Melissa A. ToopsA Collection of Design

Works in Architecture

M U L T I F A M I L Y

TABLE OF CONTENTS

Broadway Residences, Somerville, MA Renovation/ New Construction-Multifamily 2 DU

Clyde St Residences, Somerville, MA New, Renovation-Multifamily 3 DU

Harvey St Residential Complex, Cambridge, MA New Construction-Multifamily/ Urban Planning 3 DU

M U L T I F A M I L Y

Beech Street Residences, Somerville, MA New Construction-Multifamily 3 DU

Beacon St Residences, Somerville, MA New Construction-Multifamily 3DU

Kent St Residences, Somerville, MA New Construction-Multifamily 4DU

TABLE OF CONTENTSM U L T I F A M I L Y

Firm: Khalsa Design, Inc.Role: Project Manager/DesignerOwner/Client: Private DeveloperStatus: In ConstructionYear(s) Completed: 2014-2015Programs Utilized: Revit, CADProject Summary: This project came to us from a broker looking to create more marketable units, both in floor plan layout and exterior aesthetics. The previous iteration did not consider the hyper local trends in modernity and amenities in this neighborhood. I was responsible for the massive overhaul of this design.

Clyde St Residences, Somerville, MA New, Renovation-Multifamily Town homes 3 DU

Neighborhood Analysis

Elevation By Previous Architect

New Proposed Elevation

This neighborhood recently experienced an influx of contemporary design residential buildings in a city where classical architecture is the standard. By conducting a detailed neighborhood analysis I was able to identify the range of design located on the same block as our project. I evaluated recurring languages in the roof lines, materials, frequencies and regularity of bays, and the consistent appearance of roof decks on the block, and used this data as a backbone for our massive design overhaul.

Proposed First Floor Proposed Second Floor Proposed Third Floor

UNIT 1

UNIT 2

UNIT 3

Proposed Perspective

In order to build this expansive addition by right, we proposed relocating the existing two and a half story gable roofed building on the site to become compliant dimensionally, then add the maximum amount of FAR and units with a large rear addition.

All three units are unique in layout, offering open concept living/kitchen/dining rooms, three bedrooms plus study including large master suites with private roof decks and conditioned garage to maximize marketability.

The design of this project required extensive knowledge of zoning ordinances in order to apply and receive an as-of right building permit.

COMMON

UNIT 1

UNIT 2

UNIT 3

Firm: Khalsa Design, Inc.Role: Project Manager/DesignerOwner/Client: Private DeveloperStatus: CompleteYear(s) Completed: 2014-2015Programs Utilized: Revit, CAD, CS SuiteProject Summary: This project required extensive coordination with the city and neighbors, proposing the renovation of an existing two family and converting it to a three family; adding an additional story and a half, as well as a parking component. Due to the controversial site, this project required multiple revisions and coordination with officials.

Broadway Residences, Somerville, MA Renovation/ New Construction-Multifamily 2 DU

Zoning Analysis Site Plan

Program Diagram

In the zone this project is located, you are allowed to build fifty feet tall and contain up to three dwelling units; however, since the existing driveway was partially on an access easement, the city required a special permit to increase the parking count on site from one space to two. In asking for the special permit the city and neighbors requested a reduction in height and density. Due to the context of the neighborhood this request created an extensive back and forth, including commencing construction assuming both a two unit and three unit scheme simultaneously until the zoning board hearing could occur.

Condo Document Floor Plans

3 Unit, 4 Story Scheme 3 Unit, 3 Story Scheme 3 Unit, 4 Story Scheme 2 Unit, 3 Story Final Scheme

UNIT 2UNIT 1

Construction Photos

Wall Section

Revised Exterior Revised Interior

Once the unit count and number of stories decreased, we began the process of value engineering the original design, while maintaining the original intent. We re-evaluated exterior finishes, reducing the quantity of expensive metal siding, taking a closer look at value added locations based on the site analysis. Using a mix of materials in a similar color pallet allowed for a simpler transition, and as this project was constructed as of right, no municipal permission was needed for these exterior adjustments.

We had to start construction assuming a three unit configuration, maintaining demising wall conditions and structural integrity while we were completing the review process with the city. We used the reduction of stories as a bargaining chip to gain permission to add parking on site by special permit.

