ABSTRACT Title of Thesis: BACK AND FORTH: (RE) WEAVING AND (RE) KNITING LOCUST POINT INTO THE FABRIC OF BALTIMORE CITY. Degre Candidate: Akinsade, Olumide Oseyemi Degre and Year: Master of Architecture, May 2004 Thesis Directed By: Asistant Profesor Melisa Wese, AIA School of Architecture The identity of cities were defined by gothic cathedrals in the middle ages in the same way that industrial ?palaces? of the industrial age codified a sense of identity for many major cities. These infrastructure that were built on the thriving manufacture of stel, automobiles e.t.c. saw their heyday during the industrial era are now witnesing a rapid transformation in form and function within today?s information driven era. How can a city or neighborhood retain its delicate ecosystem of industrial history, role, identity and function in the face of such epic global industrial transformation? . This thesis wil addres and solve through master planning, these isues faced within the neighborhood of Locust Point in Baltimore city. It wil also sek to strengthen the community through adaptive re- use of its existing industrial buildings, the linkage of the community to the Baltimore harbor and connection to Fort McHenry, a national historic park. BACK AND FORTH: (RE) WEAVING AND (RE) KNITING LOCUST POINT INTO THE FABRIC OF BALTIMORE CITY. By Akinsade, Olumide Oseyemi. Thesis submited to the Faculty of the Graduate School of the University of Maryland, College Park in partial fulfilment of the requirements for the degre of Master of Architecture 2004 Advisory Commite: Asistant Profesor Melisa Wese, AIA; Chair Profesor Ralph Bennet, AIA Profesor Sidney N. Brower i DEDICATION I wish to dedicate this document to my parents, Ambrose and Roseline Akinsade, both of who were extremely supportive, encouraging and understanding of my temparaments during my tenure in academia and through the course of this thesis. I wil also like to dedicate this document to Michael Scott Defrance (MUD). Your testament to humanity lives on in us your friends from those undergraduate years. ii ACKNOWLEDGEMENTS I would like to thank al of those who helped me during the last two years to complete graduate school and my thesis. Imense gratitude to you al for your understanding and concerns! I would like to thank my thesis commite as wel as my dearest friends at RTKL Asociates Inc. You guys have been very helpful to my growth and I appreciate it from the bottom of my heart! Jo Schenider Jared Jackson Philip James Monica Pascatore Kuo Pao Lian (and Pavlina) Joe Mesier Brian Martin Ryan Kautz iv Table of Contents List of Figures?????????????????????. vi Chapter I The Site 6 Site History???????????????????. 9 Site Existing Conditions??????????????? 11 Chapter I Site Investigation 13 Site Analysis??????????????????? 15 Site Drawings??????????????????.. 18 Site Survey???????????????????.. 20 Site Zoning??????????????? 23 Zoning Analysis?????????????????.. 24 Chapter II Precedents 44 Site Precedent Analysis??????????????? 45 Building Precedent Analysis????????????? 50 ?. Chapter IV Design Analysis 60 Design Goal???????????????????? 61 Urban Strategy??????????????????? 65 Chapter V Program 65 Program Description????????????.????.. 66 Program tabulations????????????.. 68 Chapter VI Design Approach 73 Parti study A??????????????????? 76 Parti study B??????????????? 81 Parti study C ???? 86 Parti study D??????????????? 90 Parti study E ???? 94 Chapter VI Design Conclusions??????????? 101 v Chapter VII Urban Solution????????????. 103 Chapter IX Neighborhood Solution????????? 109 Chapter X Building Solution????????????. 124 Chapter XI Bibliography?????????????. 151 vi List of Figures Number Page 1 Baltimore,Maryland, circa 1800?s 4 2 Locust Point, Baltimore, Maryland, 2003 5 3 Locust Point, Baltimore, Maryland 1860 6 4 Lot Divisions, Locust Point, 1876 7 5 Figure Ground of Locust Point and adjacent neighborhoods 8 6 Reverse Figure Ground of Locust Point 11 7 Walkability Diagram of neighborhoods 12 8 Figure Ground of Locust Point 13 9 Image of locust Point Railroad spurs 14 10 Hierarchy of aces road systems 16 11 Fort Avenue as an urban ?zipper? 17 12 Floodplain diagram of Locust point 18 13 Image of Bethlehem Stel Yard 19 14 Industrial Sites, Locust point 20 15 Zoning Clasification of Locust Point 21 16 Land Use Diagram in Locust Point 22 17 ADM Grain Elevator and Silo 23 18 ADM Grain Elevator and Silo, from Fort Avenue 23 19 Tide Point Company 24 20 Promenade at Tide Point Company 25 21 The Amstar. Domino Sugar Company 26 22 Baltimore & Ohio Railroads, at Locust Point. 27 23 CSX Railroads serving industrial Locust Point. 27 24 CSX Railroads and Train Yard Across Fort Avenue. 28 25 Local Stret Connections Back Bay, Boston Masachusets 30 26 Aerial Image of Back Bay, Boston Masachusets 30 27 Existing Public Promenade, Baltimore Inner Harbor 31 vii 28 Proposed Public Promenade, Baltimore Inner Harbor 32 29 Water Taxi Locations, inner harbor 33 30 Landscape andPark amenities in Locust Point 34 31 Latrobe Park ?lined? with single family rowhouses 35 32 View corridors through and out of Locust point, 36 33 Typical residential scale and typology 37 34 Typical residential scale and typology 37 35 Religious Architecture 38 36 Religious Architecture 38 37 Typical ?Local? Stret Sections at Locust Point. 39 38 Typical Stret Sections Fort Avenue, Locust Point. 39 39 Typical Sections at Locust Point. ?Industry vs. Housing? 40 40 Typical Sections at Locust Point. Water?s edge. 40 41 Industrial adaptive reuse Figure ground of the Tate modern 42 42 Building and Site Section showing relationship to the Thames 43 43 Building plan showing programatic, Tate modern 43 44 Conversion of Bankside Power Station 44 45 The tate Modern at the Bankside Power Station 45 46 The Port of Maine as a precedent; existing 46 47 The Port of Maine as a precedent, Final 46 48 Charlestown Navy Yard, boston, Masachusets 47 49 Charlestown Navy Yard, boston, Masachusets 48 50 The Gasometers, Vienna, Austria 49 51 Plans and Sections of the Gasometers, Vienna, Austria 50 52 The additive methodology; Adaptive Re-use 50 53 The additive methodology; Adaptive Re-use 51 54 The subtractive methodology, Adaptive Re-use 51 55 The subtractive methodology, Adaptive Re-use 52 56 View of building components 52 57 Aerial view of the ?Lingotto? 53 58 View of building courtyard, ?Lingotto? 53 vii 59 Exterior view of ?Adapted? building 54 60 Integrating building with Landscape 54 61 Exterior view of grain silo building 55 62 Interior view of grain silo building 56 63 Interior view of grain silo building 56 64 Historical timeline of Port Development 59 65 Land-Use; Road extensions for Locust point 60 66 Climatic diagraming of natural elements in Locust Point 61 67 Parti A: ?Pier? versus? Anti-Pier?. 75 68 Diagram of Parti A 76 69 Site section for Parti A 77 70 Perspective 77 71 Aerial perspective looking at the ADM Silo 78 72 Parti B showing a park system 80 73 Diagram of Parti B 81 74 Site section for Parti B 82 75 Perspective 82 76 Aerial perspective looking at the ADM Silo 83 77 Parti C showing the ADM Site 85 78 Diagram of Parti C 86 79 Parti D showing the ADM Site 88 80 Diagram of Parti D 89 81 Site section for Parti D 90 82 Perspective 90 83 Parti E showing the existing railtracks 92 84 Diagram of Parti E 93 85 Site section for Parti E 94 86 Site section showing existing conditions 95 87 Site section 96 88 Site section 97 89 Figure Ground of Baltimore Harbor and outlying areas 101 ix 90 Figure Ground of Baltimore Harbor. Proposed Zoning 101 91 Recreational park systems within downtown Baltimore 103 92 Existing and Proposed Rail lines. Baltimore City 105 93 Existing and Proposed Rail lines. Baltimore City 105 94 The peninsula of Locust Point 110 95 Locust Point. Existing conditions 111 96 Locust Point. Proposed Site Axonometric. 112 97 Proposed Site Plan. Locust Point 113 98 Diagram. Center of the neighborhood 114 99 Diagram. Figure ground of the neighborhood. 115 100 Diagram. Gren spaces. 116 101 Diagram. Edge vs. Gren spaces. 117 102 Diagram. Stret Patern. 118 103 Diagram. Stret Patern. 119 104 Proposed Site Plan. ADM Silo in Locust Point 120 105 Existing ADM Grain Silo plan in Locust Point. 