Adaptive Reuse in Cambridge
Across the Charles River from Sewall Ave. is our mixed-use renovation of 545 Cambridge Street in Cambridge, which is nearing completion. Located on the corner of 7th Street along multiple bus routes and less than half a mile from Lechmere Station on a stretch of Cambridge Street peppered with restaurants and shops, this project is sited in the heart of East Cambridge.
545 Cambridge Street, (before the renovation.)
The three-story project consists of three commercial spaces at street level with four condominium units on the top two floors (two 800 s.f units and two 1200 s.f. units.) The second and third floors were originally office spaces, however the entire building had been gutted when we first became involved in this project. Our adaptive reuse of the existing empty shell maintains the exterior character of the building while transforming its use into residences for urban dwellers – adding residents to this already vibrant neighborhood of East Cambridge that is bustling day and night.
Rendered view from the corner of Cambridge & 7th.
One of the particular challenges of this project was the need to provide an additional means of egress (required by the change in use) without increasing the existing building footprint, which covers most of the site. To address this, we inserted a new egress stair and corridor (with storage spaces for the condominiums) above an existing rear exit door which feeds into a driveway and side street. The existing egress door is thereby able to accommodate the additional egress requirements for the condominium units above, enabling the creation of this mixed use design.
Before and after: 1.) the existing building, 2.) the insertion of the stair tower, and 3.) the result.
Sewall Rising
After more than two years of planning, design and preparation, the condominium at 109 Sewall Ave. in Brookline [map] is beginning to rise out of its foundation. With much of the first floor steel framing in place, the eight unit building is beginning to take shape as it begins its ascent to its full height of four stories.
A view from the rear of the site, showing steel Deck under the built-in planters, steel structure under the building footprint.
Steel structure over the garage shown in context with early 20th c. brick buildings.
The steel beams and deck seen in the above photos conceals the parking garage beneath and provides the platform upon which the brick and wood superstructure, site planters and rear entry ramp will be built. Below are some renderings of the final design.
This project is special to us for many reasons. Its site on a residential street near Brookline’s Coolidge Corner gives it ample access to the T as well as the many businesses located there. The site response is thoughtful: set back from the street, the project enhances the pedestrian experience with plantings. The landscape begins with a lawn at the front of the building and wraps around the side in the form of large brick planters, softening the edge between building and site. Furthermore, the design was a result of working closely with the project’s neighbors as well as Brookline’s Design Advisory Team to reach a level of refinement in the design we feel was quite beneficial to the process.
The project as it will be experienced from the street. Existing 115 Sewall building is at left.
The building itself is connected to an existing brick 8 unit condominium building which we renovated in 2009. In doing so, we’ve tied the existing architecture of the early 20th century brick building into our new building, adding modern design cues and novel materials. The brick façade gives way to protrusions of bays of metal panels and large expanses of glass where flexible living spaces are located. Steel and glass canopies cover the front entrance and top floor roof deck.
The building's glass and steel corner maximizes light into the units' living spaces.
This is a project we’re proud of, and the new building coupled with the renovation of the existing building is a substantial enhancement of its site, block, and neighborhood. We are looking forward to its completion and seeing the project realized – it will demonstrate how approaching new designs as a counterpoint to an historic context can enhance the site when the architecture is designed with care.
Front Entry Detail.
Aerial view.
Additional images of this project can be found on our website here.
Massachusetts’ Second SONIC
Joe Walsh, AIA, LEED AP, from our office recently visited the construction site of the new SONIC drive-in restaurant in Wilmington, which is slated to open later this year. The project has involved substantially modifying the corporate base store design to meet the specific needs of both site and building, including the design of a sizeable storage mezzanine and working closely with equipment consultants to accommodate and coordinate the myriad equipment involved in such a project.
Seeing as how the long-awaited first Massachusetts SONIC in Peabody generated (and continues to generate) a lot of interest since its completion last year, we thought we’d post some photos of the construction to inspire your appetites. Enjoy!
