3535 clipper road...udaap & chap 80 ’-90’ approved by udaap & chap 3 * clipper mill is a...

3535 Clipper RoadBaltimore, MD 21211

A Transit Oriented Development

CHAP Design Review

October 23, 2020

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Vicinity Plan

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Zoning and heights

80.7’64.6’

50’

36.2’

24.2’

48.8’ 25.7’

63.4’

53.8’

61.7’

63.5’

40.8’

43’

41.5’

51’-4” @ LOWERED FRONT EDGE

@ 56.3’ APPROVED

45’APPROVED

30’-35’APPROVED BY UDAAP & CHAP

80’-90’APPROVED BY

UDAAP & CHAP

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* CLIPPER MILL IS A TRANSIT ORIENTED PUD WITH NO HEIGHT LIMIT.

60’SELF STORAGE APPROVED

30.0’

29.5’

31.6’

30.6’

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CHAP STAFF RECOMMENDATION #1: Reduce the building height by at least one floor to more closely serve as a transition to the lower scale neighborhood around it.

DESIGN RESPONSE: Reduced the overall building height by 7’-4”.

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3540 Clipper Road Clipper Rd

30’ ROW

3535 Clipper

Road

MTA Light

Rail ROW

Union Ave.

Approved under UDAAP: 3511 Clipper Road 3501 Clipper Road3535 Clipper Road

231.7’ @ ROOF

East-West Site Section

North-South Site Section

228.8’ @ FRONT EDGE

230.3’

± 202’± 200’

2100 Druid Park Dr Druid Park Dr Rowhomes

± 213’

± 237’

± 179’

± 224’

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± 200’

APPROVED STORAGE BEYOND

ORIGINAL ROOF LINE 231.7’ @ ROOF

177.5’GRADE

ROOF EDGE PULLED BACK ALONG FRONT +/- 5’

ORIGINAL ROOF LINE

@ S

IDES A

ND

REA

R

177.5’GRADE

174’GRADE

51’-4” @ 3535 FRONT EDGE

TOD-2

TRANSIT-ORIENTED DEVELOPMENT, OR TOD, INCLUDES A MIX OF COMMERICAL, RESIDENTIAL, OFFICE AND ENTERTAINMENT USES CENTERED AROUND OR LOCATED NEAR A TRANSIT STATION.

DENSE, WALKABLE, MIXED-USE DEVELOPMENT NEAR TRANSIT ATTRACTS PEOPLE AND ADDS TO VIBRANT, CONNECTED COMMUNITIES.

TOD PRIMARILY OCCURS WHEN REGIONAL OR LOCAL GOVERNMENTS ENCOURAGE IT THROUGH LAND USE PLANNING, ZONING LAWS, AND CHANGES TO BUILDING CODES, AMONG OTHER THINGS. WHEN A TOD CONCIDES WITH A FERDERALLY FUNDED TRANSIT PROJECT, FTA MAY PROVIDE FINANCIAL ASSISTANCE, TECHNICAL ASSISTANCE, TRAINING, AND OTHER RESOURCES TO COMPLIMENT THE REGIONAL OR LOCAL TOD.

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Site ConstraintsScale: 1” = 20’-0”

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Site Constraints – Enlarged 3523Scale: 1” = 10’-0”

Context – Aerial Image from South

Approved under UDAAP: 3511 Clipper Road

3535 Clipper Road

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Context – Aerial Image from North

Approved under UDAAP: 3511 Clipper Road 3535 Clipper Road

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Context

Clipper Road

Union Avenue

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Existing site w/ Proposed Building

view from Druid Park Dr

view from south on Clipper Rd

view from north on Clipper Rd

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view from north

view from south

Existing site w/ Proposed Building

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Gateway – W 41st Street and Druid Park Dr.

Gateway – Union Ave and Clipper Road

Existing Gateways to Woodberry

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Context View – Looking North West on Clipper Road

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CHAP STAFF RECOMMENDATION #2: Use design

techniques and materials treatment that emphasize the horizontal in order to decrease the perceived height.

