KENDALL SQUARE BUILDING 3 - cambridgema.gov · Building 3 will add energy and vitality to Kendall...

KENDALL SQUARE BUILDING 3

DESIGN SUBMISSIONNOVEMBER 17, 2016

1

MIT KENDALL SQUARESoMa PROJECT

BUILDING 3NOVEMBER 17, 2016

2



TABLE OF CONTENTSKENDALL BUILDING 3DESIGN SUBMISSION NOVEMBER 17, 2016

1. DESIGN REVIEW NARRATIVE2. DIMENSIONAL FORM3. DESIGN REVIEW GRAPHICS

SITE PLANBUILDING PLANSBUILDING SECTIONS & ELEVATIONSBUILDING DETAILSSIGNAGE ELEVATIONS

4. SUSTAINABILITY NARRATIVE5. LEED SCORECARD6. ACOUSTICAL NARRATIVE7. WIND NARRATIVE

3



DESIGN REVIEW NARRATIVE

Page | 1

I. Building 3 Design Review - Overview

Project Summary

The Building 3 project is a proposed mixed use building project containing 380,201 square feet of Gross

Floor Area located on Building Site 3 in the PUD-5 District of Kendall Square. It is one of five building

projects approved by the Planning Board as part of Special Permit #303. The Building 3 Project will

incorporate the existing building located at 238 Main Street (MIT E48) and a 12-story commercial lab

and office building addition along the southerly building face of 238 Main Street. The 238 Main Street

portion of the combined building will maintain its existing uses including approximately 17,495 square

feet of retail space on the ground floor/basement and approximately 74,843 square feet of commercial

office space on the upper floors. The building addition will include approximately 16,032 square feet of

retail space on the ground floor, access to a parking garage off Wadsworth Street, approximately

271,830 square feet of flexible lab and office space on levels 2-12 and a 2-story penthouse for base

building and tenant equipment. The main entry to the new building will be at 238 Main Street, with a 5-

story atrium separating the lower masses of the existing building and the building addition.

Parking for Building 3 Project uses will be included in the 1,459 aggregate spaces approved for the

SoMa development and will be accommodated in a six level underground parking garage located below

the new building and open space to the south designed to serve Site 3 and adjacent Sites 4, 5 and 6.

Automobiles utilizing the parking will access the underground garage via the ramps on Amherst Street

located to the west of its intersection with Hayward Street and below the new portion of the Building 3

project at Wadsworth Street. Loading facilities, all of which are situated below grade, are accessed from

a ramp off Hayward Street and the entry to the loading ramp is incorporated into the Building 4 project.

The parking garage and loading design is consistent with what was approved through the PUD Special

Permit and Final Development Plan process and has progressed through the administrative review

process. Related enabling activities have commenced and the garage construction is expected to begin

in early 2017.

Long-term bicycle parking, with elevator access, is accommodated in the first level of the underground

garage. No fewer than the approximately 64 of the long term bicycle parking spaces in the garage

required per the program components of Building 3 will be available upon Building 3 occupancy.

Likewise the Building 3 program requires 34 short term bicycle parking spaces. These will be provided

Page | 2

near the main entries of Building 3 as part of the landscape construction under separate Planning Board

review.

Building 3 will add energy and vitality to Kendall Square and MIT’s East Campus. Consistent with MIT’s

PUD-5 retail strategy, entries to active ground floor uses will occur on all four sides of the building and

will keep the ground floor dynamic throughout the day, evening and weekend. Although tenants for the

ground floor are not yet identified, the spaces are designed to accommodate active retailers that will

complement the significant level of energy expected along Main Street and elsewhere in Kendall Square.

MIT has hired a Director of Retail to focus on tenanting the Kendall Square ground floor spaces. The

Director and design teams are working closely to ensure that all spaces – even those that are not

standard as a result of achieving retail on four sides – can be successfully activated with a variety of

tenants.

Construction of Building 3 is expected to begin in 2017, with completion expected in 2019. MIT has

worked closely with each of the individual retail tenants of 238 Main Street over the past year to devise

smooth exits or relocations from their current locations. The existing retail tenants at 238 Main Street

may be able to operate in place through the early phases of construction. As such, plans for relocations

have not yet been finalized. MIT will work with retail tenants individually to formulate a transition plan

that works best for each tenant.

Consistency with Special Permit

Special Permit #303 provides for a Building 3 Project having a total approved Gross Floor Area of

362,119 square feet of which 13,500 square feet is exempt from the calculation of GFA as Active Uses

GFA. As set forth above, the Building 3 Project measures 380,201 square feet of GFA (of which

approximately 16,764 square is exempt from the calculation of GFA), and is consistent with the Special

Permit per the requirements of its Condition #1.a.vii. Additionally, the building height does not exceed

200 feet, which is the building height approved for Building 3 in the Special Permit. The land area of

Building Site 3 measures approximately 60,954 square feet, which is consistent with the Special Permit.

