Patricia Schultheis' excellent op-ed in today's Sun presents a crucial challenge: Saving Lexington Market. Everything from rats to general urban decay have been threatening this venerable historic institution for years. Now is the moment of truth when it must be fixed.
The most obvious part of the general urban decay is the way the west side of Baltimore has become the "wrong side". While Harbor East, Harbor Point and other major development and renovation have flourished on the east side, the west side has been left in the dust. But fixing this disparity, as essential as it is, will take too long to save Lexington Market (see blog post). Long range plans are great, but retail is a fleeting and fickle economic sector.
The best solution is to to take advantage of the vacuum created by two of the city's other recent urban failures: Harborplace and State Center.
Harborplace started to great fanfare in the 1980s as a modern imitation of Lexington Market. Initially, it was a grand success as a "festival marketplace", but that era is long over. Its new painfully slow reboot (see blog post) has abandoned that concept entirely in favor of cookie-cutter national franchises in a suburban strip mall type of configuration. This will soon be reinforced by a new expanded flagship Whole Foods supermarket in Harbor East which is now under construction.
Harborplace helped suck the life out of Lexington Market, but now Lexington Market can return the favor, while displaying the real unique urban grassroots grit that Harborplace once strived for but never really attained.
Secondly, there is the failure at State Center, one stop north on the Metro and two stops on the light rail. The "anchor" of the massive State Center development, at least as far as publicity and public favor was concerned, was supposed to be a major supermarket. One report suggested the project could support a market as large as a hundred thousand square feet, which is Wegman-sized and far larger than any other supermarket in the city. But hype and false optimism have been longstanding pitfalls of this ill-fated development.
More recently, a new larger modern replacement for the nearby Eddie's Supermarket on Eager Street in Mount Vernon has been approved, and this appears to be more in tune with reality.
Again, Lexington Market can take advantage of that failure. Modern supermarkets like Wegman's are now incorporating aspects of old markets like Lexington Market, like stalls of fresh and ready-prepared food, again returning the favor. But Lexington Market can offer authenticity that the modern chains can never hope for.
Designing a "new" Lexington Market from the ground up creates risks of contradiction. A brand new market may simply imitate the urban past and suburban present, the same way the current designs have imitated Lexington Market. There is a fine line between recreating the past and merely imitating it.
That's why the design of the new Lexington Market is so crucial. Physically, there is already practically nothing truly historic about the existing market to build around. The new market's recreation of the past cannot rely on physical preservation.
The addition to the market built in the 1980s did not work in this regard, although it appeared to be a valiant attempt. The major mistake seems to be that the 1980s addition was kept almost totally walled-off from the 1950s main market, preventing the two areas from interacting and creating something new that combined the best of both.
So this time, the designers have decided that an entirely new market should be built, instead of trying to combine the old and new. The consensus has agreed that this is the right way to proceed, although there are risks. In her Sun article, Ms. Schultheis describes the current design proposal as "third rate". That seems harsh, but the design of the new market is so crucial that as many different design perspectives as possible should be considered.
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| The 1980s Lexington Market addition was built in the bed of Lexington Street, and did not stem the decline of the surrounding area. (Flickr file: picssr.com ) |
The most obvious part of the general urban decay is the way the west side of Baltimore has become the "wrong side". While Harbor East, Harbor Point and other major development and renovation have flourished on the east side, the west side has been left in the dust. But fixing this disparity, as essential as it is, will take too long to save Lexington Market (see blog post). Long range plans are great, but retail is a fleeting and fickle economic sector.
The roles of Harborplace and State Center
The best solution is to to take advantage of the vacuum created by two of the city's other recent urban failures: Harborplace and State Center.
Harborplace started to great fanfare in the 1980s as a modern imitation of Lexington Market. Initially, it was a grand success as a "festival marketplace", but that era is long over. Its new painfully slow reboot (see blog post) has abandoned that concept entirely in favor of cookie-cutter national franchises in a suburban strip mall type of configuration. This will soon be reinforced by a new expanded flagship Whole Foods supermarket in Harbor East which is now under construction.
