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                                      DRAFT
                 Concept Plan f or    Future Park Development

            SB
            485       F-MIDDLE BRANCH PARK
            B3                    September 1990
            C66
            1990

                                        N,7/
                                     74, >
        City of Baltimore                      Department of Planning
        Kurt L. Schmoke, Mayor'                Ernest Freeman, AlCP, Directorl

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                                         DRAF   T
                  Concept Plan for Future Park Development

                          MIDDLE BRANCH PARK
                                     September 1990

        This study was partially funded by the Coastal Resources Division of the
        Maryland Dept. of Natural Resources through a grant from the National Oceanic
        and Atmospheric Administration, Office of Coastal Resources Management

                  PURPOSE OF STUDY

                      The following study was initiated for primarily two purposes. First,

                  to establish the most appropriate form of park development for the study

                  area and ascertain the costs involved. Second, to examine the potential

                  acquisition and re-use of the site occupied by the Merit Concrete

                  (formerly Somer Concrete) operation.

                      The report which follows describes the study area as two separate

                  sections, City owned property (Waterview West) and private property (Merit

                  Concrete), establishing the physical conditions and appropriate park use

                  for each. This information can be used to help determine the appropriate

                  source of funding for development of Waterview West, as well as whether it

                  is cost effective to acquire and utilize the Merit Concrete site.

                  I. STUDY AREA LOCATION AND DESCRIPTION

                      The Study Area is located at the corner of Waterview Avenue and Kloman

                  Street, at the western end of the Middle Branch Park, east of the Westport

                  neighborhood. The area is roughly one and a quarter miles west of the

                  Hanover Street bridge, and directly across the Middle Branch from the

                  1-95/1-395 Interchange. (See Figure 1)

                      The Study Area is divided into two parcels. The eastern portion is 11

                  acres in size and is known as Waterview West on Middle Branch Park Plan

                  maps. This is because it is located at the far western edge of Middle

                  Branch Park on Waterview Avenue. The site previously contained an auto

                  junk yard operation, which was purchased by the City in the 1983. The City

                  removed the debris, put in clean topsoil and re-seeded the site with

                  grasses. The western portion of the Study Area is roughly 5 acres in size

                  and contains a concrete batching operation. The site is owned by

                  Baltimore Gas and Electric Company and is leased to the Merit Concrete

                  Company.

                      The two sections of the Study Area are very different in terms of land

                  use, ownership and site conditions. They will therefore be described

                  independently as Waterview West and Merit Concrete in the following

                  report.

                  II. HISTORY OF STUDY AREA

                      Through the 1700's and 1800's the study area contained no development

                  and consisted largely of wetlands and mudflats.   The original shoreline of

                  the area was much closer to Waterview Avenue and  Kloman Street than at

                  present. The shoreline of the Middle Branch was   used primarily for public

                  recreation at that time. Land directly south of   the site contained rich

                  deposits of clay, and the Westport Paving and Brick Company is shown just

                  south of the study area on the 1922 City topographic map. The Carr-Lowrey

                  glass plant was also in operation at that time (founded in 1889), and its

                                                       2

                                        FIGURE 1         Regional.. Context

                                                                   -'@Ia.bor
                                                                Inner

                                                                        Northwest-
                                                                            Branchi
                                              at

                                    ttudy  Area

                                                              -KAIddle Branch

                         Baltimore        City

                                                                                           Patapsco  River

                                                                                                Vol,

                  buildings extended to within 800 feet of the study area's northern

                  property line. The land between Carr-Lowrey and the study area was

                  occupied by the Maryland Veneer Basket Company. This land is now occupied

                  by Carr-Lowrey.

                       The study area remained undeveloped through the 1920's. At some

                  point in the 1940's an auto storage/junk yard facility began operation on

                  both the Waterview West and Merit properties. It was at this time that

                  filling of the shoreline on the property began in earnest. In the 1960's

                  the western portion of the auto junk yard was sold and converted to a

                  concrete batching plant. The junk yard/storage facility continued

                  operation on the Waterview West site. Both of these operations were

                  generally unregulated and the properties were maintained in very poor

                  condition.