The Development Program contained in this Design Review Submission is consistent with the

Development Program for Building Site 3 contained in the Special Permit. The GFA, building height,

1




Page | 3

setbacks and mix of uses of Building 3 has not changed in any material way as indicated by the

Dimensional Table attached to this application.

Planning Board Review

In connection with granting Design Review approval, MIT requests that the Planning Board, pursuant to

the provisions of Section 14 of the Special Permit, approve the revised subdivision plan and layout of

Building Site 3 as depicted on said Plan, which is consistent with the Building Site Plan that was included

and approved in the Special Permit.

The Special Permit requires the review of Publically Beneficial Open Space located on a particular

building site to be reviewed as part of the design review process for each individual building site.

Further, open space on Building Sites 3 and 4 shall be reviewed in combination prior to the issuance of a

building permit for either Building 3 or 4. Landscape materials for the above referenced areas were

submitted to the Planning Board for review on October 24, 2016.

Status of Mitigation and Commitments

Housing Contribution

As the Building 3 Project will be considered an Incentive Project pursuant to Section 11.201 of the

Zoning Ordinance, the new commercial GFA included in the Building 3 Project will require the payment

of a Housing Contribution pursuant to Section 11.203.1 of the Ordinance. As indicated in the

Dimensional Table included with this Design Review submission, Building 3 will contain approximately

289,049 square feet of new commercial GFA. That commercial GFA will result in a Housing Contribution

of approximately $4,001,032, which will be payable, pursuant to the requirements of Section 11.203.1.3.

of the Zoning Ordinance at the time that Building 3 receives its Certificate of Occupancy.

Traffic

Appendix B of Special Permit #303 enumerates certain transportation mitigation and monitoring

requirements that may be triggered at Certificate of Occupancy of the Building 3 project components.

MIT will work with the City’s Traffic, Parking and Transportation department on the design and timing of

required items. In addition, to the extent that it has not been funded (at building permit for Building 4),

Page | 4

MIT will provide the initial funding associated with the installation, operations and maintenance of two

Hubway stations at building permit for the Building 3 project.

Community Fund Payments and Community Benefit Organization Contributions

As required by Section 13.810.2 of the Ordinance and Paragraph G of the Commitment Letter,

respectively, the first and second Community Fund Payments and Community Benefit Organization

Contributions have been made by MIT to the City, with the first being paid in July 2013, and the second

being paid in April 2016. As a result of the above, MIT has satisfied its payment and contribution

obligations relative to each of these items until such time as MIT applies for a building permit for new

commercial square footage in excess of 500,000 square feet. As the commercial space contained in

Building 3 does not result in the aggregate new commercial square footage exceeding 500,000 square

feet when combined with buildings anticipated to apply for Building Permit before it (Building 4), no

Community Fund Payment or Community Benefit Organization Contribution is expected to be required

in connection with the construction and occupancy of Building 3.

Other April 8, 2013 Commitments

All other commitments contained in the Commitment Letter from MIT to the City of Cambridge dated

April 8, 2013, have been and continue to be satisfied by MIT to the extent implicated by the proposed

development on Building Site 3.

Dimensional Form

The Standard Cambridge Form with revisions to show progress toward maximum allowable Gross Floor

Area of overall PUD Final Development Plan is included in this submission.

2




Page | 5

II. Building 3 Urban Design Narrative

Urban Design Objectives

The proposed design is consistent with the Building 3 guidelines and objectives as described in the

Kendall Square PUD-5 Design Guidelines. A principal urban design objective for Building 3 is to reinforce

the scale and character of Main Street by preserving the 238 Main Street building. The building addition

is sited directly to the south of 238 Main Street and is visually separated from the existing Main Street

massing by a 30’ wide, 5 story high glass atrium that allows abundant light into both portions of the

building. The atrium is accessed through the front entry of 238 Main Street and from Wadsworth Street.

Modifications to 238 Main Street to accommodate the atrium and two-story entry have been reviewed

with the Executive Director of the Cambridge Historical Commission (CHC).

The ground floor in the building expands upon the existing retail activity with over 30,000 sf of retail on

Main Street, Hayward Street, Wadsworth Street, and the public space to the south. The design will allow

for maximum visual transparency between the sidewalk and retail spaces, while allowing for the future

incorporation of additional entrances to optimize pedestrian flow in and out of the building.

