Boston Architectural College Segment II Portfolio

Segment II Portfolio Review

Octavia M Pinckney PRV0002_Mark Rukamathu Masters of Architecture December 13th, 2021

Segment II Portfolio Review

Contents 2 3

Student Information || Resume

Incounters 4 Site 6 Art 10 Material

12 AMP Central 13 Assessment 16 Motivation 18 Proposal

25 Building Systems 26 Code 30 Structure 31 Systems

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Segment II Portfolio Review

Student Information

Resume FREELANCE EDUCATION

EDUCATION |

Bachelor of Science in Architecture || University of Texas at Arlington – 2015 GPA 3.28 Masters of Architecture Candidate || Boston Architectural College – 2022 GPA 3.87

SKILL |

AutoCAD, Adobe Photoshop, Illustrator,InDesign, Rhino, Sketchup, Revit, 3DS Max, 3D Rendering

AIA Associate | ompinck@gmail.com | linkedin.com/in/ompinck | issuu.com/ompinck DESIGNER ||

Arlington, TX – 2017 Boston, MA – 2019

INTERNAL COMMUNICATIONS DIRECTOR+ LEAD ARCHITECTURAL DESIGNER ||

BAC-Boston, MA – 2020 i i

| MECHANICAL DRAFTER ||

NOW SPECIALTIES - Carrollton, TX – 2017

| ARCHITECTURAL DESIGNER ||

PDMS Design Group. - Arlington, TX – 2016

| INTERN AUTOCAD DRAFTER ||

Construction Concepts Inc. - Dallas, TX – 2014

PROFESSIONAL

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Segment II Portfolio Review

INTERSECTION OF SITE + ART

“ Through careful analysis of site + art + material, students will design an Art Center looking towards a recent past and future developing how their projects transform over time”

Octavia M Pinckney ARC3308_Ben Hochberg + Ryu Kim NOW FOR LATER Spring 2021

3

SITE

Segment II Portfolio Review

SITE ANALYSIS 1/64” = 1’-0”

“My first impressions of the site considered the landscapes undulations, the views within the street trees arcade, far but present towering buildings still viewable from downtown compared to the adjacent low-lying residential buildings, the open field condition in relation to the built environment surrounding, and the rhythm of the topography, building elevations, and site vegetation. “

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Segment II Portfolio Review

MFA

ICA

N CURRENT SITE 1/32”= 1’-0”

LOW PEDESTRIAN TRAFFIC

HIGH PEDESTRIAN TRAFFIC

NEIGHBORING ROAD TRAFFIC

SITE DEVELOPMENT OVER TIME 1/64” = 1-’0”

1969

1975

1978

SITE DIMENSION COMPARISON 1/32” = 1’-0”

SOUTH BAY HARBOR TRAIL 1” = 20’-0”

COMMON WEALTH AVE AT THE BOSTON COMMONS

SOUTH BAY HARBOR TRAIL AT MELNEA CASS BLVD

THE SITE IS THE SECOND PHASE OF THE SOUTH BAY HARBOR TAIL CONSTRUCTION THROUGH BOSTON TRANSPORTATION DEPARTMENT TO PROVIDE MOBILITY ALONG A THREE MILE TRAIL. RUNNING ALONG MELNEA CASS BLVD. THE TRAIL WOULD CONNECT RESIDENTS TO THE BUSINESSES OF THE SOUTH BAY HARBOR.. ALONG THIS SAME TRAIL TWO MUSEUMS RESIDE., THE MUSEUM OF FINE ARTS AND THE INSTITUTE OF CONTEMPORARY ART. THIS SITE PROVIDES CONSIDERABLE OPPORTUNITY TO INTERACT ALONG THIS CITY PEDESTRIAN CORRIDOR TRAIL THROUGH PUBLIC ART WITHIN THE FAMILIAR SCALE OF EXISTING PUBLIC PATHS SUCH AS THE COMMONWEALTH AVE.

5

ART

Segment II Portfolio Review HUMAN UTILITY + SITE SPECIFICATION

2020 ART

SEMO’S REVERBERATION CONSIDERS THE SYMBOLISM OF SAFETY FOR CIVILIZATION THROUGH THE ORANGE BELLS ALONG THE BROOKLYN PARK RIVER EDGE. THE BRIGHT ORANGE PRESENTS A VISIBLE REFERENCE ON SITE. IN THE SAME SIMPLE FORM THE SOUNDS OF EACH OF THE 5 BELLS VARY IN PITCH DUE TO CONSTRUCTION A SYMBOLIZATION REPRESENTATIVE OF THEIR NAME.

HUMAN SCALE + CULTURAL ALLUSIONS

DAVINA SEMO | REVERBERATION

GRUNCH IN BED SERIES NARRATES THE CLIMATE OF AFRICAN AMERICANS AMIDST THE BLACK LIVES MATTER MOVEMENTS WITH A HUMAN LIKE FIGURE JUXTAPOSED PRIMARY FORMS AND COLORS ONLY COMPLICATED THROUGH THE GRANULAR TEXTURES OF ALTERNATE MATERIALS SUCH AS SAND, THE FIGURAL SILHOUETTE , AND NARRATIVE CONTEXT.

