714 E Pike

WEBER THOMPSON GRAPHIC PRESENTATION
7 1 4 EAST PI KE ST R EET
DPD #3013283
D ES I G N R ECO M M EN DATI O N M EE TI N G
DECEMBER 5TH, 2012

CON TE N T S LANDSCAPE
Massing Scheme C – Preferred...................................................................................................................3 Ground Level Landscape Plan...................................................................................................................53
Ground Floor Plans of EDG Massing Schemes............................................................................................4 Ground Level Landscape Materials...........................................................................................................54
PRIORITIES & DEPARTURES Ground Level Plantings..............................................................................................................................55
EDG Priorities & Board Recommendations................................................................................................6 Roof Landscape Plan & Plantings...............................................................................................................56
Proposed Massing from EDG.................................................................................................................... 12 PLANS & ELEVATIONS
Proposed Design....................................................................................................................................... 13 Floor Plans.................................................................................................................................................57
Departure 1...............................................................................................................................................16 Elevations...................................................................................................................................................63
Departure 2...............................................................................................................................................18 Materials....................................................................................................................................................70
Departure 3............................................................................................................................................... 19 Courtyard Elevation.................................................................................................................................. 71
Design Perspectives...................................................................................................................................22 APPENDIX
PEDESTRIAN EXPERIENCE Full Zoning Synopsis...................................................................................................................................74
Site Axon ..................................................................................................................................................27 Land Use Code Highlights.........................................................................................................................76
E. Pine St. Pedestrian Experience..............................................................................................................28 Design Guidelines......................................................................................................................................77
Harvard Ave. Pedestrian Experience........................................................................................................30 Neighborhood Context.............................................................................................................................81
E. Pike St. Pedestrian Experience..............................................................................................................32 Views of Site Street Corners.....................................................................................................................82
Boylston Ave. Pedestrian Experience........................................................................................................34 Neighborhood Streetscapes & Sidewalk Characteristics..........................................................................83
Pine St. Alley Pedestrian Experience.........................................................................................................36 Departures & Diagrams............................................................................................................................85
Harvard Alley Pedestrian Experience.......................................................................................................38 Site Information.........................................................................................................................................86
Boylston Alley Pedestrian Experience.......................................................................................................40 Photos of the Site.......................................................................................................................................88
CHARACTURE STRUCTURE Immediate Site Context.............................................................................................................................89
Character Structure...................................................................................................................................44 Shadow Studies..........................................................................................................................................91
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714 E A S T P I K E S T R E E T | C O N T E N T S
www.weberthompson.com
COPYRIGHT 2012 WEBER THOMPSON | 12-003
PROJECT OBJECT IVES
CO N S TRUC TIO N T Y PES Two levels of (I) Concrete frame made of noncombustible
materials.
Five levels of Type 3A wood frame construction.
R ES IDENTI A L US ES Approx. 260 residential market rate apartments; a mix

of studio, 1 and 2 bedroom units
CO M M ERCI A L US ES Approx. 12,000-15,000 sf commercial for retail use.
US E DI S TR IBUTIO N BY FLO O R Basement: Parking two floors

Level 1: Residential Lobby/Amenity, Retail, Live/Work
Level 2-7: Residential Levels
DE V ELO PM ENT GOA L S – 75' Height

– 280 Units
– 12,000-15,000 sf ground floor commercial
– 200 Below-grade parking stalls
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714 E A S T P I K E S T R E E T | P R O J E C T O B J E C T I V E S
PR E F E R RE D M A S S I NG FRO M ED G
M A S S I N G SC H EM E C (PR EFER R ED)

E. PINE ST. PEDESTRIAN E. PINE ST.
ENTRY
Common to all Schemes is the retention of the only
Character Structure within parcel, along East Pike Street.
PRO S:
• Masses are articulated into smaller components,
reducing the visual impact of project within
E.
neighborhood (Design Guideline A-1, C-2) VEHICULAR
PI
KE AV
E .
ST RD
• Hybrid of Diagonal and Rectilinear schemes provide ENTRY . RV
A
HA
maximum interior courtyard (Design Guideline A-7)
BOYLSTON AVE.
• Pedestrian access is provided on all four street
HARVARD AVE.
frontages (Design Guideline D-1, B-5) PEDESTRIAN PEDESTRIAN
ENTRY ENTRY
• Ground Floor is devoted to Retail, Live/Work, and
Lobby Amenity Spaces encouraging human activity
BOYLSTON AVE.
HARVARD AVE.
and pedestrian use (Design Guideline A-4)
• Public courtyards will incorporate Landscaping
to energize the pedestrian experience (Design AERIAL FROM SOUTHEAST
Guideline E-1)
CO N S: PEDESTRIAN
• Diagonal courtyard is on axis with future development E. PIKE ST. ENTRY E. PIKE ST. HA
RVA
RD
potential of parcels at Northeast corner of site, AVE
.
and with existing apartment building.
T.
ES
PI N
PLAN VIEW AT GROUND FLOOR PLAN VIEW E.
BO
YL
ST
ON
AV
.
KEY
ST
E .
KE
PI
E.
Retail / Commercial Live/Work
Residential
Public Open Space
Circulation / Lobby / Amenity AERIAL FROM SOUTHWEST
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714 E A S T P I K E S T R E E T | M A S S I N G S C H E M E C – P R E F E R R E D
M A S S I N G O P TI O N 1
HA
RV
ET
AR
RE
Taking advantage of the Zoning
DW FF
DA
AY
ST
OA S O
VE
E NU Language, floors up to 35' above
BR ILL'
N
E
PI
HA
B
average grade level does not have a
ST
RV
ET
EA
AR
floor size limit. In Scheme 1, the Ground
RE
RE DA
TA
ST
IL VE
Floor area is increased, providing NU
E
N
E
PI
ground-level parking, and private
ST
CO
EA
EE
BO indoor and outdoor amenity spaces MM
TR
YL ER CO
ST for the building residents on the second CI
ES
ON AL LO MM
S B BY ER
PI K
AV floor. Building B is only six stories tall, A' CIA
E D L
ST
NU N
conforming to the 65' height limit. LI RE
EA
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TA B
TI ' S
IL BY
PA DA
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OC T
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G R TR EE
R R LE /
ER
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ER
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The ground floor of Massing Option 2 RE
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VE
ST
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PA
NU IL
E
E is reduced, providing private outdoor CO

N
PI
MM
spaces to residents. The usable floor
ST
ER
EA
CI
TS D
area that is not used on the ground floor AL
A P BIR
T
AR
is realized as an extra floor on Building
EE
ST
TR
.
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B, increasing its height to 75'. Residential
T
ES
B.O
EE
BO
units face the open courtyards.
PI K
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IAL
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BO
PI K
EA
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EA
OM
AV RE
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/C
NU TA
E IL
IL
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HA
RV
(PR EFER R ED)
ET
AR
PEDES T RIA N COU RT YA RDS – RETA IL CO RRI DO RS
RE
DA
ST
VE
NU The preferred scheme provides
E
N
E
PI
community accessible space and

ST
EA
through-block pedestrian connections. RESIDENTIAL

By locating Live/Work Units and Retail
along the pedestrian areas, the courtyard RETAIL / FLEXIBLE COMMERCIAL
T
BO area accentuates the surrounding

EE
YL
TR
ST LOBBY / AMENITY
ON neighborhood with much-desired
ES
AV "micro-retail" and offers a unique public

PI K
E NU PARKING
ST
E experience. The skewed geometry of the

EA
building allows more sunlight to penetrate

PUBLIC OPEN SPACE
deeper into the courtyard.
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714 E A S T P I K E S T R E E T | G R O U N D F LO O R P L A N S O F E D G M A S S I N G S C H E M E S
E D G P R I O R I TI ES &
BOA R D R EC O MMEN DATI O N S
CHAR AC T E R S T R UC TURE
E D G PR I O R ITI E S A N D BOA R D RESPONSE