The building has two dynamic massing moves that connect this building to the ensemble of buildings

that MIT is developing South of Main (SoMa) in Kendall Square. The first five stories of the building

create a similarly scaled lower mass to the existing 238 Main Street structure and also relates to the

Suffolk Engraving and J.L. Hammett buildings to the northwest and to the height and scale of the

Muckley building to the south. This 5 story expression with ground floor retail locks the building into the

context of these early 20th century brick and precast manufacturing buildings.

The upper 6 stories dramatically rotate 90 degrees to reinforce Wadsworth Street as the predominant

north-south street connector that links East Cambridge to the Charles River. This mass pivots on a

recessed 6th floor that allows it to float above its base and creates a landscaped terrace overlooking the

new public open space that is part of the larger SoMa development. The pivoted mass also creates a

gateway expression from the public space to the east towards the Sloan School through a cantilever at

the sixth floor, the underside of which will be programmed with art and lighting, to draw pedestrians

through the space. This upper mass is composed of a glassy curtain wall which will reflect the sky,

Page | 6

screen the mechanical penthouse, and create an asymmetric mass behind the clock tower which

articulates the end of Third Street.

The Architectural Expression

The building addition works with the surrounding 6 story structures to create a pedestrian scaled early

20th century feel. Its ground floor retail will enliven the area with restaurants, service, and specialty

retail activities. The retail design will create a range of pedestrian oriented spillout with awnings and

entries that will announce each retail opportunity.

The 238 Main Street existing entry will be expanded into a 2 story expression that will continue into the

atrium. The atrium is anticipated to extend along a portion of the south side of 238 Main Street

connecting 238 Main Street with the building addition. Six story glass walls at the Wadsworth Street

and Hayward Street facades will fill the atrium with light throughout the day and connect to the existing

pedestrian system. This interior public space will provide seating, display, and meeting space for

tenants, visitors, students, faculty, and neighbors. 238 Main Street and the building addition will each

have lobbies to access their upper floors.

The lower mass of the building addition will pick up on the scale of the 238 Main Street building, and will

be wrapped in a highly glazed skin with tightly-spaced vertical aluminum fins. The upper portion of the

mass will continue the module, scale, and materiality of the lower mass in a transparent, slightly

reflective, glass curtain wall. The penthouse will continue this expression with the vertical fins unifying

the louvered face with the glazed wall below, such that the screen appears to disappear into the skyline.

This architecture is complimentary of the scale and character of the early 20th century buildings being

preserved and a bold new expression of 21st century office/lab buildings. Pedestrian entrances will be

provided on all four sides of the building - from Hayward Street to the west, along Main Street to the

north, from Wadsworth Street to the east and along the new open space to the south.

The building has been designed to mitigate adverse environmental impacts upon its neighbors. Building

3 is oriented on the site and set back off of Main Street in order to minimize shadow impact on open

spaces. The anticipated shadow is consistent with the shadow studies presented as part of the Special

3




Page | 7

Permit submission. Since the granting of the Special Permit the team has continued to test wind

conditions in SoMa to reflect planting, landscape and other design changes. An update on wind study

tests is included in this submission.

Mechanical equipment will be carefully designed to minimize noise and exhaust, and have been located

in fully enclosed two penthouse levels. The emergency generator and cooling tower are located within

wells and are not visible. Strobic exhaust fans and specialty exhaust fans for the building’s laboratory

tenants will be on the roof of the penthouses, with particular care to locate the taller fans in the center

of the building to minimize views of them from the street. Exhaust for ambient garage air will be

centered 15 feet above sidewalk. An acoustical report for Building 3 is included in this

submission. Waste and recycling compactors and loading docks are located below grade, at Level P1 of

the parking garage.

Building Sustainability

MIT’s Kendall Square Initiative is designed to be a leader in urban sustainability revitalization and

renewal. MIT has made sustainability an integral part of the project and Building 3’s design process and

is committed to developing buildings that are sustainably designed, energy efficient, environmentally

conscious and healthy for the occupants and visitors that enhance the community.

MIT has embraced an integrated design process and includes technical experts who are actively engaged

with the design process of both the site and overall SoMa District. This comprehensive view allows the

development to incorporate sustainability best practices in design and operation, stormwater capture

and reuse, transportation and landscape strategies.

MIT established a minimum commitment to Leadership in Energy and Environmental Design (LEED) Gold

and Building 3 will achieve a LEED Gold Rating under the v4 system. The team’s efforts have been in

developing a building that is sustainably designed, energy efficient, environmentally conscious, and

healthy for the occupants, visitors, and community and committed to earn the buildings at least 60

credit points under the more stringent LEED v4 system, for LEED Gold ratings.

As required by Special Permit #303 included in this submission are a LEED Checklist and Narrative for

Building 4 consistent with Article 22.20. These materials address the sustainability standards contained Page | 8

in Section 13.89.4 and the sustainability strategies and guidelines set forth in Appendix D of Special

Permit #303.