                       By 1982, the shoreline of the Waterview West and Merit concrete sites

                  had been extended waterward by 310 and 220 feet respectively and to

                  heights of 20 to 50 feet.

                      In the late 1970's the City of Baltimore began negotiating to purchase

                  the Waterview West site as part of the Middle Branch Park Plan. The

                  purchase of the property and removal of junked cars and trash was

                  completed in August of 1983. The concrete batching plant continues to

                  operate at the western study edge, but it has changed ownership.

                  III. SURROUNDING LAND USES

                      Land adjacent to the study area contains largely industrial uses. The

                  Carr-Lowrey glass factory is located adjacent to the northwest property

                  edge. This operation is large and imposing, with the structures reaching

                                                      3

                  within 100 feet of the water's edge. Just this year, a vegetated berm was

                  planted as a part of the City's Critical Area Program with additional

                  funding from Carr-Lowrey.

                      Kloman Street acts as the study area's western boundary. This is a

                  narrow, poorly maintained, privately-owned street which provides access to

                  Carr-Lowrey and other businesses. The B & 0 railroad tracks run parallel

                  to Kloman Street along its western edge. Beyond this is a parking lot for

                  BG&E employees. This parking area will be re-developed as part of the

                  Central Light Rail line by 1993. Two Light Rail stops will be located

                  within 1800 feet of the site. Additional industrial and storage uses are

                  located west of the light rail line, and beyond this is the Westport

                  neighborhood.

                      The land south of the Study Area, across Waterview Avenue, contains a

                  light industrial storage operation and trucking company.

                      The eastern property edge abuts the Middle Branch Moorings Marina.

                  This marina contains 340 slips.

                      The Middle Branch of the Patapsco River acts as the Study Area's

                  northern boundary. The site has excellent views north across the Middle

                  Branch to the 1-95/1-395 interchange and the downtown skyline, and east

                  toward the Hanover Street bridge. See Figure 2 for a map of surrounding

                  land uses.

                  IV. RELATIONSHIP TO EXISTING PARK AND SURROUNDING NEIGHBORHOODS

                      The area under study is currently one of the missing pieces needed to

                  complete the Middle Branch Master Plan. Development of this entire parcel

                                                       4

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                                                                                                                         LAND USE KEY
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                                                                                                    FIGURE 2
                                                       WESTPORT                                                          INDUSTRIAL
                                                                                                                          PUBLIC UTILI
                                                                                                                           OTHERINDUS

                                                                                                                         RESIDENTIAL
                                                                           CA
                                                                                   R2,Y
                                                                                                                         PARK

                                                                                                                         OFFICE
                                         R-7
                                                                                                                         COMMERCIAL

                                                                                                                         VACANT OPEN

                                                                 MERIT

                                                                              WATERVIEW      WEST
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                                               . ...........

                                                                          .............
                                              . .........

                                                                                WATERVIEW INDUSTRIAL PARK
                                                                  ........                               ...
                                                                   ................

                                                                                      ...........
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                                                                                        ...........
                                                                                     ..........

                              . ........ .....
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                                ...........
                                                                     MIDDLE BRANCH PARK
                                                                     Existing Land        Use    and   Zoning

                  (both Waterview West and Merrit Concrete) for park use would complete the

                  southern edge of the Middle Branch Park, extending the existing programs

                  at the Rowing Center and providing a link to the Westport neighborhood.

                  Development of the Waterview West portion of the study area has been

                  included in both the 1977 document Middle Branch Park Reclaiming a

                  Shoreline for Recreation, and the updated park plan, completed in 1985.

                      The 1977 document proposed that the site be developed as ballfields

                  and a marina facility. Since that time, the mudflats and wetlands have

                  re-established themselves and the site has been established as excellent

                  wildlife habitat. At the time of-the 1977 Plan, the study area was in

                  poor environmental condition, and contained a junk and scrap metal

                  operation. The 1985 Plan update has altered the original proposal to

                  reflect the physical changes in the Study Area, and has proposed that the

                  site be developed for passive recreation to enhance its wildlife potential.

