The Dorchester Nexus by Marguerite Yee

The Dorche ster Nexus

A New Life & Adaptive Reuse Project for the Historic Dorchester Saving s Bank

Valentina Riera + Marguerite Yee

Integrated Building Systems

ARCH 5220

Nor theastern Univer sit y School of Architecture Spring 2024 Apr 19, 2024

DORCHESTE, THEIR SAVINGS BANK & EXISTING CONDITIONS

PROGRAM

DESIGN PRECEDENTS

DESIGN APPROACH

PROCESS

CODE COMPLIANCE

SUSTAINABLE DESIGN

STRUCTURAL

MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS

DORCHESTER SAVINGS BANK

Dorchester

Located at the hear t of Upham’s Cor ner, the Dorchester Savings Bank is influenced by a rich and dynamic cultural histor y As a reflection of this studio’s focus on adaptive reuse, we had to look no fur ther than our own site for initial inspiration The Dorchester Savings Bank did not always ser ve as a bank F ir st constr ucted in 1885 as Winthrop Hall, the building housed several public halls throughout its five stories which were rented out for par ties, weddings, and receptions. In the late 1890s, the building was conver ted into a theater, however quickly outgrew its use as needs for larger theater rose due to the thriving neighborhood’s influx of new residents, hence the neighboring Strand Theater was built. Upham’s Cor ner had been establishing itself as a commercial and cultural center into the 1920s, even becoming Boston’s second largest shopping district at the time. This evolution prompted the demand for banks, indicated by the replacement of Winthrop Hall by the Dorchester Savings Bank in 1930.

When adapted into a bank building , the iconic gabled roof and cor ner tower were lost during demolition Never theless, most of the brick masonr y remained and was reused for the str ucture of the bank. Evidently, the facade was remodeled into a stone facade with large windows, inviting customer s in while also representing traditional bank styles through the symbolism of security por trayed by the stone. The parcel also seemed to have expanded to own its abutting parcel to the left. This new addition to the building allowed for more programs to function and suppor t the bank. Additionally, the streetwall was opened to accommodate the neighborhood’s par king needs by integrating a par king lot on the back of the site.

Despite the neighborhood’s promising beginnings, Upham’s Cor ner faced signiﬁcant hardship following the 1950s as common modes of transpor t changed with the popularization of the automobile. What was once a bustling hub of activity and streetcar transpor tation was now a crowded vehicular crossroad. This change negatively impacted the neighborhood through a patter n of subsequent disinvestment, loss of resident population, and rising crime rates

The sur rounding context of the Dorchester Savings Bank has had a past of community inequity and social vulnerability, par ticular ly as a cause of the disinvestment in the area post ‘50s, continuing on into the present. The site’s direct neighbor s experience unemployment and low-income, which has prompted a rise in non-proﬁts with the goals of helping the Dorchester community. One of these is the Dudley Street Neighbor s Initiative (DSNI), which has a land tr ust sub-group called Dudley Neighbor s Incor porated (DNI) that purchased three Upham’s Cor ner parcels – one of them being the site of the Dorchester Savings Bank This initiative focuses on development without displace munity

Above: W nthrop Ha l (c rca ear ly 1900s)

Dorchester Savings Bank, previously W nthrop Hall (present)

Above: Upham’s Cor ner during the streetcar era

In recent year s, the Dorchester Savings Bank has housed Design Gym, a project of the Design Studio for Social Inter vention (DS4Si). Design Gym provides a space for neighbor s to engage in wor ld-building . As designer s, we were inspired by the copious evidence of community initiative and overall passion, and dedication, to social justice and civic engagement Not only were member s engaging with public life, but also lear ning from one another various types of skills, hence strengthening the resilience of the neighborhood

Existing Conditions

Dorchester Savings Bank, an enduring str ucture in the hear t of Upham’s Cor ner, stands as a testament to traditional craftsmanship with its materiality, primarily constr ucted with stone and brick These heavy materials are not only robust insulator s but also highly durable keeping the building in good condition The building’s many additions have continued to keep the Dorchester Savings Bank in continuous use over the last centur y and allowed it to change pur pose multiple times. However, while in stable conditions, with the main facade facing the street, maximizing sunlight exposure, the constr uction followed outdated design standards of daylighting , insulation and human comfor t expectations. This meant that the back ofﬁces of the building seemed cramped and the addition to the south of the site looked dated. As you can see in the images taken on site visit, the addition’s stucco facade looked weathered (see opposite, left) and while the original stone facade remained impressive (see opposite right).

