Concept plan for future park development Middle Branch Park

[From the U.S. Government Printing Office, www.gpo.gov]

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Concept Plan f or Future Park Development

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485 F-MIDDLE BRANCH PARK
B3 September 1990
C66
1990

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City of Baltimore Department of Planning
Kurt L. Schmoke, Mayor' Ernest Freeman, AlCP, Directorl

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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

FIGURE 1 Regional.. Context

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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

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

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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

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

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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

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.

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

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.

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:

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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.

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.

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