Category: Construction

Rock Spring Station Apartments and Shoppes

Rock Spring Station Apartments and Shoppes

Frederick Ward Associates provided civil/site design and surveying services for Rock Spring Station Apartments & Shoppes, located in Forest Hill, MD and constructed in 2019 by Southway Builders.

With three stories set on 3-acres of B2-zoned land, the building has commercial storefronts located on the bottom level of the building and 57 residential apartments located in the top two floors, offering one, two, and three bedroom apartments.

In addition to full site services, FWA designed a 155-space parking lot for residents and visitors, provided landscape design, roadway frontage design (including coordination with SHA), site layout for the rear retaining wall, stormwater management design, and performed building stakeout services.

 

Rock Spring Station’s mixed-use style provides the opportunity to live in Forest Hill, while the 10,000 SF of retail gives businesses the opportunity to expand the economic development within Harford County. At this location, many local amenities are within walking distance.

– Tom Miner, PE, CCM, FWA Project Manager

Related Projects

Search Frederick Ward

[Search form]

ABC Construction Education Academy Groundbreaking

Associated Builders & Contractors Headquarters and Construction Education Academy

FWA designed the Baltimore Chapter of Associated Builders and Contractor’s new headquarters, as well as the space for their Construction Education Academy.

One-sixth of the 28,000 SF space will be allotted for ABC’s offices, while the remaining space will contain classrooms and training labs for various construction trades, conference rooms, gathering areas, a coffee shop, and a break area.

This adaptive reuse project is a tenant fit-out of the A. Hoen & Co. building, a former lithographic plant and Maryland Historical Trust-recognized historic building. The building had been vacant since 1981 and the design integrated the historic elements of the building such as the masonry, the large warehouse style windows, industrial barn doors, and original lithograph blocks.

Construction is expected to be completed in August 2020.

“This project matters because there is a shortage of construction workers in the Baltimore region. This project is going to bring a new era into the region for construction training.”

– Ted Jasinski, AIA, NCARB, FWA Vice President and Director of Architecture

ABC Baltimore Construction Education Academy

Related Projects

Search Frederick Ward

[Search form]

Rock Spring 5

Working Through Maryland’s Land Development Process

FW Project Manager Tom Miner, PE discusses the Maryland Land Development process in the newest issue of Maryland Construction Network newsletter.
FW Project Manager Tom Miner, PE discusses the Maryland Land Development process in the newest issue of Maryland Construction Network newsletter.

By: Tom Miner, PE, Project Manager

This article is featured in the most recent edition of the Maryland Construction Network newsletter.

While the nickname the “Free State” arose in Maryland due to its rich tradition of political freedom and religious tolerance, this certainly does not apply to land development in Maryland. Complex rules and regulations establish a daunting and arduous process that must be adhered to for all land development projects. How the process is managed will make a substantial impact on a project’s timeline, budget, and actual implementation. By being proactive and cognizant of common pitfalls, we can plan and facilitate the process, increasing the likelihood of success.

Engage early and with the right people. Prior to purchasing or moving ahead with plans on an existing parcel, it is wise to gain a strong understanding of the process that will be involved; given the particulars of the area, zoning and regulatory requirements, and how desired project goals might be impacted. Tuning in with local experts is a recommended method of navigating this investigative stage. Leaning on the experience of your broker, a local engineering/planning firm, and local county and/or municipal governmental departments can help provide a roadmap of the local process, uncover potential limitations of the proposed property, and anticipate the project’s impact on the local community.

Knowledge is power. Having awareness of the areas where unforeseeable setbacks commonly occur throughout the land development process and learning how to avoid or anticipate can help mitigate loss of valuable financial and time resources. Taking the time to do homework and tapping the expertise of local professionals can identify possible setbacks prior to enacting a LOI (Letter of Intent). Gaining as much prior knowledge about the below components can help assess a project’s overall potential and help paint a realistic timeline and financial picture. It is imperative to have a strong understanding of the property, its surrounding area, and local community prior to project initiation.

