Site Context

1. Site Location and Boundaries

The project site includes two adjacent brownfield parcels totaling about 16 acres in the Brooklyn neighborhood of South Baltimore. The sites are framed by major transportation corridors. Harbor Tunnel Thruway (I 895) borders the west side and Potee Street (MD 2) borders the east side. An unnamed stream defines the northern boundary and flows toward the Patapsco River.

2. Historical Land Use and Legacies

Historic maps show the land as marshland connected to the Patapsco River until the mid twentieth century. Beginning in the 1950s, the site was filled with construction debris, municipal waste, and auto related materials, which created two artificial mounds.

Between 1953 and 1981, both properties were used for auto junkyards, auto sales, and repair facilities. These years of uncontrolled filling and industrial activity created long term soil and groundwater contamination.

3. Environmental Conditions 

Soil Contamination

Sampling shows widespread detections of metals such as arsenic, lead, iron, and mercury. Many results exceed Maryland Department of the Environment and Environmental Protection Agency comparison values. Pesticides such as DDT, DDE, DDD, and dieldrin are present, along with PCBs and SVOCs. Heavy fuel oil residues are found in nearly all test pits. This finding supports the documented history of landfill activity and auto related uses.

Groundwater Contamination

The downgradient monitoring well shows the highest concentrations of contaminants. These include:

• Arsenic above regulatory limits

• Multiple BHC pesticide isomers

• VOCs such as benzene and chlorobenzene

This pattern indicates that contaminants are moving toward the unnamed stream.

Surface Water and Sediment

Sediments in the unnamed stream contain elevated levels of arsenic, lead, mercury, and zinc. Downstream concentrations are significantly higher than upstream. Pesticides such as DDD, DDE, and DDT also exceed comparison values. These results confirm that contaminants have migrated off site into the watershed.

4. Physical Site Characteristics

Topography and Hydrology

The site surface was artificially created and contains uneven fill mounds that have been visible in historic photographs since 1969. An intermittent stream runs along the northern boundary. The area is close to tidal wetlands and the Patapsco River system.

These hydrologic conditions trigger State and City Critical Area protections that influence the development potential of the site.

Vegetation

Since abandonment, the site has become covered with dense vegetation including invasive species. According to Critical Area guidance:

• Removing vegetation in Habitat Protection Areas is costly because mitigation ratios are high.

• Removing non native or unhealthy vegetation has lower mitigation costs.

• Dead or diseased vegetation is classified with the lowest mitigation requirements.

5. Critical Area and Regulatory Constraints

The site intersects multiple State and Baltimore City Critical Area regulations, including:

Habitat Protection Area

This area is marked as sensitive and should not be disturbed when possible. Disturbance can lead to very high mitigation costs. Habitat assessments and mitigation plans are required. Some improvements may also require Army Corps review.

Floodplain

Areas within the floodplain should not contain building structures. Restrictions on fill also apply.

Waterfront Industrial Area

This zone is located mostly on the western portion. It allows a wider range of redevelopment uses and has lower mitigation ratios. This makes it more feasible for development.

Stream Regulations

Work near the intermittent stream requires coordination with Maryland Department of the Environment for tidal and non tidal wetland review. Some actions may require a joint permit application with the U.S. Army Corps of Engineers.

6. Access, Mobility, and Connectivity Constraints

Vehicular Access

Patapsco Avenue and Potee Street provide the strongest road access.

Truck access is more appropriate on the Potee Street and Industrial side.

Residential neighborhoods lie directly south and east of the brownfield parcels.

Pedestrian and Transit Conditions

The Baltimore Complete Streets Manual identifies areas with major highways and limited walkability as priority locations for improved pedestrian safety and multimodal access.

Many Brooklyn residents do not own vehicles. This makes walkability and transit access important for equitable redevelopment.

7. Opportunities and Constraints Summary

Opportunities

• Large underused land area that can support mixed use community centered redevelopment.

• High visibility from major roadways.

• Potential for trails, green infrastructure, and public access spaces in areas with lower mitigation ratios.

• Close proximity to residential neighborhoods supports walkable community amenities such as plazas, food access, commercial edges, and open spaces.

Constraints

• Significant contamination requires remediation, capping, or engineered solutions.

• Habitat Protection Area and floodplain create large zones where development is limited.

• Stream and wetland regulations restrict disturbance and crossings.

• Brownfield status increases permitting complexity and costs.

• Historic landfill activity affects soil stability and may require specialized foundation solutions.