125 106 Level B1 Floor Plan. 126 107 Ground Level Floor Plan 127 108 Level Two Floor Plan Restaurant Level 128 109 Level Thre Floor Plan 129 110 Level Four Floor Plan 130 111 Level Five Floor Plan 131 112 Level Six Floor Plan 132 113 Typical Ofice Floor Plan 133 114 Ofice Level Floor Plan 134 115 Building Section 135 116 Building Cross-Section 136 117 Building Waterfront Elevation 137 118 Building Side Elevation 138 119 Building Rear Elevation 139 120 Overal Site Section 140 x 121 Public Pier Elevation 141 122 Typical Unit Layout 142 123 Enlarged Elevation and Section Detail 143 124 Waterfront Promenade Perspective 144 125 SILO Point Perspective (Waterfront) 145 126 SILO Point Perspective (Neighborhood) 146 127 SILO Point Perspective (Bridge) 147 128 SILO Point Perspective (Courtyard) 148 1 ?Winding towers, textile factories, waterworks, workers? estates and furnaces are witneses to the cultural history of industrialization? - Wolfgang Ebert 2 I ? The Site 3 Baltimore, A Brief History. Baltimore City is a port city on the eastern coast of the United States that began as a major trade route in the early 1700?s. The construction of the Baltimore & Ohio railroad system helped sustain the numerous industries that served the east coast. During and after WI, the port saw a boom in the naval industry (ship building), and witnesed its highest level of industrial activity in sustaining major national and international industries. Fig 1. Baltimore, Maryland, circa 1860?s (UMD Planning Dept.) With the advent of the postindustrial age, major industries such as Procter & Gamble and Bethlehem Stel vacated the Baltimore waterfront and leaving the harbor a hodge podge of underdeveloped brownfields. These properties as a result became fertile feasting ground for developers, most of who were in a major rush to build without appropriate foresight or master planning initiative from the city or related jurisdictions with regards to acommodating new uses. 4 In July 1990, Baltimore City embarked on an urban design initiative that focused on the Key Highway coridor and the industrial components that line its edge along the harbor waterfront. This study investigated eforts that supported new industries and land use to replace the decaying factories, and sought to discourage land speculation. This master planning efort, which has since been implemented by the city, stopped short of addresing existing conditions of the adjacent neighborhoods next to Key Highway, for example Locust Point and how it could be appropriately knited to the waterfront once the remaining industrial facilities depart. Fig 2. Locust Point Neighborhood, Baltimore, Maryland 5 Locust Point, Baltimore; A Neighborhood in Flux Locust Point originaly known as Whetstone Point was purchased as an open field in the 1700?s after iron ore was discovered on the peninsula. This rich discovery helped spawn numerous industries that developed at the site at the height of the industrial age. Locust Point was originaly divided into 76 lots for the first buildings that housed imigrant workers, many of whom worked in the first industries along the waterfront. Fig 3.Locust Point, Baltimore, Maryland, circa 1860?s During the 1800?s, The Port in Baltimore witnesed an influx of workers from overseas mostly of who were German and Polish in origin. The mas imigration to the new orld during his period at the height of the industrial revolution came to establish the identity of many cities across the United States. Elis Island in New York was a prime point of entry into the country with Locust Point in Baltimore a close second. Many if not most of these imigrants came seking the promise aforded by the development of heavy industry along the 6 Baltimore waterfront. The site with its adjacent railway procesed over a milion European imigrants that either setled in Baltimore city or continued via train to other parts of the country. 1 Fig 4. Lot Divisions in Locust Point, Baltimore, Maryland, 1876 (UMD Planning) Many of the imigrant population helped build Fort McHenry, a significant post during the war of 1812. The Fort that stands guard at the end of the peninsula is one of the more important historical sites in the nation as its strategic location was significant in preventing the British troops from invading the country. The Star Spangled Banner was writen as a result of that war, extolling the bravery and resiliency of the American spirit during the war. 1 UMD Planing Studio, ?Locust Point: Toward a Comunity Plan? Spring 202. 7 Locust Point: Existing Conditions Locust Point, although initialy built around the production of iron ore, grew to serve numerous other heavy industries during World Wars I and I. These included shipbuilding, grain procesing and transfer, cargo transfer, and stel production. Most of the piers along with the train tracks that served them on the waterfront in Locust Point are relics of this industrial past and are currently owned by the Maryland Port Authority. The Piers are leased to private industrial operators long term or are held in trust for projected future operations. Fig. 5 Figure Ground of Locust Point and the adjacent Communities around the Patapsco River. 8 The peninsula currently divides the Patapsco River, the neighborhoods of Federal Hil and Riverside are to its west, the neighborhood of Fels Point and Canton are to the north across the water and to the east is the location of the aforementioned Fort McHenry. (Fig 4). The site today remains a mixture of zoned clasifications which include residences, commercial buildings, schools, ofices and heavy to light industrial buildings (Fig. 5). 9 I ? Site Investigation 10 Locust Point is a mixture of zoned ordinances, which range from residential to commercial, light to heavy industrial uses. The peninsula as shown in the reverse figure ground drawing (Fig 6) shows the dense urban fabric of the city at the water?s edge. The industrial nature of the peninsula has stripped most of the land of indigenous fauna at some sites enough for them to be clasified as lands requiring legislation for cleaning and rebuilding. Fig. 6 Reverse Figure Ground showing the ratio of built versus unbuilt Surfaces in Locust Point 11 Walkability of Neighborhoods The Peninsula is made up of diferent neighborhoods and communities that are within walking distances from one another. The neighborhood of Federal Hil and its imediate neighbor Riverside have their centers within five minute walking distances of each other, with the heart of Locust Point situated five minutes from Fort McHenry (Fig. 7) Fig. 7 Walkability of Locust Point and Adjoining Neighborhoods 12 Each of the distinct neighborhoods share a common housing typology of modestly scaled two to thre story row houses that have private yards in the rear. The extension of Key Highway to the I-95 Junction serves a separator betwen Locust Point and the other neighborhoods of Riverside and Federal Hil since its nature as a ?highway? is not conducive to the modestly scaled neighborhoods it atempts to link. Interstate I- 95 that runs north south through the peninsula into Fort McHenry tunnel currently serves as a major conduit for the transfer of goods and once they arive at the Port of Baltimore. Fig. 8 Figure Ground. Locust Point Neighborhood at the Peninsula 13 The train system that once served al the heavy industries at the Port of Baltimore has ?spurs? that deprive the neighborhood of Locust Point of a physical connection to the water?s edge. Today, industries that are remain at the edge of the water include The American Sugar and Refining Company (also localy known as ?Domino Sugar?), The Maryland Port Authority and numerous other privately held heavy shipping industries. Although Locust Point as a thriving community sits off the peninsula on the Patapsco River, the neighborhood as a potential waterfront community is physicaly bounded by the industrial infrastructure that at a time was the original reason for being. Fig 9. Railroad ?spurs? that separates industrial Locust Point from the water?s edge Many of these industries have slowly been shut down over the last few decades as a result of the emergence of newer technology and more eficient ways 14 of production. Examples of such defunct industries include Proctor and Gamble (Household product manufacturer, now caled Tide Point), Archer Daniel Midlands (Grain storage and transfer), The Coca-Cola Company (Beverage manufacturer), the Philips Seafood and Bethlehem Stel, whose old site boasts a new high-rise condominium. Points of Aces; Locust Point The Peninsula has a plating of a grid road system that serves the community. The primary and secondary roads that run through the peninsula serve the industries as wel as the neighborhood. The bisection of the Locust Point Peninsula by the introduction of Interstate 95 during the 1980s in a north-south direction is complimented by the extension of Key Highway that runs down from Federal Hil along the waterfront and turns at the edge of Locust Point to fed into I-95 (Fig. 10). The main road aces into Locust Point is Fort Avenue, a primary datum that runs paralel to the I-95 and Key Highway. The highway cuts through Locust Point terminating at Fort McHenry in a dead end. Residential strets run in a regular patern perpendicular to Fort Avenue to form the neighborhood of Locust Point. Other edges of Fort Avenue are bounded by numerous public land uses, including Latrobe Park, an elementary school, several industrial buildings and some row houses. 15 Fig. 10 Hierarchy of acces and stret systems in Locust Point and Adjoining neighborhoods 16 Fig.11 Topography of Locust Point The Peninsula of Locust Point is a relatively flat site. The neighborhood is located on a site of 100 and 500-year floodplains. Fort McHenry is the highest point on the peninsula since the Fort was constructed above the existing floodplains as part of the star shaped earthworks that remains visible today. Most of the current residential as wel as industrial buildings lie outside of the 100 and 500-year floodplains. Fort Avenue as Urban ?Zipper? that links neighborhoods; Locust Point and Riverside. 