Residential Commons at Barry s Corner Boston civic design commission February 5, 2013
TABLE OF CONTENTS project summary 3 PROJECT site 4 PLANNING APPROACh 6 Parcel Diagams 6 Design Principles 8 Street Activation Plan 13 Public Realm Plan 14 design proposal 15 Floor Plans 15 Building Elevations 19 3D Model Views 23 Renderings 26 BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 2
program The Project entails the redevelopment of a 2.67 acre site located at the intersection of North Harvard Street and Western Avenue in Allston to be ground-leased by Harvard University to Samuels & Associates. It includes the construction of an approximately 350,000 square foot building consisting of: approximately 325 rental residential units; approximately 45,000 square feet of ground floor retail space and residential amenities; and approximately 180 below-grade parking spaces and 41 new onstreet parking spaces within the Project site. The overall Project site consists of two areas: (i) the 2.03 acre development site that contains the proposed buildings; and (ii) the 0.64 acre area along the westerly and northerly borders of the development site, on which will be located two new privately-owned and maintained publicly-accessible streets: Smith Field Drive and Grove Street. The program consists of residential uses on the upper floors, retail uses and residential amenities on the ground floor, and parking in the basement. The north building ranges from seven to nine stories in height and is located along Grove Street. The south building is six stories tall and has frontage on Smith Field Drive, Western Avenue, and North Harvard Street. massing The proposed Project is largely shaped by the surrounding public realm. Thus, strong, consistent, and defined streetwalls along public ways are important. The buildings are planned with prominent frontages on all orientations, and each orientation will play a different role in placemaking. The Project buildings will respond specifically and appropriately to each orientation and contribute to the quality of the urban fabric. The urban design strategy for Barry s Corner is organized by the following principles: 1) Provide continuous retail frontage along public streets; 2) Provide diversity of open space; 3) Provide visual permeability and physical pathways to Smith Field; 4) Plan an assemblage of building forms to foster diversity and appropriate scale; 5) Locate the greater building heights toward the north and away from the neighborhood. The urban design principles result in a massing solution that articulates two distinct buildings which are connected by a singlelevel retail base. The north building is nine stories tall and steps down to seven stories at North Harvard Street. The south building is six stories tall. The buildings address public streets with a distinct base that allows the retail facades to engage pedestrians while providing a visual separation from the building above. Above the base, the dominant plane of the building facades are aligned to ensure continuity of the streetwall but incorporate minor stepbacks. The minor stepbacks establish a pattern of architectural elements that create diversity along the frontage of the block. The minor stepbacks also work with integrated mechanical penthouses and roof screens to achieve visual resolution at the top of the building architecture. PROJECT SUMMARY ZONING The Project site is currently part of the Harvard University Institutional Subdistrict of the Allston Neighborhood District. The existing uses on the site are being relocated to other University owned properties, and those relocations are the subject of a separate filing with the BRA. An Institutional Master Plan Notification Form to start the process for an IMP Amendment for the relocations was submitted to the BRA in October 2012. The Project site will be rezoned to remove it from the Harvard University Institutional Subdistrict and add it to the Western Avenue/Soldiers Field Road Community Commercial Subdistrict, in which Planned Development Areas (PDAs) are allowed. As a result, the Project site will become eligible to be designated a Planned Development Area (PDA), under Section 80C of the Boston Zoning Code. The PDA Development Plan will set