Harborplace helped suck the life out of Lexington Market, but now Lexington Market can return the favor, while displaying the real unique urban grassroots grit that Harborplace once strived for but never really attained.
Secondly, there is the failure at State Center, one stop north on the Metro and two stops on the light rail. The "anchor" of the massive State Center development, at least as far as publicity and public favor was concerned, was supposed to be a major supermarket. One report suggested the project could support a market as large as a hundred thousand square feet, which is Wegman-sized and far larger than any other supermarket in the city. But hype and false optimism have been longstanding pitfalls of this ill-fated development.
More recently, a new larger modern replacement for the nearby Eddie's Supermarket on Eager Street in Mount Vernon has been approved, and this appears to be more in tune with reality.
Again, Lexington Market can take advantage of that failure. Modern supermarkets like Wegman's are now incorporating aspects of old markets like Lexington Market, like stalls of fresh and ready-prepared food, again returning the favor. But Lexington Market can offer authenticity that the modern chains can never hope for.
Design challenges: New vs. nostalgic
Designing a "new" Lexington Market from the ground up creates risks of contradiction. A brand new market may simply imitate the urban past and suburban present, the same way the current designs have imitated Lexington Market. There is a fine line between recreating the past and merely imitating it.
That's why the design of the new Lexington Market is so crucial. Physically, there is already practically nothing truly historic about the existing market to build around. The new market's recreation of the past cannot rely on physical preservation.
The addition to the market built in the 1980s did not work in this regard, although it appeared to be a valiant attempt. The major mistake seems to be that the 1980s addition was kept almost totally walled-off from the 1950s main market, preventing the two areas from interacting and creating something new that combined the best of both.
So this time, the designers have decided that an entirely new market should be built, instead of trying to combine the old and new. The consensus has agreed that this is the right way to proceed, although there are risks. In her Sun article, Ms. Schultheis describes the current design proposal as "third rate". That seems harsh, but the design of the new market is so crucial that as many different design perspectives as possible should be considered.
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One basic design concept is that such an urban market should be a three dimensional multi-level space. That is the basic distinction that separates successful unique markets from cookie-cutter supermarkets. This is part of what made Lexington Market's 1980s addition a half-hearted effort, and what the new Lexington Market needs to achieve to succeed. Maximum advantage should be made of the fact that its two street frontages, on Eutaw and Paca Street, are on levels of about a story apart (see blog post). The subway mezzanine under Eutaw Street also creates room for yet another level.
Also on the plus side, the pendulum has definitely swung back in favor of urban markets. The latest to capture the attention of urbanists is now under construction in downtown Seattle. As much as possible should be learned from the experiences in other cities. But on the other hand, most of these have benefited from the overall revitalization of their surrounding areas much more than Lexington Market can.
Lexington Market was once at the center of things. Now it must help create a new center, where east, west, north and south Baltimore come together.
Free light rail could jump-start the streetcar system
Here's an idea that could be a major help: Reinvent the light rail line between Penn Station and Camden Yards as a streetcar line. Buy a few new improved low-floor vehicles to help give it a new image and perhaps add a new stop at Antique Row in Mount Vernon. Make it free in this area, since its difficult for the MTA to check fare tickets in this downtown zone anyway. Also encourage free parking in the stadium lots at Camden Yards whenever there is no sports event. What have we got to lose? The spur to Penn Station now carries practically nobody anyway.
The really great thing about free light rail is that it requires the MTA to do absolutely nothing. Just don't enforce the fare ticket requirement in the free area, and then announce and promote that fact.
This may be just the thing to give the city's proposed streetcar system the jump-start it certainly needs. It would also blur the distinction between light rail and streetcars which would give light rail a major boost. The failed Red Line can then be born again as a combination of light rail and streetcars which serves a Lexington Market transit hub (see blog post).
Riding the old streetcars was an integral part of Lexington Market's glorious past traditions, which may be its biggest assets to save it.
Again, the theme is to salvage success from failure. Baltimore has had plenty of the latter. Now it's time to benefit from it.