                      Completion of a park in the Study Area would also serve the

                  surrounding neighborhoods. Cherry Hill residents presently use the rowing

                  center docks for crabbing, fishing and picnicking. Neighborhood children

                  attend educational programs at the rowing center after school and on

                  weekends. Development of a nature  trail with educational signage will

                  complement this use and extend the park area for these residents.

                  Development of a park in the Study Area will also act to extend the park

                  to the Westport neighborhood for their use. Presently the limit of park

                  development does not extend westward enough for the Westport community to

                  gain easy access, therefore they do not frequent the park. Development of

                  a path system from Kloman Street, (through the Merit site) would help to

                                                       5

                  connect this neighborhood with the existing park system. This will also

                  complement the Light Rail station at Kent Street.

                  V. SITE ANALYSIS

                      o vegetation - The eastern portion of the study area, known as

                  Waterview West, was cleared of junkyard debris, covered with topsoil,

                  graded and seeded in 1983. The City maintained the property by mowing the

                  grass until 1990, when budget constraints caused the City to stop cutting

                  the lawn, except along the street -edge. Figure 3 provides a map

                  highlighting environmental conditions in the study area.

                      The majority of this area is now in the old field successional

                  ecological stage, with high mature grasses, clover and some scattered

                  patches of wildflowers, including ox-eye daisy, black eyed susan and

                  milkweed. Small areas of young trees exist along the water's edge and in

                  the swale running through the middle of the site. These trees are species

                  that typically move into disturbed areas, including Ailanthis Atissma

                  (Tree of Heaven). Slightly more dense tree growth occurs along the stream

                  corridor which divides the concrete plant from Waterview West.

                      There is virtually no vegetation on the Merit Concrete site. Some

                  trees are located along the stream corridor edge and the base of the fill

                  line at the water's edge. The movement of the fill toward the water has

                  covered the base of many of the trees, which are unhealthy and suffering

                  from environmental stress.

                      o Topography - The Waterview West portion of the study area consists

                  of two gently sloping fields bisected by a drainage swale. The western

                                                       6

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                   field area is at a slightly higher elevation than the eastern field,

                   overall about 10 feet higher. A low berm was constructed along the

                   water's edge of the western parcel. This berm limits view of the water

                   from the rear of the site, but acts as an excellent high point for viewing

                   the shorebirds below. The edges of the property along the water line are

                   very steep. Current topographic maps indicate that slopes vary from 40 to

                   60%. At the bottom of-the slopes there is a small area of wetlands and

                   mudflats.

                      The western portion of the study area contains the Merit concrete

                   batching operation. The.topography of this area is generally flat,

                   draining towards the east. The far northeastern property edge contains a

                   mountainous heap of gravel and sand, roughly 150 feet in diameter and

                   rising approximately 50 feet above sea level. This mound is accessible by

                   heavy machinery from the landward side of the property, but drops off

                   steeply into the water. Current topographic maps show that this area

                   contains 40% slopes, however visual analysis indicates that it is much

                   steeper, probably closer to 60%. Heavy equipment is operated atop this

                   mound, moving fresh piles of material around. Little vegetation exists to

                   stabilize the steep slope.

                      o Soils - Soils at the Waterview West site consist primarily of fill

                   material made up of soil, sand, gravel, construction debris and junk such

                   as scrap metal and car parts. The stability of this material is

                   questionable without extensive engineering data. In 1961, a use permit

                   was issued for the property owner of the eastern edge of the site for

                   tv storage and reclaiming of perchloroethylene (PCE)" on a 50' x 50' section

                   of the lot. City personnel interviewed individuals associated with the

                                                       7

                  property and its operation during the 1960's, and investigated Department

                  of Health and Hygiene files. Based on information received from these

                  investigations, City personnel decided that the site was not actively used

                  for storage of perchloroethylene. Current planning department staff have

                  reviewed the same historic data, and feel that the potential does exist

                  for some PCE contamination. Testing of groundwater should be performed

                  before development of the site is initiated.

                       In addition to this, the property owner of the western section of

                  Waterview West was cited for operation of an illegal landfill in 1981.

                  The State of Maryland prosecuted the property owner, and the landfill was

                  cleaned up prior to the City's purchase of the property. All debris and

                  junk were removed from the Waterview West parcel as part of the purchase

                  agreement between the City and the property owner. After removal of the

                  debris, the City Department of Public Works covered the site with a layer

                  of clean sludge and seeded it with grasses in August of 1983.