forth the use, bulk, dimensional, parking, loading, and design requirements applicable to the Project and will, if approved, supersede underlying zoning requirements. Because the proposed building exceeds 50,000 square feet of gross floor area, the Project is subject to the requirements of Large Project Review pursuant to Article 80 of the Code. The Project will be reviewed by the Boston Civic Design Commission (BCDC) under the provisions of Article 28 of the Code. The proposed project has a floor area ratio (FAR) of 4.0 and building heights of 100 feet for the north building and 70 feet for the south building, exclusive of enclosed mechanical penthouses. BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 3
HARVARD SQUARE HARVARD YARD HARVARD BUSINESS SCHOOL BARRY S CORNER Context Plan 0 800 1600 n PROJECT SITE BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 4
north harvard street WESTERN AVENUE Barry s Corner Site Aerial Project Site Development Site Boundary PROJECT SITE BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 5
PROJECT SITE smith field Development site BOUNDARY GROVE street Ed Portal north harvard st. smith field drive buildable area 2.03 acres western avenue Parcel Designation The development site boundary is 2.03 acres, and the development allows for the uninterrupted operations of the Ed Portal. PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 6
PUBLICLY ACCESSIBLE PRIVATE STREETS PROJECT SITE smith field Development site BOUNDARY GROVE street Ed Portal north harvard st. landscape buffer sidewalk smith field drive buildable area western avenue Setbacks and Development Site Boundary PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 7
future mixed use athletics smith field PROJECT SITE Development site BOUNDARY SERVICE GROVE street ACCESS TO PARKING Ed Portal north harvard st. smith field drive buildable area larger tenant continuous retail frontage western avenue SWISSBAKERS STONE HEARTH PIZZA PRINCIPLE ONE: Provide Continuous Retail Frontage Along Public Streets Although retail has recently opened at Stone Hearth Pizza and soon will open at the Swissbakers, this parcel will be the commercial anchor for Barry s Corner. We anticipate multiple tenants with continuous shop and restaurant storefronts along Western Avenue and North Harvard Street and with storefronts wrapping around the building corners to engage pedestrians. A larger tenant like a food market would require a larger footprint. Frontage would be limited to ensure diversity on the street with more space available at the center of the site. PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 8
PROJECT SITE smith field Development site BOUNDARY GROVE street Ed Portal north harvard st. smith field drive residential amenity market space (tables and chairs) western avenue Portal to the park (forecourt to smith field) PRINCIPLE TWO: Provide Diversity of Open Space This site is intended as a common ground for the neighborhood. We envision several types of open space: 1. Market Space is lined with active edges and can accommodate tables and chairs from adjacent restaurants, the weekly Farmers Market, and outdoor seating open to all. 2. Portal to the Park is an overlook to Smith Field and can accommodate outdoor seating and community activities. 3. Residential Amenity would include shared open space for residents. PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 9
PROJECT SITE pedestrian connection smith field Development site BOUNDARY GROVE street Ed Portal north harvard st. smith field drive light and air between buildings western avenue PRINCIPLE THREE: Provide Visual Penetrability and Pathways to Smith Field Both Western Avenue and the new private Grove Street provide important means of pedestrian access for the neighborhood to Smith Field. Separating the massing into two forms allows a more appropriate scale and visual penetrability. PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 10
PROJECT SITE smith field Development site BOUNDARY GROVE street Ed Portal north harvard st. smith field drive western avenue PRINCIPLE FOUR: Plan an Assemblage of Building Forms to Foster Diversity and Appropriate Scale At this seam between neighborhood and university, a cluster of forms reduces the overall scale of development. PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 11
