DEVELOPMENT COMPONENTS - cambridgema.gov

56 1. PROPOSED DEVELOPMENT PLAN

Project Summary

Located at the intersection of Broadway and Galileo Galilei Way, the project at 145 Broadway Street (Commercial Building A) is proposed to be a com-mercial building meeting the requirements of the amendments to Article 14 in the Zoning Ordinance. Commercial Building A will replace an existing 78,636 GFA four-story masonry structure currently located on the site. The proposed core and shell Commercial Building A will have a total GFA of approximately 441,614 SF and be up to nineteen floors plus a mechanical penthouse.

The total height of Commercial Building A will be up to 250’-0”, as defined in the zoning ordinance. Commercial Building A is designed with a +/-12’- 8” floor to floor height on typical floors above ground level in order to accommo-date commercial office program, ensuring the building’s longevity in a rapidly evolving commercial office market.

The ground floor plan is designed to activate the adjacent public realm to the greatest extent possible, with a public plaza providing direct and open access to the lobby and active use spaces, which extends along Broadway and wraps the corner of Galileo Galilei Way. Ground-level pedestrian circulation along Broadway and the West Service Road allows direct access and views to the existing open park space. Service and loading is accessed along the northern side of the site, with a dedicated off-street loading facility for both deliveries and waste management provided at the northeast corner of the building off the western internal drive. Access to vehicular and underground long-term bike parking are also located in this area.

Commercial Building A is currently being constructed with 350 parking spaces, and as part of this update the Proponent is seeking approval to add 107 spaces (457 total spaces) to this garage through more efficient self-parking striping and provision of managed/valet parking spaces. Commercial Build A will also accommodate one hundred and thirty one (131) bike parking spaces in a five (5) story below grade garage, allowing it to serve not only the 145 Building, but also other projects identified as part of this Concept Plan.

COMMERCIAL BUILDING A (145 BROADWAY)DEVELOPMENT COMPONENTS

MXD INFILL DEVELOPMENT CONCEPT PLAN 57

PERSPECTIVE VIEW FROM BROADWAY LOOKING NORTH WEST (CONCEPTUAL MASSING)

GALIL

EO G

ALIL

EI W

AY

BINNEY STREET

BROADWAY


FIGURE 1.11

0’ 20’ 40’

N

CommercialLobbyActive Use

Bike ParkingMechanicalParking

Parking EntranceLoading

P

L

E Entrance (per use type)

B.O.H. / Mech

Broadway

Galileo G

alilei Way

Seating

FCC

P L

E

E

E

EE

E

E


FIGURE 1.11B

GROUND LEVEL

EXTERIOR ROOF (SETBACK)

OFFICE


TYPICAL FLOOR LEVEL

FIGURE 1.11CCOMMERCIAL BUILDING A (145 BROADWAY)

10% 14% 10%

UP

DOWN

* Refer to page 215 for description of proposed managed parking.


LEVEL B1

33 STALLS B1350 STALLS TOTAL (UNDER CONSTRUCTION)*

PARKING

FIGURE 1.11D

OfficeLobbyActive Use

Bike StorageMechanicalParking 0’ 40’ 80’

BICYCLE PARKINGP1

01

02

10

06

14

18

04

12

08

16

03

11

07

15

19

05

13

09

17

P3

P2

P4

P5

250’-0”

ACTIVE USE

MECH

LOBBY

32’-8”LEVEL 3

Broadw

ay

TOP OF LAST OCCUPIED FLOOR


SECTION A-A

FIGURE 1.11ECOMMERCIAL BUILDING A (145 BROADWAY) - SECTION / ELEVATION

0’ 40’ 80’

A

A

1

32’-8”

250’-0”

LEVEL 3

Broadw

ay



1 WEST ELEVATION

FIGURE 1.11F

0’ 40’ 80’

2

20’-0”

250’-0”

LEVEL 2

* NUMBER OF STORIES SUBJECT TO FINAL DESIGN



2 NORTH ELEVATION

FIGURE 1.11GCOMMERCIAL BUILDING A (145 BROADWAY) - ELEVATIONS

0’ 40’ 80’

3


LEVEL 3

250’-0”

32’-8”


3 EAST ELEVATION

FIGURE 1.11H

0’ 40’ 80’