Above: Ins de of Design Gym at Dorchester Sav ngs Bank.

EXSITING CONDITIONS

Existing Conditions

Dorchester Savings Bank, an enduring str ucture in the hear t of Upham’s Cor ner, stands as a testament to traditional craftsmanship with its materiality, primarily constr ucted with stone and brick. These heavy materials are not only robust insulator s but also highly durable keeping the building in good condition The building’s many additions have continued to keep the Dorchester Savings Bank in continuous use over the last centur y and allowed it to change pur pose multiple times However, while in stable conditions, with the main facade facing the street, maximizing sunlight exposure, the constr uction followed outdated design standards of daylighting , insulation and human comfor t expectations. This meant that the back ofﬁces of the building seemed cramped and the addition to the south of the site looked dated. As you can see in the images taken on site visit, the addition’s stucco facade looked weathered (see opposite, left) and while the original stone facade remained impressive (see opposite right).

This assessment impacted our design approach in ideating which par ts of the building to prioritize keeping and into which par ts to carefully inter vene. The main stone facade was kept, not only har kening to a piece of dorchester histor y and demonstrating the commitment to the community. But also enhancing the visual appeal & promoting natural daylighting , positively impacting energ y efﬁciency though its emblematic paneled windows. The generous fenestration, especially the giant windows at the front, foster s a connection with the sur rounding urban fabric and allows ample natural light to ﬂood the interior spaces.

On the other side of the coin, retaining such par ts of the old building posed challenges mostly in upgrading to energ y efﬁciency and code The fenestration design, while aesthetically pleasing , presented challenges. The large windows, while inviting light, contribute to heat loss during colder seasons. Additionally, the lack of shading devices in the summer exacerbates cooling needs. The orientation, though facing the street for maximum sunlight, could be optimized fur ther by aligning towards the south for increased solar gain in the winter, as opposed to its cur rent southeast orientation. Despite these positive features, the building exhibits some shor tcomings. The spatial organization appear s inefﬁcient, leading to potential energ y waste and hindering optimal space utilization. The disparate constr uction times have resulted in a lack of cohesion in design, impacting the building's overall perfor mance Dead spaces between walls, ser ving no apparent pur pose other than housing mechanical, electrical, and plumbing

(MEP) systems, compromise insulation effectiveness. Natural ventilation is notably absent, with ver y small operable windows, par ticular ly in areas other than the alleyway. This deﬁciency in airﬂow, coupled with the atrium's requirement for additional heating , may contribute to challenges in maintaining a comfor table indoor environment

Program

When the design process began in Januar y 2024, the space had just been vacated by Design Studio for Social Inter vention (DS4SI)’s Design Gym, a physical space for Dorchester Residents to gather and wor k together to improve their neighborhood. The Design Gym represented a third-place, a place away from wor k or home that foster s a sense of belonging , for the neighborhood residents. This demonstrated to us that Upham’s Cor ner was in need of a replacement third-place for its residents and to replenish the many resources it offered for the community. These were speciﬁc programs, so while a community center may be a broad categorization of the building’s overall programing , this building does have g yms or spor ts facilities like a local YMCA. Instead, the redesigned Dorchester Nexus focuses on perfor mance spaces, operations headquar ter s, ar t studios, maker spaces, instr uction areas and a community-accessible kitchen

LEVEL3(roofgarden)

PROGRAM

Program

When the design process began in Januar y 2024, the space had just been vacated by Design Studio for Social Inter vention (DS4SI)’s Design Gym, a physical space for Dorchester Residents to gather and wor k together to improve their neighborhood. The Design Gym represented a third-place, a place away from wor k or home that foster s a sense of belonging , for the neighborhood residents. This demonstrated to us that Upham’s Cor ner was in need of a replacement third-place for its residents and to replenish the many resources it offered for the community. These were speciﬁc programs, so while a community center may be a broad categorization of the building’s overall programing , this building does have g yms or spor ts facilities like a local YMCA Instead, the redesigned Dorchester Nexus focuses on perfor mance spaces, operations headquar ter s, ar t studios, maker spaces, instr uction areas and a community-accessible kitchen.