Firm: Khalsa Design, Inc.Role: Project Manager/DesignerOwner/Client: Private DeveloperStatus: CompleteYear(s) Completed: 2012-2015Programs Utilized: Revit, CADProject Summary: This project is part of a 22 unit re-development plan; I was tasked with the design of a proposed three family wedged between the development we designed for a different owner. The goal was to maintain consistency with the new development, yet take advantage of the amenities surrounding it.

Harvey St Residential Complex, Cambridge, MA New Construction-Multifamily/ Urban Planning 3 DU

Construction Photos

Combined Site Plan

Combined Site Elevation

Construction PhotosWhen I first joined Khalsa Design they were already in the process of designing the Harvey Street complex where the Cambridge Lumber Yard once stood. Two homes wedged between the land chose not to sell their property to the developer when offered. One of them came to us to create a new design that would complement the aesthetics of the new development and maximize the allowable FAR for the site. This project began as a gut rehab and addition, but due to the poor existing structure we sought and received permission to rebuild the existing footprint in place.

Sketch Issued for Sloped Walkway

Final Exterior Final Interior

Final Interior

Although we were given permission to rebuild the existing building, we were still required to meet ADA and MMAB requirements for new construction, making the first floor unit and common space accessible. Since the original and new first floor are located 2’-5 3/4” above the natural grade, we designed a sloped walkway to provide an accessible entrance, which required additional detailing and on site coordination. The final design resulted in a highly marketable three unit rental building in developing part of town.

Firm: Khalsa Design, Inc.Role: Project Manager/DesignerOwner/Client: Private DeveloperStatus: On HoldYear(s) Completed: 2012-2015Programs Utilized: Revit, CADProject Summary: Initially designed as two buildings containing a total of twelve units, the project worked toward creating a new identity on Somerville Avenue in connection with other similar developments in this portion of Somerville.

Somerville Ave Residences (508-510), Somerville, MA New Construction-Mixed Use / Urban Planning 12-23 DU

508-510 Somerville Ave project has been a complicated process. Initially held by two owners, we developed the sites together utilizing the same drive aisle to maximize the footprint of the buildings, minimize paved area, and maximize parking. This scheme was approved by the city of Somerville zoning board, then swiftly appealed by a neighbor. Per the client’s request we completed permit drawings concurrently with the zoning board approvals to minimize the time between approval and permit.

Combined Site Elevation

Zoning Analysis Sketch

Typical Unit Floor Plan

Identity Sketches

New Zoning Study Layout

While the project was stalled in arbitration, the city of Somerville began developing a new zoning ordinance that would drastically change the allowed density and other restrictions on the site. Once the new zoning ordinance draft was released we conducted a zoning analysis to determine if the client should wait to proceed until the new zoning was adopted. The analysis did prove more advantageous to our client, so this project is on hold until a time the new zoning is adopted.

New Zoning Analysis Sketch Use Sketch

Firm: Khalsa Design, Inc.Role: Project Manager/DesignerOwner/Client: Private DeveloperStatus: In ConstructionYear(s) Completed: 2013-2015Programs Utilized: Revit, CADProject Summary: This project began as an extensive addition and renovation, but due to poor structural integrity we had to petition the planning board for special permission to demolish the house and rebuild in place.

Beech Street Residences, Somerville, MA New Construction-Multifamily 3 DU

Scheme One

Scheme Two

Existing Building

Neighborhood Analysis

Combined gable and flat roof structures, highly decorative detail in the form of heavy cornice boards, thick column corner boards, decorative brackets and front porches are all consistent in our analysis and drove the design process.

Scheme Five

Scheme Four

Scheme Three

Final Scheme

From initial conception to final approved scheme, the review process took over a year for this three unit building located in the heart of Somerville, MA. The attention to detail is what finally clinched the vote, looking to the handful of original well maintained homes in the area as inspiration. Final Elevation

Construction Photos

First Floor Second Floor Roof

Maximizing FAR for this site, we designed three townhouse units, but instead of having a middle unit with compromised quality of light in the center unit, we rotated the center and right unit ninety degrees since the site is located on a corner. All three units can have street frontage and good quality interior space.