JAMAL PETERMAN | GRUNCH IN BED HUMAN PERSONIFICATION + CLIMATIC WARNINGS

YINKA SHONIBARE | EARTH KIDS

THE SHONIBARE DISPLAY OF DOMINATION OF BOTH CULTURE AND CLIMATE CHANGE ON THE FUTURE THROUGH ABSTRACTED CHILDREN CLOAKED IN VICTORIAN ERA AFRICAN BATIK FABRIC, HEADED WITH AN HEAT INDEX GLOBE, AND POSTURED TO NARRATE EPOCHS OF COLONIALISM.

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Segment II Portfolio Review

Art Piece Spatial + Maintenance + Visibility UV Protected galvanized steel, chains + hardware Orthogonal rudimentary geometry

Bright varied color palette Surrealism Symbolism Indistinct figures Narratives of perspectives: environmentalism, news, safety

Similar patterns and diagonals contours

Organic silhouette foreground figure

Art Piece Compositional Qualities

DUALITY BECOMES A PROMINENT CHARACTERISTIC OF THE THREE ART PIECES AS A WHOLE. EACH PIECE PRESENTS SIMPLIFIED AND PLURALISTIC ELEMENTS: PETERMAN’S PICTORIAL OF THE IMMERSION OF AFRICAN AMERICAN SUBCULTURE SIMPLIFIED IN THE JUXTAPOSITION OF RUDIMENTARY SHAPES AND COLORS, AND SIMULTANEOUS PLURALITY WITHIN THE DEPTH OF THE SILHOUETTED FIGURES, SHADOWS , AND TEXTURES CREATED BY THE FOREGROUND FIGURES. SHONIBARE’S SCULPTED TALES OF COLONIALISM AND ENVIRONMENTAL CLIMATE CHANGE SIMPLIFIED THROUGH STORYTELLING OF CHILD FIGURES, AND PLURALIZED THROUGH THE ELEMENTAL, TEXTILE, AND POSTURAL ALLUSIONS. SEMO’S ASSEMBLED PILLARS INTERACT BOTH SYMBOLISM AND SETTING IN A SIMPLIFIED UNIFORM SCALE, PLACEMENT, AND MATERIALITY, WHILE ACHIEVING PLURALITY OF VARIOUS VERSIONS OF SAFETY, CONSTRUCTION, AND SOUND. BECAUSE OF THE COLOR VARIANCE, SURREALISM, LAYERING OF SYMBOLISM, IMPLIED ANAMORPHISM, THESE ART PIECES BEGIN TO RELATE TO THE 2020 HUMAN EXPERIENCES WITH PERSPECTIVE, ENVIRONMENT, AND IDEAS OF SECURITY.

Dimension Comparison

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Segment II Portfolio Review

PROPOSAL

CONTEXTUAL PERSPECTIVE PROPOSITIONALLY, PRESERVING THE UNDULATIONS OF THE EXISTING LANDSCAPE, PROMOTING MOBILITY THROUGH WIDENING OF SIDEWALKS ON SITE, PRESERVING THE EXISTING TREES, AND STRATEGICALLY PLACING THE ART ALONG THE FREQUENTLY USED PEDESTRIAN PATH WAYS ON SITE, THE NEW INCOUNTERS MUSEUMS INVITES THE THOROUGH TRAFFIC TO REFLECT, OBSERVE, AND ENGAGE WITH THE ART REPRESENTATIVE OF A PIVOTAL YEAR, WHILE MAINTAINING A PUBLIC SPACE FOR THE DEVELOPING TRAIL, VIEWS, AND EXPERIENCE.

N 1/32”= 1’-0” ACCESSIBILITY + ART PLACEMENT STRATEGY

GROUND LEVEL PROPOSED

SUB LEVEL ONE PROPOSED

SECTION AT ENTRANCE

SUB LEVEL TWO PROPOSED

N 1/32”= 1’-0”

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Segment II Portfolio Review

BY STRATEGICALLY PLACING THE REVERBERATION BELLS ALONG THE MAIN CORRIDOR SOUTH OF THE SITE, PEDESTRIAN ACCESSING PUBLIC TRANSIT ARE ENABLED TO ENGAGE WITH THE INTERACTIVE ART INSTALLATION ABOVE GROUND, WHERE UPON DECENT INTO THE SUB LEVEL MUSEUM, THE EARTH KID SCULPTURES GREET MUSEUM OCCUPANT ALONG THE SUB LEVEL PATH, SUNLIGHT BY EXTERIOR TRAIL ABOVE, AND ENDS OR BEGINS, DEPENDING ON INDIVIDUALS PRECESSIONS, WITH A RECESSED WALL OF JAMAAL PETERMAN’S GRUNCH IN BED SERIES SUBMERGED IN THE COLUMNAR STRUCTURE, REPRESENTATIVE TO THE EXTENSION OF LINEARITY OF THE SITES VEGETATION.