The Performance Hall

Required little natural daylighting but a highly sequestered area to facilitate excellent acoustic and optical situations for the show. In addition due to the high foot trafﬁc and hydraulic stage for storage, the perfor mance space was best situated on the ground ﬂoor.

The Atrium

The atrium space really is the titular Nexus of this adaptive reuse project. Because of this, it required being in the center of the programs and tying them all together. This meant not only does the box connect in plan to other programs, but had to stretch up several ﬂoor s. Glazing in the Atrium is impor tant inside and out. The idea of “activities on display” was prioritized so the ar t, dance, building , recording and cooking could be seen from inside the nexus to interest and share between community member s On the facade, a stretching cur tainwall was key to bring natural daylighting to this space and to become a beacon in the nighttime, making the building’s unique staggered ﬂoor heights readable even at night.

The Kitchen

The community kitchen requires r unning water for sinks, as well as vents for stoves. An adjacency to a loading dock was preferable as this would allow for ease of loading produce into the kitchen’s food storage

The Restrooms

The restrooms were a par ticular challenge to make accessible between both the new atrium addition and the existing building . However, by establishing an easily locatable restroom on the fir st floor and repeating the patter n as you advance upward through the floor s, it made the wayfinding of this resource easily accessible. In addition, the heaviest concentration of restrooms were on the fir st floor to severe the larger program square footage, and the perfor mance hall, which by code and by program often sees large r ushes of people at once. On the upper floor s, it was impor tant to our client’s mission that the restrooms be all-gender and accommodating for all the community and Dorchester neighbor s who use this resource

The Makerspace

To best ser ve the community, the maker space needed lots of ﬂoor space to house specialized machiner y & equipment like 3d printer s, wood wor king machines, and laser cutter s. In addition, the program needed open ﬂoor space to allow projects to be

built and stored during progress and an area with many open wor kstations where local craftsmen could come in to facilitate community wor kshops. The maker space has high visible communication with the Nexus through wor k on display and glazed par titions.

The Dance Studio

The Dance studio’s required both solid walls until about head height to mount mir ror s, and dance instr uction equipment yet still wanted natural daylighting to come into the space from higher up or on alter nating walls. By making a clerestor y to take advantage of natural daylight in a dar k cor ner, the dance studio is well situated on the ground ﬂoor adjacent to nexus, putting the program on display to passerbys.

The Art Studio

The ar t studio wanted daylighting , access to natural ventilation and lots of space for not only equipment like kilns and sewing tables, but also for an instr uction area where local ar tists could connect with the community Wor ks in progress and teaching spaces have high visible communication with the Nexus through wor k on display and glazed par titions.

The Recording Studio

Recording studios typically do not require much natural daylighting , par ticular ly because of the acoustic paneling needed to preser ve good recording audio Additionally, our research showed that these intimate studio spaces can help provide audio visual calmness, therefore increasing comfor t and focus Building off this, we decided these studios would have sound-absorbing acoustic panels on all four walls of each studio space. In regards to daylighting , we designed clerestor y windows on the south wall of the recording studios in order to provide natural light while also not being a distraction for ar tists.

The Sitting Area

At the ver y front of each ﬂoor, looking out onto Columbia road and pressed close to the cur tain wall facade, was a sitting area Impor tant for street passerbys, especially in the evening and night, who will see the community on different levels in communication with one another and even more impor tant for the dorchester residents as they can ﬁnd their third spaces here and connect with one another in a place without a paywall.