4

LEVEL 2

250’-0”

20’-0”



4 SOUTH ELEVATION

FIGURE 1.11ICOMMERCIAL BUILDING A (145 BROADWAY) - ELEVATION


COMMERCIAL BUILDING A AND RESIDENTIAL BUILDING SOUTH (BLUE GARAGE)

PERSPECTIVE VIEW FROM BROADWAY LOOKING NORTH WEST (CONCEPTUAL MASSING)


The Concept Plan is proposing the addition of 421,300 total residential GFA, contributing to the housing needs of the City through the offering of a broad spectrum of residential units ranging in size, type and affordability across both rental and home ownership product types. The residential projects comprise two standalone buildings, the Residential Building South and the Residential Building North. The two buildings are proposed to be constructed over the most southerly and northerly portions of the Blue Garage, an existing 6-story parking structure which is located on the site, bounded by the Broadway and Binney parks to the north and south, and the East and West Service Roads to the east and west. The new buildings will mask the existing parking deck with residential and retail uses, thereby significantly improving the streetscape and quality of the walking experience within the neighborhood. The existing garage will service the vehicular and long-term bike parking needs of both buildings.

RESIDENTIAL BUILDING SOUTH

The Residential Building South is located along Broadway, setback fronting the Broadway Park, and stands at approximately 350 feet in height to the highest occupied floor, as defined under the zoning ordinance. Its slender massing provides for a rectangular, approximately 12,000 GFA typical floor plate for a total of 350,000 GFA over 34 occupiable floors. It is proposed that the Residential Building South will fulfill one hundred percent (100%) of the minimum home ownership GFA for the entire Project, with a total of 80,000 GFA dedicated to home ownership, as well as its proportionate share of affordable, middle-income and three-bedroom units.

The ground floor plan has been designed to activate the streetscape fronting Broadway Park through two active lobbies, individually serving the home ownership and rental units. The lobbies will be well lit and transparent, and will provide round-the-clock activity beyond the traditional working hours. The service and loading functions will be serviced through a dedicated off-street loading facility, for both deliveries and waste management, located off the West Service Road and away from pedestrian conflicts. Vehicular and long-term bicycle parking will be accessed via two dedicated elevators directly accessible from both lobbies.

RESIDENTIAL BUILDING NORTH

The Residential Building North is located along Binney Street, setback fronting the Binney Park, and stands at approximately 170 feet in height to the highest occupied floor, as defined under zoning, respecting the lower height of the neighboring residential district. Its typical floor plate is approximately 8,000 GFA for a total of 71,300 GFA. Constructed directly over 6 levels of parking structure, the building will total 14 floors (8 residential floors). The Residential Building North has been designed with the flexibility to house either home ownership or rental units and will accommodate its proportionate share of affordable, middle-income and three-bedroom units.

The ground floor plan has been designed to activate the streetscape fronting Binney Park through an active lobby as well as space dedicated to retail or active use. Both will be highly visible, well lit and transparent, and will provide round-the-clock activity beyond the traditional working hours. The service and loading functions will be serviced through a dedicated off-street loading facil-ity, for both deliveries and waste management, located off the East Service Road and away from pedestrian conflicts. Vehicular and long-term bicycle parking will be directly accessed via the two elevators that service the resi-dential floors.

RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE)DEVELOPMENT COMPONENTS


PERSPECTIVE VIEW OF RESIDENTIAL BUILDING NORTH FROM BINNEY STREET LOOKING EAST (CONCEPTUAL MASSING)

RESIDENTIAL BUILDING NORTH (BLUE GARAGE)

GALIL

EO G

ALIL

EI W

AY

BINNEY STREET

BROADWAY


RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE) FIGURE 1.12

ParkingBike Parking

0’ 40’ 80’

N

Residential Lobby

Active Use/Retail

Parking Entrance/Exit Loading

P

L

E Entrance (per use type)Condo / Apartment TBD

BR

OA

DW

AY

RESIDENTIAL

LOADING

1 2 3 BIN

NE

Y S

TRE

ET

P

P P

L

L

E

E

EE


GROUND LEVEL

FIGURE 1.12B

0’ 40’ 80’