4



5



Planning Board Special Permit #303 – MIT “SoMa” Planned Unit Development Building 3 Dimensional Form

DRAFT – FOR REVIEW ONLY Page 1 of 2

Dimensional Form for SoMa Building 3

Allowed/ Required Existing* Removed ** Proposed

Building 3 Total

Land Area 25,000 60,954 0 0 60,954 Total Non-Exempt GFA 348,619 94,413 94,413 363,437 363,437

Residential N/A 0 0 0 0 Commercial 348,619 94,413 94,413 363,437 363,437

Office 65,119 76,918 76,918 74,843 74,843 Lab 270,000 0 0 271,830 271,830

Innovation 0 0 0 0 0 Retail 13,500 17,495 17,495 16,764 16,764

Academic (all types) N/A 0 0 0 0

Non-Exempt Dormitory N/A 0 0 0 0

Structured Parking N/A 0 0 0 0

Total Non-Exempt FAR

Max. 3.9 across PUD-5 1.55 1.55 6.0 6.0

Total Exempt GFA *** 13,500 0 0 16,764 16,764

Ground-Floor Retail 13,500 0 0 16,764 16,764

Public Transportation N/A 0 0 0 0

Residential/ Dormitory N/A 0 0 0 0

Innovation See Note 2 0 0 See Note 2 See Note 2 Total Dwelling Units N/A 0 0 0 0

Market Rate Units

No max. or min. 0 0 0 0

Affordable Units N/A 0 0 0 0 Dormitory Beds/Units N/A 0 0 0 0

Publicly Beneficial Open Space

15% in PUD-5 total

See Note 3 Below

See Note 3 Below

See Note 3 Below

See Note 3 Below

Max Height 200 ft. N/A N/A 200 ft. 200 ft. Min Yard Setbacks 0 0 0 0 0

Off Street Parking

See Note 1 below

See Note 1 below

See Note 1 below

See Note 1 below

See Note 1 below

Bicycle Parking 98 0 0 98 98

Planning Board Special Permit #303 – MIT “SoMa” Planned Unit Development Building 3 Dimensional Form

DRAFT – FOR REVIEW ONLY Page 2 of 2

*GFA that is existing on Building Site 3 as of January 1, 2013. For the Building 3 Project, the existing number has been amended to reflect 16,000 sf of existing GFA, primarily basement storage, that was unaccounted for in Special Permit #303. **Building Site GFA that is demolished or renovated. Includes existing upper floor office space at 238 Main Street.

*** Proposed retail GFA is conceptually estimated at 50% exempt. Actual exemption will be known at building occupancy. Note 1: 70 commercial and 49 academic parking spaces exist on Building Site 3. These are being discontinued as part of the SoMa enabling and garage construction that has progressed separately through the administrative review process. Parking will be located in subsurface garage following construction of same. Note 2: Innovation Space as required by section 13.89.3 of the Ordinance is provided in PUD-5 as described in Special Permits #303 and #302. Note 3: 40,973 (46%) included in previously submitted SoMa landscape proposal for area generally bordered by Main Street, Carlton Street, Amherst Street and Wadsworth Street.

DIMENSIONAL FORM6



7



DESIGN REVIEW GRAPHIC MATERIALSKENDALL SQUARE BUILDING 3

NOVEMBER 17, 2016NOVEMBER 17, 2016

8



3

2

1

4

5

PUD SITE AXON9



SITE 3 IN OPEN SPACE PLAN10



4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"

LEVEL 1KENDALL SITE 3MITIMCO DESIGN DEVELOPMENT

0 15' 30' 60' BUILDING 3 SITE PLAN

RETAIL/ACTIVE USERETAIL/ACTIVE USE

RETAIL/ACTIVE USE

PARKING RAMP

HAY

WA

RD

STR

EET

WA

DSW

OR

TH S

TREE

T

RETAIL/ACTIVE USE

RETAIL/ACTIVE USE

RETAIL/ACTIVE USE

11



GROUND FLOOR PLAN

PARKING RAMP

HAY

WA

RD

STR

EET

WA

DSW

OR

TH S

TREE

T

238 MAIN STREETRETAIL/ACTIVE USE

RETAIL/ACTIVE USE

MAIN STREET

238 MAIN STREETRETAIL/ACTIVE USE

4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"


0 15' 30' 60'NADAAA PERKINS+WILL | MIT | SIT E 4 | OC TO B ER 21, 2 016 7

SERVICE / MECHANICAL



PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

RETAIL/ACTIVE USE

RETAIL/ACTIVE USE

12



NADAAA PERKINS+WILL | MIT | SIT E 4 | OC TO B ER 21, 2 016 8

JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

LEVEL 2 FLOOR PLAN

ATRIUM

LAB/OFFICE

238 MAIN STREET OFFICE


4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"






PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

HAY

WA

RD

STR

EET

WA

DSW

OR

TH S

TREE

T

13




JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

TYPICAL LOWER FLOOR PLANS

LAB/OFFICE

ATRIUM


4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"






PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

HAY

WA

RD

STR

EET

WA

DSW

OR

TH S

TREE

T

14




JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

119'

- 1"

81' - 1" 127' - 6"

212' - 8"

LEVEL 6 PLANKENDALL SITE 3PHASE 1MITIMCO DESIGN DEVELOPMENT

LEVEL 6 FLOOR PLAN

ATRIUM

LAB/OFFICE

ROOF TERRACE

EXISTING ROOF-TOP EQUIPMENT

CLOCKTOWER

4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"






PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

HAY

WA

RD

STR

EET

WA

DSW

OR

TH S

TREE

T

15




JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

185'

- 2"

135' - 8"

UPPER LEVELSKENDALL SITE 3MITIMCO DESIGN DEVELOPMENT

LAB/OFFICE

TYPICAL UPPER FLOOR PLANS

ROOF TERRACE AT LEVEL 6

4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"






PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

HAY

WA

RD

STR

EET

WA

DSW

OR

TH S

TREE

T

33’-0

”

16




JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

185'

- 2"

135' - 8"

ROOFKENDALL SITE 3MITIMCO DESIGN DEVELOPMENT

ROOF PLAN

EMERGENCY GENERATOR

EMERGENCY GENERATOR

STROBIC FANS

COOLING TOWER

FUTURE TENANT

EQUIPMENT

FUTURE TENANT

EQUIPMENT

STROBIC FANSROOF TERRACE AT LEVEL 6

4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"






PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

HAY

WA

RD

STR

EET

WA

DSW

OR

TH S

TREE

T

17



119'

- 2"

30' -

9"

212' - 8"


119'

- 2"

30' -

9"212' - 8"



JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

143'

- 0"

92' -

0"

78' - 0"

9' - 0

"

SECTIONKENDALL SITE 3PHASE 1MITIMCO DESIGN DEVELOPMENT

143'

- 0"

92' -

0"

78' - 0"

9' - 0

"


143' - 0"92' - 0"

78' - 0"

9' - 0"


143' - 0"92' - 0"

78' - 0"

9' - 0"


LEVEL 1

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

LEVEL 6

LEVEL 7

LEVEL 8

LEVEL 9

LEVEL 10

LEVEL 11

LEVEL 12

LEVEL 13

LEVEL 14

P1BUILDING 3MAIN STREET 238 MAIN STREET MUCKLEY BUILDING

BUILDING SECTION


4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"






PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

20’-0

”

LEV

EL

2

13’-0

”4’

-0”

7’-4

”

18




JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

143' - 0"92' - 0"

78' - 0"

9' - 0"


143' - 0"92' - 0"

78' - 0"

9' - 0"


LEVEL 1

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

LEVEL 6

LEVEL 7

LEVEL 8

LEVEL 9

LEVEL 10

LEVEL 11

LEVEL 12

LEVEL 13

LEVEL 14

P1BUILDING 3HAYWARD

STREETWADSWORTH

STREET

BUILDING SECTION

4' - 1

"14

5' - 1

1"EX

ISTI

NG23

8 MAI

NST

R EET

81'-

0"

86' - 10"

208' - 8"

150'

-0"






PLAN: LEVEL 05

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

189'

-0"

37'-6

"

237'

-2"

T

70'-10"16'-6"

28'-8"

19'-3

"

10'-8

"

NOVEMBER 2, 2016

20’-0

”

LEV

EL

2

9’-0

”7’

-4”

19




JT

JT

JT

JT

JTJT

JT

JTJT

JT

JT

JT

JT

0 5 10 20 30 50’

52'-10"30'-0"100'-0"

212'-6"

111'

-6"

201'

-0"

89'-6

"

212'-6"

105'-6" 19'-8"

125'

-2"

70'-10"16'-6"

28'-8"

98'-9

"