R ECO M M E N DATI O N S The project has eliminated units on E Pike, E Pine,
The Board encouraged the mid-block connections to and Harvard Ave. in order to maximize the height
maximize the clearance from grade to any building areas of the Pedestrian portals at each of these street façades.
above the walkways, in order to provide light and air and The width of each portal has been incorporated into
encourage human activity in the mid-block connections. the rythym of the street façade and treated with
unique architectural elements, nuanced landscape,
The Board noted that preserving the full height of the and clear signage.
character structure for the depth of the structure could
be combined with an internal circulation point for the Through elimination of five residential units, the project
residences, as well as provide commercial spaces that may now more closely respects the characteristics of the
be better suited for small local retailers. interior volume of the character structure. Whereas
the interior volume was historically imperceptible from
the street, the project has created a new façade which
A PPLI C A B LE D E S I G N G U I D ELI N E S CURRENT CHARACTER STRUCTURE E-W SECTION
allows pedestrians within the mid-block courtyard to
A1, A4, D1, D12
experience the interior volume with a steel and glass
façade facing north.
As opposed to the minimum required 30' depth,

the retail spaces provided within the character volume
will be full-depth from the street to the pedestrian
courtyard. This will act to draw pedestrians deep into
the site. Within the heroic volume of the space, the design
intention allows for a collection of smaller retailers sharing
a single space, achieving the multiple objectives of large
interior volumes and small, curating the flexible space with
diverse retail offerings.
PROPOSED CHARACTER STRUCTURE E-W SECTION
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714 E A S T P I K E S T R E E T | E D G P R I O R I T I E S & B O A R D R E C O M M E N D AT I O N S
MA SSI N G BU L K / H EI GH T/SC AL E
E D G PR I O R ITI E S A N D BOA R D All building façades are designed to provide human scale
R ECO M M E N DATI O N S and to focus the pedestrian experience on the first level
The upper levels of the building should be designed and the ground plane.
consistent with the overall building quality.
The ground floor, whether at the street or at the interior
The design should not ‘marginalize’ the upper building courtyard, is defined by a datum throughout the project
levels, yet use techniques such as upper level setbacks, which identifies a strong base. The primary material
modulation, high levels of glazing, or other efforts to treatments of the base level are brick and transparent
reduce the scale at the interior façades to approximate storefront windows. VIEW FROM E. PIKE STREET
the height that would be allowed without proposed

Departure #1. Within the courtyard, single story façades protrude, or
recede from the residential levels above, reinforcing this
Demonstrate how the interior façades will provide human pedestrian scale datum. These protruding elements are
scale appearance. intended to provide a visual focus from the street portals,
and their height will offer a visual and spatial break from
The north building should be carefully treated to reduce the levels above.
the scale, and that articulation and materials should relate
to the overall design and building mass. Operability within the courtyard façades will open the
retails spaces to the courtyard, offering indoor/outdoor
connectedness, and enlivening the courtyard with light,
A PPLI C A B LE D E S I G N G U I D ELI N E S
sounds, and activity.
B1, C2, C3
The upper levels in the courtyard incorporate modulation,
RESPONSE recesses and balconies, intended to provide visual relief
In keeping with the EDG recommendations, the project from the scale of the façades as well as animating the
will have a very large quantity of residential glazing on interior courtyard with residential activity.
all floors, offering increased transparency and consistent
design language. The ground level materials will be The courtyards and a through-block pedestrian
composed of brick, a high quality, permanent material that connections offer ample opportunities for plantings and
speaks to the light-industrial heritage of the surrounding landscaping, creating an inviting and animated ground
neighborhood. Design features such as roll-up garage plane. Areas of planting provide physical and visual buffers
doors at retail spaces are employed to provide exciting from residential units and neighboring properties.
and engaging retail opportunities at the street. Roll-up
garage doors are also employed at the Alley Portals.
In these areas, the garage doors roll out over the
sidewalk, providing a unique architectural feature to
announce the entryway, and offer overhead weather
protection.
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THR O U G H - BLOC K C O NNE C TI O NS; GAT EWAY/ENT RY DES IGN, S IGNAGE, ETC.
E D G PR I O R ITI E S A N D BOA R D Entries have been given gracious proportions (often

R ECO M M E N DATI O N S at the expense of residential units above) to provide
The entries to the mid-block connections from the street welcoming spaces, clearly identified as pedestrian entries.
frontages should maximize visual height, create an inviting The unique use of roll-out garage doors will further
space, and enhance retail uses. announce the portals as special spaces and will draw
visual attention. The door opens outward, offering
The entries to the mid-block connections should enhance a bit of whimsy while relating to the neighborhood's
the streetscape. automotive history.
The Pike Pine mid-block connection needs more design In addition to being a visually interesting design element,
development to demonstrate that it will be clearly open the garage door and its supporting structure offer
to the public as a connection for the public. overhead weather protection and opportunity for signage.
This design solution also adds a level of protection during
later hours in the evening,
A2, A3, D7 The smaller lights within the garage door offer a contrast
to the larger windows of the adjacent Live/Work Units.
RESPONSE
The pedestrian experience has been given priority
throughout the project. By locating vehicular entry
on Boylston, the project provides more retail and
pedestrian use along the narrower façade of Harvard
Ave. Coordination between this project and adjacent
development along Harvard has created an opportunity
for both projects to benefit from the internal courtyard
and provide a cohesive residential feel along this street.
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R E TA IL & L I VE / W ORK
E D G PR I O R ITI E S A N D BOA R D 1. 2. RESPONSE

R ECO M M E N DATI O N S Greater ceiling height (between 13’6 and 18’ for Live/
1. All commercial uses at grade should be designed with Work Units) offer opportunity for residents/business
maximum transparency for human activity. owners to employ a shading strategy at the eye levels
of passers-by, while allowing direct views to the outside
2. If live/work uses should have maximum transparency above.
at grade, while being sensitive to the need for residents’
privacy. Through a ‘curated’ approach to the retail spaces, the
project will provide for a wide variety of retail types
3. The commercial spaces should be designed to be truly and sizes, which will achieve the desired granularity of
flexible over time. PINE STREET HARVARD AVE. the Pike Pine district. Within the character structure
itself, multiple small tenants will share the same volume,
4. The commercial spaces should have a comparable offering a diverse experience like the Pike Market and
granularity to nearby Pike Pine commercial development. 4.
Melrose Market. All commercial uses at grade (retail and
B C
“flexible commercial”) have been designed with maximum
transparency, and in many cases, operability, for human
activity at the street and mid-block connections.
A2, A4, D10, D11
The project incorporates elements inspired by the
neighborhoods historic light industrial and auto-row
vernacular including high ceilings and large display
windows at the ground floor commercial space, massing
and rhythmic moves appropriate to the context and
proportionally large areas of glazing at the upper
A A residential levels.
B C
N
SITE PLAN
12.05.12 9
R E SP E C T FO R A D JAC E NT SI TES

R ECO M M E N DATI O N S The unique site configuration created many design
Maintain privacy, light, and air for the Starbird challenges, specifically on the three sides of the Starbird
Apartments. Apartments. At the North and South property lines
of the Starbird Parcel, the building has been setback 5’
The façades should be articulated and set back to create on both sides to allow for greater, light access, space,
a human scale for Starbird residents. and breathing room. These 5’ areas will incorporate
hardscaping and landscaping elements to provide privacy
The west courtyard should create a sensitive transition as well as shared visual interest to the residents of the
to the Starbird Apartment building. buildings. Tall columnar trees will be employed to provide
a visual screen to protect views into the Starbird, which
will also animate the property line wall.
A2, A3, A5, C1, C2, E2
The courtyard Entry at Boylston Ave has been designed
as open columns as opposed to a closed wall so the
Starbird will benefit from the 18’ width of the internal
alleyway itself.
STARBIRD
APARTMENTS
5' SETBACK 5' SETBACK
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MATE R I A L S

