April 18, 2017

Stump Dump solution is a bridge to Roland Park

The city's crappy Stump Dump sits in one of the city's most valuable and significant sites. But like many blighting influences, the stump dump doesn't need to disappear right away. It just needs to be exposed. Like alcoholism, the first step to redemption is simply to admit there's a problem.

The basic problem is that the Stump Dump has been sufficiently isolated from the urban fabric that it doesn't offend any particular persons or groups to the point of action. It's an affront on the need for transit-oriented development near light rail stations, but not nearly as much as State Center. It's a blot on adjacent beautiful Cylburn Park, so the park simply turns its back to it. It's adjacent to the banks of the Jones Falls, a lovely river that's mostly ignored anyway. It's right next to an Interstate highway interchange with potentially great access. And it is just far enough removed from the city's elite Roland Park neighborhood that no ruckus has been raised there to get rid of it, despite being home of many of the city's most well-connected movers and shakers.

The solution is to build a bridge. Sounds metaphorical, right? Yes, but it's also real.

West Roland Park - shaded in purple - created by a new bridge over Interstate 83 in yellow.
The Poly-Western High School campus is to the east (right). The Stump Dump is to the upper west
between the new bridge and Cylburn Park. The existing light rail station is the blue bar at the bottom,
and its proposed relocation is the blue bar at the top next to the new bridge.



Something has recently been going on at the Stump Dump. The stumpers appear to have been cleaning up their act a bit. From a distance, the place now looks more organized instead of in chaos. And they've apparently chopped down and mulched a few more trees along the abutting edge of Cylburn Park to create a nice defined edge, along with installing erosion and runoff control measures to demonstrate that they're following some kind of plan. There is starting to be some kind of "there" there.

The City Stump Dump - looking north toward a big pile of logs with Cylburn Park in the background.

The Stump Dump will continue at this location until the city is good and ready to move it out. But surrounding progress should not wait for that. There have been sporadic murmurs of future development plans - for the treasured green space of the Roland Park Country Club east of Falls Road and for the light rail station area south of Cold Spring Lane. A new police station was built on an isolated chunk of this land a few years ago, even when communities were clamoring instead to put it in a real neighborhood where the people are.

The most important priority is to create linkages so that plans can unfold when the time is right and the constituencies will be there to make sure everything fits together, which is what living in a city is all about.

A bridge to a higher power


Again like addressing alcoholism, the second step is to build a bridge to a higher power - an actual roadway bridge across the Jones Falls Expressway (I-83) between the Poly-Western High School campus, the Stump Dump and Cold Spring Lane. The "higher power" is that would then connect to the Roland Park community, east of Falls Road (Route 25). This will give them a sense of ownership and commitment to create a positive fate for the Stump Dump.

How much or how little traffic the new bridge carries is a secondary issue. Access and exposure are the keys.

The most basic issue is whether the new bridge should accommodate cars, or should be for pedestrians and bikes only. Designing a bridge for all people and vehicles would actually be easier because it would not limit future land use possibilities. The bridge approaches would be a trunk for any connections - a major or minor future gateway to Cylburn Park supported by any kind of compatible new development.

A pedestrian-only bridge would be less expensive, but would not be perceived as having nearly as strong linkages, so some of those linkages would need to be addressed immediately instead of later. It would also not be as safe for pedestrians and bikes without surveillance from occasional auto traffic. The least expensive and least secure pedestrian bridge option could go underneath the expressway, sharing the same underpass as the Jones Falls itself. So that's another option. An example of this kind of design is the underpass between the Mount Washington light rail station and the Whole Foods supermarket on the other side of the expressway. The paradox is that the most conflict-free environment for pedestrians and bikes is not the one with the best linkages.

The ideal goal would be for the new bridge to feed the Jones Falls Trail, and this could be done in a very attractive manner along the bank of the Jones Falls and under the Cold Spring Lane overpass (see photo below). But this is very hidden and isolated. Would this be where Poly-Western students go to smoke cigarettes - tobacco or the newly legalized "medicinal" kind or some kind of worse activity?

