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