N

Long Term Bicycle Parking ParkingResidentialGreen Roof / Amenity

2016 Solomon Cordwell Buenz

BIKES LONG-TERM PARKING - 316TANDEM PARKING - 19

SOUTH BUILDING TOTAL - 335

BIKES LONG-TERM PARKING - 62 TANDEM PARKING - 4

NORTH BUILDING TOTAL - 66

NORTH TOWERSOUTH TOWER

SECTION AT PODIUM


BIKE PARKING

09

08

07

06

05

10

11

12

09

06

05

04

03

10

11

12

LOBBY LOBBY

08

04

07

06M

BIKE PARKING

RESIDENTIALAMENITY

DECK

POTENTIAL AREA FORPV ARRAY

SOUTH EXPANSION JOINT NORTH EXPANSION JOINT


SECTION THROUGH PODIUM AND BIKE PARKING

SECTION AT PODIUM

SHORT TERM PARKING LOCATED IN EAST-WEST CONNECTOR

FIGURE 1.12C


RESIDENTIAL BUILDING NORTH (BLUE GARAGE)

PERSPECTIVE VIEW OF RESIDENTIAL BUILDING NORTH FROM BINNEY STREET LOOKING WEST (CONCEPTUAL MASSING)

ResidentialParking

AmenityMechanical

0’ 40’ 80’

Rental - R1North TowerT



PV ARRAY AREA

SECTION A-A

INFILL DEVELOPMENT CONCEPT PLAN

ParkingResidentialGreen Roof

GROUND FLOOR

BUILDING HEIGHT

78’-0”

0’-0”

09

08

07

06

05

10

11

12

13

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16

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19

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07

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AMENITY

166’-0”

78’-0”

0’-0”

AMENITY

GROUND FLOOR

04

03

AMENITY LEVEL 9SOUTH TOWER

AMENITY LEVEL 09NORTH TOWER

RESIDENTIALAMENITY DECK

AMENITY DECK

SOUTH

EXPANSION JOINTNORTH

EXPANSION JOINT

PHASE 2 PHASE 3

POTENTIAL AREA FOR PV ARRAY

RESIDENTIALAMENITY

DECK

180’

106’

A A’

0’ 40’ 80’

RESIDENTIALAMENITY

DECK


POTENTIAL AREA FORPV ARRAY ~ 19,400 sf


POTENTIAL PV ARRAY LOCATION FIGURE 1.12D

SECTION A-A’

9AM 2 PM 3 PM 5 PM

MA

RC

H 2

1st

JUN

E 2

1st


PV ARRAY LOCATION SOLAR STUDY FIGURE 1.12E

2016 Solomon Cordwell Buenz2016 Solomon Cordwell Buenz

SECTION D-DResidentialParking

Green Roof / AmenityMechanical

CD

D C

TOP OF LAST

OCC. FLOOR

170’-0”

350’-0”

365’-0” ROOF TERRACES

TOP OF LAST OCC. FLOOR

69’-0” AMENITY


07

050403

01

060504030201

1011

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091011

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2122

232425

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08 08

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0606M 06M


RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE) - SECTIONS FIGURE 1.12F

SECTION C-C


ResidentialParking

Green Roof / AmenityMechanical

0’ 40’ 80’

AA

69’-0” AMENITY

365’-0”

350’-0”

ROOF TERRACES

TOP OF LAST OCC. FLOOR

GROUND FLOOR

BUILDING HEIGHT

AMENITY

170’-0”

69’-0”

0’-0” LOBBY LOBBY

BIKE PARKING


08

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091011

1213

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2122

232425

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1011

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06050403

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06M

RESIDENTIALAMENITY

DECK



FIGURE 1.12G

SECTION A-A

AMENITY

GROUND FLOOR

350’-0”

69’-0”


170’

AMENITY 69’-0”

GROUND FLOOR




FIGURE 1.12H

1 SOUTH ELEVATION 2 NORTH ELEVATION

RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE) - ELEVATIONS

0’ 40’ 80’

3

21

170’-0”

AMENITY 69’-0”

GROUND FLOOR

AMENITY

GROUND FLOOR

350’-0”

69’-0”





FIGURE 1.12I

3 EAST ELEVATION

170’

AMENITY 69’-0”

GROUND FLOOR

AMENITY

GROUND FLOOR

350’-0”

69’-0”