R ECO M M E N DATI O N S Because the project offers so much to the pedestrian
Materials should be permanent, durable, and graffiti- experience, great emphasis on durable, permanent
resistant. The Board noted that large areas of glazing, materials have been given to the ground level. Brick
steel, and brick, are examples of desirable nearby is employed throughout the project in tandem with
contextual materials. expansive storefront glazing to be consistent with the
greatest examples of the architectural heritage of the Pike
The application of materials to the façade should be Pine neighborhood.
consistent with the design strategy.
The brick is treated as a base element, acting as a datum
The materials palette should be simple and provide for a to define public street frontages from the residential levels
cohesive design, but differentiate the two buildings. above. Each residential unit obtains 60% overall glazing,
opening the upper levels to light and transparency, while
maintaining the vernacular building type of large windows
in the upper levels.
B1, C2, C4 HARVARD AVE.
Materials have been chosen to provide depth and relief to

street facing façades, to offer a dynamic visual rythym and
overall feel of quality.
All street facing façades are set back at the seventh level
to reduce the visual impact of the façade at the right-of-
way. Though setback, the 7th floor and interior courtyard
walls are composed of the same material family as the
street façades, offering a consistent design strategy.
The unique site configuration includes many instances

of lot-line walls. When possible, the project has setback
from the property line to allow for glazing opportunities
to visually ‘break up’ these surfaces. When impossible
to setback, the project embraces them as compositional
elements, clad in premium metal panels will be used with
a series of reveals to provide visual interest to otherwise
blank walls.
12.05.12 11
BO
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AERIAL FROM NORTHWEST AERIAL FROM SOUTHWEST

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AERIAL FROM NORTHEAST AERIAL FROM SOUTHEAST
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714 E A S T P I K E S T R E E T | P R O P O S E D M A S S I N G F R O M E D G
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AERIAL FROM NORTHWEST AERIAL FROM SOUTHWEST
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AERIAL FROM NORTHEAST AERIAL FROM SOUTHEAST
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714 E A S T P I K E S T R E E T | P R O P O S E D D E S I G N
D EPA RT U R ES
S EC TIO N R EQU IR EM ENT PROPOS ED A LTER N ATI V E W H Y TH E PROJEC T I S B E T TER W ITH DEPA RTU R E
CEILING HEIGHT WITHIN The original floor to ceiling The original condition includes three different heights: The proposed 22’ primary ceiling is greater than the existing at 18’ and the
THE CHARACTER STRUCTURE height of the ground floor 1. The primary ceiling, approximately 70% of the area is at 18', overall volume is greater than with the existing varieity of ceiling heights.
23.73.010.B.2.C.3 (of the character structure) 2. 25% is in the central raised clerestory at 26' and,
& must be maintained. 3. 5% is the lower area directly behind the façade at 9'. To honor the volumetric character of the space volume we have created a
23.73.014.B.2.C structural rhythm in concrete similar to the existing wood and introduced a
We propose to modify the ceiling height as follows: secondary, non-structural system of partitions in reclaimed wood to divide
1. Retain the 5% at 9' as-is, which is necessary for the façade the retail functions at a scale consistent with the historic structure. Significant
2. For the rest of the area we propose a consistent height of 22'. This is higher than the existing skylights, the mezzanine, and a central reclaimed wood ceiling treatment will
primary ceiling but lower than the small clerestory area. be used to add a patern of volumetric interest similar to the existing space.
3. A mezzanine and overhead walk at approximately 13’ above finished floor will add visual
interest. They will occupy approximately 1000 SF to the rear and side of the character
structure
AREA OF DEPARTURE
75' HEIGHT REQUEST = 25% OF AREA OF INCREASED
ORIGINAL CEILING CEILING HEIGHT
AREA
SKYLIGHT
RETAINED
26'
22'
CHARACTER
18'
STRUCTURE
22'
8'
18'
38'-6"
12'
EAST PIKE
Departure as proposed at EDG

Original Ceiling E-W Section
AREA OF DEPARTURE
REQUEST = 25% OF
ORIGINAL CEILING AREA OF INCREASED
AREA CEILING HEIGHT
AREA OF PROPOSED
26'
22'
OUTDOOR SPACE
18'
8'
Original Ceiling N-S Section
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714 E A S T P I K E S T R E E T | D E PA R T U R E 1
22'
INTERIOR LOOKING NORTH

Proposed Ceiling E-W Section
B C
SKYLIGHT
SKYLIGHT
A A
22'
B C
Proposed Ceiling N-S Section SITE PLAN
12.05.12 17
MAXIMUM FLOOR PLATE AREA One character structure must be By combining incentives and exemptions, code would allow the south portion to have an Our proposal balances development across the site and creates an
AND HEIGHT INCENTIVES retained for each new structure effective floor area of approximately 29,650 above 35’ in height. This would fill more than opportunity for the mid-block connections and the central courtyard.
FOR RETAINING CHARACTER or portion of a structure in order half the site. The north building would be limited to 17,250.
STRUCTURES for the new structure to qualify Importantly, both buildings as proposed will have a floor plate below
23.73.010.B.2.B for preservation incentives This would result in an extremely disproportionate development scheme. In addition the 18,750 SF threshold envisioned by the code, making them more
& regarding increased floor plate the enlarged south building would completely eliminate any opportunity for mid-block compatible with the neighborhood preservation goals. Their combined
23.73.014.B.3 area and height. connections or a courtyard. floor area above 35', even
with the added 7th floor in the north building, will be about 30% less than
We propose to limit the south building to a typical floor plate of approximately 17,600 SF, could be built in a code prescriptive scheme. The total development area
leaving over 12,000 SF per floor unused or a total of 49,000 SF over floors 4-7. is also less than the max FAR that could be built if the character structure
were removed.
We request to transfer a portion of the unused preservation incentive from our south
portion of the site to the north portion. The transfer would include approximately 1,100 The departure will deliver in a more balanced project massing and the
SF per floor at levels L4-L6 plus and additional 16,500 SF for L7. The total transfer would inclusion of the mid-block connectors with significant public benefit and
be 18,700 SF, or approximately 38% of the 49,000 SF not used at the south building. will allow public exposure of the character structure’s north side for the
first time. A prescriptive scheme would deny public access to the site,
envelop the character structure and produce a lopsided massing with
a materially larger building to the south and a disproportionately smaller
building to the north.
PRO PO S ED M A S S I N G CO D E- CO M PLI A NT M A S S I N G
Satisfies/exceeds the following Design Guidelines: The following Design Guidelines are compromised:
A1 A1
A4 A4
B1 B1
B5 B5
C2 C2
D1 D1
12.05.12 18
3: 23.73.008.C Maximum width for a single retail Our single retail establishment at Pine St. is proposed at 59' Due to steep grades at Pine St. multiple points of access would require drastically reduced
RETAIL WIDTH establishment is limited to 50’ at principal in width ceiling height in the eastern bay as the floor rose to meet grade. A single space, level with the
pedestrian streets through-block connector and with its entry at the pedestrian portal will enliven the portal as
requested by the board at EDG.
CODE COMPLIANT PROPOSED
289
13'-0" 18'-0"
CEILING HEIGHT CEILING HEIGHT 18'-0"
289 CEILING HEIGHT
289
289
294 289
18'-0" 41'-0" 59'-0"

13'-0"
18'-0"
18'-0"
18'-0" 41'-0" 59'-0"
12.05.12 19
B U I L DI N G DESI G N
12.05.12 22
714 E A S T P I K E S T R E E T | V I E W F R O M S O U T H E A S T
12.05.12 23
714 E A S T P I K E S T R E E T | V I E W F R O M S O U T H W E S T
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714 E A S T P I K E S T R E E T | V I E W F R O M N O R T H W E S T
P E DEST R I A N EX P ER I EN C E
This project offers the unique opportunity to add
RETAIL
L/W
more character, commercial space, and a more active
L/W
pedestrian experience.
L/W
S.
S.
RE
RE
S.
With only 520 linear feet of street frontage divided among
RE
LOBBY
LOBBY four streets, the project has relatively small street façades.
RETAIL
By introducing the pedestiran entries on all four streets,
the project provides an additional 720 sf within the
pedestrian courtyards which more than doubles the
RETAIL amount of pedestrian-level building frontage.
The spaces will be curated to provide a wide range of