The Balcony Box

This ‘Balcony Box’ is what we have named our inter vention that punches into the wall of our site’s existing exterior wall. This allows for visitor s in the new atrium to be able to access and view the perfor mance space now housed inside the old bank building .

The Ofﬁce

Creating a brick and mor tar operational headquar ter s for DS4SI in the same location as these resources reinforced the idea of community collaboration and connectivity between residents and resources The spaces are mostly flexible meeting rooms and unassigned offices to make the offices lifespans as long as possible and to provide for how their team may change and grow to reflect the community in the future. This program needed to be adjacent to the Nexus, but did not require full community access, thus being placed on the upper floor s. The thick brick envelope of the existing brick building provided difficulty with daylighting , mitigated by removing solid par tition walls and opening the opposite side of the offices to the daylit atrium.

The Green Roof

Accessible to the public, the two green roofs are multi-functional Ser ving the public as new green spaces in upham’s cor ner and also to manage water on site One roof rests upon a blue roof system while the other features many community accessible planter boxes.

The Ground Source Heat Pump Room

To make the new Dorchester Nexus sustainable for future generations and keep operating costs down for the non-proﬁt DS4SI, inclusion of deep ear th Ground Source Heat Pumps and radiant ﬂoor heating systems are prioritized The room needs no daylighting or public access and is housed in the basement, taking advantage of the underground spaces on site from the existing building

DESIGN PRECEDENTS

MUSEUMLAB

PITTSBURGH, PA

ENTRY

GATHERING

GRABLE GALLERY EXISTING THEATER LOBBY

INCUBATOR + PARTNER SPACE

GROUNDFLOOR 1STFLOOR 2NDFLOOR MEZZANINE

POST HOUSTON

HOUSTON, TX

OMA | JASON LONG DOWNTOWN HOUSTON, TX

CONSTRUCTION 2016 - 2020

16-ACRE SITE

PROGRAM: 670,000 SF TOTAL

INTERIOR: 500,000 SF

EXTERIOR: 170,000 SF

PUBLIC SPACE: 50,000 SF

RETAIL: 60,000 SF

MARKET HALL: 45,000 SF

CO-WORKING SPACE: 20,000 SF

OFFICE: 130,000 SF

HOTEL: 70,000 SF

VENUE: 80,000 SF

CULTURAL: 45,000 SF

ROOFTOP GARDEN: 120,000 SF

UNWIND GATHER CLIMB CLIMB

ROOFTOP FARM: 50,000 SF

WORK WORK DINE GROW

WORK UNWIND GATHER

DESIGN APPROACH

Building Design

The Dorchester Nexus, as discussed above intends to be a unifying third space for

within our flexible nexus We began to layer programs, and found not only were the misaligned intersections very interesting but rather were something that we wanted to shape the building around. The Nexus gave us space to accommodate and celebrate this collision by putting the programs on display

As such, the plans incor porate a level 2.5 and level 3.5, where the unifying core stair and elevator juggle back and for th between the heights of the original building and the new addition.

DESIGN PROCESS

INITIAL EXPLORATIONS

MIDTERM REVIEW

FINAL DESIGN nexus

Dorchester Social Design Studio

The Nexus indicates a point where different elements, perspectives, or identities converge and interact. It grounds all the programs together whikle facilitating space for their unique purposes to flourish.

DS4SI

DESIGN STUDIO FOR SOCIAL INTERVENTION

In recent year s, he Dorchester Savings Bank has housed Design Gym a pro ect of the Design Stud o fo Socia nter vent on (DS4S ) Design Gym prov des a space for ne ghbo s to engage in wor d-bu ld ng As des gner s, we were nspi ed by the copious evidence of commun ty in t a ive and overa l passion, and ded cation to soc a just ce and civic engagement Not on y were member s engaging w th publ c l fe, but also ear n ng from one another var ous types o ski s, hence strengthening the res l ence of the ne ghborhood

Above ns de o Des gn G m a Do ches e Sa ngs Bank

Existing Conditions

In Dorchester, a neighborhood often marginalized in discussions of urban development, DS4SI plays a vital role in amplifying voices and catalyzing positive transformation. By bridging the gap between design thinking and grassroots activism, they empower residents to shape the future of their commu nity. Through the Design Gym and various outreach initiatives, DS4SI continues to inspire collaboration, innovation, and social resilience in Dorchester, embodying the ethos of community-driven change.

