Four Ten Lofts

The challenge of integrating 76 residential units, retail spaces, and structured parking onto a constrained urban site drove the design evolution of Four Ten Lofts in Baltimore's Bromo Tower Arts and Entertainment District. This mixed-use development required creative solutions to accommodate multiple programming requirements while meeting Baltimore City's Urban Design Review standards.

Technical Integration on a Complex Site

The development's structural system responds directly to site constraints through a hybrid approach: wood-frame construction atop a concrete podium maximizes buildable area while managing costs. The larger of two buildings contains 68 units, with the companion structure housing eight three-bedroom apartments. Taking advantage of the site's natural grade change, the design integrates 45 parking spaces within a secured concrete structure, maintaining the urban street edge while accommodating parking requirements.

A key engineering challenge involved positioning a landscaped courtyard above the parking structure. The solution utilized a sophisticated drainage system integrated with the building's overall stormwater management approach. An ultra-efficient modular bio-filtration system processes roof water through engineered soil media, managing large volumes of urban stormwater within a compact footprint while meeting Baltimore City's MS4 permit requirements.

Systems Integration and Performance

The building envelope combines brick veneer sourced within 400 miles of the site with large-format thermally broken aluminum storefront systems. These high-performance glazing units achieve the dual objectives of maximizing daylighting—providing direct exterior views for 95 percent of regularly occupied floor area—while managing solar heat gain through specified coating systems.

Meeting Energy Star Certified Homes v3.1 and National Green Building Standard Bronze certification requirements required precise attention to building performance. Third-party verification included blower door testing to confirm envelope tightness and duct system integrity. Rooftop photovoltaic panels offset common area energy consumption, while EPA WaterSense-certified plumbing fixtures reduce water usage throughout the complex.

Four Ten Lofts Eutaw Street elevation during early development

Program-Driven Design Solutions

Focus groups with local artists and Healthcare for the Homeless informed specific technical requirements for living and working spaces. The resulting program includes specialized ventilation systems for a dedicated spray booth, acoustically isolated sound rooms with recording capabilities, and an artist's workroom equipped with industrial-grade utility sinks. Street-level loft units feature 14-foot ceiling heights and commercial-grade storefront systems, providing functional live-work spaces that meet both residential and light commercial code requirements.

The ground floor retail spaces demanded coordination of mechanical systems and emergency egress to accommodate mixed-use occupancy requirements. Dear Globe Coffee and the Cotyledon Gallery operate independently while maintaining secure residential access through a coordinated circulation system.

Urban Integration and Accessibility

Located in a priority funding area with a Walk Score of 99 and Transit Score of 100, the development meets transit-oriented design principles. The project team worked closely with Baltimore City Planning to integrate the building into the existing urban fabric, including coordination of utility connections and streetscape improvements along both Mulberry and Eutaw Streets.

Five percent of units meet UFAS accessibility standards, with the remaining units designed for adaptability. Universal design features include barrier-free entries, adequate turning radii in all living spaces, and provisions for future adaptation of kitchen and bathroom facilities.

Sustainable Systems and Operations

The landscaping strategy responds to urban constraints through a multi-layered approach. Dark-sky compliant LED exterior lighting provides security while minimizing light pollution. The courtyard's raised planters utilize engineered soil profiles optimized for urban agriculture, supporting resident gardening programs while managing stormwater. Drought-tolerant, non-invasive plant species meet National Green Building Standard requirements while minimizing irrigation needs.

Interior material selections prioritize durability and indoor air quality. Low-VOC paints, adhesives, and flooring materials throughout the building meet strict emissions standards. The decision to use luxury vinyl plank and porcelain tile flooring instead of carpet reduced both maintenance requirements and waste during unit turnover.

Integration of Art and Architecture

The building's role in Baltimore's arts district extends beyond programming to include integrated architectural elements. The exterior features commissioned artwork by local artists, mounted on specially designed attachment systems that allow for future curatorial flexibility. Public gallery spaces incorporate professional-grade lighting systems and flexible wall mounting solutions to accommodate rotating exhibitions.

Through detailed attention to technical requirements, sustainability metrics, and user needs, Four Ten Lofts produces architecture that serves both its residents and the broader urban community. The project's success lies in its integration of complex systems and programs within a constrained urban site, establishing an effective approach to sustainable, mixed-use development in Baltimore's arts district.