A view of the Drive-In stalls and the steel canopy frame being installed
Back of the restaurant, between the Drive-In stalls and Drive-Thru lane
Installation of the roadside sign
Somerville, Reading and 40R
Earlier this month, the City of Somerville held a public meeting to present and receive feedback on the latest design development for improvements to Union Square. The consultants hired by the city, Howard Stein Hudson traffic and civil engineers, proposed some interesting solutions for this area, which is plagued by excessive traffic and a lack of useful open space. In addition, the MBTA is planning an extension of the Green Line into Union Square, (see ‘future plans’) and this poses some opportunities and obstacles for this area, which were addressed by the presentation. The consultants’ PowerPoint slides from the March 1st meeting can be found here.
A view of Union Square's infamous jersey barriers. (via boston.com)
Some of the proposed changes include increasing two-way vehicle traffic and better synchronized stoplights, wider sidewalks, more continuous bicycle lanes and possible off-site parking garages. The Square’s infamous network of concrete Jersey barriers will (mercifully) be removed. Many of these changes are likely to improve the usefulness of Union Square as a destination for the Square’s many businesses, residences and outdoor public events (such as farmers’ markets and the Fluff Festival), and reduce its role as a conduit for automobile traffic.
Proposed Street Section with bike lanes, trees and widened sidewalks, by Howard Stein Hudson
Proposed Open Space Plan, by Howard Stein Hudson
The Union Square meeting got us thinking about our new office space in Reading center, where we moved last November. Here at the corner of Main and Haven streets, (just a few blocks from the Reading MBTA Commuter Rail station,) we are now within a 40R “Smart Growth” Overlay Zone. This zone is a provision that allows for mixed-use zoning where it was previously not allowed by zoning. In the interest of spurring diverse and vibrant nodes of activity, 40R allows cities to grow in a sustainable way around existing infrastructure. In effect, it is a tool for towns to undo some of the damage caused by sprawl-based, automobile-reliant single use zoning methods which often prevail in the suburbs. Financial incentives are provided by the state, and over 30 towns in Massachusetts (including Reading) have enacted Chapter 40R to create Smart Growth zones.
Reading Smart Growth District showing MBTA & OSA office locations. (via Town of Reading)
Reading center is home to a diverse community of residents and businesses, and we are enjoying being a part of this busy locale. More in-depth information on 40R can be found here on Mass.gov.
The Stretch Code
Building codes, like all legal regulations, are in a continual state of update and revision. On January 1st, 2010, Massachusetts adopted one such change as part of the Green Communities Act: an optional appendix to the Massachusetts Building Code, known as the “Stretch Energy Code”. It will enable individual towns and cities in the state to adopt the more efficient standards of the stretch code for new construction, additions, and renovations affecting the building envelope. It will take effect in communities that have adopted it (Cambridge, Newton and East Longmeadow) beginning on July 1st, 2010.
We thought it might be helpful to give a brief breakdown of the stretch code and the requirements, limitations and possibilities that are entailed in this new change. It may be a tough pill to swallow for some in the construction industry who are accustomed to doing things a particular way, but there is no doubt it will prompt communities to be more energy efficient, one building at a time.
Stretch Code Adopting Communities for July 2010
Who can adopt the stretch code?
Any city or town in the state may adopt the stretch code after appropriate public hearings and decision by local or municipal government. So far, Newton, Cambridge and East Longmeadow have adopted, and about 100 cities and towns throughout the state are likely to follow in the near future.
How does it differ from the current energy code?
In the towns and cities that adopt it, the stretch code will require new residential buildings to be 20%-35% more energy efficient than the minimum performance currently required by the building code (20% for commercial buildings). Testing is required to ensure the buildings are constructed such that they will perform as efficiently as they are designed to be.
How does a project achieve compliance?
New homes will comply with the stretch code by meeting an energy performance standard using the Home Energy Rating System (HERS). A computer model is created to determine the energy usage of the building and it produces a rating between 0 and 100 to rate the amount of energy consumed.