Saving s Bank

Dorchester Sav ngs Bank, an endur ng str ucture in the hear t of Upham’s Cor ner, stands as a testament to trad t ona craftsmansh p w th its mater al ty, pr mar y const ucted w th stone and br ck These heavy mater als are not on y robust nsu ator s but a so high y durab e keep ng the bui ding n good cond t on The bu ld ng’s many addi ions have continued o keep the Dorches e Sav ngs Bank n continuous use over the as centur y and a owed t o change pur pose mul ip e t mes However, wh e in stab e cond t ons, w th the main facade facing the street max m z ng sun ight exposure, the const uction o owed outdated des gn standards o dayl ght ng , nsula ion and human comfor t expectat ons This meant that the back o ﬁces o the bui ding seemed c amped and the add t on to the south of the s te looked dated As you can see in the mages taken on site vis t, the addit on’s stucco facade ooked weathered (see oppos te, eft) and whi e the or g nal stone facade rema ned impressive (see oppos te r ght)

c rca ear y 1900s) Do ches er Sav ngs Bank, prev ous y W n h op Ha l p esen

d at the hear t of Upham’s Cor ner, the Dorchester Savings Bank s a rich and dynam c cu tura histor y. As a reﬂection of th s stud o’s focus on

e, we had to look no fur ther than our own s te for in tia inspirat on The

av ngs Bank

d d not a ways ser ve as a bank F r st constr ucted n 1885 as the building housed severa pub ic ha ls throughout ts ﬁve stories which ut for par ties, wedd ngs, and receptions n the late 1890s, the bu lding d into a theater, however quickly outgrew ts use as needs for larger theater he thriv ng neighborhood’s inﬂux of new residents, hence the neighboring

Past events organized by DS4SI reflect their commitment to community engagement and social change. From interactive workshops on urban Tissues of racial justice and economic inequality These were specific programs, so while a community center may be a broad categorization of the building’s overall programing, this building does have gyms or sports facilities like a local YMCA. Instead, the redesigned Dorchester Nexus focuses on performance spaces, operations headquarters, art studios, makerspaces, instruction areas and a community-accessible kitchen.

r was bu lt Upham’s Cor ner had been estab ishing itse f as a commercial enter nto the 1920s, even becoming Boston’s second largest shopping time This evo ution prompted the demand for banks, indicated by the f W nthrop Hal by the Dorchester Savings Bank in 1930

SOUTH ELEVATION

EAST ELEVATION

ELEVATION

NORTH

WEST ELEVATION

Code Compliance

Most of our programs are meant for a wide range of assembly, par ticular ly Assembly Group A3 due to classiﬁcation of community halls, dance halls, and exhibition halls Our main atriums are meant for gatherings of large groups of people for community meetings, perfor mances, and/or pop-up events such as far mer’s mar kets

The office space ser ving as the headquar ter s for DS4Si falls under the categorization of Business Group B, which comprises the use of civic administration thus being the most similar use for these tenants. Business Group B also includes uses of “training and skill development not in a school or academic program,” hence being a classification most of our programs fall into as our spaces are meant for creative production and skill-oriented (i.e. maker space, teaching kitchen, ar t, dance, and recording studios). Our maker space, due to its nature of fabrication, is a Low-Hazard Factor y Industrial Group F2 since none of the manufacturing in this space would be a significant fire hazard

The constr uction type of our addition to the Dorchester Savings Bank is Type IIA, as the exterior walls are made up of non-combustible materials such as steel, as well as the interior using light-gauge metal studs. Based on the concept of enhancing visibility and embracing programs of craftsmanship, the project expresses str uctural integrity by exposing str uctural member s in interior spaces. Thus, making the str uctural legibility of the building ver y clear.

