AIA Baltimore Sub FINAL AWS
400 East Pratt Street Baltimore, Maryland
Category: Commercial
Retail & Office Lobby Addition
SITE
TECHNICAL ASPECTS
The addition to 400 East Pratt is located on Pratt Street between Commerce Street and Gay Street and overlooks the Inner Harbor with views of the World Trade Center and the National Aquarium.
Storm Water Management | The vegetated roof serves as the building’s SWM system. Utilities | City water supply and sewer service, all other utility service is electric. Foundation | Concrete grade beam foundation. Structure | The metal frame addition is connected to prexisting round concrete columns with customized metal collars. FEMA Requirement | A 4-foot flood barrier was required around the exterior of the entire addition because the project is within the 100- year flood plane. The flood barrier design is custom to the building and can be assembled by a single person in a short span of time.
PROGRAM In the original Pratt Street Master Plan, all buildings were set back from the street a significant distance to provide green space as a way of offsetting the industrial feel often found in urban centers. The intention was to create large landscaped berms that acted as a buffer between vehicular traffic and pedestrian promenades. This approach, however, created large empty and occasionally desolate spaces that weakened street connectivity and human interaction. The new Pratt Street Master Plan proposes to add projected Retail frontage to the existing architecture that will bring more commercial development to the area and increased pedestrian activity. 400 East Pratt is the first building addition to be built as part of the redevelopment vision set forth in the new Master Plan. SOLUTION 400 East Pratt Street is a mixed-use addition to an existing Class-A office building. The addition contains 44,000 square feet of retail and office space on two levels, surrounded on three sides by a two-story curtain wall. The ground floor hosts the new lobby serving the entire building as well as three fast-casual restaurants, a bank, and a convenient store. The second floor hosts a new office space and rooftop terrace that offers tenants scenic views of the city and harbor. The “jewel box” design concept was conceived to be light and transparent, not only to provide office tenants maximum visibility of the Inner Harbor during the day, but to glow in the evening with vibrant pedestrian activity. 400 East Pratt has become the design catalyst for future Pratt Street corridor redevelopments.
SUSTAINABLE FEATURES Bioswale | The promenade drains into a Bio-Retention Basin that filters the water before it reaches the Chesapeake bay Green Roof | The green roof on the 2-level addition is 80% vegetated Sustainability | Exceeds Baltimore City’s Green Building Standards Public Transit | The building is centrally located downtown within a half mile of the light rail and all bus routes Bike storage | Tenant bike storage was introduced in the preexisting garage AWARDS On top of having the distinction of “Innovator of the Neighborhood,” the new 400 East Pratt Street addition won the 2016 NAIOP Maryland Award of Excellence as the Best Mixed-Use Project and was a finalist for the Baltimore Business Journals’ Best in Retail Award. The project is currently seeking LEED Gold status. 1
400 East Pratt Street Retail & Office Lobby Addition
Photo credits - Kevin Weber
2
SITE
Surrounding Context
Baltimore, Maryland has a spectacular Inner Harbor known around the world as one of the most vibrant and lively pedestrian waterfront destinations in all of North America. Pratt Street corridor is the main boulevard leading people into the heart of downtown Baltimore and hosts a variety of signature commercial, civic, institutional and cultural attractions. In 1980, Baltimore went through a revitalization that transformed the Baltimore Inner Harbor into a major tourist’s destination and port of call for cruise ships. Today, the Inner Harbor, which attracts over 14 million people yearly, is undergoing further redevelopment along Pratt Street, the main east-west axis of downtown Baltimore. The newly completed 400 East Pratt Street “jewel box” addition, the first in a series of redevelopment Retail Podiums to be added to the existing architecture along Pratt Street, has added a significant Place Making component to the north side of Pratt Street.