                      The substrate and soil of the Merit Concrete parcel have not been

                  tested by the City. Ms. Becki Kurdle, Vice President of Constellation

                  Properties, Inc., has indicated that an environmental assessment was

                  performed prior to their purchase of the site.

                      o Wildlife - The site's location along the water's edge, with old

                  field successional growth and wetlands with mudflats create excellent

                  conditions for wildlife habitat. A wide variety of shorebirds have been

                  documented at the site, including Great Blue Heron, Common Tern, Little

                  Blue Heron and Snowy Egret. For a more complete listing see Table 1.

                                                       8

                                                      TABLE 1
                                         BIRD SPECIES OBSERVED IN STUDY AREA

                              SHORE BIRDS                               UPLAND SPECIES

                             -Little Green Heron                      - Barn Swallow
                             -Yellow Crowned Night Heron              - Red Winged Blackbird
                             -Belted Kingfisher                       - Red-Tailed Hawk
                             -Kill Deer                               - Red Shouldered Hawk
                             -Snowy Egret                             - American Kestrel
                             -Little Blue-Heron                       - Blue Jay
                             -Great Blue Heron                        - Northern Mockingbird
                             -Forster's Tern                          - Gray Catbird
                             -Common Tern                             - American Robbin
                             -Ring Billed Gull
                             -Laughing Gull

                       Numerous upland bird species have moved into the Waterview West

                   section of the study area since the City stopped mowing the grass.

                   Species utilizing this area include Barn Swallows, Red Winged Black Bird,

                   American Kestrel, Blue Jay, and Gray Catbird.

                       It is anticipated that the Waterview West area is home to a variety of

                   small mammals, including mice, rats and muskrats, although none were

                   observed on field visits.

                       The Merit Concrete property contains habitat only along the edge of

                   the stream corridor and at the base of the gravel heap where mudflats

                   exist. Herons and other birds listed above have been observed roosting in

                   this area.

                       o Access - The study area is bounded on the south by Waterview Avenue

                   and the West by Kloman Street. The Waterview West site can be easily

                   reached by Waterview Avenue. Access to the Merit Concrete site is best

                   provided from Kloman Street. The Western area where Merit concrete is

                   currently located does not have good direct access from Waterview West

                                                         9

                  becaiise of the stream corridor which bisects the property. Indirect

                  access is provided along the sidewalk on Waterview Avenue.

                       One of the primary goals of the proposed park in this area is to

                  serve the Westport neighborhood with more direct access to the Middle

                  Branch Park system. Waterview Avenue is not preferred for access to this

                  neighborhood because it has heavy vehicle traffic and few traffic lights.

                  It would serve the Westport community better to provide direct access

                  through the Merit site from Kloman Street. The Kloman Street to Waterview

                  link for pedestrian and bicycle use has been previously proposed in the

                  1977 Middle Branch Park document Reclaiming a Shoreline for Recreation

                  which was adopted as part of the Recreation and Parks Master Plan in

                  1978. The proposed park is also part of the Gwynns Falls Greenway, adding

                  a critical link to the park system being established along the Gwynns

                 .Falls.

                      o Utilities -A storm drain pipe is located in the swale crossing

                  from south to north in the middle of the property, with the storm outlet

                  located at the high tide level.

                      The Westport sewer pumping station is located on Waterview Avenue, at

                  a point exactly between the two parcels of the study area. The pumping

                  station is at the top of the stream which separates the two parcels, at

                  the point where the stream leaves the culvert under Cherry Hill Road.

                  This station contains a small building with fencing surrounding it. Sewer

                  lines connected to the station enter from Waterview Avenue, and do not

                  cross the park property.

                                                       10

                      The pumping station and the stream act to physically separate the two

                  parcels. Access between each parcel must be made by walking along the

                  sidewalk on Waterview Avenue.