The original structure collapsed upon itself during renovation, requiring emergency relief to demolish the existing structure, leaving just a portion of the original foundation and rebuild in place.

Construction Photos

Beech Street Elevation

Construction Photos

Construction Photos

Beech Street Elevation Cornice Detail Concept Sketch

Weekly coordination with the builder during construction allowed for a smoother construction schedule, and overall a better product. Due to the larger size of the individual units we decided to break up the HVAC units in to two zones, locating the living floor’s unit in the basement, and the bedroom floors in the eaves of the top floor to minimize soffits in the units and increase efficiency.

Construction Photos

Third Floor Plan

HVAC Zone Sketch

Firm: Khalsa Design, Inc.Role: Project Manager/DesignerOwner/Client: Private DeveloperStatus: CompleteYear(s) Completed: 2013-2015Programs Utilized: Revit, CADProject Summary: This project required special permit approval on a constrained site. Consisting of five residential units and one commercial unit at grade, the building hopes to revive the life of this vacant corner lot encouraging more foot traffic and better quality of space in this developing part of town.

School Street Residences, Somerville, MA New Construction-Mixed Use 5DU This project had relatively little push back

from the zoning board on its initial design and premise. The only exception being the creation of a mezzanine level to access roof decks that were carved out of the hip roof line. Every square foot of this site is maximized.

Exterior Rendering

Existing Exterior

Landscape Plan

T.O.W @ 100.3 T.O.W @ 98.3

T.O.W @ 98.8

T.O.W @ 98.8

T.O.W @ 98.8

SK-1

6

SK-13

SK-1

2

SK-1 4

SK-1

5

DCBA

1

2

3

45' - 0"

47' -

10

1/2"

17' -

3 1

/4"

30' -

7 1

/4"

19' - 9" 5' - 3 1/2" 19' - 11 1/2"

45' - 0"

47' -

10

1/2"

3' -

0 1/

4"8'

- 1

3/4"

1' -

11 3

/4"

5' -

5 3/

4"

12' - 10 1/4" 3' - 0"

0' - 8 3/4" 4' - 2 1/2"

C.1

T.O.W @ 96.6

T.O.W @ 98.3

T.O.W @ 96.6

First Floor Level0' - 0"

Basement Level-10' - 6"

Unit 1 Entry Level-1' - 8 13/32"

(98.30)

(96.60)

GRADE

DCBA

T.O.W98.30 T.O.W 98.80

T.O.W 100.3

T.O.S 87.8

SHELF 96.98SHELF 95.20

B.O.F 86.46(87.80)

GRADE

First Floor Level0' - 0"

Basement Level-10' - 6"

Unit 1 Entry Level-1' - 8 13/32"

1 2 3

(98.30)

(96.60)

T.O.W96.6

T.O.S 87.8

B.O.F 86.46

SHELF 95.20

T.O.W 98.80T.O.W 98.80

B.O.F 93.22

(87.80)

GRADEGRADE

First Floor Level0' - 0"

Basement Level-10' - 6"

Unit 1 Entry Level-1' - 8 13/32"

123

GRADET.O.W98.30

T.O.W 100.3

SHELF 96.98

T.O.S 87.8

B.O.F 86.46

T.O.W 98.80

B.O.F 93.22

(98.30)

(96.60)

(87.80)

GRADE

First Floor Level0' - 0"

Basement Level-10' - 6"

Unit 1 Entry Level-1' - 8 13/32"

D C B A

(98.30)

(96.60)

GRADE

T.O.W 98.80

T.O.S 87.8

SHELF 96.98

B.O.F 86.46

(87.80)

T.O.W 98.80T.O.W98.30

GRADE

C.1

SHELF 95.20

First Floor Level0' - 0"

Basement Level-10' - 6"

Unit 1 Entry Level-1' - 8 13/32"

D C B A

(98.30)

(96.60)

(87.80)

GRADEGRADE

T/FDN 96.60

B/FDN 93.60

4" PAVING

1' -

0"

Project numberDateDrawn byChecked byScale

ARCHITECT

KHALSA DESIGN INC.