T

NOVEMBER 2, 2016

WEST ELEVATION

BUILDING 3MAIN STREET 238 MAIN STREET MUCKLEY BUILDING

EXISTING BRICK FACADE, 238 MAIN STREET

HORIZONTAL LOUVERS WITH VERTICAL ALUMINUM FINS, 2’-9” ON CENTER

VISION GLASS CURTAIN WALL WITHVERTICAL ALUMINUM FINS, 9” DEEP, 2’-9” ON CENTER

VISION GLASS CURTAIN WALL WITH VERTICAL ALUMINUM FINS, 9” DEEP, 2’-9” ON CENTER

CURTAIN WALL, 5’-6” MODULE

LEVEL 6 ROOF DECK WITH GLASS RAILING

20



EAST ELEVATION

BUILDING 3 MAIN STREET238 MAIN STREETMUCKLEY BUILDING





CURTAIN WALL, 5’-6” MODULE

21



SOUTH ELEVATION

BUILDING 3BUILDING 4 BUILDING 2HAYWARD STREET

WADSWORTH STREET




VISION GLASS CURTAIN WALL WITH VERTICAL ALUMINUM FINS, 9” DEEP, 2’-9” ON CENTER

22



HAYWARD STREET

WADSWORTH STREET

238 MAIN STREETBUILDING 2 BUILDING 4

NORTH ELEVATION





UNITIZED CURTAIN WALL, 5’-6” MODULE

VERTICAL LOUVERS WITH VERTICAL ALUMINUM FINS, 2’-9” ON CENTER

NEW ENTRY

23



PERSPECTIVE: DETAIL

HORIZONTAL ALUMINUM LOUVER

CURTAIN WALL WITH

ALUMINUM MULLIONS, 9” DEEP, 2’-9” ON CENTER

ALUMINUM MULLION, 9” DEEP, 2’-9” ON CENTER

WHITE ALUMINUM PANEL

24




November 5, 2015

VISION GLASS CURTAINWALL W/ VERTICAL ALUMINUM FINS @ 2'-9" O.C.

WHITE GLASS SHADOWBOX W/ VERTICAL ALUMINUM FINS @ 2'-9" O.C.

CLEAR VISION GLASS

BUILDING 3CURTAINWALL DETAILS

GLASS SHADOWBOX WITH VERTICAL ALUMINUM FINS AT 2’-9” ON CENTER


REFLECTIVE VISION GLASS

WALL DETAIL AXONOMETRIC25



EXTERIOR LOUVER DETAILSROOF & PENTHOUSE

1. DETAIL SECTION

2. DETAIL SECTION26



143'

- 0"

92' -

0"

78' - 0"

9' - 0

"


DETAIL SECTION 1

DETAIL SECTION 2

EXTERIOR LOUVER DETAILSLEVEL 1

2. ENLARGED SECTION 1. DETAIL ELEVATION

EAST ELEVATION

27



DETAIL ELEVATION

LEVEL 0121' - 6"

LEVEL 0241' - 6"

Q.9RR.5R.6S.1 S 4A31-07

1A31-07

20' -

0"

S.05

CLEAR IGU (GL-2A) (08 80 00)

FIXED EXTRUDEDALUMINUM LOUVER(LVR-1) - (08 90 00)

ALUMINUM PLATE WALL PANELA (07 42 19)


(TYP.)

5A31-07

6A31-07

2' - 9

"4'

- 3"

1' - 6

"1'

- 11"

9' - 7

"


38

Q.9RR.5R.6S.1

37.8

S

37.9

4' - 7" 5' - 6" 5' - 6" 5' - 6" 2' - 9 1/8" 4' - 0" 0' - 9" 0' - 9" 24' - 7 3/8" 4' - 1"

4' - 1" 22' - 8" 26' - 11" 4' - 1"

2' - 9

"1'

- 4"

1' - 1

0"

S.05

5' - 6

"5'

- 6"

4' - 7

"

ALUMINUM-FRAMEDENTRANCE ANDSTOREFRONT (SF-1)(08 41 13)



24' - 7 3/8"




LEVEL 0121' - 6"

LEVEL 0241' - 6"

3837.8

A32-022

20' -

0"

37.9

4' - 3

"1'

- 6"

11' -

6"

LEVEL 1.531' - 6"

A32-021

SIM

LEVEL 0121' - 6"

LEVEL 0241' - 6"

36.938 37.837.9 37

4' - 3

"2'

- 9"




20' -

0"

LEVEL 0121' - 6"

LEVEL 0241' - 6"

36.9 3837.8 37.937

3' - 0

"4'

- 0"

13' -

0"

FIXED EXTRUDEDALUMINUM LOUVER

(LVR-1) - (08 90 00)

FIXED EXTRUDEDALUMINUM LOUVER

(LVR-1) - (08 90 00)


20' -

0"

SHEET NUMBER

TITLEApproved

Checked

Drawn

Job Number

ISSUE CHART

15 234

A

D

B

C

15 234

A

D

B

C

CONSULTANTS

KEYPLAN

PROJECT

NOTE: DOCUMENTS ARE INPROGRESS AND MAY NOT BE USED

FOR REGULATORY APPROVAL,PERMITTING, OR CONSTRUCTION

PURPOSES.

