Design Review Station Plaza Presented by: DW NP Property, LLC and DW NP Q, R, V Property, LLC c/o DivcoWest Real Estate Investments 200 State Street, 12th Floor Boston, MA 02109 Prepared by: Beals and Thomas, Inc. Reservoir Corporate Center 144 Turnpike Road Southborough, MA 01772 In collaboration with: Michael Van Valkenburgh Associates, Inc. Galluccio & Watson, LLP Goulston & Storrs PC Submied in Compliance with the City of Cambridge Zoning Ordinance and M.G.L. c.40A September 17, 2019
Transcript
Design Review Station Plaza
Presented by: DW NP Property, LLC and DW NP Q, R, V Property, LLC c/o DivcoWest Real Estate Investments 200 State Street, 12th Floor Boston, MA 02109
Prepared by: Beals and Thomas, Inc. Reservoir Corporate Center 144 Turnpike Road Southborough, MA 01772
In collaboration with: Michael Van Valkenburgh Associates, Inc.Galluccio & Watson, LLP Goulston & Storrs PC
Submitted in Compliance with the City of Cambridge Zoning Ordinance and M.G.L. c.40A
September 17, 2019
September 13, 2019 Ms. Catherine Preston Connolly, Chair Cambridge Planning Board 344 Broadway Cambridge, MA 02139 Via: Hand Delivery Reference: Cambridge Crossing – Station Plaza Design Review PB #179 Cambridge, Massachusetts Dear Chair Connolly and Members of the Board: DivcoWest Real Estate Investments and its affiliates, DW NP Property, LLC and DW Q, R, V, LLC (collectively “DivcoWest”), respectfully submit this Design Review Application for the pedestrian plaza located on Blocks Q1, Q2 and R, each of which are a part of the larger Cambridge Crossing development (the “Station Plaza”). We have designed the Station Plaza to create a welcoming experience to Cambridge Crossing and the greater East Cambridge neighborhood that considers vehicular, pedestrian, and bicycle activities. We note that significant portions of the Station Plaza are located on land owned by the Massachusetts Bay Transportation Authority (the “MBTA”) and delineated as “Station Plaza West (Divco Permanent Easement)” and “Station Plaza East (Divco Permanent Easement)” on the enclosed plans. As such, while these MBTA‐owned areas are not technically subject to the City’s design review process under Article 19.000, DivcoWest is submitting these areas for the review of the Planning Board because these areas are adjacent to and contiguous with plaza areas that are located on DivcoWest‐owned land subject to the Special Permit. As described more fully in the Minor Amendment related to Parcels Q2 and R submitted separately, DivcoWest entered into a land exchange agreement with the MBTA. That agreement allowed DivcoWest to purchase the MBTA parking lot that had been at this location. Pursuant to its agreements with the MBTA, DivcoWest became responsible for completing the Station Plaza. This has required coordination between the MBTA and its design‐build contractor for the Green Line Extension on the plaza that DivcoWest is designing and constructing on MBTA‐owned land surrounding the new MBTA Lechmere Station, pursuant to DivcoWest’s requirements and easement rights under the above‐referenced land exchange agreement. In the Planning Board’s consideration of the Station Plaza, we note that the MBTA’s GLX Station design proposes to locate bicycle racks to the north of the MBTA Station North Headhouse and not in the
location that we have proposed to the west of the Headhouse. DivcoWest feels that the proposed westerly location would allow for improved pedestrian flow across the Station Plaza and is working with the MBTA to implement this design change. Ultimately, however, the decision as to the location of these bicycle amenities will lie with the MBTA. If the MBTA determines that it desires to locate any or all of the bicycle racks to the north of the Headhouse, we will update the Planning Board and CDD staff with drawings depicting this revised layout. Importantly, DivcoWest commits to maintaining the plazas in perpetuity. We consider these plazas our front door, and these parcels the gateway to Cambridge Crossing. We believe that the pedestrian plazas, as depicted in the enclosed drawings, will create an exciting nexus for Cambridge Crossing, the East Cambridge neighborhood and the new MBTA Green Line Station. It will provide many public benefits, among them:
‐ Creating a lively pedestrian‐oriented environment surrounding the new Lechmere MBTA station.