17 Fig. 12 Industrial Locust Point The erosion of the industries is gradualy making an impact on the livelihood of residents within the neighborhood. Most of the residents have historicaly depended on the industries for job, security and a sense of community identity. An example of this loss of industry is the Bethlehem Stel Company at the Inner Harbor. At the height of the industrial age in the United States and at the onset of WI and WI, Baltimore was one of the premier sites for shipbuilding Site Topography showing 100 and 500 year Floodplains 100 year Floodplain 500 year Floodplain 18 industries in the country. The port of Baltimore along with Bethlehem Stel played an important role in establishing the region and the country at large as a major player in maritime eforts. The transformation of world economies from heavy industry to one that is mostly information-based saw major diminishing returns in the amount and size of cargoes in and out of the major ports in the country. Bethlehem Stel (Fig. 13), which served the Navy during the war moved to a site at the base of Federal Hil (The Propeler Yard), before pulling out of the Inner Harbor for good. Fig. 13 Bethlehem Stel Navy Yard, Baltimore, Maryland 19 Fig. 14 Site Zoning and Land-Use The current zone clasification of the Locust Point Peninsula is highly diversified since it mixes residential, busines (B-1; B-2; B-3), institutional, park usage, light industry to heavy industrial uses (M-1; M-2; M-3). The zoning ordinances in this area are unlike most within the city since al types exist side by side. The edge of the peninsula is ringed with the heavy industrial Industrial sites in Locust Point, Baltimore, Maryland 20 uses with a civic park (Fort McHenry) anchoring the end. The interior of the peninsula is devoted mostly to residential usage with a mixture of commercial, institutional and light industrial usage (Fig. 15). Fig. 15 A closer look at the Peninsula shows a finer grain of development that reveals the symbiotic relationships that historicaly and currently exists betwen these varied land uses. The intricate land uses reveal a high level of co- dependency of uses on one another. Most of the workers in Locust Point live in the imediate neighborhood and patronize the comercial institutions (retail stores, bars and pubs). Zoning Classification in Locust Point, Baltimore, Maryland (BDCP) 21 Fig. 16 Industrial Uses in Locust Point Archer Daniels Midland Company, ADM (Figs. 17 and 18). has operated a grain silo in the Port of Baltimore for the last 80 years. The 7.5-acre site that the company leases from the Maryland Port Authority was an active and vibrant industry within the city employing numerous people in the neighborhood. The Silo building, which has historicaly towered above Locust Point was shut down due to structural problems as wel as the irelevancy of old fashioned methods of production. Land-Uses in Locust Point, Baltimore, Maryland (UMD Planning Dept.) 22 Fig. 17 Fig. 18 The ADM sits adjacent to the former Proctor and Gamble company now Tide Point (Fig. 19) as an empty reminder of the neighborhoods? glorious ADM Grain Silo. Locust Point, Baltimore, Maryland. ADM Grain Silo as sen from Fort Avenue, Locust Point Baltimore, Maryland 23 industrial past. The new industry at Tide Point atempts to engage the community by providing a promenade for the public at the waterfront; however the neighborhood is stil disconnected from the waterfront since this connection is through the newly re-adapted facilities. Fig. 19 Tide Point Industries, Locust Point, Baltimore, Maryland 24 Fig. 20 The Domino Sugar Factory (Fig. 21), a sugar refinery procesing plant is another major industry that is on the waterfront at the Baltimore Harbor. The building, which was constructed as a 10 storey fully functioning plant in 1922, proceses raw sugar into refined sugar and was once the largest sugar refinery in the world. Currently, the plant, though speculated to cease production soon, is once more at the height of resurgence, especialy with a recent acquisition of added properties adjacent to its site. Tide Point Promenade, Locust Point, Baltimore, Maryland 25 Fig. 21 One major component of these industries that served Baltimore is The Ohio railroad system. The system, which was plated at the water?s edge over 150 years ago, was the active generator of the urban form for Baltimore City (Figs 22, 23 and 24). The Amstar. Domino Sugar Company. (Keith) 26 Fig 22. Baltimore &Ohio Railroads surrounding Locust Point. Fig 23. CSX Railroads serving industrial Locust Point. 27 The train tracks stil serve the remainder of the industries that are on the peninsula. The majority of the tracks currently serve as a car depot for CSX Railroads, a company that serves south Locust Point across I-95 (Fig. 24). Although a vital amenity for the industries along the waterfront, the railroad tracks are bariers that keep Locust Point away from the waterfront of the harbor. Fig 24. CSX Railroads and Train Yard Across Fort Avenue. 28 Baltimore City and its Waterfront Amenities The city of Baltimore, like any major city with adequate aces to water, realizes the importance of revitalization along a particular waterfront. The urban realm of a city where its citizens inhabit the most (which often is along amenities like a waterfront) is inherently tied to the image ability of the city. Historicaly, the image ability of a city typicaly focuses on a center or node (for example a busines district) or a decipherable edge (park or waterfront). Baltimore, with its Central Busines District as its original node, has capitalized on its waterfront as a more prominent node. The 1970?s saw the instalation of the Inner Harbor shopping pavilions, a venue that helped draw people to the waterfront from the core of downtown for leisure activities. This urban design initiative also sought to decongest the downtown area by afording the city inhabitants a ?playground? on the old industrial waterfront, a place where city living and recreational amenities intermix. Back Bay in Boston, Masachusets (Figs 25 and 26) is an example of a waterfront edge that is relegated to public use as an amenity or promenade. The waterfront edge in Baltimore acts a seam that knits difering functions along the waterfront together. The edge is also a place where the fabric of the city, especialy the Central Busines District along Prat Stret mets the city?s natural amenity. Transportation uses such as water-taxis for commuters link diferent nodes along the waterfront to other sites on the harbor. The city could further promote this recreational efort by continuing the existing harbor walk promenade 29 past the industries of Locust Point to one of the city?s major historic amenities, Fort McHenry (Figs 27 and 28). Figs. 25. Local Stret Connections and Patterns. Back Bay, Boston Masachusets Figs. 26. Aerial Image of Back Bay, Boston Massachusets 30 Fig. 27 Public transportation in and out of Locust Point is poor in that the roads and public transportation systems that serve the neighborhoods adjacent to it (Federal Hil and Riverside) trickle to a minimum further down the peninsula. The only local bus line that serves the community runs down Fort Avenue to Fort McHenry; however, it does not branch into Locust Point. Existing Public Promenade at the Baltimore Inner Harbor 31 Fig. 28 The water taxi as mentioned earlier serves local busineses across the water, the only stop in Locust Point is geared towards the office component at Tide Point, which is at the edge of the neighborhood, and does not serve the community directly (Figs 29). Proposed Public Promenade at the Baltimore Inner Harbor connecting to Fort McHenry. 32 Fig. 29 The industrial nature of Locust Point puts it in direct conflict with the grenfield directives that may be at the heart of kniting it to its edges and to its adjoining neighborhoods. The lack of tres on most strets within the community is a deterent to ?dweling? within the public realm. Although the buildings provide some shade for the sidewalks, most of the single lane strets are uninhabited during the daytime hours especialy in the hot summer months due to its lack of vegetation. A park that is at the edge of the neighborhood, Latrobe Park is part of a local park system that serves as centers for neighborhoods along the Water Taxi locations along the Baltimore Inner Harbor 33 water?s edge. Latrobe is a local amenity that people throughout the neighborhood enjoy, especialy with the location of the neighborhood community center on its grounds. The local elementary school in the neighborhood utilizes Latrobe Park as part of its playfield, while it acts as a necesary buffer and scren for the railroads that traverse the neighborhood on a regular basis. Fig. 30 Landscape and Park amenities in Locust Point and surrounding neighborhoods Latrobe Park Coke Field Fort McHenry Federal Hil Park Riverside Park Paterson Park 34 Figs. 31. Latrobe Park ?lined? with single-family row houses. View Corridors As a neighborhood that is part of an ?urban edge?, the views in and out of Locust Point are critical to how it is perceived both by residents within the community as wel as the people without. The porosity that can be achieved to the water and beyond is a potent part of the amenity that Locust Point partialy posseses. Although these connections exist, the view is mostly from within, since the industrial edge of the community is a ?shield? that draws atention as one looks across from Fels Point or Canton. Locust Point is one of a few neighborhoods in Baltimore City at the waterfront with its best views outwards from the Fort Avenue (Fig. 32). 