N 1/32”= 1’-0” PROPOSED SITE PLAN

LONGITUDINAL SECTION FACING NORTH

LONGITUDINAL SECTION FACING SOUTH

TRANSVERSE SECTION AT SOUTH ENTRANCE

TRANSVERSE SECTION AT MIDPOINT

TRANSVERSE SECTION AT NORTH ENTRANCE

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Segment II Portfolio Review

MATERIAL

ORIGINALLY CONCEPTUALIZED AS AN EARTHEN STRUCTURE, THE PROPOSAL DEPLOYS EARTH TONED MASONRY WALLS,CONSIDERED RECYCLED EARTH FROM EXCAVATION, AND EARTH TONED STEEL METAL STRUCTURES TO MIMIC THE LINEARITY AND REPETITION OF THE EXISTING SITES ARCADE OF TREES. THIS STEEL FRAMED STRUCTURE THEN SUPPORTS THE PARK ABOVE THE MUSEUM UNDERGROUND ALLOWING SLIVERS ALONG THE PATH TO LIGHT THE PRECESSION INTERIOR UNDERGROUND.

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Segment II Portfolio Review

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Segment II Portfolio Review

Art & Music Playtorium Central is a hub for artist, musicians, families, and students.

As a proposal for a community center of the Cambridge Arts District.

The AMP in Central Square will be a ‘living room’ for the community.

Art & Music Playtorium Central Octavia M Pinckney ARC3309_Michael Ferrara Cambridge Recreation Center Cambridge,Community MA FALL 2021

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ASSESSMENT

Segment II Portfolio Review

N

REGARDING BOSTON AND CAMBRIDGE AS A WHOLE, THE DEVELOPMENT OF THE CITES PROVIDE A SERIES OF PUBLIC GREEN SPACES, OF WHICH COMPARED TO BOSTON CAMBRIDGE'S CONTINUOUS DEVELOPMENT, AND IN PARTICULARLY ALONG MASSACHUSETTS AVENUE GROWS AS PUBLIC PARKS AND GREEN SPACES FOR COMMUNITIES TO GATHER REMAIN MINIMAL.

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Segment II Portfolio Review

286 Broadway Art and Thrift Shop

Central Square Library

Rumba Y Timbal Studio

Former Improv Boston Theater

Blick Art Supplies Starlight Theater and Central Square Farmers Market

The Dance Comoplex

Grafftti Alley

Market Central

IN CLOSER PROXIMITY TO OUR SITE, THE CENTRAL SQUARE ART DISTRICT OF CAMBRIDGE WAS A BUDDING COMMUNITY OF ARTIST. AS MANY STUDIOS HAVE SHUT DOWN, DEVELOPMENT, AND RISING RENTS CONTINUE TO MINIMIZE NOT ONLY PUBLIC SPACES IN THE DISTRICT, BUT SPACES DEDICATED TO THE ARTS AS WELL.

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Segment II Portfolio Review

CITY ZONING DISTRICTS AND ORDINANCES SUCH AS PROSPECT AVE OVERLAY DISTRICT AND THE ARTS DISTRICT OF CENTRAL SQUARE REQUEST HOMOGENEITY IN THE EVER GROWING CITY FABRIC. THIS INCLUDES STREET WALL AND BUILDING HEIGHT REQUIREMENTS.

FT AR YA RD SE T RE

30 0.2 3 20

FT

1.0 FLOOR AREA RATIO

65 Prospect St LOT 107-137 52,987 SF BA zoning

FT

FR

ON

FRO FT

BA 1.00 FAR

10

10

NT

C-1 .75 FAR

147

.90 FT RY AR DS ETB AC K

REA

YAR DS 22 ET Pro 0.28 BAC spe FT K ct St

FT

BA CK

20

TY Bis 212 AR ho . 8 D SE p 0F Al T TB len AC K Dr DESIGNATED ENTRY

83

91

65 1/8”= 1’0”

N

WEST TO EAST

FINAL MASSING NORTH TO SOUTH MAX BUILDING HEIGHT ‘35

15

Pro spe ct

St

Pro spe ct

St

MOTIVATION

Segment II Portfolio Review

1’-0”= 20’-0”

chematiPlnCo S elationr

1’-0”= 20’-0”

N

N

Green Space Vertical Circulation Service

Lobby Private Lab/ Studio/ Retail Booth Space Meeting/ Lounge

Egress Acess Structural Alignment

NORD Architect | Brønshøj Parish Centre

AS A PRECEDENT STUDY, I CONSIDERED FINE ART COMMUNITY CENTERS IN THE BOSTON AND NORTHEASTERN UNITED STATES AREA. THIS PRECEDENT IN PARTICULAR, THE BRONSHOJ PARISH CENTER PRIORITIZES PUBLIC GREEN SPACE, EFFICIENT ACCESSIBILITY, SCALE, AND ALIGNMENT WITH THE STREET WALL. AFTER SEVERAL ITERATIONS CONSIDERING SITE, CLIMATE, AND ZONING, THE EXTRACTED ALLOWABLE AREA AND HEIGHT WERE ORGANIZED TO PRIORITIZE THE SAME ATTRIBUTES IN THE PRECEDENT.

