B E A L S + T H O M A S BEALS AND THOMAS, INC. T 508.366.0560 Reservoir Corporate Center F 508.366.4391 144 Turnpike Road www.bealsandthomas.com Southborough, MA 01772-2104 Regional Office: Plymouth, MA

November 4, 2016

Mr. H. Theodore Cohen, Chair Cambridge Planning Board 344 Broadway Cambridge, MA 02139

Via: Hand Delivery

Reference: NorthPoint Lot JK Design Review PB #179 Cambridge, Massachusetts B+T Project No. 2084.02

Dear Chairman Cohen and Members of the Board:

On behalf of the Applicant, DW NP Property, LLC (an affiliate of DivcoWest), Beals and Thomas, Inc. respectfully submits this Design Review Application for Lot JK (the Site), which is part of the larger NorthPoint development. The proposed development is the construction of a 370,000 gross square foot mixed-use building. The southern portion of Lot JK is located in Cambridge, and the northern portion of Lot JK is located in Somerville.

As shown on the master plan for NorthPoint, the Site is bounded by North Street to the south, North First Street to the west, Dawes Street to the north, and a new park to the east. The attached application is submitted in accordance with Special Permit #179 (through Major Amendment #6), Condition 10, and the City of Cambridge filing requirements for Large Project Review, pursuant to Section 19.43 of the City of Cambridge Zoning Ordinance (the Ordinance).

The Site is currently undeveloped vacant former railroad land. It is one of twenty (20) building parcels in the NorthPoint mixed-use development. To date, condominium buildings on Lot S and Lot T, a rental residential building on Lot N, Northpoint Common, Child Street Park and related infrastructure and other public amenities (including the Brian P. Murphy Memorial Staircase) have been constructed in NorthPoint. The proposed building on Lot JK will be the first commercial building to be constructed in NorthPoint. The surrounding roadway network is currently undergoing preliminary construction preparation.

The new Lot JK building is an approximately 370,000 gross square foot commercial building to be used for a combination of retail, lab and office uses. The proposed building will be approximately 143 feet high (as calculated pursuant to the Ordinance), plus three levels of underground parking containing approximately 348 parking spaces. The Ground Floor includes approximately 15,000 square feet of retail uses, accessed from the street or public area of the building lobby, located in Cambridge.

Mr. H. Theodore Cohen, Chair Cambridge Planning Board November 4, 2016 Page 2 As reflected in the attached Application, the proposed building complies with the Ordinance, the Master Plan Special Permit #179 (through Major Amendment #6) and the updated NorthPoint Design Guidelines. Representatives from the Community Development Department and the development team have met on multiple occasions to review the plans for the Site and confirm compliance with all requirements and guidelines. As part of the attached application, we have submitted the following materials for review by the Cambridge Planning Board:

• Site Plans; • Cross-sections of Floor Plans; • Architectural Elevations; • A Zoning Compliance Summary; • LEED/Green Building Compliance Summary; • Shadow Study; • Wind Study; • Acoustical Report and Noise Mitigation Narrative; • Preliminary Signage Plan; • Compliance with the East Cambridge Design Guidelines; and • Cross-sections of abutting streets.

There are no changes proposed to the approved uses or massing on the Site nor are there any changes to the layout of roads serving the Site from that shown on the approved 40-scale Roadway Network Schematic Plan. The NorthPoint team is excited to be bringing the first commercial building to NorthPoint and we look forward to meeting with the Planning Board to review and discuss the proposed project. Thank you for your consideration of this application. Very truly yours, BEALS AND THOMAS, INC. John P. Gelcich, AICP Senior Planner JPG/---/208402LT071

8856945.2

November 3, 2016

NorthPoint - Parcel JK

Page 2

A

CBD

EF

G

LM

H

N

T

S

JK

U

Q2

V

R

Q1W

I

COMMUNITYCOLLEGE

LECHMERESTATION

DAWES ST.

NORTHPOINT BLVD.

WEST BLVD.

N. FIR

ST ST

.

N. FIR

ST ST

.

WATE

R ST

.

EAST

ST.

LEIG

HTON ST

.

MUSE

UM W

AYGILMORE

BRI

DGE

CHIL

D ST.

CHIL

D ST

PARK

EARH

ART

CENTANNI PARK

MIDDLESEX COUNTYCOURTHOUSE

SILVAPARK

EDUCATION ST.

LECHMERECANAL

LECHMERECANALPARK

GLASSWORKS AVE.

NORTHPOINT BLVD.

MONSIGNOR O’BRIEN HWY

CAMBRIDGE ST.

GORE ST.

WINTER ST.

SECO

ND

ST.

FIRS

T ST

.

THIR

D S

T.

SCIA

RAPP

A S

T.

NORTH ST.

NORTH POINT PARK

SOMERVILLE

BOSTON

EAST CAMBRIDGE

NORTHPOINT COMMON

BRIAN P.MURPHY

MEMORIAL STAIRCASE

ZINC APARTMENTS

REGATTA RIVERVIEW

HULT INTERNATIONAL BUSINESS SCHOOL

E(EDUCATIO

AVALON NORTH POINT

AVALON NORTH POINT II

Residential

Commercial

Residential, Commercialor Mixed-Use

Site

BALDWIN PARK

Masterplan / Site Location

JK

November 3, 2016

NorthPoint - Parcel JK

Page 3

Context Urban Design Analysis - Retail Concentration

PARCEL JK

NORTH POINT COMMON

NORT

H FI

RST

STRE

ETNORTH STREET

DAWES STREET

BALDWINPARK

NORTHPOINT BOULEVARD

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETAIL

RETA

IL C

ORR

IDO

R

NORTHPOINT BLVD.