The Jones Falls - looking south between the Stump Dump and Cold Spring Lane (overpass in the background).
This hidden area would be a lovely place for a path between the Jones Falls Trail,
under Cold Spring Lane, to the new bridge to Poly-Western High School and Roland Park.

This is in stark contrast to the conflicts between pedestrians and traffic on Cold Spring Lane itself at its interchange with the expressway, which has exactly the opposite kind of safety problem - far too much traffic, not too little. Cold Spring Lane attracts very heavy traffic from all over the city which also dissipates any sense of local ownership or control. The current path along this interchange from the light rail station to Poly-Western is very dangerous for pedestrians trying to negotiate the ramps and intersections, most notably for the Poly-Western students, who are among the city's best and brightest.

The best location for a new bridge is as an extension of the roadway that already dissects the large high school campus and then extends east across Falls Road into Roland Park on Hillside Road, creating the best possible physical linkage.

The proposed bridge over the expressway (I-83) between Poly-Western High School (east, right)
and Cold Spring Lane (lower left). The Stump Dump is at the left top (north)
with a Vinegar Plant nestled between the Jones Falls and the expressway interchange.
The existing light rail station is at the bottom (in blue) and a proposed relocation is at the top.

Many possible subsequent steps


Of course, there should be a much larger plan for how to integrate the new bridge into the surrounding area. Here are some elements which could be incorporated into such a plan:

1. Move the Cold Spring light rail station northward adjacent to the new bridge

The existing station is in a terrible location down in a gully and as previously noted, is very dangerous for pedestrians (e.g. students) to and from Cold Spring Lane. A relocated station would also create far better, safer and more direct access for all the surrounding communities, most notably Roland Park, Cross Keys and Coldspring New Town. In fact, the station was originally intended to be located there, but cost overruns and budget cuts on the entire rail line killed it.

2. Expand the Poly-Western campus to include more citywide education-related facilities

While it is already one of the city's premiere "magnet" high schools and a "go-to" facility for other education-related functions for the city as a whole, there is great potential to do more, including more partnerships with the private and nonprofit sectors to bring education and training into the "real world". The modern buzzword is to create an "anchor institution" for the surrounding area. As is, Poly-Western's campus still resembles a self-enclosed suburban design like a 1960s shopping mall with its ring-road. There is tremendous potential to change that.

The hidden Jones Falls looking north from the proposed bridge toward Cross Keys (high-rise in the upper right).
Cylburn Park is in the upper left (west), just beyond the light rail line and the expressway. The school campus area
to the right (east) of the stream could make a great linkage between the new bridge and Cross Keys. 

3. Open up the Cross Keys neighborhood

Like Poly-Western, Cross Keys just to the north was developed in the 1960s as a self-enclosed community, even including "gates" to give it an exclusive auto-oriented aura. This kind of design is now totally obsolete and prevents Cross Keys from reaching out to the city as a whole which a mixed-use community needs to do, especially with its major retail component. Integrating the north side of Poly with the south edge of Cross Keys would create new facets for both, and also link Cross Keys to the new community bridge to the light rail line. The now neglected Jones Falls (see above photo) would be an ideal spine for this connection.

Falls Road looking north toward Cross Keys (upper left) with the Baltimore Country Club property
in the Roland Park neighborhood to the right. Developing this portion of the property would integrate Falls Road
with Roland Park and enable the rest of the site to remain as open green space.

4. Transform Falls Road into an integral part of Roland Park

There's no reason why Falls Road can't feel like part of the Roland Park community too, instead of just another auto artery. With the enhancements to Poly-Western, Cross Keys and the new West Roland Park bridge, Falls Road could function like its part of the center of Roland Park, not off on its west edge. These improvements would also create a more intimate scale to increase Falls Road's orientation to pedestrians. This could also lead to a solution to the long development controversy between the Baltimore Country Club and the community (see my blog from way back in 2008). The Country Club could be encouraged to develop a narrow strip of their property adjacent to Falls Road, with sufficient quality and density to make it feasible for them to leave the rest of their property as open green space, as the surrounding Roland Park community has long insisted.

