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15 channel center streetboston, ma 02210-3423www.studiotroika.com

t: 857.991.1021TROIKA

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FOR DESIGN PURPOSES ONLYNOT FOR CONSTRUCTION.

VERIFY ALL DIMENSIONS IN FIELD.

THIS DOCUMENT, AS AN INSTRUMENT OF SERVICE, IS THE SOLE PROPERTY OF STUDIO TROIKA. ITS USE BY THE OWNER FOR OTHER PROJECTS OR FOR COMPLETION OF THIS PROJECT BY OTHERS IS STRICTLY FORBIDDEN. DISTRIBUTION IN CONNECTION WITH THIS PROJECT SHALL NOT BE CONSTRUED AS PUBLICATION INDEROGATION OF THE DESIGNER'S RIGHTS.©2013, STUDIO TROIKA.

PROJECT NUMBER:

DRAWN BY:

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12" = 1'-0"

44 BROADWAY

44 BROADWAYSOMERVILLE, MA02145

COVER

09/20/17

ZBA00

3310.10

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ZBA DRAWING LIST

SHEETNUMBER SHEET NAME

ZBAAPPLICATION

ZBA00 COVER ■ZBA01 EXISTING CONDITIONS PLOT PLAN ■ZBA02 KEY SITE PLAN ■ZBA03 ZONING DIMENSIONAL TABLE ■ZBA04 ZONING COMPLIANCE SITE PLAN ■ZBA05 ZONING COMPLIANCE FLOORS ■ZBA06 ZONING COMPLIANCE COVERAGE ■ZBA07 BASEMENT PLAN ■ZBA08 FIRST FLOOR PLAN ■ZBA09 SECOND FLOOR PLAN ■ZBA10 THIRD FLOOR PLAN ■ZBA11 FOURTH FLOOR PLAN ■ZBA12 FIFTH FLOOR PLAN ■ZBA13 SIXTH FLOOR PLAN ■ZBA14 ELEVATIONS ■ZBA15 ELEVATIONS ■ZBA16 RENDERINGS ■

LOCUS PLAN

44 BROADWAYSOMERVILLE ZBA APPLICATION

N

RAMP DOWN TO PARKING LEVELLEVEL 3 ROOF GARDEN

LEVEL 2 ROOF GARDEN

GROUND LEVEL GARDEN

LEVEL 6ROOF

GARDEN44 BROADWAY

BROADWAYG

EOR

GE

STR

EET

PROPOSED BUILDING

CU

RB

CU

T20

' PR

OPO

SED

BUILDING OVERHANG'S ROAD TO RAMP BELOW

RESIDENTIAL & OFFICE ENTRANCE

RETAIL 1 ENTRANCE

RETAIL 2 ENTRANCE

RETAIL 3 ENTRANCE


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KEY SITEPLAN

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1" = 20'-0"1 KEY SITE PLAN

44 BROADWAY - DIMENSIONAL TABLE - TOD55ITEM ALLOWED/

REQUIRED EXISTING PROPOSED COMPLIANCE

USE

NUMBER OF DWELLING UNITS

LOT SIZE (SF) MIN.

GROUND COVERAGE (%) MAX

LANDSCAPED AREA (% OF LOT) MIN

GROSS FLOOR AREA (SF)

FAR MAX

HEIGHT (FT) MAX

SEE TODS TABLE 7.13 RETAIL, EATING RETAIL, OFFICE & RESIDENTIAL COMPLIES

NOTES

27 0 27 COMPLIES Table 13.3.4.B: Unit Bonuses

15,000 13,607 NO CHANGE DOES NOT COMPLY

LOT AREA / UNIT (OVER 18 UNITS) (SF) 495 0 504 COMPLIES Table 13.3.4.B: Unit Bonuses