FIGURE 1.12J

4 SOUTH ELEVATION

4

5 6

0’ 40’ 80’

AMENITY 69’-0”

350’-0”

170’-0”

AMENITY 69’-0”

GROUND FLOOR




FIGURE 1.12K

5 SOUTH BUILDING: NORTH ELEVATION 6 NORTH BUILDING: SOUTH ELEVATION


DEVELOPMENT COMPONENTSCOMMERCIAL BUILDING B (325 MAIN STREET)PROJECT SUMMARY

Located within the Concept Plan area, the project at 325 Main Street (Commercial Building B) is proposed to be a commercial office and retail building meeting the requirements of the amendments to Article 14 in the Zoning Ordinance. Commercial Building B will replace an existing four-story masonry commercial office and retail building currently located on the Site. The proposed commercial office and retail building will have a total GFA of approximately 387,187 square feet and be up to sixteen floors plus a mechan-ical penthouse. The total height of Commercial Building B will be up to 250’-0” to the last occupied floor, as defined under zoning.

Commercial Building B at 325 Main Street will significantly enhance and enliven the public realm in multiple ways, including a redesigned ground and second floor retail edge along Main Street and the building’s east facade, directly abutting Kendall Plaza, thus enhancing the pedestrian experience at the street level and further enlivening Kendall Plaza. In addition, the Project will create a new pedestrian connection from Kendall Plaza up to the Kendall Square Rooftop Garden through a combination of publicly accessible stairs, a second-level terrace and an elevator, providing an opportunity for multi-level public space and potential programming as well as increased visual interest on Kendall Plaza. Further, Commercial Building B will provide enhanced access from Pioneer Way through the ground floor retail portion of the building to facilitate pedestrian connection between Ames Street and the Kendall Plaza, enhance neighborhood connectivity and permeability and enliven the proposed ground floor retail.

Commercial Building B will be served by the existing dedicated off-street loading facility for both deliveries and waste management that is shared with 255 Main and the Marriott Hotel, and accessed from Broadway. The loading dock activities will be managed so that service and loading operations do not adversely impact traffic circulation on the adjacent local roadways. Parking for Commercial Building B will be provided through the existing four garages managed by the Applicant in the area. No parking will be constructed on-site at Commercial Building B. Additionally, the building will provide up to 108 long term and 47 short term bike parking spaces.


COMMERCIAL BUILDING B (325 MAIN STREET)

PERSPECTIVE VIEW FROM MAIN STREET LOOKING WEST (CONCEPTUAL MASSING SUBJECT TO CHANGE DURING DESIGN REVIEW)

MAIN STREET

AMES

STR

EET


FIGURE 1.13COMMERCIAL BUILDING B (325 MAIN STREET)

0’ 20’ 40’

N

Public LobbyLobbyActive Use

Bike ParkingMechanicalParking

Parking EntranceLoading

P

L

E Entrance (per use type)

B.O.H. / Mech

Main Street

Seating

Lobby

FCC

E EE

E

E

EE

Public Elevator to Kendall Square Rooftop Garden

Public Stair to Kendall Square Rooftop Garden

Kendall Square Rooftop Garden

325 + 355 Main Street Easement

Parcel J Easement (East)Parcel J Easement (West)

Please refer to Chapter 3 for concept development

Please refer to Chapter 3 for concept development


FIGURE 1.13B

GROUND LEVEL

0’ 20’ 40’

N

OfficeMechanical


TYPICAL FLOOR

COMMERCIAL BUILDING B (325 MAIN STREET) - PLANS FIGURE 1.13C

Bike ParkingMechanical / Back of House

0’ 20’ 40’

N

Loading 1

Loading 2

Trash


LEVEL B1

FIGURE 1.13D

0’ 40’ 80’

MECHANICALOFFICE / LABLOBBY

ACTIVE / COMMERCIAL USEPARKING

AA


COMMERCIAL BUILDING B (325 MAIN STREET) - SECTIONS

SECTION A-A

FIGURE 1.13E

0’ 40’ 80’

MECHANICALOFFICE / LABLOBBY

ACTIVE / COMMERCIAL USEPARKING

BB


SECTION B-B

FIGURE 1.13F

0’ 20’ 40’