(via the Florida Solar Energy Center)
Example: A HERS index of 90 means the building uses 90% of the energy
that it would have used if it were built to the standard of the base energy code.
In order to achieve compliance to the stretch code, new homes under 3,000 square feet will have to reach a HERS index of 70 or lower, and larger homes (over 3,000 square feet) must have a HERS index of 65 or lower.
How will it affect the design process?
To meet the new standards, some changes will become necessary in the design process for new buildings. These changes will include more insulation, airtight windows and air barriers, and more efficient lighting to name a few. In addition to better-performing materials and components, passive design techniques and a reconsideration of the building’s orientation, massing and spatial configuration can also achieve a more energy efficient design.
How will it affect the construction process?
While many of the changes will affect the products incorporated into the building, these are often simply more efficient versions of the products currently in use. It is likely that the installation procedures for many of these will remain unchanged.
In addition, there will be inspection and testing of the construction beyond the inspections currently performed by local inspectors. These will be performed by third-party companies to ensure the building will perform as well as it is designed. The tests include a blower door test and air barrier inspection, among others.
(Blower Door Test diagram via Glenco Foam)
What are the drawbacks?
It is true that the required changes will almost certainly result in added first costs for construction, and possibly additional time and attention during the design phase. This may be inevitable, as many studies have been done which project that the initial investment is estimated to be approximately $8,000 for residences and 1%-3% additional cost for commercial buildings.
What are the benefits?
The required initial investment can be recouped in a relatively short time — less than ten years according to some estimates. (See page 2) It is projected that the average home with a HERS rating of 65 would save $1,300 in energy costs per year. (See page 32 for a sample calculation) Consuming less energy is not only good practice; it also saves a lot of money. Better yet, there are many government programs dedicated to providing money-saving federal tax credits and rebates on energy efficient products, which help save even more money during construction. Furthermore, communities enrolled in the Green Communities Act and implementing the Stretch Code are eligible to compete for up to $10 million in annual state funding for sustainable projects. This program results in providing a significant incentive for making positive changes at both the scales of the building and the community.
So Now What?
The stretch code is coming, and the more informed individuals and communities are, the more they will be able to understand and adapt to the changes it entails. While the intent of the Stretch Energy Code is rather simple, the implementation is more complicated than could be covered here. More comprehensive resources are available at the following websites. Happy Reading!
Helpful Links
- A slideshow of the Stretch Code basics
- Mass.gov: Frequently Asked Questions (very helpful!)
- Mass.gov: Stretch Code Summary
- Mass.gov: The full text of the Stretch Energy Code (780 CMR Appendix 120 AA)
BAGB 50+ New England Housing Council Annual Meeting, 01/28/2010
Interested in housing news and outlook for boomers & seniors in New England? The Builders Association of Greater Boston (BAGB) will be hosting the annual meeting of its 50+ New England Housing Council at 4:00 PM this Thursday, January 28th at the Doubletree Hotel in Waltham, MA. This meeting promises to be an informative, engaging event, with discussions about where the 50+ housing market is now, where it’s going, as well as ways to get involved.
The nationally-renowned Todd Harff of Creating Results Strategic Marketing will speak on the state of the industry as it relates to effective marketing strategies for the current economic climate. Local attorney Bill Shaevel of Shaevel and Krems will also be giving a regional legislative update.
In addition, David O’Sullivan, principal of O’Sullivan Architects, Inc. and President of the 50+NEHC Council Board will be speaking. His talk will reflect on 2009 and look forward to what 2010 and beyond hold for the housing industry from the perspective of the 50+ New England Housing Council.
This will surely be a helpful, enlightening meeting and attendance is open to everyone. Admission for non-BAGB members is $35.
More information and the registration form can be found on the BAGB website here.
P.S. : Greetings, and welcome to the blog! This is our first post, and we will have many more to come on the topics of architecture, design and technology, as well as helpful information and what it all means for potential clients wondering just what it is that architects ‘do.’
O' Sullivan Architects
