B ALTIMORE CITY DESIGN MANUAL
BALTB TIMMOREE CIITYDESD IGNN MAANUUALDeppartmennt of PPlanninngCityC off BaltimmoreAdoptedd May 25, 22017Cattherine E. PughMayorThomas J. StosuurDirector
Baltimore City Design ManualAdopted May 25, 2017Table of y, Review, and EnforcementDesign Review ProcessAdministrative Exceptions334Definitions5Design Standards1. Detached and Semi-detached Dwelling Design Standards2. Rowhouse Design StandardsInfill: 1 or 2 units within a coordinated groupInfill: 3 or more units within a coordinated group or 1 or more in a noncoordinated groupNew Rowhouse groupUpper floor additions to existing rowhouses3. Multi-Family Dwelling and Mixed Use Design Standards4. Commercial Building Design StandardsC-1, C-1-E, C-1-VC, C-2, and C-3 DistrictsC-4C-55. Specific District Design StandardsIn OIC and BSC DistrictsI-1Transit-Oriented Development Zoning Districts;Waterfront Overlay Zoning Districts;Rowhouse Mixed-Use Overlay Zoning Districts;778812161721232326283838414243446. Signs45AppendixA - Pratt Street Design Guidelines491
Baltimore City Design ManualAdopted May 25, 2017IntroductionThe Design Manual has been developed in conjunction with and established in CityCode Article 32 – “Zoning”. This manual outlines the design standards and applicablecomponents for physical construction within the identified zoning districts.As per Title 4, Section 402; the Planning Commission must develop and may revisefrom time to time a Design Manual that sets forth required design standards inaccordance with the goals and objectives set forth in this subtitle.As directed under Title 3, section 204, of City Code Article 32 – “Zoning”; the Directorof Planning, or his or her designee, have the responsibility to oversee and enforcethis Design Manual and any/all future updates and additions to it. Developmentprojects that are subject to review by the Commission for Historical and ArchitecturalPreservation are not subject to this Manual.Goals (Title 4, Section 403):The Goals governing the development of the Design Manual are: To enhance the quality of the City’s built environment, architecturalcharacter, and sense of place;To foster economic vitality of the City’s neighborhoods and commercialdistricts;To enhance the overall urban design of Baltimore’s neighborhoods; andTo enhance the quality of life of City residents with development that issensitive to its context and adjacencies in the public realm.Objectives (Title 4, Section 404):The objectives governing development of the Design Manual are: To provide clear guidance for the design of residential, commercial, and mixeduse development throughout the City;To facilitate the process for design review and approval of structures withinthe City’s development review process;To ensure that the public realm is as thoroughly considered and articulated asprincipal structures;To articulate spatial relationships, provide image, develop sense of place, andimprove aesthetics of the built environment; andTo provide flexibility and encourage creative solutions to meet the intents andpurposes of the Design Manual.2
Baltimore City Design ManualAdopted May 25, 2017Applicability, Review, and EnforcementAs per Title 4, Section 405:Design review is required for the following types of development: New construction of Dwellings, excluding additions;New Construction of rowhouses;Upper floor additions and roof decks on existing rowhouses;when exterior modifications are proposed for residential conversions in the R7, R-8, R-9, and R-10 Districts;The establishment of a non-residential use within the R-MU Overlay District;All new construction and additions in the C-5 Districts;All substantial modifications of the facade of a structure in the C-5 District;Planned Unit Development;Any sign over 100 square feet in area;any electronic message sign;All freestanding signs, all scrolling newscast signs, and all wall signs above theground floor in the C-5 District;Banner Signs uses as permanent wall signs; andAny new constructions that involves:o A proposed development over 15,000 square feet;o A multi-tenant commercial development, including mixed-usedevelopment;o Construction on a designated “Main Street”; oro Construction in a TOD District or in the W Overlay District.As per Title 17, Section 815(H)(2):Design review is required for the following types of sign: Wall signs installed above the ground floor are subject to design review.As directed in Title 4, Section 406/407:Design review approval is required before any permits may be issued for any development listing above.Once determined that the project is subject to design review, the Director ofPlanning must review the project for compliance with the design standards set forthwithin this manual (Title 4, Section 408). Submittal requirements must conform toTitle 5, Section 201 of the Baltimore City Zoning Code and to include, but are notlimited to: Existing and proposed site plans; Elevations; Massing diagrams; Landscape plans; Sections; Material selections; and Any/all additional information that best describes your project.3