COMMERCIAL uses, from a 200 sf retail space that faces the East Pike
Semi-circular plaza, to a variety of vendors sharing the
volume of the retained character structure.
GARAGE
K
RAMP
OR
K
E/ W
OR
K
E/ W
LI V
OR
RETAIL
LI V
E/ W
LI V
RETAIL
RETAIL
12.05.12 27
714 E A S T P I K E S T R E E T | P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
12.05.12 28
714 E A S T P I K E S T R E E T | E . P I N E S T. P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
12.05.12 29
714 E A S T P I K E S T R E E T | E . P I N E S T. P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
12.05.12 30
714 E A S T P I K E S T R E E T | H A R VA R D AV E . P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | H A R VA R D AV E . P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | E . P I K E S T. P E D E S T R I A N E X P E R I E N C E
PINE ST.
RETAIL RETAIL RETAIL
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | E . P I K E S T. P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | B OY L S TO N AV E . P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | B OY L S TO N AV E . P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | P I N E S T. A L L E Y P E D E S T R I A N E X P E R I E N C E
PINE ST.
RETAIL
RES. RES. RES. LOBBY
RETAIL
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | P I N E S T. A L L E Y P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | H A R VA R D A L L E Y P E D E S T R I A N E X P E R I E N C E
L/W
PINE ST.
L/W
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | H A R VA R D A L L E Y P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | B OY L S TO N A L L E Y P E D E S T R I A N E X P E R I E N C E
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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714 E A S T P I K E S T R E E T | B OY L S TO N A L L E Y P E D E S T R I A N E X P E R I E N C E
C H A R AC T ER S TR U C TU R E
B C
A A
B C
N
SITE PLAN
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714 E A S T P I K E S T R E E T | C H A R A C T E R S T R U C T U R E
12.05.12 45
NEIGHBORHOOD CHARACTER
12.05.12 46
VIEW FROM E. PIKE STREET
12.05.12 47
CLEAN, CONCRETE, RAW, COMPRESSION, EXPANSION, KINTETIC, PEDESTRIAN, FLEXIBLE, FLUID, TEMPORAL, HUMAN-CENTRIC, ACTIVE
CHARACTER STUDY
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NORTH ELEVATION OF CHARACTER STRUCTURE
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A BUILDING SECTION - SOUTH
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B BUILDING SECTION - WEST
C BUILDING SECTION - EAST
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INTERIOR LOOKING NORTH
12.05.12 52
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714 E A S T P I K E S T R E E T | G R O U N D L E V E L L A N D S C A P E P L A N
12.05.12 54
714 E A S T P I K E S T R E E T | G R O U N D L E V E L L A N D S C A P E M AT E R I A L S
12.05.12 55
714 E A S T P I K E S T R E E T | G R O U N D L E V E L P L A N T I N G S
12.05.12 56
714 E A S T P I K E S T R E E T | R O O F L A N D S C A P E P L A N & P L A N T I N G S
R E TA I L B .O. H .
R E S I D E NTI A L PA R K I N G
A M E N IT Y V E RTI C A L T R A N S /
CO R R I D O R
LI V E / WO R K
12.05.12 57
714 E A S T P I K E S T R E E T | G R O U N D F LO O R P L A N
CO R R I D O R
LI V E / WO R K
12.05.12 58
714 E A S T P I K E S T R E E T | L E V E L 2 P L A N
CO R R I D O R
LI V E / WO R K
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714 E A S T P I K E S T R E E T | L 3 - 6 P L A N
CO R R I D O R
LI V E / WO R K
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714 E A S T P I K E S T R E E T | L E V E L 2 P L A N
CO R R I D O R
LI V E / WO R K
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714 E A S T P I K E S T R E E T | R O O F P L A N
CO R R I D O R
LI V E / WO R K
Level P1 Parking Level P2 Parking Level P3 Parking
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714 E A S T P I K E S T R E E T | PA R K I N G P L A N S
Ceraclad Black Metal Handrail Ceraclad AEP Span
Smooth Contemporary in Linen 8 Reveal in Medium Gray Dark Terra Cotta
Ceraclad Mutual Materials

Zen Garden in Slate Storefront Inca Brick in Smooth Texture
12.05.12 63
714 E A S T P I K E S T R E E T | E . P I K E S T. E L E VAT I O N
AEP Span Black Metal Handrail Ceraclad Ceraclad
Dark Terra Cotta 8 Reveal in Medium Gray Smooth Contemporary in Linen
Ceraclad
Zen Garden in Slate
Mutual Materials
Inca Brick in Smooth Texture Storefront
12.05.12 64
714 E A S T P I K E S T R E E T | B OY L S TO N AV E . E L E VAT I O N
Black Metal Ceraclad
Handrail 8 Reveal in Medium Gray
Ceraclad
Smooth Contemporary in Linen
Mutual Materials Ceraclad

Inca Brick in Smooth Texture Zen Garden in Slate
12.05.12 65
714 E A S T P I K E S T R E E T | C O U R T YA R D E L E VAT I O N
ADJACENT DEVELOPMENT

12.05.12 66
714 E A S T P I K E S T R E E T | H A R VA R D AV E . E L E VAT I O N
Black Metal Handrail Ceraclad Ceraclad AEP Span
8 Reveal in Medium Gray Smooth Contemporary in Linen Dark Terra Cotta
ADJACENT DEVELOPMENT

12.05.12 67
714 E A S T P I K E S T R E E T | E . P I N E S T. E L E VAT I O N

Zen Garden in Slate Inca Brick in Smooth Texture
12.05.12 68
714 E A S T P I K E S T R E E T | B OY L S TO N AV E . E L E VAT I O N

Zen Garden in Slate Storefront Inca Brick in Smooth Texture
12.05.12 69
Storefront w/ Sliding Doors Mutual Materials Mutual Materials Black Metal Handrail
Arcadia System (as seen in Saturn Building) Inca Brick in Smooth Texture Ebony Brick in Smooth Texture
Ceraclad Ceraclad Ceraclad AEP Span