5. Create a new east gateway to Cylburn Park

Huge Cylburn Park currently turns its back on Roland Park and everything else to the west. That's like Sherwood Gardens turning its back on Guilford (unthinkable !!!) The ultimate goal in getting rid of the Stump Dump would be to create a new entrance to Cylburn that would link it to all that's gracious and classy - and then the rest of us Baltimorons could tag along too !!!

6. Link all of this to the Jones Falls Trail and Cold Spring New Town

The original 1970s plan for Cold Spring New Town was intended to include the entire Stump Dump area, along a roadway alignment that was already partially graded along the Jones Falls Trail which was finally built just a few years ago. A new plan could be devised to do something similar between the Jones Falls Trail and the new bridge to Poly and Roland Park, although due to the steep topography, it would probably be best to make this linkage for pedestrians and bikes only.

7. Create transit-oriented development

Among the various area sites for transit-oriented development, the best is probably adjacent to the existing light rail station south of Cold Spring Lane, rather than the proposed station relocation. However, as has been the experience elsewhere in Baltimore (State Center, Westport, Howard Street), rail transit has been an insufficient inducement to promote new development. All the other new linkages and area plans discussed above would likely be a much stronger inducement.

The bottom line is that the new linkages would enable developers and real estate agents to call this area "West Roland Park" - a name that could be worth millions. As a small example, the Fleischmann's Vinegar plant hidden away in the stream gully, which features some great old architecture, could be rebranded as something like "Ye Olde Craft Boutique Vinegar Works".

It all begins with building a bridge


Each of these concepts would add value to the others, creating collective momentum to do all of them. After a while, even the Baltimore City government could not resist the elimination of the Stump Dump in favor of more attractive and compatible uses.

Ultimately, the greatest inducement would probably be the ability to create a new gateway to Cylburn Park where the Stump Dump is now, with the best payoff being the ability to call Cylburn Park a part of Roland Park. When arguing against the development of the Baltimore Country Club site, Roland Park residents have raised the point that there is currently no park at all in Roland Park. Claiming Cylburn Park as part of Roland Park may be the biggest prize of all.

And it all begins with building a bridge.

2 comments:

  1. I always liked this idea, so I was bummed to see the city swapped this land with BGE: http://www.baltimorefishbowl.com/stories/land-swap-leads-land-clearance-north-baltimore-parking-proposed-federal-hill-friendlys-closing-lutherville-kate-rowe-leaving-national-aquarium/

    I don't know if a new substation would prevent this bridge from being built, or just add an eyesore to the equation. The city and BDC seem to be set on making TOD work at the existing light rail stop. Instead of moving a station that doesn't quite fit, they would rather add some apartments so it makes more sense. Unfortunately, like you mentioned, that will never make it a safer walk for all the students going from the light rail to Poly/Western.

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    1. Thanks, JPasqualem, I didn't know that! The story is convoluted, but the bottom line appears to be that a new expanded BGE substation is to be built on land now occupied by the Stump Dump ("Camp Small" as it is euphemistically called, but it sure as hell is NOT a camp!), as well as encroaching on Cylburn Park (defacto if not legally).

      Was this approved in secret? Turning parkland into a power substation is not something that tree huggers would be happy about!

      Anyway, I don't think it changes anything I wrote. The bridge could be built as far south as just north of the Vinegar Works, and the new light rail station wouldn't take up much room. As you said, it "adds another eyesore to the equation" and it takes out the Stump Dump, which would be a fairly even trade is except the Stump Dump always seemed like a temporary eyesore whereas the substation would be a permanent eyesore.

      Cylburn Park is the biggest victim. The City loves to crap-up beautiful places, like the bus terminal and giant casino parking garage along the Middle Branch, and now this.

      Again, thanks for the information. Now I remember why ignorance is bliss.

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