35 Fig. 32 Urban Stretscapes (Local Architecture and Typology) The typology of architecture that exists in Locust Point range from high tech industrial, to vernacular brick row houses. The types include religious and commercial architecture that have residences above them. The domestic buildings though modest in size are typicaly 2 storey structures with a half basement. The existing fabric typicaly looks onto spartan strets that are mostly treles and baren. The stret widths range from 30 ? 40ft curb to curb and acommodate parking on both sides of the stret. The religious buildings (Figs 35 and 36) are typicaly larger in scale and are secondary visual icons within the stretscape. This relationship or characteristic is due to the fact that al the buildings in Locust View corridors through and out of Locust Point, Baltimore, Maryland. 36 Point including the waterfront are dominated by the ADM grain elevator and Silo (Fig. 35). Fig 33. Typical residential scale and typology Fig 34. Typical residential scale and typology 37 Fig 35. Religious Architecture (ADM Grain Silo in Background) Fig 36. Religious Architecture 38 Fig 37. Typical ?Local? Stret Sections at Locust Point. Fig 38 Typical Stret Sections Fort Avenue, Locust Point. 39 Fig 39. Typical Sections at Locust Point. ?Industry vs. Housing? Fig 40. Typical Sections at Locust Point. Water?s edge. 40 II ? Precedents 41 Site Precedents #1: Bankside and the Thames. The industrial fervor that swept the world during the 19 th and 20 th century left its indelible mark on the cities in the United States as wel as those in Europe. The river Thames is a determinant of the form of London since the city depended on the waterway for commerce and navigation. Numerous industries were erected along the banks of the river as result, especialy with the advent of mas and rapid modes of production. Electricity, a catalyst for development during the industrial age, prompted England to construct large power plants to serve industrial as wel as the urban needs. The Bankside, as wel as The Batersea power stations (designed by Sir Giles Gilbert Scott), were large industrial plants that housed enormous ?turbine? components that help generate electricity for mas public consumption. Fig 41. Industrial adaptive reuse Figure ground of the Tate modern (Formerly Bankside Power Station) 42 Fig 42. Building and Site Section showing the relationship to the Thames Fig 43. Building plan showing programmatic layout of public vs. exhibit Spaces and acces As the industrial paradigm shifted globaly, these monuments to power generation and consumption fel by the wayside. Rather than clear the site for a 43 building that serves today?s aesthetic desires and neds, the city of London converted the Bankside Power Station into a public museum, one that shows a highly succesful example of adaptive reuse. The building now refered to as The Tate Modern was designed by Herzog and de Meuron with minimal reconstruction eforts to its fa?ade. The interior was excavated and the main turbine hal is a cavernous volume that can be entered at various levels (Figs 41- 45). Fig 44. Conversion of Bankside Power Station 44 Fig 45. The Tate Modern on the Thames, London England Site Precedent #2: Portland, Maine Reclamation and redevelopment of an industrial waterfront entails asesing the needs that the port might serve by properly asesing and predicting what could work on the site through feasibility studies. These often include rezoning eforts coupled with master planning initiatives that would bring in variable land uses. In Portland Maine (Figs 46 & 47), the waterfront existed as one designated for heavy industrial usage. By rezoning the waterfront, new uses could be acommodated including commercial facilities, fishing complexes, a transportation fery terminal along with busines and residential uses. This approach to redevelopment through rezoning and redistricting ensures a higher 45 density of pedestrians that patronize the waterfront at most hours during the day, as opposed to a single usage that caters towards one type of activity. Fig 46. The Port before ?rezoning? to make it viable for mixed usage (ULI) Fig 47. Revised Port showing its mixed usage (ULI) 46 Site Precedent #3: Charlestown Navy Yard, Boston, Massachusets The Charlestown Navy Yard in Boston, Masachusets (Figs 48 and 49) is a similar example of the redistricting and rezoning that can revive and resuscitate a failing waterfront. This project has a diversified mix of uses that exist side by side and was initialy planned in a ?phased? proces. This proces alows the city to absorb the cost and construction efort that such a project demands. The phasing also alows for a safety net in case there is a change in market demand for portions of the development. Fig 48. Charlestown Navy Yard, Boston Massachusets (ULI) 47 Fig 49. Compartmentalization of a Port for difering uses (ULI 48 Building Precedent #1: Gasometer Project, Viena, Austria. One if the characteristic of the city of Vienna is its ornate and grand architecture, most of which predates the industrial revolution. A second decipherable characteristic is the Ringstrase that separates the old part of the city from the modern expansion. During the industrial age, the city constructed four large cylinders that were commonly refered to as ?gasometers? and these mega structures that held natural gas that served as public utility. As part of a masive urban renewal efort, the structures were converted into a mixed-use project that included apartments, student?s dormitories, a retail mal, an auditorium and a cinema. The architects involved sought four distinct approaches to its adaptive reuse. Fig 50. The Gasometers, Vienna, Austria 49 One was additive in nature, the second was subtractive while the remaining two took diferent vertical approaches as to how programatic elements were stacked within them. Fig 51 Plans and Sections of the Gasometers, Vienna, Austria Fig 52. The additive methodology (Coop Himelblau) 50 Fig 53. The additive methodology. Plans and Sections Fig 54. The subtractive methodology 51 Fig 55. The subtractive methodology. View of Courtyard Fig 56. View of building components 52 Building Precedents #2; Fiat Factory, Italy (Renzo Piano Workshop) This project (The Lingotto) involves the adaptive reuse of an industrial factory for Fiat into a modern office building. Originaly, the factory fabricated automobiles and tested them on its roof level. Italian futurists lauded the building as a marvel because it integrates in cohesive manner architecture with the testing of the product that was manufactured within it. Fig 57. Aerial view of the ?Lingotto? with the existing rooftop car testing Raceway. Fig 58. View of building courtyard, which is used for manufacturing 53 Fig 59. Exterior view of ?Adapted? building Fig 60. Integrating building with Landscape 54 Building Precedents #3; Grain Silo as Ofice; Elerbe Becket. The building, a grain silo in Minnesota, was vacated by the original owners once it outlived its usefulnes. As part of a renewal efort, the new owner sought to convert it by adaptively reusing it as an ofice (Figs 61-63). The chalenge the architects faced ranged from structural isues and trying to insert a diferent function into the building envelope without altering the fa?ade of the building in any major way. The main reason for this was because of historic preservation tax breaks that the developers can qualify for if they avoid any changes to the fa?ade of the building. This resulted in the architect devising ways of introducing natural light into the building through unorthodox means of sky lighting and the use of reflective surfaces on the interior. The completed building currently serves as an office building in Minnesota. Fig 61. Exterior view of grain silo building after Adaptive reuse. 55 Fig 62. Interior view of grain silo building after adaptive reuse. Reflective surfaces are used to get light into the center courtyard of the building. Fig 63. Ground level view of interior courtyard. 