‐ Providing a public space amenity, with seating and planting, for those who use public transit. ‐ Facilitating intermodal transportation connections between bus and train, bus and bicycle,
train and bicycle, pedestrian and train, pedestrian and bus, and pedestrian and bicycle. ‐ Linking the retail center of Cambridge Crossing to regional transit, increasing the customer
catchment area and thereby contributing to the vitality and health of the retail district. ‐ Providing space for public events such as farmers market, displays and events. ‐ Integrating Cambridge Crossing with the East Cambridge neighborhood by creating a finished,
accessible open space where there otherwise would be a vacant lot and gap in the urban fabric.
We look forward to the opportunity to meet with the Planning Board to discuss this application and to bringing this exciting amenity to Cambridge Crossing. Thank you for your consideration. Sincerely, DIVCOWEST REAL ESTATE INVESTMENTS
Exhibits: Cambridge Crossing – Station Plaza, September 13, 2019, containing:
‐ Master Plan showing the location of the pedestrian plaza; ‐ Site Plan of the Station Plaza; ‐ Site Plan showing the Temporary Condition of the Station Plaza; ‐ Property Ownership Diagram showing the Station Plaza and indicating the portions
owned by DivcoWest (labeled “DivcoWest”) and the portions owned by the MBTA (labeled “DivcoWest Permanent Easement”);
‐ Site Sections of the Station Plaza (2 sheets); ‐ Rendered Views of the Station Plaza and the bicycle center at Parcel Q1 abutting the
Station Plaza (3 sheets); ‐ Outdoor Bicycle Parking Diagram; ‐ Site Lighting Diagram; ‐ Site Materials and Furnishings; ‐ Street and Landscape Trees and Shrubs (2 sheets); and ‐ Design Guidelines checklist.
Cambridge Planning Board Design Review
CAMBRIDGE CROSSING - STATION PLAZA
Cambridge Crossing - Station Plaza
2
Station Plaza East
Station Plaza West
Approved Masterplan per Amendment #7(MINOR)
Cambridge Crossing - Station Plaza
3
Site Plan
BUILDING Q1
MBTABICYCLE SHELTER
MONSIGNOR O’BRIEN HIGHWAY
NO
RTH
FIR
ST S
TREE
T
MBTA BUS DROPOFF AREA
(NIC)
Viaduct, AboveConcrete Steps
MORGAN AVE
MORGAN AVE
BUILDING Q2
PARCEL R
MBTA STATION NORTH HEADHOUSE STATION PLAZA EAST
STATION PLAZA WEST
L.L.O.W.
2
13 A’
B’
B
Proposed StreetTree in Tree Pit, Typ.
DivcoWest has requested that GLX relocate these bike racks to the west to
avoid blocking the station entrance.
Trash and Recycling Receptacles, Typ.
Crushed Stone
Decomposed GranitePavement in Tree Pit, Typ.
Movable Furniture and Chess Tables, Typ.
Bench, Typ.
Brick Pavement, Typ.
Bottle Filling StationBicycle Center
Electric Bike Charging Station
Bike Storage Lockers
Stone Wall with Reclaimed Granite Boulder
Stone StepsTemporary Market
Blue Bikes
Brick Pavement
Plant Beds, Typ.
Concrete Pavement, Typ.
Elevated Bike Lane, Typ.
P.L.
P.L.
L.L.O.W.
L.L.O.W
.
L.L.O.W.
P.L.
P.L.
A
L.L.O.W.
Wall Mounted Information Sign at Q1
EAST
STR
EET
Raised Plant Bed with Stone Boulder
Backless BenchStone Setts, Typ
+ 26
+ 28
+ 24
+ 28
Lightpole, Typ.
