kendall square initiativekendallsquare.mit.edu/sites/default/files/... · kendall square...
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Kendall Square InitiativeMay 6, 2015Community Meetings12 to 2 PM: W20-4916 to 8 PM: Cambridge Marriott
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• Recap/Update
• Proposed Designs
• Next Steps
AGENDA
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RECAP/UPDATE
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As a destination:
• Diverse retail - significant input
• Inviting and active open spaces
• Compelling gateways and inviting entrances to campus
As a residential center:
• Mixed housing (market/affordable/innovation)
• Graduate student housing
As an innovation and academic district:
• Critical space to accelerate MIT’s innovation and impact
• Power of proximity — academia/industry
• Tackling the world’s most challenging problems
ADVANCING KENDALL SQUARE
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Existing Parking LotsRetaining Kendall Square’s historical roots
TRANSFORMING SIX PARKING LOTS
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3456 2
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EXTENSIVE ENGAGEMENT PROCESSPhase 1 – 2008-2013
• Obtained zoning approvals from City of Cambridge for 1.3 M SF of additional development capacity in Kendall Square following hundreds of meetings, hearings, open houses with stakeholders across the campus and the city.
Phase 2 – 2013-2014
• Led by SAP faculty, urban planning consultant team delivered design concepts for academic and commercial siting, campus gateway, and MIT
• Graduate Housing Working Group issued final report
Zoning Approved April 2013
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EXTENSIVE ENGAGEMENT PROCESSPhase 3 – 2014
• SAP faculty developed new alternative schemes, each with different financial, physical, legal, or market trade-offs
Phase 4 – 2014-2015
• Architectural and engineering teams engaged to advance designs of individual buildings and open space
• Preparing to file Article 19 and PUD special permits
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COMMUNITY INPUT & ENGAGEMENTOpen Houses on Campus and at One Broadway
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KEY ZONING PARAMETERS)
Total SFR&D max: 980,000 SFResidential min: 240,000 SF
DensityFAR 3.9 across the district
Height150’-300’
Open Space
15% of land area
DesignSetbacks and general design requirements
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Housing 240,000 SF minimum – to allow for full commercial build-out
18% affordable (approximately 50 units)
8% innovation unitsOpen Space 15% (of land area)
Retail 75% of ground floor space on Main Street, Broad Canal Way and Broadway
Innovation Space 5% of square footage of total office space in district
Sustainability LEED Gold-certified
Community Fund Contribution of $10 PSF of commercial development totaling approximately $10M (already paid $2.5M at approval of zoning)
ZONING REQUIREMENTS
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OTHER COMMITMENTS
Study of off-road bicycle and
pedestrian facilities adjacent to Grand
Junction
Committed land on Cherry Street in
Area 4
Pathways program to engage residents
in union construction jobs
Notifications to be sent to City of
Cambridge for all new job
opportunities
50% locally based and independent
retail
Open Space and Retail Advisory
Committee
Community-based organizations contribution
(approximately $4 million; $1 million already paid)
Provide an additional 5% (of New Office Gross Floor area)
of innovation space in or outside PUD-5 district
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Affordable Units Approximately 50 units (18%;approximately $25 million)
Community Fund contribution
Approximately $10 million
Community-based organizations contribution
Approximately $4 million
Incentive Zoning Payment Approximately $4.3 million
Estimated city taxes Approximately $10 million annually
New permanent jobs 2,500
New construction jobs 1,300
COMMUNITY BENEFITS SUMMARY
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INCREASED RESIDENTIAL CAPACITY
• Mixed-housing development
• Approximately 50 affordable units
• Approximately 240 market-rate units
• All-new graduate student housing
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PROPOSED DESIGNS
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WALKING TOUR
Main StreetTo Central Sq.
To Boston
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23456
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SITE 1: RETAIL, RESIDENTIAL - ONE BROADWAY
View from Third St towards canal
Architect: Elkus|ManfrediArchitects
Existing view from Third St towards canal
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Architect: Elkus|ManfrediArchitects
View from Red Cross building down Main Street
Existing view from Red Cross building down Main StreetCurrent Eastgatetower to remain until new expanded residence is built.
SITE 2: RETAIL AND R&D – ACROSS FROM RED CROSS
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Architect: Perkins+Will
Looking down Third St toward Main St
Existing view looking down Third St toward Main St
SITE 3: RETAIL AND R&D – 238 MAIN STREET
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Architect: NADAAA and Perkins+Will
View looking south from the Marriott Hotel plaza
Existing view looking south from the Marriott Hotel plaza
SITE 4: GRAD HOUSING, MIT PRESS, DAYCARE, RETAIL
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• 800,000 SF of academic capacity
preserved through re-zoning
• Test fits confirm site compatibility
with future uses for academic
research
FUTURE ACADEMIC SPACE
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Architect: Weiss/Manfredi
View from the new open space
Existing view from the parking lot
SITE 5: MIT MUSEUM, RETAIL, R&D – 314 MAIN ST.
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Architect: nARCHITECTS
SITE 6: RETAIL/OFFICE TO COMPLETE STREETSCAPE
View looking west from Clover across Main Street
Existing view looking west from Clover across Main Street
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ENLIVENED RETAIL
View from Red Cross building down Main Street
Retail consultant: Graffito SP
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ENLIVENED RETAILRetail consultant: Graffito SP
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ENLIVENED RETAILRetail consultant: Graffito SP
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ACTIVATING MAIN STREET
Existing view from looking east down Main Street
View from looking east down Main Street26
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ACCESSIBLE AND ACTIVE OPEN SPACELandscape Architects: Hargreaves Associates and Landworks Studio
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ACCESSIBLE AND ACTIVE OPEN SPACE
Placeholder – Lisa
View from new open space towards Site 4 (graduate student housing) and Site 5 (MIT Museum)27
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ACCESSIBLE AND ACTIVE OPEN SPACE
View looking down to new open space from Site 5 (MIT Museum)28
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ACCESSIBLE AND ACTIVE OPEN SPACE
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BUILDING A SUSTAINABLE COMMUNITY
• Enhancing Open Space
• Embracing Sustainability
• Managing + Conserving Water
• Reducing Energy + Emissions
• Managing Material Content
• Connecting Social Sustainability + Community
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• An exciting opportunity to advance Kendall Square for
MIT and the Cambridge community
• An extensive engagement process with input from all
stakeholders
• A dynamic plan with housing, retail, academic space,
R&D space, and significant open space for everyone
REVIEW
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1. Additional Outreach
2. Continued design refinements incorporating feedback
3. Special Permit
4. Comments and Thoughts
NEXT STEPS
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CREATING A SENSE OF PLACE FOR THE COMMUNITY
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SITE PLAN