Baltimore City Design ManualAdopted May 25, 2017Design review process will be determined following the submission on reviewmaterials.When a complete application is submitted for review to the Department of Planning,the Department will complete design review within 15 days of the acceptance. Ifadditional information is requested by the Department, that 15 day requirement maybe extended. Staff will work diligently with the applicant to review and communicatequestions and concerns through the review process in order to efficiently completethe review. Review with the Urban Design and Architecture Review Panel (UDARP)may be required at the discretion of the Director of Planning.UDARP is a body of design and development professionals whom makerecommendations to advise the Director of Planning on design related items. ThePanel meets generally every three weeks and a full list of presentation requirementsand guidelines can be found on the Department of Planning’s UDARP ons-review-panels/udarp).Administrative ExceptionsAs per Title 4 Section 409 of City Code Article 32 – “Zoning”, The Director of Planningmay approve an administrative exception in cases where the proposed architecturaldesign of a structure meets the intent of the design review provisions but fails tomeet one or more specific design standard. The proposed design must be generallycompatible with the intent of the design standards and the overall development areaand the design integrity of the building must be acceptable within the contexts of thespecific site. Administrative appeals to the decisions of the Director of Planning maybe filed as per Title 4 Section 410 of City Code Article 32 – “Zoning”.Minor Text Changes and CorrectionsIt may periodically be necessary to make corrections to the Design Manual. Suchminor corrections may include typographical errors, updates to various citations orreferences, links to online resources, and corresponding corrections to the Table ofContents. Any such non-substantive correction shall be considered minor in natureand authority to make such corrections is assigned to the Director of Planning. Allother changes are considered substantive in nature must be approved by the PlanningCommission.4
Baltimore City Design ManualAdopted May 25, 2017DefinitionsIn this manual, the following terms have the meanings indicated:A. Architectural feature.See Section 1-302(t)B. Articulation.“Articulation” in art and architecture, is a method of styling the joints in theformal elements of architectural design. The articulation of a building revealshow the parts fit into the whole by emphasizing each part separatelyC. Blockface.See Section 1-303(h)D. Context.“Context” describes the existing built and unbuilt environment within ingeneral area of the proposed development or building.E. Coordinated Rowhouse Development.“Coordinated Rowhouse Development” means a group of existing rowhousesthat were originally designed and developed as a single, unified block withmatching features, heights, and details.F. Cornice.See Section 1-304(s)G. Dormer.“Dormer” is a window set vertically in a structure projecting through a slopingroof and the roofed structure containing such a window.H. Façade.“Façade” means the front of a building or any face of a building given specialarchitectural treatement.I. Frontage.“Frontage” means the front side of a building or land that abuts the public orprivate right-of-way.J. Gable.“Gable” means the vertical triangular end of a building from the cornice oreaves to ridge.K. Grade.“Grade” means the ground level.5
Baltimore City Design ManualAdopted May 25, 2017L. Infill.“Infill” represents the building or structure that is being constructed withinexisting structures.M. Lintel.“Lintel” is a horizontal architectural member spanning and usually carrying theload above an opening.N. Building Mass.“Building Mass” refers to the overall shape a structure occupies as determinedby length, width, and height.O. Mullion.“Mullion” is a slender vertical member that forms a division between units of awindow, door, or screen or is used decoratively.P. Sash.“Sash” is the moveable frame that holds panes of glass in a window.Q. Scale.“Scale” refers to how the size of different architectural elements relate to oneanother.R. Sight line.“Sight line” refers to a line extending from an observer’s eye to a viewedobject or area.6