STRUCTURAL

CIVIL

MEP

PARKING

DESIGN DEVELOPMENTJUNE 15, 2016

6/17

/201

6 11

:47:

48 A

Mc:

\tem

p\15

7010

- M

itim

co -

Parc

el -

N -

Inte

rior -

v20

16_ d

eerin

g r.rv

t

A31-07

ENLARGED EXTERIORWALL

IB

JW/NH

157010

IB

KENDALL SITE 3

Copyright © 2016 Perkins+Will

238 MAIN ST. SUITE 200CAMBRIDGE, MA 02142

CAMBRIDGE, MA

MITIMCO

McNAMARA SALVIA101 Federal St. 11th Flooth

Boston, MA 02110

AHA CONSULTING ENGINEERS700 Technology Square, Suite 402

Cambridge, MA 02139

225 Franklin Street, Suite 1100Boston, MA 02110

t 617.478.0300f 617.478.0321

www.perkinswill.com

1/4" = 1'-0"2 ENLARGED ELEVATION

1/4" = 1'-0"1 ENLARGED PLAN

1/4" = 1'-0"4 ENLARGED SECTION

1/4" = 1'-0"5 ENLARGED ELEVATION 1/4" = 1'-0"6 ENLARGED ELEVATION

MARK ISSUE DATE

LEVEL 1 EXTERIOR WALL SECTION

4’-0

”

1’-8”

VERTICAL ALUMINUM FIN

9”

28



SOUTH ELEVATION

LEVEL 0121' - 6"

LEVEL 0241' - 6"

34333

A31-08

5

A31-08

1

A31-08

4

A31-08

20' -

0"

7' -

0"

1' -

6"

11' -

6"

31' - 8"


LEVEL 0121' - 6"

LEVEL 0241' - 6"

S.1S

7' -

0"

13' -

0"

20' -

0"

S.05

UNITIZED CURTAINWALL (CW-1) (08 44 10)

ALUMINUM-FRAMEDENTRANCEANDSTOREFRONT(SF-1) (08 41 13)

A32-02

1SIM



A32-02

4SIM

ALUMINUM PLATE SOFFITPANEL A (07 42 19)


LEVEL 0121' - 6"

LEVEL 0241' - 6"

S.1 S

A32-02

4SIM

20' -

0"

S.05UNITIZED CURTAIN

WALL (CW-1) (08 44 10)

A32-02

1SIM



ALUMINUM PLATE SOFFITPANEL A (07 42 19)


34

R.6

S.1

33

S

4' -

1"

22' -

8"

21' - 11" 9' - 9"

1' -

10"

14' -

9"

12' -

0"

31' - 8"

S.05

A32-07

5

A32-07

4

A32-07

3

7' - 11" 14' - 0" 9' - 9"

ALUMINUM-FRAMED ENTRANCE ANDSTOREFRONT (SF-1) (08 41 13)

10' - 5" 0' - 8" 6' - 0" 0' - 8"1' - 6" 2' - 9"

ALUMINUM-FRAMED ENTRANCE ANDSTOREFRONT (SF-1) (08 41 13) ALUMINUM PLATE WALL PANEL

A (07 42 19)




1' -

10"

1' -

10"

ENTRANCE FLOORGRILLE (12 48 16)

AUTOMATIC DOORPUSH BUTTON

LEVEL 0121' - 6"

LEVEL 0241' - 6"

S.1 S

20' -

0"

S.05


A32-02

4

A32-02

1

2' -

9"

3"4'

- 0

"11

' - 0

"2'

- 0

"

30.1

P.2M

30.2

1' - 4"33' - 0"

238

MA

IN N

.I.C

.

4' -

1"

P.25


EXPANSION CONTROL(07 95 00)

5' - 6"5' - 6"5' - 6"5' - 6"5' - 6"1' - 6"

LEVEL 0121' - 6"

LEVEL 0241' - 6"

30.130.2


A32-02

3

2' -

0"

11' -

0"

4' -

3"

2' -

9"

LEVEL 0121' - 6"

LEVEL 0241' - 6"

P.2M 8

A31-08

20' -

0"

6

A31-08

P.25

238

MA

IN N

.I.C

.


EXPANSION CONTROL(07 95 00)

SHEET NUMBER

TITLE

Approved

Checked

Drawn

Job Number

ISSUE CHART

15 234

A

D

B

C

15 234

A

D

B

C

CONSULTANTS

KEYPLAN

PROJECT



PURPOSES.

