have been on the rise across the country. 

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Citing the turnover, Governor Wes Moore’s administration advocated for and and won changes to the law. There are now tougher penalties against those convicted of threatening election workers, with fines increasing from $1,000 to $2,500

“It is becoming harder to recruit election judges. It is becoming harder to recruit elections administrators, and we need to respond to that,” said Eric Luedtke, the governor’s chief legislative officer at a hearing on February 21st. 

Violators could also get up to three years behind bars.

During that hearing about the legislation, Baltimore County’s elections director revealed she, too, had been threatened. 

“After receiving a threat firsthand, I was overwhelmingly thankful for the protection from my county, the FBI and homeland security,” Ruie Lavoie, the director of Baltimore County elections, told lawmakers. 

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WJZ asked Maryland’s state elections administrator Jared DeMarinis whether the new law does enough to deter people from threatening election workers. “I hope so. I think time will tell on that, but I think you have to have the first step and I think this was a great first step,” DeMarinis said. 

State Safeguards the Vote

DeMarinis took over as elections administrator from Linda Lamone last year.

She had served in that position for more than 35 years, but DeMarinis also worked in that office for almost two decades. 

“Yes, I’m a new person, but it’s not like I don’t know the electoral process,” DeMarinis told Hellgren.

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On the threats, DeMarinis acknowledged “those types of incidents really shake you to the core.”

He said, “This is really trying to take it to a new level where you’re trying to inflict bodily harm or even death upon you know a person just doing their job and making sure that our democracy works.”

He made it a priority to stamp out misinformation and added a “rumor control” section to the state elections website.

“Before, there was a trust. There was an understanding in the process here, and there’s a segment of the population now that just doesn’t believe in any of that,” DeMarinis said.

DeMarinis is also pushing young people to get involved as election judges and poll workers.

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He is aware that when elections officials leave, so does their experience and knowledge of the process. That is why he is partnering more experienced elections officials with newer ones to lessen the impact of any turnover.

And DeMarinis believes that turnover is not always a negative. 

“Turnover brings new blood, new ideas, new points of view to the process. It helps streamline things. But yes, there is a concern about losing a lot of institutional knowledge,” he said. 

A Veteran in Charge in Baltimore City

“I just don’t want to believe that people are not interested in an important process as this,” said Armstead Jones, Baltimore City’s election director 

Baltimore has one of the longest-serving elections directors in the state.

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Armstead Jones said in the city, the problem is not threats, but getting enough people motivated to staff the polls.

“At one time, we’d have as many as 3,200 election judges working Election Day and those numbers have dropped over the years,” Jones said. “I believe in this last election, we may have had about 1,500 judges to work. Maybe 2,100 trained, 600 did not show so those numbers are getting lower each time.”

The state remains committed to smooth and transparent elections, despite the challenges. 

“Having that full confidence in the system is the underpinning of everything that we do with good, solid elections,” DeMarinis said.

Staying Despite Challenges

“I love the job. I love the people I work with,” said Taylor of her Harford County position. “If you’re in a polling location, it’s so much fun to be there and you see people coming in and taking part in democracy.”

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She told Hellgren she has no plans to leave and be part of the turnover despite uncertainty about the future. 

“Do you see it getting any better?” Hellgren asked. “I’ll let you know after this election. It depends on what happens after this election,” she said.

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Sunny, beautiful start to Maryland’s workweek

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Sunny, beautiful start to Maryland’s workweek – CBS Baltimore

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