New Addition
Inner Harbor
Pratt Street Rendering resourced from Pratt Street Master Plan, 2008 via Ayers Saint Gross & Olin Partnership
3
SITE
Master Plan & Site Plan
+ Create a one-way, tree-lined, pedestrian friendly avenue similar to Class-A grand boulevards around the world + Bring new urban life to Pratt Street corridor by adding a 2- level Retail projected podium to existing architecture + The Master Plan redevelopment framework is designed to be implemented incrementally + New additions along the north side of Pratt Street supports growth, livability, and sustainability of Downtown Baltimore
Existing Building
Retail
Retail Pratt Street Redevelopment Pratt Street
400 East Pratt Rendering resourced from Pratt Street Master Plan, 2008 via Ayers Saint Gross & Olin Partnership
4
DESIGN
Before
After
Before & After
+ Elevate and enhance the overall street appeal, safety, and promenade experience along Pratt Street + Introduce sustainability measures that positively affect building performance and environmental quality + Create more intimacy between building frontages and streets by decreasing underutilized public open space and adding leasable high visibility retail frontage + Connect with Inner Harbor vitality and pedestrian experience across the street
Existing Pratt Street - Section
Proposed Pratt Street - Section
Photo credits - Kevin Weber
Rendering resourced and edited from Pratt Street Master Plan, 2008 via Ayers Saint Gross & Olin Partnership
5
DESIGN
Façade Analysis
+ Design a 2-story Retail Podium along Pratt Street that engages pedestrians and allows maximum visibility of Inner Harbor + Design a clean and modern façade expression that relates to existing architecture and enhances street appeal and retail/promenade experience + Parti diagrams show relationship between existing architectural expression and new Retail Podium design
Rectangular Box
Repeat Column Spacing
Horizontal Expression
Geometric Patterns
Vertical/Horizontal Stepping
New Addition
South Elevation
East Elevation
South Elevation
West Elevation
6
DESIGN
Place Making
+ Design a more accessible, green, and safe Pratt Street waterfront corridor + Create an engaged and welcoming 2-story, “jewel-like” Retail Podium along Pratt Street that allows maximum visibility of Inner Harbor & glows with life in the evening + Provide new street furniture, outdoor dining areas, lighting, landscaping, and public art to invigorate promenade experience + Provide office occupants spectacular views of the Inner Harbor from their private green rooftop terrace
Photo credits - Kevin Weber
7
SUSTAINABILITY Workplace Well-Being
+ Design a clean and modern façade expression that connects building occupants to the beauty of the surrounding waterfront + Design an open and transparent gallery-style lobby that allows maximum natural light into the building + Create a comfortable, bright and open pedestrian walkway experience that induces positive feelings of well-being
Photo credits - Kevin Weber
8
SUSTAINABILITY Saving the Bay
+ Create a Bio-Retention Basin that manages and filters stormwater run-off through a number of physical, chemical and biological processes before entering the Chesapeake Bay + The Basin creates a natural habitat that hosts native birds, bees, butterflies and plants + Tree canopy and flower pots along the pedestrian walkway reduce heat island effect caused by vast quantities of impervious surfaces + Dense vegetation in the Basin provides a physical separation and beautifying buffer between pedestrians and cars as well as a friendlier walkway experience
Photo credits - Kevin Weber
Entrance Pratt Street Promenade
9
SUSTAINABILITY Greening Downtown + Provide office tenants a relaxing rooftop terrace and green space that enhances personal well-being and environmental quality + Provide large vegetated surface (80% coverage) with native plants that attract local birds, bees and butterflies + The green roof helps cool and insulate the building during harsh climate conditions, manages stormwater runoff efficiently and cleanly, improves water quality, conserves energy, mitigates the urban heat island effect and provide tenants an outdoor space to enjoy the spectacular views of the Inner Harbor Photo credits - Kevin Weber
Level - 2 Office Space
Rooftop Terrace
Level - 2 Office Space
10
Category: Commercial
Retail & Office Lobby Addition
SITE
TECHNICAL ASPECTS
The addition to 400 East Pratt is located on Pratt Street between Commerce Street and Gay Street and overlooks the Inner Harbor with views of the World Trade Center and the National Aquarium.
Storm Water Management | The vegetated roof serves as the building’s SWM system. Utilities | City water supply and sewer service, all other utility service is electric. Foundation | Concrete grade beam foundation. Structure | The metal frame addition is connected to prexisting round concrete columns with customized metal collars. FEMA Requirement | A 4-foot flood barrier was required around the exterior of the entire addition because the project is within the 100- year flood plane. The flood barrier design is custom to the building and can be assembled by a single person in a short span of time.
PROGRAM In the original Pratt Street Master Plan, all buildings were set back from the street a significant distance to provide green space as a way of offsetting the industrial feel often found in urban centers. The intention was to create large landscaped berms that acted as a buffer between vehicular traffic and pedestrian promenades. This approach, however, created large empty and occasionally desolate spaces that weakened street connectivity and human interaction. The new Pratt Street Master Plan proposes to add projected Retail frontage to the existing architecture that will bring more commercial development to the area and increased pedestrian activity. 400 East Pratt is the first building addition to be built as part of the redevelopment vision set forth in the new Master Plan. SOLUTION 400 East Pratt Street is a mixed-use addition to an existing Class-A office building. The addition contains 44,000 square feet of retail and office space on two levels, surrounded on three sides by a two-story curtain wall. The ground floor hosts the new lobby serving the entire building as well as three fast-casual restaurants, a bank, and a convenient store. The second floor hosts a new office space and rooftop terrace that offers tenants scenic views of the city and harbor. The “jewel box” design concept was conceived to be light and transparent, not only to provide office tenants maximum visibility of the Inner Harbor during the day, but to glow in the evening with vibrant pedestrian activity. 400 East Pratt has become the design catalyst for future Pratt Street corridor redevelopments.