  • Become familiar with the zoning ordinances
    – Is the property within its zoning rights or does it need a special exception or variance?
    – What is the stance on waivers or variances per the county or municipality?
    – What kind of buffering or building offsets are required?
  • Utilities and access
    – Are there existing utilities?
    – APFO (Adequate Public Facilities Ordinance) is there sufficient capacity if there are  utilities?
    – Is there existing road access and what type of improvements will be required to bring the access to current standards?
    – What entity owns the road SHA, County, Town, etc.?
    – What traffic impact will be felt as a result of the projected development?
  • Know the local culture and demographics and restrictions or perceived neighboring restrictions. While legal or zoning regulations may not directly impact the project, community backlash can potentially delay a project and/or jeopardize the budget as a result of legal fees. Don’t be tone deaf to neighboring owners!
    – Take time to learn your neighboring audience. What developments will be well received? What might present resistance? Do neighboring owners have the means to legally fight the project and if so, what implications might that have on the project?
    – Be mindful of sensitive and unspoken restrictions such as, Section 8 housing and long-standing rural and/or wooded areas, even if located within the development envelope.
  • Understand the environmental impact
    – Will reforestation be required?
    – What impact might there be to wetlands?
    – Is the property in a floodplain?
    – Are there impacts that will require special MDE permits?

All these items above can impact the amount of “developable land” and/or the project cost.

Have a realistic and well-defined proforma and use it as a tool in the process. Having a sound financial base and clearly defined goals is a best practice for any business venture. Outlining such and sharing with trusted advisors (broker, design team, attorneys, etc.) helps fine-tune realistic expectations. After engaging with a design team familiar with the proposed project area, reviewing design and construction assumptions impacting the project proforma with the team ensures all members are on the same page as the design progresses. Collaborating with the design team helps to determine realistic expectations, adjust the proforma and/or project goals accordingly, and helps better define overall project understanding. Owners should price projects such that they factor in costs noted by the design team and other trusted advisors to address potential impacts related to environmental issues, legal complexities, community aversion, etc.

Understand and respect the timeline. Development projects take time and require patience. Depending on the jurisdiction, it can take anywhere from nine months to a year, at minimum, to go from the initial design stage to having approved permits in-hand. When developing the proforma, a realistic consideration of the project timeline should be factored in accordingly. Time should also be allotted for a planning charrette with professionals to help define project milestones and create a detailed roadmap of the project’s overall goals and expenditures.

Unexpected delays in the timeline can still occur through bureaucratic interpretations and perceived political impact. It is prudent to anticipate these roadblocks, as they are an inevitable part of the process. Expect the unforeseen but don’t be discouraged by it! With the guidance of knowledgeable local engineering/planning expertise, a better understanding of problem areas in the process can be gained to help assess the success of a potential project.

ABC Groundbreaking

FWA Celebrates Groundbreaking of ABC Baltimore’s Construction Education Academy

FWA is leading the design for the Associated Builders and Contractors of Greater Baltimore’s (ABC) new Construction Education Academy. As part of Cross Street Partner’s revitalization efforts and neighborhood development in East Baltimore, ABC will be occupying 28,000 SF of space in the old Hoen Lithograph complex. FWA architects designed the tenant fit-out for ABC’s new space, which will contain training labs for various construction trades, classrooms, conference rooms, hoteling stations for students, a gathering area for student interaction, a coffee shop, and ABC’s new corporate offices.

ABC hosted a groundbreaking ceremony on January 13, where FWA’s Vice President and Director of Architecture, Ted Jasinski, AIA, NCARB participated in the celebration. He was joined by fellow FWA project team members, Senior Project Architect Ellen Jenkins who provided interior design support, and Staff Architect Nate Hilker who helped with the architectural design and provided building renderings. The design is mindful of the historical aspects of the building, which are incorporated throughout.

The Construction Education Academy will act as an education hub for apprenticeship training that will provide training and career opportunities for Marylanders while creating a pipeline to help curb the construction industry’s labor shortages.

ABC of Greater Baltimore is the largest organization in Maryland to represent the commercial construction industry. With 650 members, the organization specializes in construction training, apprenticeships, continuing education, and professional development for those currently and seeking to join the construction industry. ABC’s offices will be relocating from to the new space in East Baltimore.