56 IV ? Design Analysis 57 Design Goal Typicaly, a port is established by creating a simple docking system that alows for merchants to trade their wares with the inhabitatants before they are transfered either manualy or by domesticated animals inland along a ?shoreline? road. This system remains unchanged until the merchants set up warehouses to store goods and trade with incoming vesels along the shoreline. Eventualy, more docks are added to acommodate the extra shipments of cargo, al which are received into larger warehouses, as the water?s edge becomes a bonafide port. The shoreline road is then widened and a rail system introduced to move goods inland faster. This type of docking system normaly pushes existing building fabric further inland to make room for needed infrastructure on the port for large ships are introduced. As the port grows, major highways are introduced to move goods and services along the shoreline. The train lines and tracks become obsolete as the development of faster and more economic means of goods transfer are created. The train tracks once useful normaly become bariers to further development along the waterfront once the old port has outlived its usage. Highway bypases are often established to reconnect back to the old port, which would have to be rezoned to acommodate newer uses like light industrial, offices and residential uses. This evolution causes a choking efect on the decaying waterfront. Eventualy, the highway wil be removed to re-establish a connection betwen the now fully developed city and the thriving waterfront. Fig. 64 shows a timeline diagram of the history of port developments from their inception to modern day revitalizations. 58 Fig 64. Historical timeline of Port Development from trading, to heavy industrial and conversion into mixed-use 59 The design intent for Locust Point wil capitalize on its existing qualities and land uses by making the waterfront acesible to the people that live in the neighborhood. These qualities include the diversified zone clasifications of the neighborhood and the natural context; that is, proximity to the water, proximity to Fort McHenry. These elements have to be carefully studied and researched to help design a viable and appropriate infrastructure for the neighborhood, one that works in harmony with the rich existing urban fabric and succesfully connects to the city waterfront promenade. Fig 65 Key Highway Extensions Key Highway Residential Retail Mixed-use Live/Work Park Civic Heavy Industry Institution Land-Use; Road extensions for Locust point, Baltimore, Maryland. 60 The existing neighborhood which today has about 1100 single family row houses wil benefit from the addition of infrastructure that can help maintain a new critical mas that is introduced into the mix. The addition of single and multi- family housing components wil help sustain the neighborhood by adding a higher density. The density added wil help maintain the added land usage of daycare facility, library, community center, and senior housing e.t.c. The extension of Key Highway as an added infrastructure into the north western end of the peninsula with a spur that loops along the edge of the water wil asure that the neighborhood does not get congested with trafic. This wil also aid with the isue of parking which currently is a problem. This particular design intent also deals with the CSX train tracks that have historicaly cut the Locust Point from its edge by removing most of it and leaving a spur that currently serves the Domino Sugar Factory while proposing a mixture of uses to be built on the site of the existing tracks. Fig 66. Climatic diagramming of natural elements in Locust Point Prevailing winds Winter Sun Summer Sun 61 V ? Program 62 The industrial nature of the peninsula creates communities along the waterfront, especialy in Locust Point that lacks cohesion. This isue wil be tackled by the overal creation on ?setpeices? within the neighborhood to help organize the fabric into a decipherable whole. These buildings wil operate with the existing infrastructure to create a finer urban fabric patern that reaches the waterfront and connects to the adjoining communities seamlesly. The creation of an ?Industrial Workshop? wil be at the center of this new urban renewal efort. This wil act as a place that teaches the community about the nature and sustainability of the industrial buildings in their neighborhood through adaptive reuse. As the concept of industry is evolves, Locust Point must take adaptive measures to acommodate its aging facilities which remains its main point of identity. The city of Baltimore must then devise a master plan that awaits the lighter industry that could be reinserted to replace the aging industries. The thesis with its definition of a ?Workshop of Industry? wil create a campus of buildings within the neighborhood that al act together in concert to strengthen Locust Point and solidify its sense of place within Baltimore. Possible programatic components that wil make this feasible include the insertion of newer housing to acommodate the diversified families that live on the peninsula. The new housing wil include live/work components that sek to keep the neighborhood intact utilizing the existing piers existing along the waterfront. Living facilities for an aging generation wil be created within the community since most of these ?aged? demographics are often forced to move due to the unavailability of proper facilities to cater to their needs. The need for 63 afordable daycare facilities for the families in the Locust Point is desperately needed to cater to the working families within the neighborhood. This facility wil work in tandem with the main existing public school that serves the community and wil be more acesible, compared to a current daycare facility that is located in the Tide Point facility which mainly cater to office workers at the facility. A modern public library that is linked to the Baltimore Public Library System wil also serve the community as wel as coexist with the school and daycare facilities in the neighborhood to further create a cohesive sense of community. Locust Point curently has a healthy amount of stores that serve the neighborhood; however, these are mostly historic bar and pub establishments that does not serve the need of families in the neighborhood. The nearest grocery store that serves the neighborhood is located ten minutes away northwards towards the neighborhood of Riverside. The insertion of a neighborhood grocery, along with neighborhood corner stores plus a pharmacy wil further enhance the sense of communal identity. The workshop of industry, which wil be a multi-media center wil act as a facility to help redefine the concept of ?industry? for Locust Point by creating training facilities for the populace and help introduce and train them for the lighter industries that are planned for the peninsula. The creation of a park system as part of the general master planning that seks to create public amenities for the community. The addition of a ?linear park? along Key Highway wil might aleviate isues of ?separation and 64 detachment? that currently bisects the neighborhood and keeps it from the waterfront and its neighbors. Proposed Locust Point Programatic breakout: Housing Components: Row Houses 403,200 s.f. ? Typical Single Family Row Houses. 2100 s.f. Internalized Parking spaces (24 units per block) 8 individual stret blocks Multi-Family Apartment Housing (2 @ 120,350 s.f.) 240,700 s.f. Apartment building breakdown o 8 Studio Units @530 s.f. (7% of program) 4,300 s.f. o 52 One Bedroom Units @660 s.f. (47% of program) 34,320 s.f. o 46 Two Bedroom Units @1000 s.f. (41% of Program) 46,000 s.f. o 4 Thre Bedroom units @ 1200 s.f. (4% of Program) 4,800 s.f. ? Parking Spaces 97 @ 270 s.f. /.space 26,190 s.f. ? Storage spaces. 1 per level @ 300 s.f. 1,200 s.f. ? Laundry facilities 1 per level @ 400 s.f. 1,600 s.f. ? Leasing Ofice 540 s.f. 65 ? Fitnes facilities 700 s.f. ? Lobby 700 s.f. ? Breakdown of Square Footage (Floor by Floor) ? First Floor Gross Floor Area 26,000 s.f. ? Second Floor Gross Floor Area 27,100 s.f. ? Third Floor Gross Floor Area 27,100 s.f. ? Fourth Floor Gross Floor Area 27,100 s.f. Multi-Family Apartment Housing (ADM Grain Silo Building) 168,000 s.f. o 40 One Bedroom Units @ 900 s.f. 36,000 s.f. o 60 Two Bedroom Units @1600 s.f. 96,000 s.f. o 20 Thre Bedroom Units @1800 s.f. 36,000 s.f. Live/Work Pier Mixed-Use Housing (4 Blocks @ 27,000 s.f.) 108,000 s.f. ? Live/Work Flexible spaces. 