80 100 79 COMPLIES

10 0 10.2 COMPLIES

§ 6.5.G.18

40,821 5,664 58,424 DOES NOT COMPLY RELIEF REQUIRED

3 0.42 4.29 DOES NOT COMPLY RELIEF REQUIRED

55 16 69 DOES NOT COMPLY RELIEF REQUIRED

FRONT YARD (FT) MIN 0 0 0 COMPLIES

SIDE YARD (FT) MIN 0 0 0 COMPLIES

REAR YARD ABUTTING RB MIN § 6.5.G.540FT @ 24FT ABOVE GRADE, 0 IF MASONRY WALL, 20FT IF LANDSCAPE

1.9 FT, MASONRY WALL VEGETATIVE LANDSCAPE & 40FT SETBACK @24FT ABOVE GRADE

COMPLIES

REAR YARD (FT) MIN 0 0 0 COMPLIES

FRONTAGE (FT) MIN 50 156.37 NO CHANGE COMPLIES

ARTS RELATED USES REQUIRMENTS NA COMPLIES

INCLUSIONARY HOUSING (%) 20 0 20 COMPLIES 5.4 UNITS REQUIRED, 5 PROVIDED, § 13.4.1C CASH PAYMENT FOR 0.4 UNIT

TAPERING HEIGHT (FT) NA COMPLIES

UPPER LEVEL SETBACK (FT) NA COMPLIES

UPPER LEVEL MAXIMUM FLOORPLATE (%) NA COMPLIES

USABLE OPEN SPACE REQUIREMENT (%) NA COMPLIES

NO. PARKING SPACES RESIDENTIAL MIN 1 PER UNIT 0 0.75 PER UNIT DOES NOT COMPLY RELIEF REQUIRED, 27 REQUIRED, 20 SPOTS PROVIDED

NO. PARKING SPACES OFFICE MIN 1 PER 1,000 N.S.F 0 1 PER 2,450 NSF DOES NOT COMPLY RELIEF REQUIRED, 10 SPOTS REQUIRED, 4 SPOTS PROVIDED

NO. PARKING SPACES EATING & DRINKING MIN

1 PER 500 N.S.F 1 PER 369 N.S.F 0 DOES NOT COMPLY RELIEF REQUIRED, 5 SPOTS REQUIRED, 0 SPOTS PROVIDED

NO. PARKING SPACES SMALL RETAIL MIN 1 PER 1,500 N.S.F 1 PER 598 N.S.F 0 DOES NOT COMPLY RELIEF REQUIRED, 4 SPOTS REQUIRED, 0 SPOTS PROVIDED

NO. BIKE SPACES ALL USES COMBINED SEE § 9.1720 0 22 COMPLIES


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ZONINGDIMENSIONALTABLE

07/31/17

ZBA03

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B R O A D W A Y

G E

O R

G E

S

T .

OUT

RAMP

20% UNCOVERED GROUND - 10% LANDSCAPEDDROP OFF & TURN

AROUNDOFFICE AND RESIDENTIAL

ENTRANCE

IN

OUT

IN

54' - 0" 54' - 6"46' - 6"

15' -

0"

STAIR #2

15' - 0" 90' - 0"

N

EATING & DRINKING2,200 SF

SMALL RETAIL & SERVICE2,850 SF

DR

IVE

20' -

0"

CU

RB

CU

T20

' PR

OPO

SED


65' -

0"

155' - 6"

BUILDING ABOVE

14' - 0"

BENCH

BENCH

36' - 0"

30' -

6"

LANDSCAPE BUFFER

UP

UP


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ZONINGCOMPLIANCESITE PLAN

09/20/17

ZBA04

3310.10

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1/16" = 1'-0"1 DIMENSIONAL SITE PLAN

BASEMENT9,632 SF

RAMP1,728 SF

1ST FLOOR8,696 SF

2ND FLOOR9,872 SF

3RD FLOOR7,810 SF

ROOF GARDEN

ROOF GARDEN

4TH FLOOR7,808 SF

5TH FLOOR7,809 SF

NOTE: 4TH AND 5TH FLOORS HAVE IDENTICAL LAYOUTS

6TH FLOOR6,798 SF

ROOF GARDEN


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44 BROADWAY


ZONINGCOMPLIANCEFLOORS

09/20/17

ZBA05

3310.10

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ROOF GARDEN

AREA (GROSS)

AREA LEVEL

9,632 SF BASEMENT FLOOR8,696 SF FIRST FLOOR9,872 SF SECOND FLOOR7,810 SF THIRD FLOOR7,808 SF FOURTH FLOOR7,809 SF FIFTH FLOOR6,798 SF SIXTH FLOOR58,424 SF