1 EAST ELEVATION (KENDALL PLAZA)

COMMERCIAL BUILDING B (325 MAIN STREET) - ELEVATIONS FIGURE 1.13G

0’ 20’ 40’

1

2

4

3


2 NORTH ELEVATION (BROADWAY)

FIGURE 1.13H

0’ 20’ 40’


COMMERCIAL BUILDING B (325 MAIN STREET) - ELEVATIONS

3 SOUTH ELEVATION (MAIN STREET)

FIGURE 1.13I

0’ 20’ 40’

1

2

4

3


4 WEST ELEVATION (AMES STREET)

FIGURE 1.13J

BELOW MARKET SPACE – OPERATION DIAGRAM

1. Owns space at economic risk

2. Licensee operates space for share of revenue

3. Non profits* serve their target clients

Governance Board** Chooses Non Profits Tenants

LICENSEE OPERATOR

*Non profits represented here are for conceptual demonstrative purposes.**Governance Board to be composed of applicable stakeholders

* To be delivered simultaneously with Commercial Building A

60,496 GFA* 44,704 GFA

*Non profits represented here are for conceptual demonstrative purposes** Governance Board to be composed of applicable stakeholders


BELOW MARKET SPACE OPERATION DIAGRAM

DEVELOPMENT COMPONENTSINNOVATION SPACE CONVERSION (255 MAIN STREET) PROJECT SUMMARY

Located within the Concept Plan area, the project at 255 Main Street will host the market rate and below market rate innovation space in a manner consistent with the requirements of Article 14. The market rate space will be operated by the Cambridge Innovation Center and the below market Space will be operated by a third party manager who will lease co working, classroom and event space to non profits focused on providing technology education.

The proposed conversion will have a total GFA of approximately 105,200 phased with the development GFA of Commercial Buildings at 145 Broadway and 325 Main Street Respectively.

The anticipated market rate uses include business incubators, small research lab-oratories, office space for startups, non-profits and entrepreneurs, and facilities necessary for testing early stage products and prototypes. The below market space will include tech education focused non profits. The prominent location, re purposed space, and below market rents will help facilitate and guarantee the future of the innovation ecosystem that has contributed to the vitality of Cambridge.

Figure 1.14 shows a conceptual Operation Plan for the below market space and a phasing and delivery plan for the market and below market Innovation Space overall. More details are provided in the Innovation Space Operations Plan sub-mitted to the CRA in July of 2018.

FIGURE 1.14

ExclusiveInnovationSpace Lobby

Multi-Tenant Lobby1

2

3

4

5

6

7

8

9

10

11

12

OVERALL STACKING DIAGRAM

Phasing and percentage of Innovation space will be in conjunction with the GFA of Commercial Buildings A and B Respectively

92,482 92,482 92,482 92,482 92,482

17,599 17,599 17,59926,300 26,300

0

20,000

40,000

60,000

80,000

100,000

120,000

140,000

2019 2020 2021 2022 2023

45,372 45,372 45,372 45,372 45,372

15,124 15,124 15,124 15,124 15,124

33,528 33,528

11,176 11,176

0

20,000

40,000

60,000

80,000

100,000

120,000

2019 2020 2021 2022 2023

Gro

ss F

loor

Are

a (G

FA)

Gro

ss F

loor

Are

a (G

FA)

Year Year

Market Rate Innovation Space

Below Market Rate Innovation Space

Market Rate Innovation Space

Below Market Rate Innovation Space

Commercial Building BRequirement

Commercial Building ARequirement

Anticipated C of O forCommercial Building A

Anticipated C of O forCommercial Building A

Anticipated C of O forCommercial Building B

Anticipated C of O forCommercial Building B

60,496

110,081 110,081 110,081

60,496 60,496

105,200 118,782105,200

118,782


REQUIRED INNOVATION SPACE DELIVERY PLANNED INNOVATION SPACE DELIVERY

255 MAIN STREET– EXISTING 255 MAIN STREET– STACKING

0’ 20’ 40’

TYPICAL FLOOR

Broadway

Main Street

FIGURE 1.14BINNOVATION SPACE CONVERSION (255 MAIN STREET)


CONCEPTUAL PROGRAMMATIC FLOOR PLAN

Typical floor area ~20,600 sf

FIGURE 1.14C


DEVELOPMENT COMPONENTS - cambridgema.gov

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