80’40’20’0’
Cambridge Crossing - Station Plaza
4
BUILDING Q1
MBTABICYCLE SHELTER
MONSIGNOR O’BRIEN HIGHWAY
NO
RTH
FIR
ST S
TREE
T
MBTA BUS DROPOFF AREA
(NIC)
Viaduct, Above
MORGAN AVE
MORGAN AVE
FUTURE BUILDING Q2
PARCEL R
MBTA STATION NORTH HEADHOUSE STATION PLAZA EAST
STATION PLAZA WEST
2
13 A’
B’
B
Site Plan - Temporary Condition
Proposed StreetTree in Tree Pit, Typ.
DivcoWest has requested that GLX relocate these bike racks to the west to
avoid blocking the station entrance.
Trash and Recycling Receptacles, Typ.
Backless Bench
Decomposed GranitePavement in Tree Pit, Typ.
Movable Furniture and Chess Tables, Typ.
Bottle Filling StationBicycle Center
Electric Bike Charging Station
Bike Storage Lockers
Stone Wall with Reclaimed Granite Boulder
Stone Steps
Temporary MarketExisting Concrete Sidewalk
Temporary Crushed Stone
Blue Bikes
Brick Pavement
Temporary Construction Fence
Temporary Bituminous Concrete Pavement
Concrete Pavement, Typ.
Elevated Bike Lane, Typ.
Lightpole, Typ.
P.L.
P.L.
L.L.O.W.
L.L.O.W.
L.L.O.W
.
P.L.
P.L.
A
L.L.O.W.
Wall Mounted Information Sign at Q1
EAST
STR
EET
Stone Setts, Typ
Temporary Construction Fence
Brick Pavement, Typ.
Raised Plant Bed with Stone Boulder
Temporary Crushed Stone
Crushed Stone
80’40’20’0’
+ 26
+ 28
+ 24
+ 28
Cambridge Crossing - Station Plaza
5
PARCEL Q1(DIVCOWEST)
MBTABICYCLE STORAGE
MONSIGNOR O’BRIEN HIGHWAY RIGHT OF WAY (MASS DOT)
NORTH FIRST STRIGHT OF WAY
BUS DROPOFF AREA (MBTA)
MBTA PERMANENT MAINTENANCE EASEMENT
MBTA PERMANENT MAINTENANCE EASEMENT
MBTA PERMANENT MAINTENANCE EASEMENT
MBTA PERMANENT MAINTENANCE EASEMENT
MBTA VIADUCT, ABOVE
MORGAN AVE RIGHT OF WAY
PARCEL Q2(DIVCOWEST)
PARCEL R(DIVCOWEST)
LLOW - A
LLOW - BLLOW - C
PROPERTY LINE PROPERTY LINE
LLO
W -
A
LLO
W -
D
LLO
W -
D
STATION PLAZA EAST(DIVCOWEST PERMANENT
EASEMENT)
STATION PLAZA WEST - 1(DIVCOWEST PERMANENT EASEMENT)
STATION PLAZA WEST - 2(DIVCOWEST)
LLOW - B
LLOW - D
LLOW - D
LLOW - A
LLO
W -
B
Property Ownership Diagram
MBTA STATION NORTH HEADHOUSE
80’40’20’0’
Cambridge Crossing - Station Plaza
6SECTION A-A’
Site Sections
CycleTrack
Bus Queuing
ZonePlanting
ZoneCirculation
Zone
5’-6” 8’-0”10’-0”10’-0”
16’8’4’0’
NORTH FIRST STREETSTATION PLAZA WEST
Raised Bike LanePlanting Soil, Typ.
Street Tree in Decomposed Granite
Trench Drain
Brick Pavement, Typ.
28.00 HP 28.75
BUILDING Q1, BEYOND
Concrete Pavement, Typ.