As a result of this constr uction type and occupancy uses, the project had to abide by their allowable height and area regulations. Based on this, our allowable building height was 85 ft Our actual height ended up being 45 ft, falling well under the maximum allowable The table below shows the allowable area factor in square feet per each of our occupancy types, within this multi-stor y building with an automatic sprinkler system installed The project’s gross square footage is around 30,000 sqft

Our approach to univer sal, inclusive design was built in to be key from the project’s inception. The emphasis on a strong , unifying circulation core centered in the middle of the building made equal access to each ﬂoor priority All of our programmed spaces are accessible via elevator. In the following plans, we’ve indicated this main circulation core at the center of the project’s new atrium, allowing for a double-sided elevator to reach all half-levels V isibility was also an integral guiding concept to our design, therefore by placing the circulation core (with both elevator and stair options) front-and-center, even visible from the street, demonstrates to visitor s our commitment to inclusivity and equitable accessibility. This visibility, reinforced by the glass walls of our programs peeking into the atrium, enables ease of navigation throughout the project as well as the ability for visitor s to locate which level they are on. Ensuring the clear communication of the project’s circulation and programs helps impaired or disabled folks with wayﬁnding by providing directional cues.

The project includes two egress stair s – one existing egress from the old bank building , now housing our ofﬁces, and a new egress situated between the south and west wings of the project. The egress stair s in the existing building have a total width of approximately 7 '4, indicating a roughly 38” of clear width between handrails. This does not meet the requirements for an accessible means of egress, however the building code does not require existing buildings to provide this type of accessibility In our new addition, we ensured any egress stair s had 48” of clear width between handrails as indicated by code.

These two switch-back stair s both have a total width of approximately 7’4”. The existing egress stair s connect levels -1, 1, 2 5, 3 5, whereas the new egress stair s connect levels 1, 2 (including the ar t studio space on level 2.5), and 3. This new egress stair allows for access from the roof garden on level 3 down to the ground ﬂoor, or outdoor patio. The maximum length of dead-end cor ridor s is 50 ft, evident on level 2 5 as this cor ridor opens up to connect public single-user restrooms to the ar t studios. All other cor ridor s, or our “catwalks,” have a distance of 38 ft to the main circulation core. Additionally, the project has an average range of 60 to 90 ft exit access travel distance, with 110 ft being the maximum distance one would have to travel to reach an exit. Due to our occupant loads, user s typically have access to two or more means of egress per ﬂoor

Sustainable Design

Based on the AIA’s Framewor k for Design Excellence, we have chosen the following principles to guide this project’s design approach:

1) Design for Energ y

2) Design for Equitable Communities

3) Design for Well-being

F ir stly, Design for Energ y was a main research topic of this Integrated Building Systems cour se as well as Comprehensive Studio, thus was inherently a top priority in design development. Reducing energ y loads and overall dependence on fossil fuels drove us to exploring energ y-efﬁcient systems and materials, and passive design strategies One of the project’s aims was to increase natural daylighting in order to encourage building comfor t and enjoyment. The implementation of a full cur tain-wall atrium intended to create this space of gathering , as well as allow passive daylighting to seep into adjacent rooms that otherwise would not receive as much natural light, such as the existing ofﬁce spaces in the nor th wing . Operable, nor ther n-facing clerestor y windows located on the atrium’s roof provide natural ventilation into the space while also protecting the building from har sh solar radiation. Increasing R-values of exterior walls was also key to ensuring the right amount of insulation for ther mal comfor t. The use of Cove Tool helped compare EUI values of different variables. Cove Tool indicated that the 2030 target EUI for our building would be 15 05 Although the closest we could get to this target was an EUI of 40, our renovation strategies were able to reduce almost 50% from the 2030 baseline EUI. The energ y conser vation measures we implemented to achieve this EUI were adding more insulation to exterior walls, lowering U-value of glazing , and replacing existing HVAC systems to ground source heat pumps