17 IVALOO STREET SUITE 400SOMERVILLE, MA 02143

TELEPHONE: 617-591-8682 FAX: 617-591-2086

CLIENT

PROJECT NAME

PROJECT ADDRESS

REVISIONS

REGISTRATION

CONSULTANTS:

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1301405-02-14

MTKDI

SCHOOL ST. RESIDENCES

SCHOOL ST.RESIDENCES

Edward Doherty

170 School Street ,SOMERVILLE, MA

No. Description Date

3/16" = 1'-0"1 FOUNDATION PLAN

3/16" = 1'-0"2

BEECH ST FRONT FOUNDATIONELEVATION

3/16" = 1'-0"3

UNIT 1 ENTRY SIDE FOUNDATIONELEVATION

3/16" = 1'-0"4

RICHDALE ST SIDE FOUNDATIONELEVATION

3/16" = 1'-0"5 REAR FOUNDATION ELEVATION

3/16" = 1'-0"6 GARAGE-REAR FOUNDATION ELEVATION

SEE STRUCTURALPLANS FORADDITIONAL NOTESAND DETAILS

The site is located on a corner where one side is sloping down, one up, creating a complex foundation plan with shelf details to accommodate varied finish floor elevations. This complexity required several additional sketches and additional coordination in the beginning of construction. A higher than anticipated water table also proved troublesome during construction, requiring extensive de-watering until the sump systems could be put into place.

Construction Photos

Foundation Sketch

Steel Coordination Sketch

Building Section

Construction Photos

Once the foundation was placed, construction moved much more smoothly, with the rough framing up in a matter of weeks. As this project was controlled construction, we were required to make frequent site visits which resulted in the composition of field reports, and any additional sketches or information needed to move the project align at the rapid pace needed to maintain tight deadlines.

Construction Photos

Field Report 180 School St Residences

Any product material provided is for reference only and does not relieve the contractor from providing shop drawings for the actual materials being provided and workmanship in accordance with the General Conditions of the Contract and State Building Code standards. Discussions during this meeting have been recorded as understood by this writer. If there are any omissions or corrections, please contact the writer. Unless notified to the contrary within ten days of receipt, these notes become the official record of this meeting. Attachments: Distribution to: all attendees, Building Inspector, Project File, Owner Khalsa Design, Inc. Page 1 of 3

Report Date:12/22/2014 Field Report Number: 04 Project Owner: Ed Doherty Est. % of Completion: 20 Conformance with Schedule: Report by: Melissa Toops Present: Name Company Contact Phone & Fax / Email Jai Singh Khalsa KDI 617-591-8682 x201/ jkhalsa@tkgeast.com Melissa Toops KDI 617-591-8682 x205 / mtoops@tkgeast.com DATE: 12-22-14 TIME: 10:30am WEATHER: cloudy TEMPERATURE RANGE: High 40’s

PRESENT AT SITE:

(3) Siding laborers (4) laborers

WORK IN PROGRESS:

1.1 Siding and Trim being installed 1.2 Roofing installed 1.3 Rough Framing complete 1.4 Windows installed 1.5 Ductwork commenced 1.6 Rough Plumbing commenced NOTES / DIRECTIVES:

1.7 Demising Walls need to be continuous up to underside of deck, and behind staircases, at ceilings- GWB must be

continuous locations noted 1.7.1 Behind stringers of stairs (figure 1) 1.7.2 Ceiling of every unit RC-1 Channel and GWB must be continuous, otherwise the wall that interrupts the assembly

must be a 1hr rated wall (figure 2) 1.7.3 Drywall must continue up to underside of decking in a demising wall 1.8 Plumbing pipes cannot be in the demising wall 1.9 Pan flashing required at windows (figure 3) 1.10 Lap flashing required up inside of sliding doors @ balconies (figure 3) ITEMS TO VERIFY: 1.11 Carmine’s to complete a site visit 1.12 Fire Rating @ Steel required @ exterior wall/in Parking Area 1.13 Need to confirm ductwork used is flexduct not flexduct connector 1.14 Fire dampers are required when ductwork crosses a demising wall or floor/ceiling assembly

Building Elevations

Field Report

Construction Photos

Once rough plumbing and electrical were completed we conducted another site visit before drywall was placed. One concern that arose came from the placement of the electrical boxes in the back to back kitchens at each level. Although our drawings indicated the minimum separation of boxes be one stud, several back to back boxes occurred in the demising wall. Our concern was both creating a fire separation and a minimum STC rating between units. As the electrical subcontractor could not be recalled to move the boxes for several weeks, we researched products that could create a buffer between units. Using the resources in the firm a colleague introduced me to an intunmencent putty pack product he had success with in the past. The putty packs were installed the next day, and we avoided a potential costly and lengthly delay.