SUSTAINABLE FEATURES Bioswale | The promenade drains into a Bio-Retention Basin that filters the water before it reaches the Chesapeake bay Green Roof | The green roof on the 2-level addition is 80% vegetated Sustainability | Exceeds Baltimore City’s Green Building Standards Public Transit | The building is centrally located downtown within a half mile of the light rail and all bus routes Bike storage | Tenant bike storage was introduced in the preexisting garage AWARDS On top of having the distinction of “Innovator of the Neighborhood,” the new 400 East Pratt Street addition won the 2016 NAIOP Maryland Award of Excellence as the Best Mixed-Use Project and was a finalist for the Baltimore Business Journals’ Best in Retail Award. The project is currently seeking LEED Gold status. 1
400 East Pratt Street Retail & Office Lobby Addition
Photo credits - Kevin Weber
2
SITE
Surrounding Context
Baltimore, Maryland has a spectacular Inner Harbor known around the world as one of the most vibrant and lively pedestrian waterfront destinations in all of North America. Pratt Street corridor is the main boulevard leading people into the heart of downtown Baltimore and hosts a variety of signature commercial, civic, institutional and cultural attractions. In 1980, Baltimore went through a revitalization that transformed the Baltimore Inner Harbor into a major tourist’s destination and port of call for cruise ships. Today, the Inner Harbor, which attracts over 14 million people yearly, is undergoing further redevelopment along Pratt Street, the main east-west axis of downtown Baltimore. The newly completed 400 East Pratt Street “jewel box” addition, the first in a series of redevelopment Retail Podiums to be added to the existing architecture along Pratt Street, has added a significant Place Making component to the north side of Pratt Street.
New Addition
Inner Harbor
Pratt Street Rendering resourced from Pratt Street Master Plan, 2008 via Ayers Saint Gross & Olin Partnership
3
SITE
Master Plan & Site Plan
+ Create a one-way, tree-lined, pedestrian friendly avenue similar to Class-A grand boulevards around the world + Bring new urban life to Pratt Street corridor by adding a 2- level Retail projected podium to existing architecture + The Master Plan redevelopment framework is designed to be implemented incrementally + New additions along the north side of Pratt Street supports growth, livability, and sustainability of Downtown Baltimore
Existing Building
Retail
Retail Pratt Street Redevelopment Pratt Street
400 East Pratt Rendering resourced from Pratt Street Master Plan, 2008 via Ayers Saint Gross & Olin Partnership
4
DESIGN
Before
After
Before & After
+ Elevate and enhance the overall street appeal, safety, and promenade experience along Pratt Street + Introduce sustainability measures that positively affect building performance and environmental quality + Create more intimacy between building frontages and streets by decreasing underutilized public open space and adding leasable high visibility retail frontage + Connect with Inner Harbor vitality and pedestrian experience across the street
Existing Pratt Street - Section
Proposed Pratt Street - Section
Photo credits - Kevin Weber
Rendering resourced and edited from Pratt Street Master Plan, 2008 via Ayers Saint Gross & Olin Partnership
5
DESIGN
Façade Analysis
+ Design a 2-story Retail Podium along Pratt Street that engages pedestrians and allows maximum visibility of Inner Harbor + Design a clean and modern façade expression that relates to existing architecture and enhances street appeal and retail/promenade experience + Parti diagrams show relationship between existing architectural expression and new Retail Podium design
Rectangular Box
Repeat Column Spacing
Horizontal Expression
Geometric Patterns
Vertical/Horizontal Stepping
New Addition
South Elevation
East Elevation
South Elevation
West Elevation
6
DESIGN
Place Making
+ Design a more accessible, green, and safe Pratt Street waterfront corridor + Create an engaged and welcoming 2-story, “jewel-like” Retail Podium along Pratt Street that allows maximum visibility of Inner Harbor & glows with life in the evening + Provide new street furniture, outdoor dining areas, lighting, landscaping, and public art to invigorate promenade experience + Provide office occupants spectacular views of the Inner Harbor from their private green rooftop terrace
Photo credits - Kevin Weber
7
SUSTAINABILITY Workplace Well-Being
+ Design a clean and modern façade expression that connects building occupants to the beauty of the surrounding waterfront + Design an open and transparent gallery-style lobby that allows maximum natural light into the building + Create a comfortable, bright and open pedestrian walkway experience that induces positive feelings of well-being
Photo credits - Kevin Weber
8
SUSTAINABILITY Saving the Bay
+ Create a Bio-Retention Basin that manages and filters stormwater run-off through a number of physical, chemical and biological processes before entering the Chesapeake Bay + The Basin creates a natural habitat that hosts native birds, bees, butterflies and plants + Tree canopy and flower pots along the pedestrian walkway reduce heat island effect caused by vast quantities of impervious surfaces + Dense vegetation in the Basin provides a physical separation and beautifying buffer between pedestrians and cars as well as a friendlier walkway experience
Photo credits - Kevin Weber
Entrance Pratt Street Promenade
9
SUSTAINABILITY Greening Downtown + Provide office tenants a relaxing rooftop terrace and green space that enhances personal well-being and environmental quality + Provide large vegetated surface (80% coverage) with native plants that attract local birds, bees and butterflies + The green roof helps cool and insulate the building during harsh climate conditions, manages stormwater runoff efficiently and cleanly, improves water quality, conserves energy, mitigates the urban heat island effect and provide tenants an outdoor space to enjoy the spectacular views of the Inner Harbor Photo credits - Kevin Weber
Level - 2 Office Space
Rooftop Terrace
Level - 2 Office Space
10