Design for Equitable Communities was impor tant to us as we decided to focus our building’s program on expanding upon Design Gym’s successful social initiative in Upham’s Cor ner By providing the space needed for individuals to thrive in all aspects of life, the community at large would then reﬂect the input of these same investments Community empower ment comes from providing skill development and fostering gathering spaces for social interaction. The rich cultural diver sity in the neighborhood can allow for different ideas to develop and imagine innovative solutions – a task Design Gym has already mastered. The integration of social infrastr ucture was a priority for our project as we have approached program composition through the lens of creating high-visibility areas for connections between visitor s. The “nexus” of our newly-added

atrium establishes a place of gathering and movement, while the existing bank’s atrium can be utilized for hosting impor tant community meetings. Facilitating wor kshops and classes in the various types of creative studios enables sharing of infor mation and experiences, as well as cultivating equitable access to education. This approach aids in reducing the social vulnerability of the neighborhood

Design for Well-being has also inherently been a par t of our approach from the conception of this project. Our project aimed to optimize daylight to provide a better lit gathering environment, thus making our community space more welcoming . Taking advantage of both souther n and nor ther n light in the atrium allows daylight to penetrate this impor tant space from various directions – enhancing unifor mity. The atrium also beneﬁts from the operable clerestor y windows that provide natural ventilation and improve indoor air quality, especially during Boston’s hot summer s. On the other hand, we had to also take into account providing ther mal comfor t during Boston’s long winter s.

Designing triple-glazed windows/cur tain walls as well as thick exterior walls that include mineral wool insulation help keep hot air in and decrease heating loads

Our project’s approach to reuse was analyzed by the CARE Tool and compared to new constr uction embodied emissions The total embodied carbon of materials going into envelope retrofit was 82,298 kgCO2e. When comparing this to a newly constr ucted building , 800,000 kgCO2e, it was significantly more efficient to reuse as much of the existing building as we did, which cut down on how much retrofit we would have to do

The synerg y diagrams right are both our initial inter pretations of the passive perfor mance of the existing Dorchester Savings Bank building , showing the circulation of air, daylighting , and general material insulation. The diagram below illustrates the project’s ﬁnal approach to sustainable design, including passive systems and integrated building systems.

Structural Design

The existing Dorchester Savings Bank is a brick masonr y building , of which its exterior walls provide much of the str uctural suppor t. There is a load-bearing wall that joins the par ts of the bank building . Because of several additions to the original building over time, str uctures had to be built off of one another, with cer tain par ts depending on each other Aligned with our design intents, we endeavored to keep as many existing load bearing walls as possible in the remaining str ucture to suppor t itself and remain tr ue to its adaptive reuse

In the inter vention, we moved away from the heavy masonr y material and created a “lighter” design with a steel framed cur tainwall in the Nexus. The column spacing mimicked the propor tions of the existing building’s facade and blends the two buildings visually together even though the columns stand free of the existing str ucture, just along side it. The column line is parallel to the existing par ti wall but not attached to the existing brick.

From this establishment of beams and column grid, we expanded the steel frame out to the programs Instead of a cur tainwall envelope like in the Nexus or a full masonr y and brick envelope in the original, our steel str ucture now suppor ted a ter ra cotta paneled envelope Still mimicking the propor tion of the original Dorchester Saving Bank, the ter racotta coloration recalls the brick elsewhere on the building , while providing a moder n look, lighter constr uction assembly and a lower embodied emission material.

Our project aimed to preser ve the majority of the str ucture of the existing str ucture, thus our strateg y was to slice and demolish ever ything south of the original bank building . By establishing a new grid in the Nexus, and then extending that outward into the programs, we respected the original building’s integrity.

This diagrammatic progression and the beam and column framing together to outline the new constr uction system.

Existing Brick Wall

Existing Poured Concrete Floor

Steel Column

Cast Concrete Floor Plate

Terracotta Cladding Panels

Between Column Insulation

I Beams

Bolted Joints

Steel Column

Aluminum Track

Vapor Barrier

Aluminum Clip

Mechanical, Electrical, Plumbing Systems

In consideration of systems in the Dorchester Nexus design, the general division is that the atrium space itself utilizes passive systems to condition the space while the program areas rely more on active systems for lighting , ventilation and heating . The program spaces require conditioned air, radiating ﬂoor s for heat, and exhaust. However, the atrium features shading , ventilation & abundant daylighting .