PRO
PERT
Y LI
NE
Cambridge Crossing - Station Plaza
7SECTION B-B’
Site Sections
CycleTrackBuffer
Circulation Zone
MBTA Bicycle Shelter
MBTA Green Line Viaduct
5’-6”2’-0” 21’-6”
32’16’8’0’
NORTH FIRST STREET EAST STREET
STATION PLAZA EAST
Raised Bike Lane Brick Pavement, Typ.
Concrete Pavement, Typ.
Blue Bike Station
Street Tree in Decomposed Granite,
Beyond
Viaduct Pier
TW 28.5026.15
24.15
PARCEL R, BEYOND
Stone Wall with Reclaimed Granite Boulder
PRO
PERT
Y LI
NE
PRO
PERT
Y LI
NE
Cambridge Crossing - Station Plaza
81. VIEW LOOKING TOWARD STATION PLAZA WEST
Rendered image is intended for landscape and plaza design review. As a result of the proposed landscape density, views of the buildingdesign may be obscured.
Rendered Views
Cambridge Crossing - Station Plaza
92. VIEW LOOKING TOWARD STATION PLAZA EAST
Rendered image is intended for landscape and plaza design review. As a result of the proposed landscape density, views of the buildingdesign may be obscured.
Rendered Views
Cambridge Crossing - Station Plaza
103. VIEW LOOKING TOWARD Q1 BICYCLE CENTER
Rendered image is intended for landscape and plaza design review. As a result of the proposed landscape density, views of the buildingdesign may be obscured.
Rendered Views
Cambridge Crossing - Station Plaza
11
BUILDING Q1
MBTABICYCLE SHELTER
MONSIGNOR O’BRIEN HIGHWAY
NO
RTH
FIR
ST S
TREE
T
MBTA BUS DROPOFF AREA
(NIC)
MORGAN AVE
MORGAN AVE
BUILDING Q2
PARCEL R
MBTA STATION NORTH HEADHOUSE STATION PLAZA EAST
STATION PLAZA WEST
Outdoor Bike Parking Diagram
P.L.
P.L.
P.L.
P.L.
Bicycle Center
DivcoWest has requested that GLX relocate these bike racks to the west to avoid blocking
the station entrance.
180 MBTA BicycleParking Spots
Blue Bikes
7 Long Term BicycleParking Spots
80’40’20’0’
LP-C
LP-C
LP-C
LP-C
LP-C
LP-C
LP-EXLP-EXLP-EXLP-EXLP-EX
LP-EXLP-EX
LP-EXLP-EX
LP-EX
LP-EX
LP-EX
LP-EX
LP-EX
LP-EXLP-EX
LP-EX
LP-EX
LP-EXLP-EX
Pedestrian ScaleLight Pole, Typ.1
LP-P LP-P
LP-S
LP-P
LP-PLP-P
LP-P
LP-P
LP-P
LP-P
Light Column, Typ.2
4
LP-SLP-S
LP-SLP-S
LP-SLP-S
Existing Light Pole Installed by GLX, Typ.
Street Light Pole, Typ.Building Mounted Lights, Typ. See Architect’s Review Package.
35
Cambridge Crossing - Station Plaza
12
BUILDING Q1
MBTABICYCLE SHELTER
MONSIGNOR O’BRIEN HIGHWAY
NO
RTH
FIR
ST S
TREE
T
MBTA BUS DROPOFF AREA
(NIC)
MORGAN AVE
MORGAN AVE
BUILDING Q2
PARCEL R
MBTA STATION NORTH HEADHOUSE STATION PLAZA EAST
Site Lighting Diagram
P.L.
P.L.
P.L.
P.L.L.L.O.W.
LP-P: Pedestrian Scale Light Pole1
LP-C: Light Column
LP-S: Street Light Pole
2
3
L.L.O.W.
L.L.O.W.
L.L.O.W.
L.L.O.W
.