Smooth Contemporary in Linen 8 Reveal in Medium Gray Zen Garden in Slate Prestige Series panel in Dark Terra Cotta
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714 E A S T P I K E S T R E E T | M AT E R I A L S
PINE ST.
BOYLSTON AVE.
HARVARD AVE.
PIKE ST.
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A PPENDIX
ZO N ING S YN OP S IS
N C 3P- 65 ZO N I N G Height, FAR (Floor Area Ratio) and floor plate size are the three predominant E XC EP T I O N S TO FLO O R S IZ E – By retaining a character structure on the lot, a 25 percent increase in the floor size
G EN ER A L CO M M EN T S governors in the NC3P-65 zone. Within the Pike/Pine Overlay District, conservation L I M I T: limit is permitted for projects that incorporate a character structure on the same lot,
of a character structure allows for exceptions to all three of the governing factors within S M C 23.73.010. B . 2 either as a whole structure or as a portion of a structure.
the NC3P-65 zone. – For a project that incorporates portions of a character structure the following must
be met:
• All street facing façades of the character structure must be retained.
N C 3P- 65 S T RU C T U R E H EI G H T: – Base Height Limit is 65' • All portions of the new structure above the height of the street facing façades
S M C 23.47A .012 – An overlay district may increase or reduce the maximum structure height. of the character structure shall be setback a minimum of 15 feet from all
– Rooftop Elements – there are numerous additional height allowances for rooftop street property lines that abut the character structure.
elements, appurtenances, or features in Section 23.47A.012.C. • The original floor-to-ceiling height of the ground story shall be maintained.
• Any floor area in the new portion of the structure above 35 feet in height
that is within the area of the original footprint of the character structure and
H EI G H T E XC EP T I O N S W I T H I N – If the lot includes a character structure, the height may be exceeded by 10'.
is separated from the street along all street frontages by the original façades
PI K E / PI N E CO N S ERVAT I O N – All street facing façades of the character structure must be retained.
of the character structure is not included in the calculation of the floor area
OV ER L AY D I S T R I C T: – All portions of the new structure above the height of the street facing façades of the
subject to the size limit.
S M C 23.73.014. B character structure shall be setback a minimum of 15 feet from all street property
lines that abut the character structure. N C 3P- 65 S E T B AC K S: – Setbacks are only required for lots abutting or across the alley from residential zones.
– The original floor-to-ceiling height of the ground story shall be maintained. S M C 23.47A .014 – Lot is bounded by four streets, and adjacent to other NC3P-65 lots.
– The additional floor area above the 65-foot height limit is occupied solely by
residential use. N C 3P- 65 A M EN I T Y A R E A – Amenity areas are required in an amount equal to five percent of the total gross floor
R E Q U I R EM EN T S: area in residential use.
N C 3P- 65 FLO O R A R E A R AT I O – Maximum F.A.R. for NC Zones is 4.75 for all uses within a mixed-use structure S M C 23.47A .024 – All residents shall have access to at least one common or private amenity area.
( F. A . R .): containing residential and non-residential uses. – Amenity Areas shall not be enclosed, and common Amenity Areas shall have a
S M C 23.47A .013 minimum horizontal dimension of ten feet and no common amenity area shall be less
that 250 square feet in size.
– Private balconies and decks shall have a minimum area of 60 square feet.
FLO O R A R E A E X EM P T I O N S – If a Character Structure is retained on the lot, all floor area in residential use over the
W I T H I N PI K E / PI N E character structure is exempt from the calculation of gross floor area subject to an N C 3P- 65 R E Q U I R ED PA R K I N G – Off street parking spaces are not required as per SMC 23.54.015 Table B
CO N S ERVAT I O N OV ER L AY FAR limit. A N D LOA D I N G: – There is no minimum requirement for Residential Uses in commercial and multifamily
D I S T R I C T: – All street facing façades of the character structure must be retained. S M C 23.47A .03 0 zones within urban villages and if the residential use is located within 1,320 feet of a
S M C 23.73.0 0 9.C . 5 – All portions of the new structure above the height of the street facing façades of the street with frequent transit service.
character structure shall be setback a minimum of 15 feet from all street property – If the lot abuts two or more streets, access is permitted across on the side street lots
lines that abut the character structure. lines. Also, access to parking shall be from a street that is not a principal pedestrian
– The original floor-to-ceiling height of the ground story shall be maintained. street.
FLO O R S IZ E L I M I T S O U T S I D E – On lots outside of the Conservation Core greater than 15,000 square feet in size, the
T H E CO N S ERVAT I O N CO R E: maximum gross floor area of any single story above 35 feet in height is 15,000 square
S M C 23.73.010. A feet.
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714 E A S T P I K E S T R E E T | F U L L ZO N I N G S Y N O P S I S
ZO N ING S YN OP S IS C O NT' D
PI K E / PI N E CO N S ERVAT I O N – When a lot is outside the Conservation Core, and contains a character structure that
OV ER L AY S T RU C T U R E W I DT H abuts Pike, East Pike, Pine, or East Pine Streets, structure width shall be limited to 50
A N D D EP T H L I M I T S: percent of the total width of all lots on the block face, measures along the street lot
S M C 23.73.012 line on block faces that exceed 170 feet in width.
– The structure width does not include portions of the character structure, portions
of a new structure that are separated from the street property line by another lot,
or portions of a new structure that are separated from the street property line by a
character structure or by the remaining portions of a character structure included in
a project.
L I V E / WO R K U N I T S PER M I T T ED: – Live/Work Units are permitted outright in NC zones, but shall not occupy more than
S M C 23.47A .0 0 4 20 percent of the street-level, street-facing façade along principal pedestrian streets
(East Pike St. & East Pine St.)
S T R EE T L E V EL U S E S: – Residential Uses may not exceed in the aggregate, 20 percent of the street-level
S M C 23.47A .0 0 5 street-facing façade along a designated principal pedestrian street (East Pike St. & East
Pine St.).
– Residential Uses may occupy 100 percent of the street-level, street-facing façade if it
does not face a designated principal pedestrian street (Boylston Ave. & Harvard Ave.)
S T R EE T L E V EL D E V ELO PM EN T – Blank segments of the street-facing façade between two feet and eight feet above the
S TA N DA R DS: sidewalk may not exceed 20 feet in width.
S M C 23.47A .0 0 8 – The total of all blank façade segments may not exceed 40 percent of the width of the
façade of the structure along the street.
– 60 percent of the street facing façade between two feet and eight feet above the
sidewalk shall be transparent. Transparent areas of façades shall be designed and
maintained to allow unobstructed views from the outside into the structure, or, in the
case of Live/Work Units, into display windows that have a minimum 30-inch depth.
– Non-residential uses shall extend an average of at least 30 feet and a minimum of 15
feet in depth from the street-level, street facing façade.
– Non-residential uses at street level shall have floor-to-floor height of at least 13 feet.
L I G H T A N D G L A R E S TA N DA R DS: – Exterior lighting must be shielded and directed away from adjacent uses.
S M C 23.47A .02 2
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714 E A S T P I K E S T R E E T | F U L L ZO N I N G S Y N O P S I S
E. PINE ST.
FLO O R S IZ E L I M I T S O U T S I D E – On lots outside of the Conservation Core greater than 15,000 square feet in size,
T H E CO N S ERVAT I O N CO R E: the maximum gross floor area of any single story above 35 feet in height is 15,000 EXISTING ONE-
S M C 23.73.010. A square feet. STORY BUILDINGS
EXISTING ONE-
STORY BUILDING
E XC EP T I O N S TO FLO O R S IZ E – By retaining a character structure on the lot, a 25 percent increase in the floor size
L I M I T: limit is permitted for projects that incorporate a character structure on the same lot,
S M C 23.73.010. B . 2 either as a whole structure or as a portion of a structure.
– For a project that incorporates portions of a character structure the following must
be met:
• All street facing façades of the character structure must be retained. 15,000 SF MAXIMUM
+ 25% INCREASE = 18,750 SF
• All portions of the new structure above the height of the street facing façades
of the character structure shall be setback a minimum of 15 feet from all street 65' BASE HEIGHT LIMIT
property lines that abut the character structure. + 10' FOR CHARACTER
• The original floor-to-ceiling height of the ground story shall be maintained. STRUCTURE RETENTION EXISTING
= 75' MAXIMUM BUILDING PARKING LOT
BOYLSTON AVE.
• Any floor area in the new portion of the structure above 35 feet in height that
HARVARD AVE.
HEIGHT
is within the area of the original footprint of the character structure and is
separated from the street along all street frontages by the original façades
of the character structure is not included in the calculation of the floor area
subject to the size limit.
N C 3P- 65 S T RU C T U R E H EI G H T: – Base Height Limit is 65' AREA OVER
RETAINED
S M C 23.47A .012 – An overlay district may increase or reduce the maximum structure height. CHARACTER
– Rooftop Elements: there are numerous additional height allowances for rooftop STRUCTURE
elements, appurtenances, or features in Section 23.47A.012.C. NOT COUNTED
EXISTING THREE- TOWARDS
H EI G H T E XC EP T I O N S W I T H I N – If the lot includes a character structure, the height may be exceeded by 10'. STORY BUILDING MAXIMUM F.A.R.
AND FLOOR SIZE
PI K E / PI N E CO N S ERVAT I O N – All street facing façades of the character structure must be retained. LIMIT
OV ER L AY D I S T R I C T: – All portions of the new structure above the height of the street facing façades
S M C 23.73.014. B of the character structure shall be setback a minimum of 15 feet from all street
property lines that abut the character structure.
– The original floor-to-ceiling height of the ground story shall be maintained.
– The additional floor area above the 65-foot height limit is occupied solely
by residential use. RETAINED
CHARACTER STRUCTURE
EXISTING ONE-
STORY BUILDINGS
E. PIKE ST.
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714 E A S T P I K E S T R E E T | L A N D U S E C O D E H I G H L I G H T S
DES IG N R E V IE W GU IDELIN ES PIK E / PIN E U R B A N C ENTER
TITLE FO R M U LTIFA MILY BU ILDINGS SU PPLEM ENTA L GU IDA NC E PROJEC T R ES PON S E
A-1 RESPONDING TO SITE The siting of buildings should respond Our project responds to several unique site characteristics including the opportunity to create mid-
CHARACTERISTICS
to specific site conditions and block connections, the opportunity to preserve a character structure, the opportunity to use grade
opportunities. changes to create interior volume at retail spaces and the opportunity to activate parcels of land that
are currently under utilized or not contributing to the character and vitality of the neighborhood.
Most importantly, this site presents the unusual opportunity to gain the efficiencies of a larger scale
development without the liability of a single large street frontage that is incongruous with historical
development patterns.
A-2 STREETSCAPE The siting of buildings should acknowledge Each façade is sited in such a was as to benefit the individual right of way. Generally this means
COMPATIBILITY
and reinforce the existing desirable spatial holding tight to the property line to reinforce the urban fabric. Two exceptions include maintaining
characteristics of the right of way. the setback at the character structure at E Pike and providing some relief to the existing pinched
condition at the sidewalk on E Pine.
A-3 ENTRANCES VISIBLE FROM Entries should be clearly identifiable and Each residential entry to the buildings will be from the mid-block courtyard, bringing pedestrian
STREET
visible from the street. activity to the middle of the block. The Pedestrial Portals at each street façade will clearly have
signage indicating entry.
A-4 HUMAN ACTIVITY New development should be sited and Provide for sidewalk retail opportunities by opening the The addition of active retail and accessible public open space will increase human activity on the
designed to encourages human activity storefront to the street. Provide for outdoor eating and street.
on the street. drinking opportunities on the sidewalk. Install clear glass
windows along the sidewalk to provide visual access inside.
A-5 RESPECT FOR ADJACENT Buildings should respect adjacent properties As directed by the Design Review Board furing EDG, care has been given to offer increased light,
SITES
air, and space to the Starbird apartments. At each shared property line, the prject is setback 5’.
Elsewhere, datums have been dervied from adjaecnt character structures to maintain the rythym and
proportions of the neighborhood.
A-8 PARKING AND VEHICLE Siting should minimize the impact of Preserve and enhance the pedestrian environment in The vehicular entry of the project is located on Boylston Ave, and located as far as possible from
ACCESS
automobile parking and driveways on the residential and commercial areas by providing for continuous the pedestrian portal on that street façade. Boylston Ave has been selected as superior to Harvard
pedestrian environment. sidewalks aveune due to coordination with the development of the Bill’s Off Broadway site. Harvard Ave is that
project’s only opportunity for vehicular access, and the neighborhood is better served by keeping
these two vehicular entryways as far from each other as possible.
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714 E A S T P I K E S T R E E T | DESIGN GUIDELINES