For a case study, to counteract the existing building’s sealed, not highly ventilated or daylit space, we prioritized systems to feed that area, both passively and actively. F ir st, housing air handling units on the rooftop above gave direct access to the new office program with conditioned air Secondly, by opening up the office building brick wall with tall glazing to the new Nexus Atrium, we increased daylighting to enter on both sides In addition, the chimney effect in the atrium will pull air out of the offices when the door s are open, which DS4SI has expressed as a critical par t of their mission to be connected with the community.

The maker space program, while having access to outdoor space, operable windows, and open ﬂoor space to share daylight, still relies more heavily on the active systems to not only ventilate lots of dust, fumes and par ticles from building materials, but also in electrical load. Electricity, supplied underground and offset by the PV panels on the rooftop, is needed to handle the many machine resources in this program space.

Referencing the Massachusetts Plumbing Code Section 10 10, Table 1, the restroom facilities of our building meets code and extends beyond to center gender neutral restrooms instead of strict gender biases The programming of each level cor responds directly to the number of fixtures on each floor The heaviest concentration of restrooms were on the fir st floor to severe the larger program square footage, and the perfor mance hall, which by code and by program often sees large r ushes of people at once. On the upper floor s, it was impor tant to our client’s mission that the restrooms be all-gender and accommodating for all the community and Dorchester neighbor s who use this resource.

Establishing an easily locatable restroom on the fir st floor and repeating the patter n as you advance upward through the floor s, it made the wayfinding of this resource easily accessible, while reinforcing our wet wall The plumbing is focused to keep a wet wall highly consistent between all floor s, and aligning restrooms and the sinks for the kitchen and the maker spaces close by and centralized

Below are the Diagrammatic Axonometric locating the equipment’s pathways for deliver y. The ductwor k is carefully placed in par tition walls and thoughtful feeding to points of deliver y. Most notably, the MEP systems have been divided and ar ranged to wrap around the nexus and not inter r upt the loft atrium.

Discussing two examples F ir st, the Air Handler units have been split to the nor th and the south of the Nexus Atrium to feed each side without having to cross the Atrium (See yellow in color coded diagrams) Secondly, in plans, the Tele/Elec room is located at the nor th side of the basement and carefully feeds up to the ﬂoor s in a ver tical shaft directly above. Running the tele and elec in the same shaft allows for alter nating ﬂoor s access to each and ser ves the entire building .

The ﬁnal diagram depicts the programs ser viced by geother mal radiant ﬂoor heating . This diagram shows not only the integration of the system throughout the building but also the use of the passive geother mal heating system as a design choice in the design.

MEP INTEGRATED SYSTEMS

INTAKE AIR EXHAUST AIR PLUMBING GAS

Housing air handling units on the rooftop above gave direct access to the new office program with conditioned air, to counteract the existing building’s sealed, not highly ventilated or daylit space, The Air Handler units have been split to the North and the West of the Nexus Atrium to feed each side without having to cross the Atrium.

The makerspace program, while having access to outdoor space, operable windows still relies heavily on the active systems to not only ventilate lots of dust, fumes and particles from building materials The ductwork is carefully placed in partition walls and arranged to wrap around the nexus and not interrupt the loft atrium.

The plumbing is focused to keep a wet wall highly consistent between all floors, and aligning restrooms and the sinks for the kitchen and the makerspaces close by and centralized. Establishing an easily locatable restroom on the first floor and repeating the pattern as you advance upward through the floors served as wayfinding while reinforcing our wet wall.

The community kitchen requires gas for its several teaching cook areas with stoves. An adjacency to the basement gas tank was key then . However, gas is not used for heating in this building. The geothermal system spreads through the building in radiant floor heating to reduce operational emissions from gas heating consumption.

GEOTHERMAL PUMP ROOM

The diagram at right depicts the areas serviced by geothermal radiant floor heating. This diagram shows not only the integration of the system throughout the building but also the use of the passive geothermal heating system as a design choice in the design.

The Dorchester Nexus