                  VI. PROPOSED PARK DEVELOPMENT

                      Waterview West parcel

                      The excellent habitat value of the Waterview West parcel makes it more

                  suitable for development for passive recreation than for active uses such

                  as ball fields. Active, noisy recreation on the Waterview West site would

                  most likely disturb the wildlife, limiting the value of the wetlands and

                  mudflats as a feeding area for shorebirds. It may be possible to locate

                  some active recreation on the far western edge of the Merit concrete

                  .property, but this may not be cost effective given the physical site

                  conditions. The proposed park development of the Waterview West parcel-'is

                  as follows:

                      o Enhance the site's natural habitat quality by planting trees along

                  the drainage swale and stream corridor. Plant portions of the site with

                  wildflower meadows. Limit mowing of grass to only small areas of the site

                  which are used for picnicking.

                      o Allow for passive recreation on the site by constructing a

                  bike/hiking trail and picnic pavilion.

                      o Improve the wooden viewing stand used by the Baltimore Rowing Club

                  for judging sculling races. This stand can be enlarged to hold 12 people.

                  The Rowing Club can pay for these improvements.

                      o Create a high point near the viewing stand on the eastern parcel for

                  additional space to view sculling races and the shorebirds.

                      o Utilize the site for environmental education programs, providing

                  signage at key points which identify plant, animal and insect species.

                      o Utilize the Chesapeake Clean-up Campaign volunteers to plant

                  additional trees at the site. (Conceptual plans for development of both

                  parcels are shown in Figures 4 and 5.)

                      o Perform environmental site work which may be necessary. The extent

                  of this work will be determined based on an analysis of ground water on

                  the property.

                  Merit Concrete Parcel

                      This site is somewhat more complicated than the Waterview West

                  parcel. The soil is very poor and compacted, and the consistency of the

                  underlying substrate is unknown. The highly compacted nature of the

                  surface area would require that this layer be removed for any ballfield

                  construction, which would be expensive. These factors may make

                  construction of a ballfield difficult. At this time we propose two

                  possibilities for this site:

                                                      12

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                  Proposal One:

                      o Construct an all purpose ballfield on the southwestern edge of the

                  site.

                      o Construct a picnic pavilion near the site's northeastern edge to

                  take advantage of the excellent views.

                      o Include a trail system which connects the Merit and Waterview West

                  parcels for biking and hiking uses,

                      o Stabilize the steep slope located at the northeastern property edge

                  with dune grasses and other hardy plant materials.

                  Proposal Two:

                      o Utilize the site for passive recreation only. Construct a

                  biking/hiking trail which is linked to the trail system at Waterview West.

                      o Construct a picnic pavilion near the northeastern edge of the site,

                  taking advantage of the high plateau and excellent views.

                      o Leave the majority of the site as unmowed, old field succession for

                  better use by wildlife.

                      o Plant trees for additional wildlife habitat.

                      o Stabilize the steep slope located at the northeastern property edge

                  with dune grasses and other hardy plant materials.

                                                       13

                   VII. COSTS

                   (Estimates do not include costs of environmental restoration of the
                   properties involved.)
                       The costs of developing the study area are as follows:

                   Waterview West -
                       Path (2000 Linear Feet)                    $20,000.00
                       Wildflower Patches (33,600 Sq. feet)        $3,360.00
                       Pavilion                                   $20,000.00
                       Trees (34).                                $10,200.00
                                                  TOTAL           $38,560.00

                   Merit Concrete-
                       Option 1 (Baseball Field)
                          Acquisition                           $1,000,000.00*
                          Ball Field Construction                 $300,000.00
                          (Includes site preparation and
                           grading.)
                          Pavilion                                 $20,000.00
                          Path(1000 linear feet)                   $10,000.00
                          Trees (15)                                 $4,500.00
                                                TOTAL           $1,334,500.00

                       Option 2 (Passive Recreation)
                          Acquisition                           $1,000,000.00*
                          Pavilion                                 $20,000.00
                          Site Preparation and Grading            $160,500.00
                          Path (1000 linear feet)                  $10,000.00
                          Trees (15)                                 $4,500.00
                                                TOTAL           $1,195,000-00

                                    Informal conversations with Constellation properties
                   indicate that $1,000,000 is likely to be the asking price. The purchase
                   price in 1988 was just above $700,000. Property appreciation and
                   improvements have increased the land value.

                                                          14

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