DES IG N R E V IE W GU IDELIN ES PIK E / PIN E U R B A N C ENTER
TITLE FO R M U LTIFA MILY BU ILDINGS SU PPLEM ENTA L GU IDA NC E PROJEC T R ES PON S E
HEIGHT, BULK, AND SCALE Projects should be compatible with the scale Design the structure to be compatible in scale and form Because of the unique arrangement of the site, our building has no continuous street façade longer than
B-1 COMPATIBILITY
of development anticipated by the applicable with surrounding structures. Reduce the appearance 100’. This width is compatible with the historical pattern of development. In order to reduce the perceived
land use policies for the surrounding area. of bulk on the upper stories to maintain the established height of the buildings from the street we have introduced step backs at the upper floors along with
block face rhythm. increased transparency at those floors to lighten the mass of the structure.
B-2 PIKE/PINE Relate the scale and proportions of architectural We have introduced horizontal datum lines in the building façades at the 1, 2, or 3-story levels as appropriate
NEIGHBORHOOD SCALE
AND PROPORTION
features to existing structures on the block face. to reference adjacent historic properties and patterns of development on each of the four street frontages.
Address conditions of wide or long structures. Within each street facing façade, historical patterns and rhythms will be incorporated.
B-3 INTEGRATION OF Design a project that compliments the character The project is designed to compliment the character structure in several ways. Directly above the character
CHARACTER STRUCTURES
IN NEW DEVELOPMENT
structure; design approaches to consider include façade the building is set back substantially with a simple façade to act as a background building. Adjacent
contrast, transition, or background. to the character structure, the new building will provide elements of contrast with modern design and
materials while employing transitional elements such as projected datums from the character structure and
a solid materials to anchor the site corner.
B-5 THROUGH-BLOCK Avoid monolithic development on through lots; take The project incorporates a mid-block connector between Harvard and Boylston which breaks the building
DEVELOPMENT
advantage of opportunities to include through-block into two separate structures all the way to the ground plane.
connections.
B-7 CONSERVATION OF Maintain the architectural integrity of the character The preserved portions of the character structure will retain all elements essential to its architectural
CHARACTER STRUCTURES
structure; maintain character-defining elements; integrity including the existing floor-to-ceiling height in the interior space. In this effort some more recent
maintain the original floor-to-ceiling heights in alternations will be revised in an effort to restore the integrity of the structure where necessary. The design
character structures, especially for the ground floor. incorporates skylights as a nod to the interior space of the historical structure.
C-1 ARCHITECTURAL New buildings proposed for existing Echo the scale and modulation of neighborhood The project incorporates elements inspired by the neighborhoods historic light industrial and auto-row
CONTEXT
neighborhoods with a well-defined and buildings to preserve both the pedestrian orientation vernacular including high ceilings and large display windows at the ground floor commercial space, massing
desirable character should be compatible and consistency with the architecture of nearby and rhythmic moves appropriate to the context and proportionally large areas of glazing at the upper
with or compliment the architectural buildings; compliment the light-industrial history of the residential levels.
character and siting pattern of neighboring neighborhood; incorporate high ground-floor ceilings,
buildings. articulated ground floor commercial space, display
windows.
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714 E A S T P I K E S T R E E T | DESIGN GUIDELINES