PROJECT SITE smith field Development site BOUNDARY smith field drive shorter (5-6 stories) taller (9 stories) GROVE street Ed Portal north harvard st. western avenue PRINCIPLE FIVE: Locate the Greater Building Heights to the North Away From the Neighborhood The streetwall at Western Avenue will be lower as it faces the adjacent neighborhood. To the north, the massing abuts future University development. PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 12
SMITH FIELD SMITH FIELD DRIVE GROVE STREET MIXED USE ATHLETIC FACILITY academic way north harvard street mixed use institutional WESTERN AVENUE spurr STREET travis STREET bertram STREET Street Activation Strategy Existing Active Use 0 65 130 n Planned Active Use Future Active Use PLANNING APPROACH BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 13
SMITH FIELD GROVE STREET Public Realm Plan - PNF 0 64 128 SMITH FIELD DRIVE north harvard street WESTERN AVENUE Public Realm Plan - CURRENT 0 32 64 n DESIGN PROPOSAL BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 14
SMITH FIELD ED PORTAL amenities GROVE STREET Ground Floor Plan - PNF 0 64 128 SMITH FIELD DRIVE amenities loading parking ramp lobby retail retail retail retail retail north harvard street retail WESTERN AVENUE Ground Floor Plan - CURRENT 0 32 64 n DESIGN PROPOSAL BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 15
SMITH FIELD ED PORTAL GROVE STREET Floors 2-6 - PNF 0 64 128 SMITH FIELD DRIVE north harvard street WESTERN AVENUE Floors 2-6 0 32 64 n DESIGN PROPOSAL BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 16
SMITH FIELD ED PORTAL GROVE STREET SMITH FIELD DRIVE north harvard street WESTERN AVENUE Floor 7 0 32 64 n DESIGN PROPOSAL BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 17
SMITH FIELD ED PORTAL GROVE STREET SMITH FIELD DRIVE north harvard street WESTERN AVENUE Floors 8-9 0 32 64 n DESIGN PROPOSAL BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 18
CLEAR VISION GLASS CLEAR VISION GLASS METAL PANEL ROOF EL: 119 0 9TH FLOOR EL: 108 6 ROOF EL: 87 6 HORIZONTAL METAL PANEL 8TH FLOOR EL: 98 0 7TH FLOOR EL: 87 6 METAL PANEL BRICK MASONRY 6TH FLOOR EL: 77 0 5TH FLOOR EL: 66 6 4TH FLOOR EL: 56 6 3RD FLOOR EL: 46 0 2ND FLOOR EL: 35 0 RETAIL EL: 17 2 CLEAR VISION GLASS METAL PANEL East Elevation 0 20 40 BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 19
METAL PANEL CLEAR VISION GLASS CLEAR VISION GLASS METAL PANEL HORIZONTAL METAL PANEL METAL PANEL ROOF EL: 119 0 9TH FLOOR EL: 108 6 8TH FLOOR EL: 98 0 ROOF EL: 87 6 7TH FLOOR EL: 87 6 METAL PANEL 6TH FLOOR EL: 77 0 5TH FLOOR EL: 66 6 4TH FLOOR EL: 56 6 BRICK MASONRY 3RD FLOOR EL: 46 0 2ND FLOOR EL: 35 0 RETAIL EL: 17 2 South Elevation 0 20 40 BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 20
CLEAR VISION GLASS HORIZONTAL METAL PANEL HORIZONTAL METAL PANEL ROOF EL: 119 0 9TH FLOOR EL: 108 6 8TH FLOOR EL: 98 0 7TH FLOOR EL: 87 6 METAL PANEL 6TH FLOOR EL: 77 0 5TH FLOOR EL: 66 6 4TH FLOOR EL: 56 6 3RD FLOOR EL: 46 0 2ND FLOOR EL: 35 0 RETAIL EL: 17 2 BRICK MASONRY BRICK MASONRY West Elevation 0 20 40 BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 21
CLEAR VISION GLASS HORIZONTAL METAL PANEL METAL PANEL HORIZONTAL METAL PANEL METAL PANEL ROOF EL: 119 0 9TH FLOOR EL: 108 6 ROOF EL: 98 0 8TH FLOOR EL: 98 0 7TH FLOOR EL: 87 6 6TH FLOOR EL: 77 0 5TH FLOOR EL: 66 6 4TH FLOOR EL: 56 6 3RD FLOOR EL: 46 0 2ND FLOOR EL: 35 0 RETAIL EL: 17 2 CLEAR VISION GLASS North Elevation 0 20 40 BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 22
Aerial View - Looking North BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 23
View from Western Avenue - Looking West BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 24
View from Smith Field - Looking East BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 25
View from Western Avenue - Looking West BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 26
View from Western Avenue - Looking East BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 27
View from Smith Field - Looking East BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 28
View from Western Avenue - Looking West BOSTON CIVIC DESIGN COMMISSION FEBRUARY 5, 2013 29