1/16”= 1’- 0”

N

TW AL

L

chematiPlnoudFrSG

ST R

EE

A PRIV TE OFICE

Service Lobby Private Lab/ Studio/ Retail Booth Space

AUDORIUM T

OFICE

ARTIS

ART/SHOW FLEX/“LIVNG”

A F CILITES

BOH

Meeting/ Lounge Office

CUTURE L INTERACTION

CT PE PR OS

TSM2002_HW2_OCTAVIA PINCKNEY

AV E

COA TYUR RD

Green Space Vertical Circulation

PUBLIC

PUBLIC

Cambridge, MA | Programming

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Segment II Portfolio Review

MASS TIMBER STRUCTURE- LOW CARBON

CAMBRIDGE URBAN MASTER FOREST PLAN

NATIVE VEGETATIVE FORMS UP

LINEAR DECORATIVE STRATEGY

DENDRIFORM MULTIPLICATE ROOF DENDRIFORM HYPOSTYLE SPACES THE FURTHER DIVE INTO SITE ANALYSIS SOUGHT NOT ONLY TO ORGANIZE THE PROGRAM BUT TO DEVELOP A RESPONSE TO THE LOCAL MASTER PLAN OF CAMBRIDGE THROUGH ARCHITECTURAL STRUCTURE, PRESERVATION OF AS MANY EXISTING TREES ON SIGHT AND A DEVELOPMENT OF A SYSTEM TO CONTRIBUTE TO THE MINIMIZATION OF URBAN HEAT CAUSED

BY OVER DEVELOPMENT.

A SATISFACTORY SOLUTION WOULD CONSIDER THE EXPERIENCE AND ARTICULATION REFERENCING NATIVE VEGETATION, LOCAL BUILDING MATERIALS, AND ENERGY CONSCIOUSNESS.

SITE ANALYIS 1/8= 1’- 0”

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PROPOSAL

Segment II Portfolio Review

SITE AREA PLAN AT 1’-0” = 20’-0”

GROUND FLOOR PLAN AT 1/8” = 1’-0”

ELEVATION AT EAST SIDE 1/16” = 1’0”

THROUGH PROPOSING A BUILDING FOOT PRINTS IN SCALE RELATIVE TO THE CONTEXT, NOT ONLY ARE THE CHANCES OF CREATING LOW URBAN HEAT EFFECTS POSSIBLE, BUT SO ARE AN OPPORTUNITY TO PLANT MORE VEGETATION ON SITE, CREATE SOUND BUFFER BETWEEN THE BUSINESS AND RESIDENTIAL ZONES, AND PROVIDING PUBLIC GREEN SPACE FOR THE COMMUNITY. THE PROPOSED PLAN PRIORITIZE PUBLIC ENTRY ALONG THE BUSIEST CORNER OF THE SITE, MINIMIZES THE IMPORTANCE OF PARKING, PROMOTES FLEXIBLE UTILIZATION FOR POPUP ART SHOPS, AND OUTDOOR INTERACTIVITY. THE PRESERVE EXISTING TREES WITHIN THE INTERIOR OF THE ENVELOPE BRING AN AWE FACTOR TO THE INTERIOR OF THE COMMUNITY SPACE, AND THE SEPARATE CIRCULATORY ZONE FOR THE OFFICE PROVIDE DUAL AND ACCESSIBILITY AMIDST VARIOUS USES AND PRIORITIES OF THE MAIN HALL. PLACEMENT OF THE CORE AND STAIRWELLS PROVIDE SHEAR RESISTANCE IN THE STRUCTURE, AND THE SCALE AND STRUCTURAL GRID ALLOW FLEXIBILITY FOR COLUMN PLACEMENT FOR THE AESTHETIC STRATEGY OF HYPOSTYLE SPACE. THUS ALL TOGETHER AMPLIFYING THE VOICES OF THE COMMUNITY CULTURALLY AND ENVIRONMENTALLY.

ELEVATION AT SOUTH SIDE 1/16” = 1’0”

ELEVATION AT WEST SIDE 1/16” = 1’0”

ELEVATION AT NORTH SIDE 1/16” = 1’0”

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Segment II Portfolio Review

ROOF

DENDRIFORM GLT COLUMN

CLT FLOOR

CLT WALLS

MEP

ALUMINUM ROOF TILES

MASONRY WALL

EXPOSED CLT MASS TIMBER PLATES

RECYCLED PLASTIC FINISHES

PR OS PE

CT

AV E

ST RE

ET

WA L

L

TIMBER FLOOR SYSTEM

N

BUILDING SYSTEMS STRATEGY PROMOTES CONSERVATION OF NOT ONLY THE EXISTING TREES ON SITE BUT TOTAL EMBODIED CARBON THROUGH IMPLEMENTATION OF THE MASS TIMBER STRUCTURE, NATIVE TO NEW ENGLAND, A VAV MECHANICAL SYSTEM TO MANAGE THE INTERIOR MICROCLIMATE, USE OF NATURAL LIGHT THROUGH STRATEGIC PLAN ORIENTATION, AND ROOF STRUCTURE, REUSE OF RAIN WATER THROUGH HARVESTING AND GREY WATER RECYCLING, AND NATURAL AND REUSED MATERIALS THAT SERVES AS SOLAR GLAZING AND THERMAL MASSES TO REATIN HEAT IN THE WINTER MONTHS AND OTHER WISE CONTRIBUTIONS TO REDUCING THE CARBON FOOT PRINT.