Baltimore City Design ManualAdopted May 25, 20171. Detached and Semi-detached Dwelling Design StandardsIn general.Detached and Semi-detached dwellings are subject to the design standards of thissubtitle.Design Guidelines.A. Front facade.The front entry must be a dominant feature on the front elevation of a home. Thefront entry should be emphasized as an integral part of the structure, using featuressuch as porches and raised steps and stoops with roof overhangs or decorativerailings, to create a protected entry area and articulate the front facade. windowsand other architectural features are required to avoid the appearance of blank wallsfacing the street.B. Side facades.Side facades designed as blank walls are prohibited. Windows, side entrances, orother architectural features are required to avoid the appearance of blank wallsfacing neighboring homes.C. Corner lot facades.Houses on corner lots must visually address both street frontages. The primary facadeon which the entrance to the structure is located must include the front entry as adominant feature and be designed in accordance with this subtitle. The secondarystreet-facing facade must include articulation, such as windows, porches, and otherarchitectural features, to avoid the appearance of a blank wall.D. Additions.The scale and mass of additions must be in keeping with that of the original structure.All additions must meet the articulation requirements of this subtitle for street-facingand side facades. Exterior building materials and colors, as well as trim and otherarchitectural details, must complement the existing structure.7
Balttimore Ciity Desiggn ManuaalAdoptedd May 25, 20172. Rowhouse Desiign StandarrdsIn generral.Scope.ThisTsubtitlee sets desiggn standardds for all neew rowhousse construcction, includdinginnfill, additions, and rooof decks.Adminisstrative excceptions.AnA administrative desiggn review exceptionetto these staandards cann be granteed asprovided in ' 4-409 of the Baltimore City Zooning Code.Infill- 1 Or 2 Unitss Within Cooordinated Group.Scope.T section sets designn standardss for the inffill construction of 1 oor 2 rowhouusea) Theunits within a group off existing roowhouses t hat were ooriginally deesigned andddeveloped asa a single, coordinateed rowhous e developmment. {Seee Figure RDS-1:CoordinatedCd Rowhousee Developmment.}b) TheT intent ofo these design standaards is for infill develoopment to ccomplemenntthhe existing coordinateed rowhousse design off the development.FIGURE RDS-1:RCoordinnated Rowhousee Development8
Balttimore Ciity Desiggn ManuaalAdoptedd May 25, 2017Design reviewrrapprroval is reqquired.Design reviewDesign GuidelinesGA. Setback.a) Rowhouse infill development must be buil t to the exxisting frontt setback, aasdetermineed by the front setbacck of the exxisting rowwhouses immmediatelyadjoining eacheside ofo the lot. {See Figuree RDS-2: Seetback Requuirement.}b) If the setbback of thee immediateely adjoininng rowhousses varies, the infilldevelopmeent may bee built to either setbacck.FIGUREE RDS-2: Setbacck Requiremenntding heightt.B. Buildght of the innfill develoopment sha ll not exceed the exissting heightt ofa) The heigthe deveelopment byy more than 10%, as ddeterminedd by the heiight of theexisting rowhouses immediateely adjoininng each sidde of the loot, withaccommoodation forr grade changes. {See Figure RDSS-3: CoordiinatedRowhousse Developmment Diagrram.}b) Where grrade changges occur, thet rhythm of buildingg heights wwithin theoverall groupgmust be maintaiined, givingg the appeaarance of a generallyuniform height.C. Rooff form.a) Rowhousse infill devvelopment mustmmatchh or compleement the roof form oofthe group on the front facade.9
Balttimore Ciity Desiggn ManuaalAdoptedd May 25, 2017b) If certainn architectuural detailss are commmon to the rroof designn of the frontfacade ofo the rowhoouse groupp, such as c ornices or dormers, roowhouse innfilldevelopmment must include thiis in the rooof design.D. Cornnices.a) Cornice heightshmust match or complem ent the corrnices of thhe existingrowhousees immediaately adjoinning each s ide of the lot, with acccommodattionfor gradee changes. {See Figurre RDS-3: CCoordinatedd RowhouseeDevelopmment.}b) Where grrade changges occur, thet rhythm of cornice heights within theoverall groupgmust be maintaiined.c) If cornicees within thhe rowhousse group enncroach into the publiic right-of-wway,the corniice of the infillideveloopment shaall encroach no more than asestablishhed by the group.gd) Metal cornice coverrs are prohibited.FIGURE RDS-3: Coordiinated Rowhousse Developmentt DiagramE. Grouund floor elevation.a) The grouund floor elevation of the infill ddevelopmennt shall not exceed theexisting ground flooor elevationn of the deevelopmentt by more than 10%, assdeterminned by the ground flooor elevation of the exxisting rowhhousesimmediaately adjoinning each siide of the llot, with acccommodattion for graadechanges or City Codde requiremments.b) Where grrade changges occur, thet rhythm of ground floor elevaations withiinthe overaall group mustmbe maiintained. {{See Figuree RDS-3: CooordinatedRowhousse Developmment.}F. Winddow arranggement.a) Rowhousse infill devvelopment mustmmatchh the windoow patternn of the grooup.{See Figuure RDS-3: Coordinateed Rowhousse Developmment.}G. Fronnt entrancee.10