GROUND COVERAGE10,712 SF

GROUND COVERAGE 10,712 SFLOT 13,609 SF = 79%

LANDSCAPE AREA1,400 SF

LANDSCAPE AREA 1,400 SFLOT 13,609 SF = 10.2%


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ZONINGCOMPLIANCECOVERAGE

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ZBA06

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1/32" = 1'-0"1 PLAN - GROUND COVERAGE 1/32" = 1'-0"2 PLAN - LANDSCAPE AREA

UP

PARKING (24 SPOTS)

RAMP

MECHANICAL& STORAGE

HP

1

CO

MPA

CT

MECH.& STOR.

2 3 4 5 6 7 8 9 10 11 12 13 14

15161718192021

COMPACT

23

24

BICYCLE PARKING

CO

MPA

CT

ELE.


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BASEMENTPLAN

09/20/17

ZBA07

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1/16" = 1'-0"1 BASEMENT PLAN

EATING & DRINKING2,200 SF



STAIR 1

OFFICE & RESIDENTIAL ENTRANCE

ELE.

STAI

R 2


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FIRST FLOORPLAN

07/31/17

ZBA08

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UP

UPOFFICE

BATH

BATH

STAIRELE.

STAI

R

ROOF GARDEN

CIRCULATION CORRIDOR


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SECONDFLOOR PLAN

09/20/17

ZBA09

3310.10

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1/16" = 1'-0"1 SECOND FLOOR PLAN

UP

ROOF GARDEN #2

RO

OF

GAR

DEN

#3

ELE.STAIR #1

STAI

R #

2

ONE BEDROOMUNIT

ONE BEDROOMUNIT

TWO BEDROOMUNIT

ONE BEDROOMUNIT

ONE BEDROOMUNIT

TWO BEDROOMUNITTWO BEDROOM

UNIT


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THIRD FLOORPLAN

09/20/17

ZBA10

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UP ELE.STAIR #1

STAI

R #

2

ONE BEDROOMUNIT

ONE BEDROOMUNIT

TWO BEDROOMUNIT

ONE BEDROOMUNIT

ONE BEDROOMUNIT

TWO BEDROOMUNIT

TWO BEDROOMUNIT

BALCONY


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FOURTHFLOOR PLAN

09/20/17

ZBA11

3310.10

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ELE.STAIR #1

STAI

R #

2

ONE BEDROOMUNIT

ONE BEDROOMUNIT

TWO BEDROOMUNIT

ONE BEDROOMUNIT

ONE BEDROOMUNIT

TWO BEDROOMUNIT

TWO BEDROOMUNIT

BALCONY


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FIFTH FLOORPLAN

09/20/17

ZBA12

3310.10

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1/16" = 1'-0"1 FIFTH FLOOR PLAN

ELE.STAIR #1

STAI

R #

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ROOF GARDEN #4

ONE BEDROOMUNIT

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ONE BEDROOMUNIT

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SIXTH FLOORPLAN

09/20/17

ZBA13

3310.10

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1/16" = 1'-0"1 SIXTH FLOOR PLAN

FIFTH FLOOR48' - 0"

FOURTH FLOOR37' - 6"

THIRD FLOOR27' - 0"

SECOND FLOOR14' - 0"

FIRST FLOOR0' - 0"

BASEMENT FLOOR-10' - 0"

SIXTH FLOOR58' - 6"

ROOF69' - 0"

FIBER CEMENT SIDING

PERFORATED METAL

MASONRY WALL

RAMP (BEYOND)

BRO

ADW

AY

RAILING, 42" HIGH

CONCRETE

METAL TRELLIS

69' -

0"

10' -

6"

10' -

6"

10' -

6"

10' -

6"

13' -

0"

14' -

0"

10' -

0"

42' -

0"

27' -

0"FIBERGLASS

WINDOW

FIFTH FLOOR48' - 0"


THIRD FLOOR27' - 0"


FIRST FLOOR0' - 0"


SIXTH FLOOR58' - 6"

ROOF69' - 0"

FIBER CEMENT SIDING

PERFORATED METAL

MASONRY WALL

GEO

RG

E ST

.27' -

0"

42' -

0"

69' -

0"

10' -

0"

14' -

0"