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Segment II Portfolio Review

3” Steel Channel

11/32"- Thick Structural Plywood 2" -Thick LVL .35mm Steel Substrate Sheet .55 Galvalume Steel Plate 2 1/2” Diameter Steel Pipe

5/8" Gypsum Wall Board 3 1/2" stud wall w/ Dense-pack cellulose Insulation 4" Cavity of Dense-pack cellulose Insulation 3-ply CLT wall panel House Wrap Air Barrier 5/8" Gypsum Wall Board 3/4" Air Space 2” Continuous Mineral Wool Board 2" LS-36 Insulated Wall Panel Exterior Air Film

FLASHING BLOCKING AS REQUIRED SEALANT & BACKER ROD

VAPOR MEMBRANE 2” ARCHITECTURAL FINISH CONCRETE SLAB 4” STRUCTURAL CONCRETE SLAB ON GRADE 6” EPS INSULATION SMART AIR BARRIER/ WATERPROOFING LAYER ¾” PARGECOAT 3” EPS INSULATION 8” CONCRETE FOUNDATION

3” Steel Channel

3” EPS INSULATION

Filtration Unit Water Tank

STRUCTURAL FOOTING BELOW GRADE

THE SIMPLICITY OF THE STRUCTURE PROVIDE CAVITIES FOR HEAT RETENTION, WATER TRANSITION, NATURAL VENTILATION, AND ACOUSTIC INSULATION WITH THE MAIN HALL AND PRACTICE ZONES OF THE PLAYTORIUM. THE FOOTING AS WELL ALLOWS THE FOOTING THE BURIED IN THE GROUND OF THE EXISTING PARKING LOT WITHOUT EXTENSIVE EXCAVATION, FURTHER MINIMIZING CONSTRUCTION IMPACT.

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Segment II Portfolio Review

SECOND FLOOR AUDITORIUM

FIRST FLOOR AUDITORIUM

TYPICAL MUSIC ROOM

TYPICAL ART ROOM

ST

RE

ET

WA L

L

OFFICE ENTRY

OFFICE ART /SHOW FLEX / “LIVING ”

PR OS PE

CT

AV E

COURTYARD

PROGRAMMATICALLY THE HYPOSTYLE STRUCTURE AND LEAFY ROOF FORMALIZES ZONES FOR USE WITHIN THE BUILDING WHILE ALLOWING UNITY FLEXIBILITY OF THE SPACE FOR OCCUPANTS,AND AMBLE NATURAL LIGHT. DUALLY THE TRANSPARENCY OF THE GLAZING ENCOURAGES PEDESTRIANS FROM THE STREET TO OBSERVE INTERIOR ACTIVES, AND BE INVITED FURTHER INTO AN ADDITIONAL LIVING ROOM FOR THE COMMUNITY.

N

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Segment II Portfolio Review

FLEXIBLE SPACES FOR ARTISTS TO PRACTICE, DISPLAY, AND SELL ART

AMP CENTRAL RECEPTION AND MAIN ENTRY

BACK YARD OF PLAYTORIUM ALONG PROSPECT AVE PROGRAMMATICALLY THE HYPOSTYLE STRUCTURE AND LEAFY ROOF FORMALIZES ZONES FOR USE WITHIN THE BUILDING WHILE ALLOWING UNITY FLEXIBILITY OF THE SPACE FOR OCCUPANTS,AND AMBLE NATURAL LIGHT. DUALLY THE TRANSPARENCY OF THE GLAZING ENCOURAGES PEDESTRIANS FROM THE STREET TO OBSERVE INTERIOR ACTIVES, AND BE INVITED FURTHER INTO AN ADDITIONAL LIVING ROOM FOR THE COMMUNITY.

AERIAL BACK YARD OF PLAYTORIUM ALONG PROSPECT AVE

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Segment II Portfolio Review

Art & Music Playtorium Central

Octavia M Pinckney ARC3309_Michael Ferrara Cambridge Community Recreation Center FALL 2021

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Segment II Portfolio Review

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BUILDING GOALS

Segment II Portfolio Review

Boston’s Brighton neighborhood aspires to retain the rich exiting building fabric, by maintaining the streetwall edge, fostering both the retention and expansion of the urban tree canaopy, and developing buildings whose performances are fully capable of servicing the needs of the community and environment.

The proposed building aims to achieve these community needs, as well as minimally impacting the site specifically through preserving the existing EMT substation on site, and maximizing the building systems to limit building emmesions and inefficiency.