Baltimore City Design ManualAdopted May 25, 2017a) Rowhouse infill development must maintain the rhythm of front entrancesin terms of spacing within the group. {See Figure RDS-3: CoordinatedRowhouse Development.}H. Architectural features.a) Architectural features, such as porches, steps and stoops, cornices, and baywindows, that are common to the group must be included and must matchor complement the design and placement of the group.b) Architectural details may encroach into the public right-of-way, but nomore than as established by the group.I. Building Materials.a) Standard modular clay brick is encouraged for front and corner sidefacades.b) Brick colors should be consistent with Baltimore traditions and may varyfrom building to building to create variety. The brick color must beconsistent within a given facade. Accent brick trim in a different color ispermitted.c) Building materials used to accentuate architectural features or roofs arepermitted, but must match those within the group.d) For the following materials, construction details, material specifications,and material samples must be provided for design review if used on anyroof, front, or corner side façade:i.ii.iii.iv.v.vi.woodshakes or simulated woodshakes;plywood;aluminum siding;vinyl siding;exterior insulation and finishing system; or(vi) similar materials.J. Corner lots.a) Certain rowhouse developments within the City were constructed withlarger, more prominent structures on corner lots (at the intersection of 2streets). Accordingly, infill development on corner lots within a rowhousedevelopment may include:i. additional architectural features that define a corner structure;andii. variations to the design form of the group that recognize thelarger mass of the corner rowhouse.11
Balttimore Ciity Desiggn ManuaalAdoptedd May 25, 2017b) These arrchitecturall features anda design must suggeest and be compatibleewith tradditional dessign forms seenswithinn Baltimoree rowhousee developmeent.Infill- 3 or more units in cooordinated group;g1 orr more unitts in non-coordinateddgroupScope.The secttion sets deesign standards for:The neww construction of 3 or more adjoining rowhoouse units wwithin a grroup of exisstingrowhousses that weere originally designedd and develloped as a ssingle, coordinatedrowhousse developmment {See FigureFRDS--4: Design SStandards ffor 3 or Moore NewRowhousses in Coorrdinated Grroup};a) TheT new connstruction ofo 1 or morre rowhousees within aan area of rrowhouseb) DevelopmenDnt that was not originaally designeed and devveloped as a single,coordinated developmeent {See Fiigure RDS-55: Non-single Coordinaated GrouppDiagram}DThe inteent of thesee design staandards is tot allow forr compatibble rowhousse developmmentwithin rowhouse neeighborhooods where additionaladdesign flexiibilities aree needed.FIGURE RDS-4: Design standards for 3 or more new rowhousesrin a coordinatedagramgroup diaFIGURE RDS-5:RNon-sinngle coordinatedd group12
Balttimore Ciity Desiggn ManuaalAdoptedd May 25, 2017Design review.rDesignDapprooval is requuired.GDesign Guidelines.A. Siting.a) The rowhhouse mustt be built too the existiing front seetback, as ddeterminedd bythe setbaack of the existingerowwhouses immmediately adjoining each side oofthe lot.b) If the settback of the immediately adjoinning rowhouuses varies,, the infilldevelopmment may beb built to either setbback. {See Figure RSDD-6: Setback forrowhouse infill of threetor moore dwellinng units.}c) All rowhoouses and theirtentrannces must fface the street.d) Where allleys are avvailable, auuto access tto any interior parking must beprovidedd through thhe alleys.FIGUURE RDS-6: Setback for roughhhouse infill of three or more ddwelling unitsund Floor ElevationEB. Groua) The grouund floor elevation of the rowhouuse shall noot exceed tthe existinggground floor elevattion of the developmedent by moree than 10%, as determminedby the grround floorr elevation of the exissting rowhoouses immeediatelyadjoiningg each sidee of the lot,, with accoommodationn for gradee changes orCity Code requiremments.13
Balttimore Ciity Desiggn ManuaalAdoptedd May 25, 2017b) If the groound floor elevation ofo the immeediately addjoining rowwhouses varies,the rowhhouse may beb built witth either g round floorr elevation. {See FigureRSD-4: DesignDstanddards for 3 or more neew rowhouuses in a coordinatedgroup Annd Figure RSD-7:DesigRn Standardds for 1 or mmore rowhoouse in nonncoordinaated group.}}C. Winddowsum of 40% ofo the lineaal horizontaal dimensioon of the faacade of eaacha) A minimufloor must be windoows or openings.ch work andd stone linttels over wiindows are encourageed.b) Brick arcc) Use of sppecial winddow designss, such as bbays, boxess, and pairss, isencouragged.d) Recessedd windows withwmullioons are enccouraged too develop shadow linees.e) Ornamenntal windoww grilles and balconetttes may bee incorporated. {SeeFigure RSSD-4: Desiggn standardds for 3 or mmore new rrowhouses in acoordinaated group AndA Figuree RSD-7:Dessign Standaards for 1 oor morerowhouse in non-cooor
design of a structure meets the intent of the design review provisions but fails to meet one or more specific design standard. The proposed design must be generally compatible with the intent of the design standards and the overall development area and the design integrity of the building must be acceptable within the contexts of the specific site.
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