ABC Baltimore Construction Education Academy Groundbreaking FWA Architects ABC Baltimore's Construction and Design Team
8 E. Fayette Street Apartments

8 E. Fayette Street Apartments

FWA worked with the owners of one of Baltimore’s historic buildings, located at 8 E. Fayette Street, to convert the occupancy from offices to apartments. The existing building had a Burger King occupying the basement and first floor, as well as a portion of the second floor. The Burger King remained and the office space on the second – sixth floors was renovated into apartments. The design included four apartments per floor consisting of one studio and three one-bedroom apartments. A seventh floor will be added in the near future and in preparation, FWA prepared zoning and site permits for this eventual addition.

FWA worked with Baltimore City on the building’s change of use approval that required specific design requirements to meet life safety guidelines. We were successful presenting and obtaining an approval from City code officials for a variance for one stair tower using the prescriptive method of code compliance. This involved calculations based upon the criteria of the design to show that a level of safety exists for safe exiting. As a second means of egress, our design included placing a grate between walls in the light well on an existing fire escape.

Assistance was provided on the preparation of the application to the Historic Commission for approval of façade revisions/restorations for the receipt of tax credits. FWA provided architectural services and oversaw structural and MEP consultants throughout the design, bidding, and construction administration phases of the project.

Related Projects

Search Frederick Ward

[Search form]

Frederick Ward Associates Blue Office Building

Seasons of Bel Air Clubhouse

The new Seasons of Bel Air Clubhouse serves as a gathering area for the members in the multi-family community. Residents can take advantage of the fitness room, pool with grilling area and patio, kitchen, lounge area and game room. The staff also has a new fully functional office area to meet with residents, both current and potential, to discuss the community and answer any questions.

Related Projects

Search Frederick Ward

[Search form]

Riverwoods-Site-Plan-Color-Cropped

Riverwoods at Tollgate

One of Harford County’s first mixed-use centers, the Riverwoods at Tollgate offers affordable housing opportunities to both families and seniors.  The project, on 15 acres in the Abingdon, Maryland, is comprised of 84 garden style apartments, 79 mid-rise units and a complimentary climate controlled storage facility.  Designed in accordance with the new Maryland Stormwater Management requirements, the project is currently under construction.  After providing site planning, engineering and surveying services, FWA is proud to continue offer construction support to the Whiting-Turner Contracting Company as the project progresses. www.whiting-turner.com.

Related Projects

Search Frederick Ward

[Search form]

081

Bayou Shoreline Stabilization

Hurricane Isabel caused the Bayou Condinmums to lose 75 feet in shoreline property and began crumbling the parking lot.  In an effort to reduce sediment from entering the water of the Chesapeake Bay, FWA was contracted by the Bayou Condominiums Association in Havre De Grace, Maryland to design a shoreline stabilization project to prevent the erosion of their property endangering their parking lot. FWA created site construction plans and details and a buffer management plan for the clearing and reestablishment of vegetation along the shoreline to slow the erosion of the property. We worked with the Maryland Department of the Environment and US Army Corps to meet the Chesapeake Bay Critical Area requirements.

Related Projects

Search Frederick Ward

[Search form]

014

Cecil College English & Math Building

FWA performed construction stake out and an as-built services for the grading plan, stormwater management plan and the roof of the English & Math Building and new parking lots at Cecil College in North East, Maryland. FWA provided layout for the new 28,683 square foot building and four parking lots. FWA surveyors provided reviews of the engineering plans to catch any mistakes that would become an issues later on to keep the project within the budget and deadline constraints.

Related Projects

Search Frederick Ward

[Search form]

DSC_0361

Blake’s Legacy

Located in Bel Air, Maryland and extremely close to nearby schools, shopping and recreation facilities, the Blake’s Legacy development offers the community a desirable location to live and raise their families.  The 114 single-family home lot subdivision, designed by FWA, includes a region sewage pumping station critical to the Harford County Department of Public Works.  The rolling topography of the site and the required sensitivity to the natural resource areas within and surrounding the project also presented a grading challenge met by FWA’s engineers and resulted in an attractive community. FWA surveyors provide construction stake out to each individual lot as each home is built

Related Projects

Search Frederick Ward

[Search form]