1800 s.f. Per module. Internalized Parking spaces (15 housing modules per block). Retail Components: 43,600 s.f. ? Neighborhood grocery store 25,000 s.f. 66 (Medium-sized store for Locust point) ? Pharmaceutical store 5,000 s.f. (Non- franchise type local pharmaceutical) ? Local corner stores (ADM Grain Silo Building) 3,600 s.f. (Live work component in Row houses) 3 @ 1,200 s.f. ? Financial institution 5,000 s.f. Smal-sized local banking facility ? Outdoor Pier Recreation area/ restaurant/artist camp 5,000 s.f. ? (Elevated boardwalk) Public Library Component: (ADM Grain Silo Building) 32,000 s.f. Administration 3,400 s.f. Lobby 500 s.f. Reception 150 s.f. Waiting room 300 s.f. 5 Ofices 750 s.f. Conference room 600 s.f. Copy/Fax room 100 s.f. Storage/ File Room 350 s.f. 67 Toilet Rooms 2 @ 150 s.f. 300 s.f. Break / Lunch room 350 s.f. Library 29,600 s.f. Library stacks 20, 000 s.f. Computer resource center 2 @ 2500 s.f. 5, 000 s.f. Conference rooms 2 @ 1000 s.f. 2,000 s.f. Audio/ Visual Center 1,000 s.f. Public restroom facilities 2 @ 300 s.f. 600 s.f. Limited service caf? 1,000 s.f. Ofice Building Component: (ADM Grain Silo Building) 400,000 s.f. Typical gross floor area 21,000 s.f. @ 6 floors 126,000 s.f Ofice Lobby 2,000 s.f. Loading /Service area 2,500 s.f. Parking spaces 100 @ 270 s.f. 270,000 s.f. Multi-Media Technology Center 32,500 s.f. 68 The Multi-Media facility remains one that oscilates betwen temporary and permanence. The center wil be a workshop where the populace can obtain training for new types of industries that are introduced to acount for the old ones that are relics of the industrial age. This component contains kinetic, semi-mobile prototypical incubation pods (PIPs) that could be introduced in numerous industrial locales that are in a similar state of flux. ? Administration 2,800 s.f. Lobby/ Reception 1,500 s.f. 4 Ofices 1,000 s.f. Copy/Fax room 150 s.f. Storage/ File Room 350 s.f. Toilet Rooms 2 @ 150 s.f. 300 s.f. ? Research facilities 29,200 s.f. Clasrooms 4 @ 350 s.f 1,400 s.f. Resource area 2,500 s.f. Workshop Yard 5,000 s.f. Storage Facilities 1,500 s.f. Mechanical area 1,500 s.f. Toilet Rooms 2 @ 150 s.f. 300 s.f. Museum / Exhibit area 5,000 s.f. 69 Loading /Service area 2,000 s.f. Parking spaces 25 spaces@ 270 s.f. 10,000 s.f. Senior Asisted Living Facilities(4 Levels) 74,550 s.f. ? Administration 3,300 s.f. Lobby/ Reception 1,500 s.f. 4 Ofices 1,000 s.f. Copy/Fax room 150 s.f. Storage/ File Room 350 s.f. Toilet Rooms 2 @ 150 s.f. 300 s.f. ? Living area breakdown 71,250 s.f. o 10 Studio Units @530 s.f. 5,300 s.f. o 45 One Bedroom Units @660 s.f. 29,700 s.f. o 25 Two Bedroom Units @1000 s.f. 25,000 s.f. ? Storage spaces. 1 per level @ 300 s.f. 1,200 s.f. ? Janitorial facilities 550 s.f. ? Fitnes facilities 2,000 s.f. ? Outdoor recreational area 5,000 s.f. ? Community room 2,500 s.f. 70 Daycare facilities 8,000 s.f. Parking 562,000 s.f. Parking Garage (ADM Silo Building) 20,500 s.f. @ 5 Levels 102,500 s.f. Parking Garage (Infil Apartment Buildings) 2 Buildings 460,000 s.f. 71 Parti A: ?Locating? the Neighborhood VI? Design Proces 72 Parti A: Centering the neighborhood The approach in this scheme observes the characteristics at the waterfront by seking a solution in the piers that line the edge. The piers, which historicaly have been used to dock ships, are currently inacesible to the inhabitants of Locust Point, thus the approach of creating a ?reversed pier? or ?anti-pier? to introduce water as an amenity for the neighborhood. The hierarchical structure that currently dominates the neighborhood, the ADM grain silo is removed from the edge unlike its adjacent neighbors (Domino sugar plant and Tide Point) both of which intimately hug the waterfront. This parti looks at the creation of a waterfront for the ADM silo, by bringing the water inland. At the same instance, the newly created waterfront amenity re-centers the neighborhood by adding a desired density that frames this amenity. A fishing marketplace with restaurants is added to serve the pedestrians that utilize the boardwalk on their way to Fort McHenry. Additional housing (single atached row houses and high density multifamily dwelings are added along Fort Avenue. The library, which is located in the ADM silo, along with offices and the workshop of industry, wil overlook the amenity and the Baltimore Harbor beyond. The newly created center is also acesible by a spur extension of the Key Highway, which in turn serves the newly created live/work facilities on the piers that line the waterfront. Fort McHenry is separated by the notion of a reversed pier, which alows it to exist as a real monument, one that is acesed by a bridge off Fort Avenue. 73 This idea implements the idea of a moat to create a physical edge to Locust Point and a new entryway for Fort McHenry. 74 Fig. 67 Scheme 1: ?Pier? versus? Anti-Pier?. 75 Fig. 68 Diagram of Parti A showing potential connectivity Betwen the waterfront and the neighborhood. 76 Fig 69. Site section for Parti A showing site and Building strategy. Fig 70. Perspective from the harbor looking at the ADM Silo And the new aterfront amenity. 77 Fig 71. Aerial perspective looking at the ADM Silo And the new aterfront amenity Parti B : Grening the Neighborhood As part of a larger community of neighborhoods within the city, Locust Point is remarkably devoid of natural vegetation that helps to bolster its identity and articulate a good sensibility about its public realm. This is evident in the main strets where tres are scarce; adding to the industrial luster one fels upon entering the neighborhood. The approach in this parti takes a wide scope lens strategy to redefining the neighborhood by simply focusing a healthy amount of resources on its grenscape. Neighborhood parks frame the area for example; 78 Latrobe Park, Riverside Park and Federal Hil Park, al which are linked to the waterfront via Locust Point through a variety of, trail systems. These trail systems run through the neighborhood and merge into an urban waterfront park that envelopes the ADM grain silo. The idea is an aggresive revitalization of the existing abandoned brown fields into gren fields that liter the site, by placing them amidst these parks. The system at times link with the grening of major pedestrian and vehicular routes that weave through Locust Point especialy to Fort McHenry. The trail also acts as a buffer betwen the newly expanded neighborhood and the I-95 interstate highway that runs paralel to the neighborhood, while lending itself to use as a public amenity. Supplemental housing components are added as stret liners along Fort Avenue, while the programatic elements of office, library, workshop of industry reside in the ADM grain silo with commanding views overlooking the park and Baltimore city. A pedestrian pier serves the community by engaging the waterfront on two diferent height levels. 79 Fig. 72 Parti B showing a park system of gren spaces Linking the neighborhoods. 80 Fig. 73 Diagramming of Parti B showing a park system of gren Spaces within the neighborhoods. 81 Fig 74. Site section for Parti B showing site and building strategy. Fig 75. Perspective showing a linear trail linking to the gren park With the ADM silo 82 Fig 76. Aerial perspective showing a linear trail linking to the gren park With the ADM silo. Parti C: Re-centering the neighborhood This approach investigates an idea of eliminating the ADM grain silo from the center of Locust Point. The discrepancy in scale betwen the silo and the neighboring buildings is one of the chalenges that presents itself at the site. The building currently as it sits remains the focal point for the neighborhood; however, its use makes it a harsh neighbor to deal with ion terms of adjacency. The row houses that are next to the building are a tenth of its size, yet they have existed symbioticaly for generations. Since the ADM building no longer exists as 83 created, the need for buildings at the site that is scaled to other buildings is explored duly. The scheme addreses the neighborhood by scaling elements down appropriately, while at the same instance, provides gathering spaces that focus on the residents in the neighborhood and the waterfront. These newly re-adapted industrial facilities wil hold needed infrastructure in the neighborhood, for example, the library, the asisted living senior housing, a daycare as wel as the industrial workshop. Limited retail insertion as wel as the pedestrian pier provides opportunities to engage the waterfront directly. Housing components that line Fort Avenue leading to Fort McHenry provides increased density. These housing types range from single-family row houses to atached multi family apartment buildings. 84 Fig. 77 Diagramming of Parti C showing the ADM Site with lower scaled buildings. 85 Fig. 78 Diagramming of Parti C showing low scaled buildings with Parks that addres the neighborhood and the water. 86 Parti D: Refocusing the neighborhood This Parti looks at the creation of ?nodes? as places of refuge as wel as destination points. Locust Point as it stands today exists without a center. The existing portion of Locust Point in this parti is focused around a newly created internaly focused modest park that acts as a gathering place for the community. A second park that addreses the scale of the city is inserted into the scheme on the waterfront. This encourages interaction betwen the residents where they can gather around the hierarchical building within the neighborhood without being in the ?destination? park, one that is more public in nature. The parks act simultaneously as exterior courtyard along with a more intimate interior one, both of which alows for a diferent protocol while one inhabits either of the spaces. The new infrastructures of offices, library, workshop, retail and high density residential are located around the destination park, while the neighborhood park serves the ?historic? part of Locust point. Increased density is also provided by the housing components that line Fort Avenue leading to Fort McHenry. These range from single-family row houses to atached multi family apartment buildings. 