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GAM B L E
ASSOCIATES
678 Massachusetts Avenue Suite 502
Cambridge MA 02139
January 23, 2019
Steve Magoon, Director
Gideon Schrieber,Andrea Adams
Community Planning and Development
149 Main Street, Watertown, MA 02472
Sent via Email
101 N Beacon Street Design Review
Based on concept plans dated January 16, 2019
Dear Mr. Magoon,
This memo represents an initial design review for the 101 North Beacon Street Project in Watertown,
MA submitted by Seabrook Real Estate Partners and Embarc Studio Architects. The drawings were
received on Wednesday,January 16t"and an initial meeting between town staff,the developer, the
architectural and landscape team and Gamble Associates occurred on Friday,January 18, 2019 at which
time we discussed the preliminary concepts for the site. The site is currently occupied by a commercial
use and is defined by North Beacon Street, Irving street and Ladd Street.
Sincerely,
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David Gamble, AIA AICP LEED AP
Principal,Gamble Associates
Lecturer, Department of Urban Planning and Design
Harvard Graduate School of Design
DESIGN REVIEW January 2019 101 N BEACON STREET
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GENERAL COMMENTS
As with Arsenal Street, the transformation of the North Beacon Street is well underway. With the
construction of a number of large-scale residential and commercial projects near the property like Elan
Union Market, development pressures are moving to adjacent corridors. The new development is
capitalizing on the growing residential population and amenities emerging on the ground floors. Given
the surrounding development,the transformation 101 North Beacon Street site was inevitable. The
property is currently occupied by a one-story commercial use.
Although the Town is interested in cultivating more commercial uses along its primary corridors,from an
urban design perspective the site does not appear to be a good location for retail uses. North Beacon
Street is a heavily-travelled thoroughfare with little pedestrian traffic. The introduction of a for-sale
product in this location however does makes sense. There are few condominiums being built in
Watertown at this scale. Although the surrounding neighborhood to the south is comprised of two-
family or single-family homes, a three-story residential building brackets the neighborhood and creates
a stronger edge to the block.
From a site planning perspective,the preliminary plans submitted by the applicant achieve the
following: the project creates a stronger public realm interface with the sidewalk in the form of a patio
and planter with residential units facing the street,the surface parking is located partially below the
building and is well landscaped and the density does not exceed the allowable limit.
There are a few areas that warrant greater study.These recommendations are listed below
Therefore,this design review focuses on the following Design Guideline categories:
1. FACADE TREATMENT
The design of the building includes a break or kink at the approximate midpoint of the
building in order to diminish the perceived length of the elevation. This is an effective
design strategy as it also shifts the building's eastern edge so that a public space can be
created at the intersection of North Beacon and Irving Streets. However, if an objective
is to diminish the perceived length of the elevation, the building's cladding should not
be aligned horizontally as it reinforces the floor levels. Rather, a vertical emphasis
(perhaps aligning with the individual units on each floor), will break up the fa�ade's
length and reinforce a more residential scale.
DESIGN REVIEW January 2019 101 N BEACON STREET
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Recommendation:divide the elevation vertically rather than horizontally to diminish the
perceived length of the elevation along North Beacon Street.
2. SUSTAINABLE DESIGN
Addressing storm water runoff and including a south-facing, planted buffer is good. The
green buffer is adjacent to the existing homes. However, a mid-block pedestrian path
does not seem warranted. The neighbors may prefer not to have a public access point
along the length of the property they share with this site, especially if outdoor seating is
provided. The seating may encourage loitering.
Recommendation: The planted edge will be more effective simply as a water retention area with
native plantings. There is anew pocket park under construction across from the Elan
development and of course the Charles Reservation Park is to the south.
3. MATERIAL SELECTION
The applicant included precedent images of high-quality materials which is appropriate for a
condominium project. It is important that the materials are durable and high quality. While the
building is still in conceptual/schematic stage,the initial perspective renderings show what
appear to be a panelized system which is in inexpensive and has proliferated in recent years.
Recommendation: The following strategies are listed in the Design Guidelines booklet:High-
quality, locally sourced materials recyclable, low embodied energy materials/environmentally,
historically appropriate materials/natural materials that have texture, variation and tactility.
We encourage the applicant to study the surrounding historic neighborhood context for
inspiration in terms of the material palette. Below are photographs of some of the existing
buildings in the area surrounding the site.
DESIGN REVIEW January 2019 101 N BEACON STREET
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Surrounding residentiallinstitutional scale buildings where wood and brick are common.
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4. BUILDING MASSING
The rooftop can be an amenity for the residents. As the elevator/stair tower have
rooftop access, considerations should be given to a shared common space at the roof
level. A pergola/trellis, similar to the Perkins School could tie this exterior rooftop space
to the ground-level outdoor amenity space adjacent to the entry.
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Exterior trellis at the Perkins School.
End of memo
1123119 Gamble Associates
DESIGN REVIEW January 2019 101 N BEACON STREET