DES IG N R E V IE W GU IDELIN ES FOR PIK E / PIN E U R B A N C ENTER
TITLE M U LTIFA MILY BU ILDINGS SU PPLEM ENTA L GU IDA NC E PROJEC T R ES PON S E
C-2 ARCHITECTURAL Building design elements, details and massing At the massing level, the two buildings are tied together by a coherent parti that responds to the
CONCEPT AND
CONSISTENCY
should create a well-proportioned and opportunities and context of the site. The four areas of the building that reach the street frontage are
unified building form and exhibit an overall developed as solid, anchoring elements. The two internal elements spanning between these solid anchors
architectural concept. are developed as lighter, more transparent bridge elements allowing for greater porosity at the ground plane
and for luminosity at the core of the site.
C-3 HUMAN SCALE Incorporate architectural features elements The existing neighborhood context encourages building At the ground plane, both at the street frontages and the internal courts, the project incorporates multiple
and details to achieve a good human scale. entrances in proportion with neighboring storefront human scale elements. Datum planes at the 1st and 2nd floors mitigate height by helping to focus attention
developments; contribute to the vitality of the street at the pedestrian level. Façade lengths at the street frontage are in keeping with the historical scale.
level with pedestrian-oriented architectural elements, a Transparency and porosity draw the pedestrian’s attention into the building through windows and publicly
rhythm of building modulation comparable to adjacent accessible entries.
buildings, and transparent windows facing the street.
C-4 EXTERIOR FINISH Durable and maintainable materials that are Complement the neighborhood's light-industrial Exterior material selection is still ongoing at this point. High quality materials will be used to reinforce both
MATERIALS
attractive even when viewed up close. vernacular through type and arrangement of exterior the solid anchors and the lighter bridging elements of the parti.
building materials – brick, masonry or patterned
concrete, high quality glazing.
D-1 PEDESTRIAN OPEN SPACE Opportunities for creating lively, pedestrian- Provide entryways that link the building to the The existing open space at E Pike Street will be activated with retail uses able to spill out into the area when
AND ENTRANCES
oriented open spaces should be considered. surrounding landscape. Create open spaces at street weather permits. At E Pine St sheltered outdoor seating next to an existing pinch point in the sidewalk will
level that link to the open space of the sidewalk. create both vitality and relief from a blighted existing condition. In the internal courts, care is being taken to
Building entrances should emphasize pedestrian ingress design space for 4 seasons with good solar access and connections to both the public and private amenity.
and egress as opposed to accommodating vehicles.
D-2 AVOID BLANK WALLS Avoid large blank walls facing the street, Setbacks from property lines have been incorporated into the design in order to allow glazed openings at
especially near sidewalks. Where unavoidable, nearly all façades. The few unavoidable blank wall areas are small and appropriately oriented. They will be
they should receive treatment to increase capitalized on in the design to reinforce the solidity of the anchor elements in the parti.
pedestrian comfort and interest.
12.05.12 79
DES IG N R E V IE W GU IDELIN ES FOR PIK E / PIN E U R B A N C ENTER
TITLE M U LTIFA MILY BU ILDINGS SU PPLEM ENTA L GU IDA NC E PROJEC T R ES PON S E
D-5 VISUAL IMPACTS OF The visibility of all at-grade parking structures The project proposed to underground all parking structures. This offers the ability to achieve the pedestrian
PARKING STRUCTURES.
or accessory parking garages should be courtyards throughout the site.
minimized.
D-6 SCREENING OF SERVICE Building sites should locate service elements Residential service areas are located within the building on the underground parking level. Commercial
AREAS
away from the street front where possible. service areas are largely located within the building, reducing the perceived service to a single door on
Harvard and Boylston Avenues.
D-7 PERSONAL SAFETY AND Project design should consider opportunities Employ pedestrian-scale lighting, transparent windows, The Project is very well-lit from a combination of overhead lighting, step lighting, and architectural sconces
SECURITY
for enhancing personal safety and security and provide a clear distinction between pedestrian throughout the project. The commercial and residential areas will have clear glazing.
traffic areas and commercial traffic areas
D-9 COMMERCIAL SIGNAGE Signs should add interest to the street front The signage will offer a consistent design language for the entire project, but will offer sizes appropriate for
environment and should be appropriate for individual character and flexibility. Commercial spaces within the internal courtyards will have signage on
the scale and character desired in the area. their individual spaces as well as at the nearest pedestrian portal on each street.
D-10 COMMERCIAL LIGHTING Appropriate levels of lighting should be Feature lighting within the interior courtyards will offer an appropriate level of lighting for an active
provided in order to promote visual interest pedestrian environment. Lighting incorporated into the architecture will offer visual interest and higher light
and a sense of security levels adjacent to the street.
D-11 COMMERCIAL Commercial storefronts should be Commercial glazing will be as clear as possible and unobstructed.
TRANSPARENCY
transparent,
D-12 RESIDENTIAL ENTRIES AND The space between the residential entry and The pedestrian portals at each street frontage will offer a transition from the public realm to the semi-public
TRANSITIONS
the sidewalk should provide security and realm of the pedestrian courtyards. Archtiectural features such as roll-out garage doors and interesting
privacy for residents and a visually interesting lighting will provide visual interest at the street façade.
street front for pedestrians.
E-2 LANDSCAPE TO ENHANCE Landscaping, including living plant material The Internal pedestrian courtyards offer a great opportunity to provide hardscaping and landscaping to
THE BUILDING AND SITE
should be appropriately incorporated into the enliven and enhance the outdoor space. Street level planters are incorporated on Boylston Ave , and each
design to enhance the project. street frontage will provide new trees and planting strips to incorporate landscaping appropriate to each
façade.
12.05.12 80
3
1 2 1 2 3
7 6 5
11 8 4 5 6
12
10 9
7 8 9
SIT E C ON T E XT
1. 512 East Pine Street 7. 611 Supreme
2. Capitol Loans / Rudy's / Stumptown / Press Condos 8. Featherstone Gallery / Tully's Coffee
3. SCCC Broadway Performance Hall / Plant Science 9. Bartell Drug / QFC 10 11 12
4. Blick Art / The Broadway Building 10. 615 / 617 East Pike Street / Kiss the Sky Cafe
5. Broadway Dental Care 11. Phil Smart Mercedez Benz
6. Walgreens / Broadway Crossing Apartments 12. City Home Store
12.05.12 81
714 E A S T P I K E S T R E E T | N E I G H B O R H O O D C O N T E X T
2 1
4 3
SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE
1. CORNER OF HARVARD AVENUE AND EAST PINE STREET 3. CORNER OF HARVARD AVENUE AND EAST PIKE STREET
SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE
2. CORNER OF BOYLSTON AVENUE AND EAST PINE STREET 4. CORNER OF BOYLSTON AVENUE AND EAST PIKE STREET
12.05.12 82
714 E A S T P I K E S T R E E T | V I E W S O F S I T E S T R E E T C O R N E R S
1. LOOKING WEST ON 2. LOOKING EAST ON EAST PINE STREET 3. LOOKING SOUTH ON BOYLSTON AVENUE 2
EAST PINE STREET
1
3
4. LOOKING NORTH ON BOYLSTON AVENUE 5. LOOKING WEST ON EAST PIKE STREET 6. LOOKING EAST ON EAST PIKE STREET
4 7
5 8
6
7. LOOKING NORTH ON HARVARD AVENUE 8. LOOKING NORTH ON HARVARD AVENUE
12.05.12 83
714 E A S T P I K E S T R E E T | N E I G H B O R H O O D S T R E E T S C A P E S & S I D E W A L K C H A R A C T E R I S T I C S
5. LOOKING WEST ON EAST PIKE STREET

BOY L S TO N AV EN U E
– Boylston Avenue, bounded by East Pine and East Pike
Streets is largely residential, with many flowering
street trees and planting strips.
E. PINE ST.
E A S T PIN E S TR EE T
– East Pine Street is heavily trafficked by both
pedestrians and vehicles, offering an East / West
arterial connecting Capitol Hill to Downtown. KEY
– On the block bounded by Boylston and Harvard
Avenues, the North side of the street is abutted Site
by the blank wall of a parking garage. The South
side of the street has two neighborhood institutions, Principal Pedestrian Street
Linda's, and Bill's Off Broadway.
BOYLSTON AVE.
HARVARD AVE.
Arterial Street
Residential Street
Residential/Retail Fronted Street
E. PIKE ST. E A S T PIK E S TR EE T & S IDE WA LK

C H A R AC TER I S TIC S
– East Pike Street is less heavily trafficked than East
Pine Street, and offers smaller scale retail stores
to the South.
H A RVA R D AV EN U E – East Pine Street is designated as a principal
– Harvard Avenue is quiet, and fronted by two theaters.
pedestrian street.
After shows, this street becomes largely populated
– This section of East Pike is populated by successful
with theatergoers.
retail shops and eateries, representative of the
– The West side of the street is fronted by Bill's Off
neighborhood character that is to be preserved
Broadway, parking lots, and the side of a one story
and nurtured.
building at the South corner.
12.05.12 84
714 E A S T P I K E S T R E E T | N E I G H B O R H O O D S T R E E T S C A P E S & S I D E W A L K C H A R A C T E R I S T I C S
NC3P-
40
MIO-105-
NC3P-65
MR MIO-105- LR3
NC3P-40
NC3P-40
- MIO-65
MIO-105-NC3P-65
E. PINE ST.
NC3P-65
ZONING
E. PIKE ST. SITE ARE A 54,000 sf
BOYLSTON AVE.
HARVARD AVE.
BROADWAY
N C 3P- 65 ZO N I N G Height, FAR (Floor Area Ratio) and floor plate size are the three predominant
G EN ER A L CO M M EN T S governors in the NC3P-65 zone. Within the Pike/Pine Overlay District, conservation
MR of a character structure allows for exceptions to all three of the governing factors within
the NC3P-65 zone.
N C 3P- 65 FLO O R A R E A R AT I O – Maximum F.A.R. for NC Zones is 4.75 for all uses within a mixed-use structure
( F. A . R .): containing residential and non-residential uses.
S M C 23.47A .013
MI
O-
160
FLO O R A R E A E X EM P T I O N S – If a Character Structure is retained on the lot, all floor area in residential use over
-H
W I T H I N PI K E / PI N E the character structure is exempt from the calculation of gross floor area subject
R
.
CO N S ERVAT I O N OV ER L AY to an FAR limit.
ST D I S T R I C T: – All street facing façades of the character structure must be retained.
HR ON
S
DI S M C 23.73.0 0 9.C . 5 – All portions of the new structure above the height of the street facing façades
MA
of the character structure shall be setback a minimum of 15 feet from all street
property lines that abut the character structure.
– The original floor-to-ceiling height of the ground story shall be maintained.
12.05.12 85
714 E A S T P I K E S T R E E T | S I T E I N F O R M AT I O N
E. PINE ST.
EL.
EL.
+281'
+299'
BOYLSTON AVENUE PARKING LOT
EAST PINE STREET BMW BUILDING