DESIGN RESPONSE: A base, middle, and top has been

created through material transitions and cornices and/or banding, to emphasize the horizontal. This concept is applied on all 4 facades.

The parapet along Clipper Road is pushed back approximately 5’ to lower the perceived height even further of the building from street level.

TOP

BASE

MIDDLE

South (SIDE) ElevationScale: 1/16” = 1’-0”

View from eyelevel across Clipper Road

3535 Clipper Road Approved under UDAAP:3511 Clipper Road

Approved under UDAAP:Parking Lot

Overall West ElevationScale: 1” = 20’-0”

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West ElevationScale: 1/8” = 1’-0”

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West Elevation - ProposedScale: 1/16” = 1’-0”

West Elevation – Previous SubmissionScale: 1/16” = 1’-0”

South ElevationScale: 1/8” = 1’-0”

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South Elevation - ProposedScale: 1/16” = 1’-0”

South Elevation – Previous SubmissionScale: 1/16” = 1’-0”

3535 Clipper RoadApproved under UDAAP:3511 Clipper Road

Approved under UDAAP:Parking Lot

Overall East ElevationScale: 1” = 20’-0”

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East ElevationScale: 1/8” = 1’-0”

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East Elevation - ProposedScale: 1/16” = 1’-0”

East Elevation – Previous SubmissionScale: 1/16” = 1’-0”

North ElevationScale: 1/8” = 1’-0”

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North Elevation - ProposedScale: 1/16” = 1’-0”

North Elevation – Previous SubmissionScale: 1/16” = 1’-0”

Mixing the new with the old

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Fiber Cement Panels / Siding

Brick

Stone Veneer

Metal Wall Panels

OVERLOOK TOWNHOMES

MILL RACE BUILDING 2001 DRUID PARK DR. TOWNHOMES - APPROVED

Black Windows w/ Metal Wall

Panels

Stone Veneer and Brick Combo

POOLE & HUNT BUILDING

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Materials and Color Pallet Precedence

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CHAP STAFF RECOMMENDATION #3: Use materials such as rusticated stone at the first floor and a combination of masonry and metal panels at the upper floors as a nod to its historic context.

DESIGN RESPONSE: Provided a stone ‘base’ along the Clipper Road façade as requested. Transitions at each side to a brick base along the MTA façade.

A combination of vertical metal panels, in two colors, and fiber cement panels are used on the upper facades.

TOP: Metal Wall Panels

MIDDLE: Fiber Cement Panels

MIDDLE: Metal Wall

Panels

BASE:Brick Veneer

BASE: Stone Veneer

Typical Proposed Materials

Light Mist

Proposed Materials

Fiber Cement Panels

James Hardie Reveal System, 4’x8’ Smooth Panels, Prefinished

Stone Veneer

El Dorado, LedgeCut33 in Beach Pebble or similar

Brick Veneer

Glen Gery, Ebonite SmoothMetal Wall PanelsPac-Clad Precision Series HWP-16

Colonial RedCharcoal

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Massing

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ProposedPrevious Submission

3D Views

Approved under UDAAP:

3511 Clipper Road

Approved under UDAAP:

3511 Clipper Road

Approved under UDAAP:

3511 Clipper Road

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Aerial

Approved under UDAAP:

3511 Clipper Road

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Massing Context - View 1

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*Previous Submission Ghosted

Massing Context - View 2

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*Previous Submission Ghosted

Massing Context - View 3

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*Previous Submission Ghosted

Massing Context - View 4

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*Previous Submission Ghosted

Massing Context - View 5

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ProposedPrevious Submission

Massing Context - View 6

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ProposedPrevious Submission

Massing Context - View 7

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ProposedPrevious Submission

Overall Site PlanScale: 1” = 20’-0”

3535 Clipper Road Approved under UDAAP:3511 Clipper Road

Approved under UDAAP:3523 Clipper Road

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Enlarged Courtyard Plan - Concept

Bicycle Racks

String Lighting

Tables and Chairs

Countertop Ledgeand Stools

Table and Chairs

Plantings

Screen Wall

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Thank you.

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