13' -

0"

10' -

6"

10' -

6"

10' -

6"

10' -

6"

CURTAIN WALL

METAL TRELLIS

EXISTING BUILDING

FIBERGLASS WINDOW


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1" = 20'-0"

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ELEVATIONS

09/20/17

ZBA14

3310.10

PS

RE

1" = 20'-0"1 ELEVATION - EAST

1" = 20'-0"2 ELEVATION - NORTH

FIFTH FLOOR48' - 0"


THIRD FLOOR27' - 0"


FIRST FLOOR0' - 0"


SIXTH FLOOR58' - 6"

ROOF69' - 0"

CURTAIN WALL

MASONRY WALL

FIBER CEMENT SIDING

RAMP BEYOND

PERFORATED METAL

42' -

0"

27' -

0"

69' -

0"

10' -

6"

10' -

6"

10' -

6"

10' -

6"

13' -

0"

14' -

0"

10' -

0"

FIFTH FLOOR48' - 0"


THIRD FLOOR27' - 0"


FIRST FLOOR0' - 0"


SIXTH FLOOR58' - 6"

ROOF69' - 0"

PERFORATED METAL

MASONRY WALL

FIBER CEMENT SIDING

RAMP BEYOND

GEO

RG

E ST

.

EXISTING BUILDING

42' -

0"

27' -

0"

69' -

0"

10' -

6"

10' -

6"

10' -

6"

10' -

6"

13' -

0"

14' -

0"

10' -

0"


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1" = 20'-0"

44 BROADWAY


ELEVATIONS

08/01/17

ZBA15

3310.10

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RE

1" = 20'-0"1 WEST ELEVATION ZBA

1" = 20'-0"2 SOUTH ELEVATION ZBA

METAL TRELLIS

WHITE FIBER CEMENT PANELS

PERFORATED METAL RAILING

FIBERGLASS WINDOW

BRICK (CHARCOAL COLOR)

FIBERGLASS WINDOW

CURTAIN WALL

METAL TRELLIS


PERFORATED METALRAILING, 42” HIGH

MASONRY WALL

FIBERGLASS WINDOW


FIBERGLASS WINDOW

FIFTH FLOOR48' - 0"


THIRD FLOOR27' - 0"


FIRST FLOOR0' - 0"


SIXTH FLOOR58' - 6"

ROOF69' - 0"

CURTAIN WALL

MASONRY WALL

FIBER CEMENT SIDING

RAMP BEYOND

PERFORATED METAL

42' -

0"

27' -

0"

69' -

0"

10' -

6"

10' -

6"

10' -

6"

10' -

6"

13' -

0"

14' -

0"

10' -

0"

FIFTH FLOOR48' - 0"


THIRD FLOOR27' - 0"


FIRST FLOOR0' - 0"


SIXTH FLOOR58' - 6"

ROOF69' - 0"

PERFORATED METAL

MASONRY WALL

FIBER CEMENT SIDING

RAMP BEYOND

GEO

RG

E ST

.

EXISTING BUILDING

42' -

0"

27' -

0"

69' -

0"

10' -

6"

10' -

6"

10' -

6"

10' -

6"

13' -

0"

14' -

0"

10' -

0"


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1" = 20'-0"

44 BROADWAY


ELEVATIONS

09/20/17

ZBA15

3310.10

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1" = 20'-0"1 WEST ELEVATION ZBA

1" = 20'-0"2 SOUTH ELEVATION ZBA




MASONRY WALL


WOOD PANELS

PERFORATED METALRAILING, 42” HIGH



CURTAIN WALL

FIBERGLASS WINDOW

FIBERGLASS WINDOW

FIBERGLASS WINDOW

FIBER CEMENT PANEL


FIBERGLASS WINDOW (WHITE FRAME)

FIBERGLASS WINDOW (BLACK FRAME)

BRICK (CHARCOAL COLOR) WOOD PANEL

August 2017

44 BROADWAYMATERIAL PALETTE


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44 BROADWAY


RENDERINGS

08/03/17

ZBA16

3310.10

Author

Checker


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RENDERINGS

09/20/17

ZBA16

3310.10

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RE

44 broadway - somerville. distribution in connection with this project shall not be ... 44 broadway...

Documents