FORMER BMW
SERVICE BUILDING
HARVARD AVENUE PARKING LOT
EXISTING
HARVARD AVE.
PARKING LOT
BOYLSTON AVENUE PARKING LOT
BOYLSTON AVE.
EXISTING TH E S ITE is located in the vibrant Capitol Hill
PARKING LOT neighborhood bounded by the designated principal
CHARACTER pedestrian streets of East Pike St. to the south and East
STRUCTURE - Pine Street to the north, and Boylston Ave. and Harvard
BMW SEATTLE
Ave. to the east and west. Due to the unique configuration
of the lot, each street has a building frontage, though each
frontage occupies only a portion of each block. The site
slopes downward from east to west approximately 19
EXISTING feet, and from north to south approximately ten feet.
PARKING LOT
EL. EL.
+288' +289'
E. PIKE ST.
EAST PIKE STREET PARKING LOT

CHARACTER BUILDING EXPOSURE ON
EAST PIKE STREET
12.05.12 86
714 E A S T P I K E S T R E E T | S I T E A N A LY S I S
SITE EXPOSURE
5 S IT E CO N T EX T
1. Pine Food Market / Linda's
2. Bill's Off Broadway
3. Parking Lot
4. Starbird Apartments
5. Pho Le / HG Lodge
A) EAST PIKE STREET

SITE EXPOSURE
1
2
3
D C
B) EAST PINE STREET 4
SITE EXPOSURE
5
2
3 B
C) HARVARD AVENUE
SITE EXPOSURE 4 SITE EXPOSURE
D) BOYLSTON AVENUE
12.05.12 87
714 E A S T P I K E S T R E E T | P H OTO S O F T H E S I T E
SIT E C ON T E XT 5 6 7
1. Parking Garage
2. Landmark Egyptian Theater
3. Erickson's Theater
4. SCCC Segal Center
5. St. John's Apartments / Ayutthaya / The Other Coast
6. 713 Pike St.
7. Miller Warren Apts / Babeland / Honeyhole / Sal's 1) EAST PIKE STREET 1
8. Phil Smart Mercedes Benz
9. Glencoe Apartments
10. 1517 Boylston Ave.
11. Phil Smart Mercedes Benz
12. The Recherche Apartments
13. R Place
2) EAST PINE STREET
2
1
4
13
12 1 2
11
10 4 3 3 3) HARVARD AVENUE
9 13
4 9 10
8 2
12
8
11
7 6 5
4) BOYLSTON AVENUE
12.05.12 88
714 E A S T P I K E S T R E E T | I M M E D I AT E S I T E C O N T E X T
E A ST PI K E STR EE T C H A R AC TER STRUC TU R E
Dating to 1926 (see photo above) the character structure at 714 East Pike Street has had multiple lives within Seattle's
"auto row". In the photo, the original use was a bumper manufacturer and service station. It's most recognizable identity
was as BMW Seattle, housing a vehicle showroom. Currently, the open space is used for parking by the current occupants.
NORTH WALL

E. PIKE S
T.
 




 
  
 



NORTH WALL 



  

 




 
  
 






  



  


"I"
  
"I"
"H"G"" "J"
 "H" "J"
 "K
"

" "F" "L "K

"G TOP VIEW
"
"
 
F" 1"=10' "L 

"

"
"
"M


"E
E. PIKE ST.


TOP VIEW

"
"

"N
"D
 
" "O
WEST WALL 1"=10' 
"
"M

"C"

"E
EAST WALL 
"

"
"

"P"
"A" "B"
"N
"D

" "O
WEST WALL
"Q"
"C"
WEST FACADE
" "P
"A" "B" "C" "D" "E" "F" "G" "H" 

TYPICAL TYPICAL TYPICAL "I"
"A" "B"

"

    
 
  

"Q"

WEST WALL

  

  
 
  









WEST FACADE




 
 

"C"
  
"D" "G" "H"


"A" "B" "E" "F"
   
   

  
TYPICAL "I"





TYPICAL 
 TYPICAL  
 
 
   
    

  
 EAST FACADE - TYPICAL DIMENSIONS
  
 "J" "K" "L" "M" "N" "O" "P" "Q"

WEST WALL

  


  
 
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WEST WALL
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714 E A S T P I K E S T R E E T | R E TA I N E D C H A R A C T E R S
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T R U C T UR E  

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   COPYRIGHT 2012 WEBER THOMPSON | 12-003  
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E. PINE ST. E. PINE ST. E. PINE ST. E. PINE ST.
BOYLSTON AVE.
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HARVARD AVE.
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WINTER 09:00 WINTER 12:00 WINTER 15:00 WINTER 16:00
E. PINE ST. E. PINE ST. E. PINE ST. E. PINE ST.

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HARVARD AVE.
HARVARD AVE.
HARVARD AVE.
HARVARD AVE.
E. PIKE ST. E. PIKE ST. E. PIKE ST. E. PIKE ST.
SUMMER 09:00 SUMMER 12:00 SUMMER 15:00 SUMMER 18:00
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714 E A S T P I K E S T R E E T | S H A D O W S T U D I E S

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WEBER THOMPSON GRAPHIC PRESENTATION

DECEMBER 5TH, 2012

R ES IDENTI A L US ES Approx. 260 residential market rate apartments; a mix

CO M M ERCI A L US ES Approx. 12,000-15,000 sf commercial for retail use.

US E DI S TR IBUTIO N BY FLO O R Basement: Parking two floors

DE V ELO PM ENT GOA L S – 75' Height

M A S S I N G SC H EM E C (PR EFER R ED)

Public Open Space

Circulation / Lobby / Amenity AERIAL FROM SOUTHWEST

E is reduced, providing private outdoor CO

community accessible space and

through-block pedestrian connections. RESIDENTIAL

BO area accentuates the surrounding

AV "micro-retail" and offers a unique public

E experience. The skewed geometry of the

building allows more sunlight to penetrate

E D G PR I O R ITI E S A N D BOA R D RESPONSE

As opposed to the minimum required 30' depth,

PROPOSED CHARACTER STRUCTURE E-W SECTION

the height that would be allowed without proposed

E D G PR I O R ITI E S A N D BOA R D Entries have been given gracious proportions (often

E D G PR I O R ITI E S A N D BOA R D 1. 2. RESPONSE

E D G PR I O R ITI E S A N D BOA R D RESPONSE

5' SETBACK 5' SETBACK

E D G PR I O R ITI E S A N D BOA R D RESPONSE

Materials have been chosen to provide depth and relief to

The unique site configuration includes many instances

AERIAL FROM NORTHWEST AERIAL FROM SOUTHWEST

Departure as proposed at EDG

INTERIOR LOOKING NORTH

Proposed Ceiling N-S Section SITE PLAN

CODE COMPLIANT PROPOSED

18'-0" 41'-0" 59'-0"

The spaces will be curated to provide a wide range of

RETAIL RETAIL RETAIL

C BUILDING SECTION - EAST

Level P1 Parking Level P2 Parking Level P3 Parking

Ceraclad Mutual Materials

Mutual Materials Ceraclad

Mutual Materials Ceraclad

Mutual Materials Ceraclad

Ceraclad Mutual Materials

Ceraclad Mutual Materials

Ceraclad Ceraclad Ceraclad AEP Span

714 E A S T P I K E S T R E E T | DESIGN GUIDELINES

714 E A S T P I K E S T R E E T | DESIGN GUIDELINES

SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE

SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE SITE EXPOSURE

7. LOOKING NORTH ON HARVARD AVENUE 8. LOOKING NORTH ON HARVARD AVENUE

5. LOOKING WEST ON EAST PIKE STREET

Residential/Retail Fronted Street

E. PIKE ST. E A S T PIK E S TR EE T & S IDE WA LK

EAST PINE STREET BMW BUILDING

EAST PIKE STREET PARKING LOT

A) EAST PIKE STREET

SITE EXPOSURE 4 SITE EXPOSURE

2) EAST PINE STREET

NORTH WALL 

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F" 1"=10' "L 

"D" "G" "H"

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T R U C T UR E  