Brighton Community Services Center

Boston Emergency Services Substation + Commericial Office + Retail Octavia M Pinckney_ HW 3 FA21_TSM2002_ John Pilling

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Segment II Portfolio Review

FAR ANALYSIS Proposed Program: Boston Emergency Services Substation (with Ground Floor retail and commercial offices) Footnotes:

4. Except A in Western Avenue/Soldiers Field Road Community Commercial Subdistrict.

5. Provided that, where such use is located in an area where residential uses are existing: (1) the requirements of St. 1956, c. 665, s.2, where applicable, are met; (2) the use is essential to service in the residential area in which it is located; and (3) in the case of a pumping station, sub-station, or automatic telephone exchange, no open storage is maintained in the yard in connection with such use unless appropriately screened; otherwise conditional.

Conditional Use ‘C’ For uses designated as ‘C’, permission may be granted pursuant to Article 6 (Section 6-1 to 6-5)

TABLE B - Allston-Brighton Neighborhood District - Use Regulation

TABLE J - Allston-Brighton Neighborhood District - Off-Street Parking Requirements

ONGRADE BELOW SECOND FLOOR

35’ MAX HEIGHT 7’ STREET WALL SETBACK

TABLE 504.4 ALLOWABLE NUMBER OF STORIES ABOVE GRADE PLANE OCCUPANCY B

No Automatic Sprinkler Automatic Sprinkler System*

IBC 2021 *Installed in Accordance to Section 903.3.1.1

Type 1 A B Unlimited 11 Unlimited 12

TABLE 506.2 ALLOWABLE AREA FACTOR IN SQUARE FEET

TYPE OF CONSTRUCTION Type 2 Type 3 Type 4 A B A B A B C HT 5 6

3 4

5 6

3 4

5 5 18 12

5 9

5 6

Type 5 A B 3 4

2 3

OCCUPANCY B

No Automatic Sprinkler MAX 1 Story buildings with Automatic Sprinkler System* Two or More Stories with Automatic Sprinkler System*

IBC 2021 *Installed in Accordance to Section 903.3.1.1

TYPE OF CONSTRUCTION Type 1 Type 2 A B A B Unlimited Unlimited Unlimited

Type 3 A B

A

Type 4 B C

HT

Type 5 A B

37,500 23,000 28,500 19,000 108,000 72,000 45,000 36,000 18,000 9,000 150,700 92,000 114,000 76,000 432,000 288,000 180,000 144,000 72,000 36,000 112,500 69,000 85,500 57,000 324,000 216,000 135,000 108,000 54,000 27,000

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Segment II Portfolio Review

PARKING SITE ANALYSIS

c

R

L

L

L

L

c R

R

R

R

L

R

L

R

R

R R R R

R

L

L

c

R

R

c

R R R R R

R R R R R

R R

R R R R

L L

c

R

*Boston, Massachusetts - Redevelopment Authority ARTICLE 18 - FRONT YARDS Section 18-2. - Conformity with Existing Building Alignment.

3.The front yard depth with the largest total lot width is the minimum front yard depth for the block. If two or more front yard depths have equal lot widths, the one closest to the required front yard shall be the minimum front yard depth.

LB

L L L L

DIN

BUIL POSED

PRO

ALL SE REET W

T

T PRIN G FOO

*ST

T BACK

L c

RN WESTE Parking Analysis PROPOSED BLG AREA PROPOSED PARKING AREA

14602 SF 31443 SF

53 parking spots

75 degree

45 degree angle

1 2 18 15

1 4 14

(79 Required) At Street and Subteranean Level

ADA Compact Regular Large

20‘ x ’10‘ 16’ x 8‘ 18’ x 8‘6” 20’ x 9’

AVE

1/32”= 1’-0“

N

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Segment II Portfolio Review

OCCUPANCY , SPRINKLER REQUIRMENTS , & ALLOWABLE AREA AND HEIGHT LIMITS BUSINESS

BOSTON COMMUNITY SERVICES CENTER OCCUPANCY: BUSINESS - GROUP B- 150 SF PER OCCUPANT ref IBC 2021vCh. 10 Section 1004 Table 1004.5

INCLUDES THE USE OF A BUILDING OR STRUCTURE FOR OFFICE, PROFESSIONAL, OR SERVICE-TYPE TRANSACTIONS. *IBC 2021 Section 304

MERCANTILE - GROUP M- 60 SF PER OCCUPANT

ref IBC 2021vCh. 10 Section 1004 Table 1004.5

INCLUDES THE USE OF A BUILDING OR STRUCTURE FOR RETAIL, SALES ROOMS, DEPARTMENT STORES, AND MARKETS. *IBC 2021 Section 309

