URBAN INTERSECTION THE CONFLUENCE OF NEIGHBORHOOD, COMMERCE AND THE VILLAGE GRID * * 1 initial massing relates to other 12 stories + PH buildings 2 massing shifts down towards residential buildings on one side and rises up to the commercial edge on the other side 3 additional carving of massing to relate to existing context and materiality 4 plaza and street level base created by cantilevers 5 twisting glass tower emphasizes iconic expression Within a submarket of a major city, 30 years of community planning have evolved into a series of urban design goals meant to address smart growth. As the residential population is booming at a significant mass transit hub, the need for a mixed use neighborhood with retail and commercial uses is evident. A critical site within the neighborhood has been identified to respond to several important urban design issues: 1. Signature Architecture - This site is the central node of the neighborhood. 2. A Meeting Place - The triangular shaped site comes to a point that the community felt was a natural location for a pedestrian plaza. 3. Tapered Massing Toward Residential Neighborhood - The building is designed to trasition from a feature, twisting glass tower to a lower wedge shaped mass with a terracotta skin that relates to neighborhing lower rise brick buildings. 4. Retail Datum at Building Base - A continuation of the retail environment of this urban village occurs with the entire ground floor plane of the building programmed with retail uses, enlivining the street and the plaza. The building has two sides. One responds to the residential scale by stepping down and folding away from the small scale. The oppositie side was allowed to fully express the building height toward the commercial edge of the neighborhood. The intersection of the two creates a twisting glass tower as the two sides converge. The tower becomes the symbol of the building and the neighborhood coming together. 8 view of plaza 7 conceptual sketches Residential Core d var jor Public Plaza Ma le Bou Rail Station SITE Green Commercial Core 9 site plan 10 aerial view - southeast elevation 11 faceted tower study model 6 final design