Final Development Plan Graphics (3/3) - Special Permit PB #243, Alexandria PUD

34 Pages·2015·6.18 MB·English

figure 0
Streetwall Types
Streetwalls frame the
public realm
Streetwall Types
1. South Side of Binney Street
2. North Side of Binney Street
Urban Design Opportunities
3. Residential
4. Park Facades
Cycle track, both sides
Wide median removed to
Storefront Design accommodate on street parking
Potential green roof
Two-Story Retail Podium
On street parking, both sides
Single Story Retail Base
Street trees and
Retail Pavilion stormwater planters / rain garden
Wide sidewalks
Mixed-mode Transportation Hub/
Service Access Design
Future Urban Ring stop
Pedestrian bulb-outs at intersections
Signalized intersections
For pedestrian safety
(2nd Street and Binney shown)
Bird’s Eye Concept Sketch Looking East Down Binney Street
binney street project Alexandria Real Estate Equities Inc. Elkus Manfredi Architects
figure 1
Streetwall Types
Type 1 : South Side of Binney Street
Type 2 : North Side of Binney Street
Type 3 : Residential
Type 4 : Park Facades
t
e
eet eet eet re et
r r r t e
t t t s r
h s h s d s  nd st
xt ft hir co  rst
si fi t se fi
rogers street

1 
 
binney street

linskey way 
Elkus Manfredi Architects Alexandria Real Estate Equities Inc. binney street project
figure 
Streetwall Type 1:
South Side of Binney Street
demonstrate
expression of structural
consistency with the
bay/rhythm
e e eastern cambridge
n n design guidelines for e
li li n
cut copranretria clo fnacdaitdieo n cut ne vraoroifeldi npee/nttohpouse vmaarsiseitnyg in scale and ut li
i c
l
ut articulation of example: fritted glass
mechanical penthouse c penthouse elements equipment screen delineates
and screened area edge between building & sky
to shield equipment
noise & view potential for green roof/
stormwater detention
10’ maximum building height,
exclusive of mechanical
penthouse lower massing relates
to existing neighboring
building
abundant glazing on
e
c north-facing facades
i
f canopy/ awning projects
f
o over pedestrian passage
l
a
c
i
n n
w h
o c
h te see storefront
es s nd 7’-5’ tsetrne-feot olitn see, ttboa ck from design: retail
i a pavilion
or b reinforce binney street
n st of la datum masonry elements
te ix incorporated into middle,
m
for variety in scale and
e: massing
l
p
m
a
x
e two story expression of
retail podium, see store-
front design: two story
retail podium transparent retail
podium, extends to
one story retail second floor r&d use
alternate, see store-
front design: single
existing building through
story building base
with addition block
passage