PROGRAM GROUP B - BOSTON EMS

PRIVATE OFFICES GROUP M - RETAIL

GROUP S-

PARKING

2242 SF 6074 SF 3830 SF 31443 SF

PUBLIC PARKING GARAGES OPEN PARKING GARAGE CONSTRUCTION TYPE 1A 1. UNLIMITED AREA PER TIER 2. UNLIMITED RAMP ACCESS

[M] 903.2.7 GROUP M 1. A GROUP M FIRE EXCEEDS 12,000 SF. 3. THE COMBINES AREA OF ALL GROUP M FIRE AREAS ON ALL FLOORS, INCLUDING ANY MEZZANINES, EXCEEDS 24,000 SF 4.A GROUP M OCCUPANCY USED FOR THE DISPLAYY AND SALE OR UPHOLSTERD FURNITURE OR MATTRESSES EXCEEDS 5,000 SF

MERCANTILE

Section 23-7. - Mixed Uses. (a)If a lot by reason of a diversity of occupancies is subject to more than one of the first five sections of this Article, the number of car spaces required by each section for the occupancies subject to it shall be determined, and then such numbers totalled; and off-street parking facilities with such total number of car spaces shall be provided.(b)If a single occupancy involves uses subject to more than one of the first five sections of this Article, off-street parking facilities shall be provided for such occupancy in accordance with the section to which the dominant use is subject, except that if a minor use subject to another of said sections occupies more than ten thousand square feet or more than twenty-five percent of the gross floor area of the structure, off-street parking facilities shall be provided as if the lot were by reason of a diversity of occupancies subject to more than one of said sections.

IBC 2021 CH 9, GROUP M : MERCANTILE 510.7 Open parking garage beneath Groups A, I, B, M, R Open parking garages under Groups A, I,B, M, and R, shall not exceed the height and area limitation permitted under Section 406.5 The height and area above the open parking shall not exceed limitations in Section 503 for upper occupancy.

And should be measured from grade plane, inlcuding both parkin and the building above.

510.7 .1 Fire Separation Fire Barriers constructed in accordance with Section 707 IBC Horizontal assemblies constructed in accodance with Section 711 IBC Assembly between parking and upper occupancies should correspond to fire-resistance rating requirements in Table 508.4 Type of Construction applies to each occupancy separately and strictly in aheance to Table 601 Reference Chapter 10 for means of eress for upper occupncy, and separated from parking by fire barriers> = 2 hour fire-resistance rating required by Section 707.

With self closing doors complying with Secion 716 Horizontal assemblies >= 2hour fireresistance rating required in Section 711 Means of gress from open parking to complywith Section 406.5

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Segment II Portfolio Review

MEANS OF EGRESS AND ACCESSIBLE ROUTE & PLUMBING REQUIREMENTS

Minimum Plumbing Facilities ref IBC 2021 Ch. 29 Section 2902 Table 2902.1.

EMT SUBSTATION OFFICES MERCANTILE

2242 SF /150 OCC FACTOR 6074 SF /150 OCC FACTOR 3830 SF / 60 OCC FACTOR

15 OCCUPANTS 41 OCCUPANTS 64 OCCUPANTS

REQUIRED PLUMBING FIXTURES OCCUPANCY TYP B M

REQUIRED CLOSETS

WATER CLOSETS

LAVATORIES

1/25 AND 1/50 AFTER 50 OCCUPANTS 1/500

1/40 AND 1/80 AFTER 80 OCCUPANTS 1/750

6 (3 MALE/ 3 FEMALE)

6 (3 MALE/ 3 FEMALE)

FOUNTAINS/SINKS 1/100 1 SERVICE SINK 1/100 1 SERVICE SINK 1

E D C B A

E D

C B

A

1

1 2

2

3

3

RN AVE

WESTE

Accessible Parking Analysis PROPOSED BLG AREA PROPOSED PARKING AREA

14602 SF 31443 SF

53 parking spots

(79 Required) NUMBER OF SPACES 51-75

REQUIED SPACES

3

PROPOSED SPACES

2

ACCESSIBLE ROUTE PRIMARY MEANS OF EGRESS SECONDARY MEANS OF EGRESS

1/32”= 1’-0“

N

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Segment II Portfolio Review

Construction Type 1- A Site Cast Concrete One Way Flat Slab ROOF CONSTRUCTION - 1.5 HR

EXTERIOR BEARING WALL (3HR)- 3 HR

TYPICAL 2 STORY BUILDING STRUCTUAL SECTION

INTERIOR NON- BEARING WALL- 0 HR FLOOR CONSTRUCTOIN- 2 HR

Table 601 IBC 2021

The choice to pick a Type 1- A construction type is based on the fire rating needs required by the International Building Code 2021. All S-2 Storage occupancies require a Typ 1 A fire rating seperation between other Occupancies such as the Mercantile and Business occupancies of this building proposal.