80’40’20’0’
Cambridge Crossing - Station Plaza
13
Stone Setts Pavement Decomposed Granite Pavement
Bench
Concrete Pavement Brick Pavement
Backless Bench Movable Tables and Chairs Movable Chess TablesStone Wall and Planter with Reclaimed Granite Boulder
Bike Rack Trash Receptacle
Site Materials and Furnishings
Light Pole - PedestrianLight Column Light Pole - Street
Cambridge Crossing - Station Plaza
14
Cornus floridaFlowering Dogwood
Platanus x acerifolia ‘Bloodgood’Bloodgood Plane Tree
Ginkgo biloba ‘Autumn Gold’Ginkgo
Cladrastis kentuckeaYellowwood
All trees are included in the City of Cambridge recommended species list.
Itea virginica ‘Little Henry’Little Henry Sweetspire
Cornus amomumSilky Dogwood
Rhus aromatica ‘Gro-Low’Gro-Low Fragrant Sumac
Cornus sanguinea Bloodtwig Dogwood
Viburnum x burkwoodiiBurkwood Viburnum
Sambucus canadensisAmerican Black Elderberry
Ceanothus americanusNew Jersey Tea
Fothergilla gardeniaDwarf fothergilla
Cambridge Crossing - Station Plaza
16
Design Guidelines
Page Section Guideline Description Compliance Check39 3.1 Open Spaces The provision of open spaces of diverse size and use is encouraged to
enhance the public environment at Cambridge Crossing. All open spaces at Cambridge Crossing shall be designed to be public in nature, creating an open environment that the public can easily identify that is welcoming for everyone's use.
The design of Station Plaza aims to create a welcoming experience to Cambridge Crossing and the wider East Cambridge neighborhood with a contiguous pedestrian area from the MBTA Station to the plaza and First Street. The openness of the plaza and connections to the surrounding streets create a public space with a clear identity where everyone feels welcome. Signage, planting, benches and pedestrian scale lighting enhance the function and public nature of the plaza.
39 3.1.1 Open Space Programming Plaza: Cafes, Retail, Markets, Public Events, Seating, Water Features, Gathering, People Watching.
The design of Station Plaza encourages seating, people watching and gathering. The design allows for event organizing such as farmers market.
42 3.1.3 Plazas Tree and built shade structures are encourages to create a strong green
connection, and a comfortable micro-climate during the summer months. Great care should be taken in the design of plazas and paths to minimize the potential for unsafe conflicts between vehicles, pedestrians and cyclists.
The plaza is designed to consider vehicular, pedestrian, and bicycle activity. The double row of trees along First Street shades the street and sidewalk, defines the pedestrian sidewalks and cycle tracks from the roadway. Planting and seating within the plaza are arranged to direct pedestrian movement, while providing shaded places to sit in the hot summer months.
Cambridge Planning Board Design Review
CAMBRIDGE CROSSING - STATION PLAZA
Cambridge Crossing - Station Plaza
2
Site Plan - Station Plaza West
STATION PLAZA WEST
NO
RTH
FIR
ST S
TREE
T
MBTA STATION NORTH HEADHOUSE
PARCEL Q1
+ 28.46
FFE 28.33 FFE 28.33
FFE 28.33FFE 28.33
FFE 28.33 FFE 28.33
+ 28.25
+ HP 31.15
FFE 28.93
+ 28.00
Concrete Pavement
Elevated Bike Lane
Trash and Recycling Receptacles. Typ.
Retaining Wall, by GLX
Chain Link Fence, by GLX
DivcoWest has requested that GLX relocate these bike racks to the west
to avoid blocking the station entrance.
Crushed Stone Light Column, Typ.
Brick Pavement
Stone Setts, Typ.
Decomposed Granite Pavement in Tree Pit, Typ.
Proposed Street Tree in Tree Pit, Typ.
Existing Light Pole, by GLX. Typ.
Movable Furniture and Chess Tables, Typ.
Wall Mounted Information Sign at Q1
Electric Bike Charging StationBike Storage Lockers