87 Fig. 79 Parti D showing a relatively small ?neighborhood gren? with the Larger ?common gren? across from the ADM Silo. 88 Fig. 80 Diagram of Parti D showing a relationships of the small ?neighborhood gren? and the Larger ?common gren? Silo. 89 Fig 81. Site section for Parti C showing site and building strategy. Fig 82. Perspective showing a public gren with ADM tower. 90 Parti E: Limited Intervention This parti looks act an approach that does as litle as possible to disturb the fabric of Locust Point as it currently stands. The ADM silo as it stands wil be converted to a mixed-use facility of library, offices, parking, and limited retail. The building is fited with a new entrance that seks to lure the trafic away from the existing fabric of Locust Point. The entry way is lined with buildings that step up in scale from odest row houses to mid-sized multi family dwelings. This alows for a les disruptive relationship of scale betwen the ADM silo and the neighboring row houses. Added fabric is provided across the existing tracks that currently cut through the neighborhood by a separate road systems off entry and exit onto Fort Avenue. The elevated pier is acesed from the ADM grain silo building and provides limited aces to the waterfront for patrons of the library or the office workers. This option asumes that the industries that are in the neighborhood, for example, the Amstar sugar factory, the CSX rail, and others wil be stay on the site permanently. 91 Fig. 83 Parti E showing the existing rail tracks with mid sized blocks Inserted to create a new entry for the ADM off Fort Avenue 92 Fig. 84 Diagram of Parti E showing buildings wrapping the ADM Silo With a new addres. 93 Fig 85. Site section for Parti E showing site and building strategy. 94 Fig 86. Site section showing existing conditions. 95 Fig 87. Site section. 96 Fig 88. Site section. 97 VI ? Design Conclusion 98 The waterfront of Baltimore city is an important aset to the city, one whose revitalization and redevelopment must be adequately studied by the Department of City Planning to ensure succesful execution. By comprehensively designing the waterfront and the adjoining neighborhoods through rezoning etc, the city wil benefit from a concrete master plan that wil solve some of the cities imediate and long term land use isues. It wil also ensure that the waterfront as amenity is given to the people as opposed to the richest developer. This thesis proposes solutions on a macro as wel as on a micro scale that looks at how the city can use existing infrastructures to aid in refocusing its waterfront and appropriately rezoning. The purpose of such a proposal ensures that the city can stil manage and maintain its ports, ports that have shaped and molded the identity of Baltimore over centuries, while at the same time alows for newer uses on the waterfront. 99 Parti A: ?Locating? the Neighborhood VII? Uban Solution 100 Waterfront rezoning The waterfront of the City of Baltimore exhibits a patern of uniform grids that is legible and rigid around the waters edge in the form of various neighborhoods and localities e.g. Fels Point, Canton, Federal Hil and portions of Locust Point. This extensive waterfront land, which runs from Dundalk to Port Covington, is stil for the most part industrial in nature as shown in the diagram below. With the encroachment of living, work and recreation as active players along the Baltimore waterfront, these industrial zones are feling the impact of expanded living on land that for centuries remained industrial. Fig 89. Figure Ground of Baltimore Harbor and outlying areas. Inner Harbor Interstate-95 Proposed Indusial Zones 101 The Promenade The design intent of this thesis seks ways of aleviating the isue of encroachment of industrial land by ?rezoning? the waterfront in a clear manner. The departure of industries from the northern leg of the Baltimore harbor lays out a clear idea on how this wil be acomplished. A current proposal of a cruise terminal for the inner harbor as wel as Fort McHenry at the end of the Locust Point peninsula are key role players in this thesis as ?anchors? for the new master plan for the inner harbor. These public amenities could serve as utilities for rezoning the waterfront in the imediate inner harbor for living, working, shopping and recreation (Fig 78). The existing Fig 90. Figure Ground of Baltimore Harbor. Public zones dedicated for living, work and play starting at Canton Cruise Terminal to Fort McHenry. Proposed Anchor; canton cruise terminal Fort McHenry Proposed city waterfront amenity 102 Interstate 95 serves as a conduit for goods from the industrial edge as wel as a physical ?mediator? betwen Industrial infrastructure and city living. (Fig. 77). Gren Amenity. As part of reclaiming the Baltimore waterfront for increased amenity uses by rezoning industrial uses outside the inner harbor waterway, this thesis provides the new aterfront promenade a linkage to existing recreational uses within the city fabric. Fort McHenry as a national park at the edge of Locust Point peninsula is appropriately integrated into the outlying parks within the city, such as, Paterson Park, Federal Hil, Riverside Park and Latrobe Park in Locust Point (Fig. 91). Fig 91. Recreational park systems within downtown Baltimore. Paterson Park Fort McHenry Federal Hil Riverside Park Latrobe Park 103 The linking of the various parks adds visibility and easy aces to one of the nation?s most important parks, which at the moment is under utilized as a bankable aset for the inner harbor and the city of Baltimore at large. Transportation The Peninsula of Locust Point could be beter connected to the general fabric of the city by capitalizing on eforts already underway to expand a rail line into Fels Point across the inner harbor leg of the Patapsco. The proposed ?Red Line? wil be the main east-west line that wil take commuters across the downtown area. Currently, the MTA (Maryland Transport Authority) lines travel across the city in a north-south direction. This thesis proposes an additional leg that taps into the Fels Point leg of the Red Line that runs through the Locust Point Peninsula. The proposed rail line wil use some of the existing rail lines that were historicaly utilized on the peninsula to service industrial buildings for the transportation of commuters from Federal Hil, Riverside and Locust point through Fort McHenry. The loop of expanded MTA rail wil complement added infrastructure of roads, and water taxi stops at Locust Point. 104 Fig 92. Existing and Proposed Rail lines. Baltimore City. Fig 93. Existing and Proposed Rail lines. Baltimore City. Proposed MTA rail line. 105 IX?Neighborhood Solution 106 In creating a new master plan for the Peninsula, the ADM silo becomes the new center for the neighborhood of Locust Point. The waterfront is rezoned to acommodate new types of uses on the existing piers. These uses include pier housing, commercial uses of ofices, retail and some parkland. The scale of the new uses, most of which re-adapt industrial buildings are the same with what exists in Tide Point whose heights are in the 70 ft range. There is an urban design guideline that governs the proposed buildings along the waterfront and how they relate to the existing infrastructure of Locust Point. Some of the guidelines are as follows: ? Strets running perpendicular from the neighborhood to the waterfront must have unobstructed views of the waterfront. ? Buildings on the waterfront must adhere to a height limit of no more that 65 fet in height. ? Buildings on the waterfront, especialy on the piers must alow a setback of no les than 20 fet from the edge of the water to alow for pedestrian promenade on the waterfront. ? Buildings on the waterfront must alow pas through or brezeways on the ground level so as not to block pedestrian flow along the waterfront. ? The Buildings along the Key Highway extension must uphold the stret edge to create a liner along the road. ? Buildings along Key Highway extension must incorporate arcades on the ground level to engage the public intimately. 