Within the range of Type 1 A construction types, the decision to choose a Sitecast Concrete one way flat slab, with post tensioned because: + it achieves a 4 hour fire rating + minimizes floor thickness + allows irregular building form + column placement deviation + exposes the structure

TABLE 601CONSTRUCTION TYPES

A

1A

Primary Structural Frame Bearing Walls, Exterior Interior Nonbearing walls and partitions Exterior Nonbearing walls and partitions Interior Floor construction and associated secondary members Roof construction and associated secondary members

Type 1 B

3 3 3 See 0 2 1.5

2 2 2 Table 602 0 2 1

Total depth

BUILDING ELEMENT

IBC 2021

TABLE 602 CONSTRUCTION TYPES FIRE SEPARATION DISTANCE (FT)

TYPE OF CONSTRUCTION

5 > x < 10 10 < x < 30

IA IA, IB

OCCUPANCY GROUP A-F-2, I,R,S-2,U Width

1 1

E D

C

IBC 2021 B

25'-10"

A

E 34'-5" 34'-5" 34'-4"

D C

B

Sitecast Concrete Spanning Elements: One way flat slab, with post tensioned spans have the convetional spans + 6 to 18 feet with depths of 4 to 10 inches + 12 to 30 feet with a depth of 4 to 10 inches (with posttensioning)

25'-10"

A

1

34'-5" 21'-8"

34'-5" 34'-4"

2

1 25'-3"

3

Sitecast Concrete Column Size + No less than 10 inches on each side + Rectangular Comluns than 8x 10 in, with the wider side no more than 3x the width of the shorter side +2, 3, 4 hour fire ratings +12 - 30 feet in height depending on the columnar thickeness

21'-8"

2

25'-3"

3

FRAMING PLAN 1/32”= 1’-0”

N

Sitecast Concrete Beams and Girders with post tensioned spans have the convetional spans + 20 to 60 feet with depths of 6 to 60 inches depending on the span + 20 to 80 feet with a depth of 6 to 60 inches (with posttensioning) 30

Segment II Portfolio Review

BUILDING DESIGN CLIMATE IMPACTS & STRATEGIES

SITE LOCATION: 325 WESTERN AVE CITY: BRIGHTON - ALLSTON, MA COUNTY: SUFFOLK COUNTY ASHRAE CLIMATE ZONE REGION: ZONE 5 SITE CLIMATE REGION AND ZONE: ASHRAE 169-2006 CLIMATE ZONE NUMBER 5 CLIMATE ZONE SUBTYPE A

CLIMATE ZONE NUMBER 5 IS DEFINED AS: Cool– Humid(5A) with IP Units 5400 < HDD65ºF ≤ 7200 and SI Units 3000 < HDD18ºC ≤ 4000 Dry- (5B) with IP Units 5400 < HDD65ºF ≤ 7200 and SI Units 3000 < HDD18ºC ≤ 4000 Marine- (5C) with IP Units 5400 < HDD65ºF ≤ 7200 and SI Units 3000 < HDD18ºC ≤ 4000 * ASHRAE CLIMATE ZONE MAP OF NORTH AMERICA

15 HR

4.8 mph

in

lar gain

of so direction

Wind Direction

Windspeed

23

Daylight

Termperature

Overcast

Mugginess

Percipitation

in

IMPLEMENTATION OF SUN STRATEGIES

in in

N

ft building height water management

e sun spac zing solar gla

9.1 mph

39 %

ft

ss

3 IN

al ma

ation

West

9 HR

55 %

orient

4 IN

therm

82

loor secondrfsetback stagge

natural ventilation building materiality smart heating

natural lighting

wall materiality and thickness air management insulatory design

shading cooling systems solar energy

foundation depth opening hieght, placement, and sizing structural bracing

building orientation

SUN AREA 30% = BUILDING TOTAL OF 6072 SF / 2 * .30 = 1,821 SF SOLAR GLAZING 10-16% = SOUTH FACADE 127’ L * MAX BUILDING HEIGHT 35’ = TOTAL SOUTH FACADE AREA OF 4445 SF * 13% = 554 SF SURFACE AREA TO SOLAR GLAZING RATION 9:1= SOLAR FACING FACADE 160’ L * MAX BUILDING HEIGHT 35’ = TOTAL SOUTH FACADE AREA OF 5600 SF * 10% = 560 SF

* weatherspark.com data

31

Segment II Portfolio Review

MEP SERVICES GROUND FLOOR PLAN LOWER FLOOR: 6,076 SF

E D C B

A

1

2

3 SKETCH DESIGN LOWER RETAIL FLOOR PACKAGED 2-TON UNIT

TABLE 403.3.1.1. MINIMUM VENTILATION. EXHAUST AIRFLOW RATE OF 25/50 CFM/SF SIZING SPACES FOR AIRHANDLING VAV SYS 2 TON PACKAGED UNIT OPTION 6’X 3‘ X 3’

268 SF MAIN SUPPLY VAV SYSTEM AND DIFFUSER DUCT AREA sprinkler 247 SF RETURN AIR DUCT AREA emergency exit supply return’ telecommunications IMC 2021 CH 4, GROUP M : MERCANTILE electric gas vav packaged 2-ton unit TSM2002_WS9_OCTAVIA PINCKNEY

1/16“ = 1’-0”

N 32

SPECIAL THANKS TO BAC CLASSMATES AND STAFF !

Octavia M Pinckney PRV0002_Mark Rukamathu Masters of Architecture December 13th, 2021