section partial building elevation: partial building elevation: partial building elevation:
Base Facade Fenestration Pattern/ Concept Additive Elements/ Concept
binney street project Alexandria Real Estate Equities Inc. Elkus Manfredi Architects 0’ 15’ 0’ 60’
figure 
t
t t t e
e e e e t
e e e r e
r r r t e
t t t s r
h s h s d s nd st
t t r o t
ix if hi c rs
s f t e i
s f
rogers street
binney street
linskey way
Elkus Manfredi Architects Alexandria Real Estate Equities Inc. binney street project
figure 
Streetwall Type 2:
North Side of Binney Street
demonstrate consistency with
the eastern cambridge design
guidelines for variety in scale
and massing. opportunities
include:
continue
facade
e e
n nmaterials articulation of
t line copranretria clo fnacdaitdieo n cut li cut libbtoeuy iilondntiendg gr hateeig ht t line pvlieannreitehtyo uins er ofoorf
u penthouse u
c c
mechanical design into
penthouse and overall
screening to building
shield neighbors massing
and park from
7’
equipment noise
& view ’ projection
incorporate allows
maximum masonry upper floors,
building height, elements or or sections of
n exclusive of other opaque upper floors
w
o mechanical materials to to project over
h top penthouse minimize solar wide sidewalks
s s of gain on south- below
e nd ’ projection facing facade
ri floor over ’ setback daylighting
o and solar
t
s control
ve strategies
i
f
ample
one story corner
transparency
expression of potential
at the ground
retail on binney. building
floor enlivens
see storefront entrance at or
the pedestrian flexible active uses
design: single near corner
experience
story building
base
section partial building elevation: partial building elevation: partial building elevation:
Base Facade Fenestration Pattern/ Concept Additive Elements/ Concept
binney street project Alexandria Real Estate Equities Inc. Elkus Manfredi Architects 0’ 15’ 0’ 60’
figure 5
t
t t t e
e e e e t
e e e r e
r r r t e
t t t s r
h s h s d s nd st
t t r o t
ix if hi c rs
s f t e i
s f
rogers street
binney street
linskey way
Elkus Manfredi Architects Alexandria Real Estate Equities Inc. binney street project
figure 6
Streetwall Type 3:
Residential
demonstrate consistency with
the eastern cambridge design
guidelines for variety in scale
and massing. opportunities
include:
e
partial facade n articulation of
e corner condition li penthouse for
ut lin cut line t line vlianreiesty in roof-
c 5’ mechanical ut cu
screen and/or c
penthouse to
shield neighbors
and park from
equipment noise
& view juliet balconies,
n where
w maximum applicable,
o building height, incorporate contribute to
h masonry
s s emxecclhuasniviec aolf elements or ac hraersiadcetnertial
e other opaque
i penthouse
r materials to
o
t minimize solar
ht s 7r efsliodoenrst ioalf gfaacinin ogn f awceasdte-
g above
i
e
one story corner
expression of ample structural bay
retail on third. transparency is articulated
see storefront at the ground
design: single floor enlivens canopies
story building the pedestrian provide scale
base experience retail and residential entries and enhance
along facade pedestrian
comfort
section partial building elevation: partial building elevation: partial building elevation:
Base Facade Fenestration Pattern/ Concept Additive Elements/ Concept
binney street project Alexandria Real Estate Equities Inc. Elkus Manfredi Architects 0’ 15’ 0’ 60’
figure 7
t
t t t e
e e e e t
e e e r e
r r r t e
t t t s r
h s h s d s nd st
t t r o t
six fif thi ec irs
s f
rogers street
binney street
linskey way
Elkus Manfredi Architects Alexandria Real Estate Equities Inc. binney street project
figure 
Streetwall Type 4:
Park Facades
e
n articulation
e li ne of penthouse
t lin cut ut li line frooro fvlairniee tayn idn
u partial facade mechanical c continue facade t potential area
c penthouse to u of stormwater
corner condition materials c
shield park from detention
beyond building
equipment noise
height to
& view
integrate
massing steps
maximum penthouse
back from park
building height, design into
7’ exclusive of overall
mechanical building
penthouse massing
potential
building bridge
stepdown to 65’
for north sides
n of 75 & 15 binney
w abundant
street adjacent
o glazing on
h to rogers street
s north-facing
s facades
e
i
r
o masonry
t
s elements link
e base to top
v
i
f
one story
wrapping
expression of where
retail on binney transparency is
not applicable,
0% glazing for through-block consider
r&d or active uses: / facade length passage treatments, such
as green screens
section partial building elevation: partial building elevation: partial building elevation:
Base Facade Fenestration Pattern Additive Elements
binney street project Alexandria Real Estate Equities Inc. Elkus Manfredi Architects 0’ 15’ 0’ 60’
figure 
t
t t t e
e e e e t
e e e r e
r r r t e
t t t s r
h s h s d s nd st
t t r o t
ix if hi c rs
s f t e i
s f
rogers street
binney street
linskey way
Elkus Manfredi Architects Alexandria Real Estate Equities Inc. binney street project