Wall Outlet Sketch

Construction PhotosSecond Floor

Firm: Khalsa Design, Inc.Role: Project Manager/Designer Owner/Client: GFC DevelopmentStatus: In ConstructionYear(s) Completed: 2013-2015Programs Utilized: Revit, CADProject Summary: This project is a rare through lot where there are two frontages in two different municipalities: Cambridge on the Harris St side, and Somerville on the Beacon St side. There was an extensive zoning process due to the highly involved neighborhood and their concerns regarding new construction on their street.

Beacon St Residences, Somerville, MA New Construction-Multifamily 3DU

Scheme One

Scheme Two

Scheme Three

Shadow StudySite Plan

The zoning process for this project was quite extensive, taking nearly a full year for a three unit building; this included neighborhood meetings, design review board, and zoning hearings. This client prefers a more modern design than the neighborhood has ever seen in new construction. Originally we proposed four units (which is allowed per the ordinance) and three stories with a lofted mezzanine level up to a roof desk. There were three major iterations of this program before we presented the zoning board for the first time. At this hearing there were concerns about density, height, and the modern aesthetic (which the design review board loved). After the hearing, we held two more neighborhood meetings and another design review board hearing, trying to find a happy medium between having a profitable project for our client and reacting to the neighbor’s concerns. If it were not for the neighbor’ s opposition the city would have likely approved the original proposal. We reduced the unit count to three, took a story off in height and even looked at creating more traditional forms using contemporary materials.

Scheme Four: First Zoning Board Hearing Scheme

Scheme Five

Scheme Six

Scheme Seven

Final Scheme

The final approved scheme removed the metal tile opting to engage the first floor with clear cedar siding instead, creating warmth at the entrance and vertical element in the otherwise blocky building. We also proposed familiar composite lap siding and boards to blend in with the neighborhood’s existing palette. Touches of modern clean line railings and sun shades tie the contemporary and traditional together.

Now that the appeal period has passed, the permit drawings are complete and the for construction sets are in progress. Significant coordination has occurred to find solutions to mitigate a high water table with underground parking.

Garage Level First Floor

Kent St Residences, Somerville, MA New Construction-Multifamily 4DU Firm: Khalsa Design, Inc.Role: Project Manager/Designer Owner/Client: GFC DevelopmentStatus: In ConstructionYear(s) Completed: 2014-2015Programs Utilized: Revit, CADProject Summary: This project sits upon a tight and oddly shaped lot where the zoning allows for a denser unit count, typically found in residential lots. Because of this condition, we strove to push the limits of what zoning allows.

Previous Iterations Revised Final Iterations

Several months after this project began it was given to me with the expectation I would improve the aesthetics of the building, as the clients were unhappy with the design up to this point. I have worked with these clients on other projects, developing a material palette the very modern client likes, and the very traditional neighbors can accept. This palette balanced both cost of materials and availability with high end finishes and detailing. Since the site is located on a main thoroughfare for this city, which is currently under redevelopment, we were given more leeway for a contemporary design than would have been given in a strictly residential neighborhood.

This new re-design was welcomed by the clients, and became the final design iteration that was approved by special permit.

Revised Final Rendering

Since I was not involved in the initial design development phase of this project, the floor plans were mostly set; however, they needed significant adjustments to function as the client needed with regard to marketability and cost efficiency. Room for a washer and dryer in unit, adjustments in kitchen layouts, and the creation of coat closets were essential for the client.

Code Review

Building Section

This project is currently out for permit, and the for construction set work has begun. Several constraints have required the set to be delayed while permitting is being sought, giving us more time to create more sections and details to assist in ease of construction once the permits are granted.

Process Sketches