STRUCTURAL

CIVIL

MEP

PARKING


6/17/2016 12:00:45 PM

c:\temp\ 157010 - Mitimco - Parcel - N - Int erior - [email protected]

A31-08

ENLARGED EXTERIORWALL

IB

JW/NH

157010

IB

KENDALL SITE 3



CAMBRIDGE, MA

MITIMCO

McNAMARA SALVIA

101 Federal St. 11th FloothBoston, MA 02110

AHA CONSULTING ENGINEERS

700 Technology Square, Suite 402Cambridge, MA 02139


t 617.478.0300f 617.478.0321

www.perkinswill.com

1/4" = 1'-0"2 ENLARGED ELEVATION

1/4" = 1'-0"3 ENLARGED SECTION 1/4" = 1'-0"5 ENLARGED SECTION


1/4" = 1'-0"4 ENLARGED SECTION


1/4" = 1'-0"8 ENLARGED SECTION 1/4" = 1'-0"7 ENLARGED ELEVATION

MARK ISSUE DATE

LEVEL 1 EXTERIOR WALL SECTION

4’-0”


9”

29



SOUTH ELEVATION

3

A32-00VM

UN

IT

5' -

6"

UN

IT

5' -

6"

ON

E S

TO

RY

HE

IGH

T

15' -

0"

5 1/

2"5

1/2"

AB

OV

E S

TA

CK

JO

INT

3' -

0"

BE

LOW

ST

AC

K J

OIN

T

3' -

0"

4' -

0"

4' -

0"

1' -

6"

9' -

6"

2' -

0"

SHEET NUMBER

TITLE

Approved

Checked

Drawn

Job Number

ISSUE CHART

15 234

A

D

B

C

15 234

A

D

B

C

CONSULTANTS

KEYPLAN

PROJECT



PURPOSES.

STRUCTURAL

CIVIL

MEP

PARKING


6/17/2016 12:17:15 PM


A32-00VM

VISUAL MOCKUP

Checker

Author

157010

Approver

KENDALL SITE 3



CAMBRIDGE, MA

MITIMCO

McNAMARA SALVIA





t 617.478.0300f 617.478.0321

www.perkinswill.com

1/2" = 1'-0"1 PLAN CW-1 1/2" = 1'-0"3 ELEVATION CW-1

1/2" = 1'-0"5 PLAN CW-1A

1/2" = 1'-0"6 ELEVATION CW-1A

2 SOFFIT CONDITION 1/2" = 1'-0"4 ELEVATION OF SOFFIT CONDITION

MARK ISSUE DATE

3

A32-00VM

UN

IT

5' -

6"

UN

IT

5' -

6"

ON

E S

TO

RY

HE

IGH

T

15' -

0"

5 1/

2"5

1/2"

AB

OV

E S

TA

CK

JO

INT

3' -

0"

BE

LOW

ST

AC

K J

OIN

T

3' -

0"

4' -

0"

4' -

0"

1' -

6"

9' -

6"

2' -

0"

SHEET NUMBER

TITLE

Approved

Checked

Drawn

Job Number

ISSUE CHART

15 234

A

D

B

C

15 234

A

D

B

C

CONSULTANTS

KEYPLAN

PROJECT



PURPOSES.

STRUCTURAL

CIVIL

MEP

PARKING


6/17/2016 12:17:15 PM


A32-00VM

VISUAL MOCKUP

Checker

Author

157010

Approver

KENDALL SITE 3



CAMBRIDGE, MA

MITIMCO

McNAMARA SALVIA





t 617.478.0300f 617.478.0321

www.perkinswill.com

1/2" = 1'-0"1 PLAN CW-1 1/2" = 1'-0"3 ELEVATION CW-1

1/2" = 1'-0"5 PLAN CW-1A

1/2" = 1'-0"6 ELEVATION CW-1A

2 SOFFIT CONDITION 1/2" = 1'-0"4 ELEVATION OF SOFFIT CONDITION

MARK ISSUE DATE

1. ELEVATION OF LEVEL 1 SOFFIT CONDITION 2. SOFFIT CONDITION

13’-0

”4’

-0”1’-8”

LEVEL 1 EXTERIOR WALL DETAILS


ALUMINUM-FRAMED STOREFRONT WALL

FIXED EXTRUDED ALUMINUM LOUVER

ALUMINUM PLATE WALL PANEL

30



CURTAINWALL REFERENCE: 101 SEAPORT BOULEVARD, BOSTON, MA

31



EXISTING 238 MAIN STREET

238 MAIN STREET, CORNER OF MAIN STREET AND HAYWARD STREET

238 MAIN STREET, HAYWARD STREET LOOKING NORTH

32



EXISTING 238 MAIN STREET PHOTOS

238 MAIN STREET, MAIN STREET FACADE 238 MAIN STREET, MAIN STREET FACADE

33



KENDALL SQUARE BUILDING 3 - cambridgema.gov · Building 3 will add energy and vitality to Kendall...

Documents

Transcript of KENDALL SQUARE BUILDING 3 - cambridgema.gov · Building 3 will add energy and vitality to Kendall...