107 ? Building uses for the waterfront must include a variety of uses in any particular building, e.g. retail and office or retail and residential, or office and residential. In addition, the existing ADM transfer pier on the waterfront is preserved as a public infrastructure to compliment the new building uses and is used as a public park with areas designated for artist shops. There is provision for a linear contemplative park atop the structure for pedestrian usage. Key Highway is extended towards Fort McHenry where it terminates Fort Avenue by a circle that slows trafic headed towards the park. The extension of Key highway is a four-lane road that handles the trafic from the new uses along the waterfront as wel as the trucks that visit Tide Point and The Domino Sugar factory. The width of the road is visualy minimized by alowing parking on two of the lanes along with a median that the Light Rail pases on. The sides of the light rail tracks landscaped appropriately to alow for bicycle paths, which further physicaly and visualy breaks the roads width. The light rail stops in front of the ADM silo building at a stop that also handles the water fery users that visit Locust Point. As part of the neighborhood master planning, the scale of the ADM building is further broken down by the insertion of large-scale residential blocks around it to mediate betwen the scale of the neighborhood row houses and the silos. Key Highway extension is also framed with multi family residential blocks, which shows the edge of the new Locust Point responding to the scale of the city. 108 The addition of blocks of row houses on the eastern side of the ADM silo al the way up to the Key Highway extension compliments the existing ?historic? row houses that currently is in Locust Point and puts the tower in the center of the neighborhood with its main fa?ade opening up towards the public plaza on the waterfront. Numerous public parks and grens are also inserted into the existing fabric as wel as the new patern to create areas where the community can congregate without having to be on the waterfront. A supermarket is also added along I-95 to alow for easy truck aces from the interstate. I 109 Fig 94. The peninsula of Locust Point with the neighborhood of Riverside (Foreground 110 Fig 95. Locust Point. Existing conditions of Housing, Industry, Parkland and Transportation infrastructure. 111 Fig 96 . Locust Point. Proposed Site Axonometric. 112 Fig 97. Proposed Site Plan. Locust Point ADM Grain Silo Site 113 Fig 98. Diagram. Center of the neighborhood 114 Fig 99. Diagram. Figure ground of the neighborhood. 115 Fig 100. Diagram. Gren spaces. 116 Fig 101. Diagram. Edge vs. Gren spaces. 117 Fig 102. Diagram. Stret Pattern. 118 Fig 103. Diagram. Stret Pattern. 119 . Fig 104. Proposed Site Plan. ADM Silo in Locust Point 120 X ? Building Solution 121 The ADM grain silo building is conceived of as a mixed-use modern building. The building that originaly held 182 individual grain silos (Fig. 104) included a ?Working House? tower component where grains are received from a conveyor system, which stretches to the waterfront. The grains are then transfered across the top of the grain silos where they are dropped in for storage. This thesis investigates how these components can be reused as pieces, which can support one another; much in the same way the building was conceived originaly. The conveyor system which was moved grains is ?re-conceived? as a system which now moves people lateraly back and from the waterfront functions. The conveyor system now converted to a pedestrian bridge connects to the building, much in the same way it did originaly. It serves a function of not only complimenting the recreational component of the waterfront (The public plazas), it also serves as a civic structure where people along the promenade can gather, shop in the artist galeries that are inserted into it. The original working house of the grain silo building is redesigned as one that is geared towards ?services?. The service sector in an economy is an integral part of industries, even when they are mostly heavy industries. This is even more important when the definition of industry shifts towards one based on information like in today?s society. The work house is re-imaged as the component that holds on to its past and at the same instance looks towards the future. The tower, which is mostly of commercial use, consists of retail on grade, a community library on two levels, a multi-media technology center on two levels and office spaces as the remaining floors. Tectonicaly, the tower?s floor plate is expanded on al four 122 sides by cantilevering floor plates from the existing structure of the existing tower and then given a new taut skin. The condition creates a ?Double skin? for the building and one can perceive the ?old? through the ?new? while one is inside or outside the building. Ocupants can also experience these temporal characteristics of the building by pasing through the existing fa?ade to the new one. The building when viewed from the exterior shows the same characteristic. During the daytime, the new skin reflects the redeveloped waterfront while the existing building disipates from view. When the building is lit at night however, one ses the old tower within the new one (Fig 126). The new fa?ade is also louvered to alow for natural ventilation of the ofice floors. The storage silos are the major component of the building closest to the residents. As a result, the community center is relocated to the base of the grain silos. Aces to the community / recreation center is through a public gren that further centers the row houses at that end around the amenity space. The silos on this fa?ade are peeled back to reveal the entrance of the community center. Retail components are at stret level with large sidewalks to encourage restaurants to provide seating spaces. The silos are further excavated and a variety of residential units are inserted with parking embedded in the building. The units range from one to thre bedroom units on 10 levels. There is a community gathering space on top of the parking deck with a skylight that gives residents views into the recreation room below. The silo that was once a repository of grains now becomes a vesel for families along the waterfront. 123 The ADM grain silo renamed SILO Point is designed to help knit the neighborhood of Locust Point to rest of the fabric of Baltimore city. The overal master plan tackles the scale of the neighborhood, the waterfront redevelopment addreses the scale of the city and SILO Point as a mixed use, Transit Oriented Development project on the waterfront becomes the mediator betwen the neighborhood and the city of Baltimore. 124 Fig 105. Existing ADM Grain Silo plan in Locust Point. Grain Silos (Storage) Working House (Procesing) Drier House (Procesing) 125 Fig 106. Level B1 Floor Plan. Neighborhood Gren Residential Drop-off Community Center 126 Fig 107. Ground Level Floor Plan Public Gren Ofice Drop-off Parking Garage Ofice Lobby Residential Units 127 Fig 108. Level Two Floor Plan Restaurant Level. 128 Fig 109. Level Thre Floor Plan. Community Library. Research and Archives. 129 Fig 110. Level Four Floor Plan Community Library. Reading Rooms and Ofices. 130 Fig 111. Level Five Floor Plan Multi-Media Technology Center Bridge Connection to Waterfront Pier. Residential Community Room/ Gymnasium 131 Fig 112. Level Six Floor Plan Ofice Level. Residential Outdoor Roof Terace Ofice Level 132 Fig 113. Typical Ofice Level Floor Plan. 133 Fig 114. Ofice Level Floor Plan. Eroded Fa?ade level With Ofice Balcony. 134 Fig 115. Building Section revealing Mixed-use component of Community Center, Retail, Library Multi-Media center, residential and parking. 135 Fig 116. Building cross section through converted Grain Silo. Residential, Community Center, Retail and Parking. 136 Fig 117. Building Waterfront Elevation. 137 Fig 118. Building Side Elevation. 138 Fig 119. Building Rear Elevation. 139 Fig 120. Silo Point. Overall Site Section. Neighborhood through Waterfront. 140 Fig 121. Silo Point. Proposed pier as public promenade including artist crates and shops. 141 Fig 122. Typical Residential Unit Layouts. 142 Fig 123. Ofice Curtain Wall Enlarged Detail. Elevation and Section. 143 Fig 124. Waterfront Perspective with ?artist? Pier, Foreground. 144 Fig 125. Silo Point Perspective. View along Loop-road along Waterfront. 145 Fig 126. Silo Point Perspective. View from neighborhood 146 Fig 127. Silo Point Perspective. View from Recreational Pier. 147 Fig 128. Silo Point Perspective. View from Interior Courtyard. 148 Parti A: ?Locating? the Neighborhood XI-Bibliography 149 Ackerman, Kurt Building for Industry. Watermark Publications, England: 1991. Beirne, Francis F. Baltimore.A Pictoral History 1858-1968. Baltimore: Bodine and Asociates, Inc., 1968. Frampton, Kenneth. Mitchel / Giurgola Architects. Rizoli, New York:1983. Kay, Jane. Waterfront Architecture, The Christian Science Monitor Monthly. Aug. 1989, vol. 2, no. 8, pg. 38 Keith, Robert Baltimore Harbor: A Picture History, Baltimore: The Johns Hopkins University Pres: 1991 Kirjapaino, Oy, Hangon. Aspects on Industrial Architecture and Engineering. The Building book Limited, Helsinki: 1989. Mayer, Harold M. And R. Wade Chicago: Growth of a Metropolis. Chicago: University of Chicago Pres, 1969. 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