EAST

STR

EET

EAR

HAR

T ST

REE

T

OPEN SPACE

OPEN SPACE

CAMBRIDGE

SOMERVILLE

CAMBRIDG

EBO

STON

SOM

ERVILLEBO

STON

0 25’ 50’ 100’ 150’

November 3, 2016

NorthPoint - Parcel JK

Page 4

Context Urban Design Analysis - Open Space / response to context

OPEN SPACE

OPEN SPACE PARCEL JK

BALDWIN PARK

POTENTIAL TERRACE BY TENANTNO

RTH

FIRS

T ST

REET

NORTH STREET

DAWES STREET

NORTH POINT COMMON

BUILDING BENDS TO OPEN VIEW CORRIDOR TO BALDWIN PARK

CONNECTION TO PARKS

CO

NN

ECTI

ON

TO

PAR

KS

POTENTIAL TERRACE BY TENANT

NORTHPOINT BLVD.

CH

ILD

STR

EET

EAST

STR

EET

EAR

HAR

T ST

REE

T

CAMBRIDGE

SOMERVILLE

CAMBRIDG

EBO

STON

SOM

ERVILLEBO

STON

0 25’ 50’ 100’ 150’

NORTHPOINT BOULEVARD

November 3, 2016

NorthPoint - Parcel JK

Page 5

Pedestrian and Vehicular Circulation

PARCEL JK

NORT

H FI

RST

STRE

ET

DAWES STREET

MAIN ENTRY

NORTH STREET

GARAGE ANDSERVICE

PEDESTRIAN CONNECTION

TO GILMORE BRIDGE

NORTH POINT COMMON

PedestrianVehicular

NORTHPOINT BLVD.

CH

ILD

STR

EET

EAST

STR

EET

EAR

HAR

T ST

REE

T

BICYCLE ENTRY

OPEN SPACE

OPEN SPACE

CAMBRIDGE

SOMERVILLE

CAMBRIDG

EBO

STON

SOM

ERVILLEBO

STON

BALDWINPARK

Bicycle 0 25’ 50’ 100’ 150’

NORTHPOINT BOULEVARD

November 3, 2016

NorthPoint - Parcel JK

Page 6

Parcel JK+142’-3”(Excluding Penthouse)

Zoning Envelope

November 3, 2016

NorthPoint - Parcel JK

Page 7

Existing conditions

JK

MBTA MaintenanceFacility

Site

Gilmore Bridge

I-93

Charlestown

Northpoint Common

LechmereStation

EastCambridge

Somerville

Boston

Northpoint Property line

November 3, 2016

NorthPoint - Parcel JK

Page 8

Site photos of neighboring context

1- VIEW FROM NORTHPOINT COMMON LOOKING EAST 2- VIEW LOOKING EAST DOWN NORTHPOINT BOULEVARD 3- VIEW FROM NORTHPOINT COMMON LOOKING EAST

4- VIEW LOOKING WEST DOWN NORTHPOINT BOULEVARD 5- VIEW FROM NORTHPOINT COMMON LOOKING AT PARCEL JK 6- VIEW FROM NORTHPOINT COMMON LOOKING AT EAST SIDE OF PARCEL JK

2 15 6

4

3

November 3, 2016

NorthPoint - Parcel JK

Page 9

66’-6”

66’-6”66’-6”

WALL SET BACK 4’-0” TYP.

FACADE ALONG DAWES STREETBROKEN DOWN WITH VERTICALLY ARTICULATED RECESSES AND PUNCHED WINDOWS THAT MEET SOMERVILLE ZONING AND GLAZING REQUIREMENTS

28’

28’

PENTHOUSE LOWERED ALONG DAWES STREET TO REDUCE THE BUILDING HEIGHT AND SCALE. INCREASED DAYLIGHTON DAWES STREET

NORTHPOINT COMMON

OPENSPACE

GLASS BAR WITH SOUTHERN VIEWS TO NORTHPOINT COMMON AND RELATES TO THE PARK

SOLID BAR WITH PUNCHED WINDOWS. FACADE ARTICULATED WITH A REGULAR RHYTHM OF WINDOWS AND BAYS

Design Concept Diagrams

BUILDING MASSING BENDS TO

OPEN VIEW TO OPEN SPACE

BALDWINPARK

OPENSPACE

BALDWINPARK

NORTH STREET

NO

RTH

FIR

ST S

TREE

TDAWES STREET

NORTHPOINT BLVD.

NORTHPOINT BLVD.

NORTH STREET

DAWES STREET

NORTHPOINT BLVD.

NORTH STREET

DAWES STREET

NORTHPOINT COMMONNORTHPOINT COMMON

BALDWINPARK

BALDWINPARK

OPENSPACE

OPENSPACE

CAMBRIDGE SIDE

SOMERVILLE SIDE

CAMBRIDGE SIDE

SOMERVILLE SIDE

NORTH STREET

NO

RTH

FIR

ST S

TREE

T

DAWES STREET

NORTHPOINT BLVD.

NORTHPOINT COMMON

November 3, 2016

NorthPoint - Parcel JK

Page 10

Landscape Siteplan

BALDWINPARK

NORTHPOINT COMMON

LOADING

TENANT

RETAIL

GARAGE

BIKES

LOBBY

BIKE RACKS

LOCATIONS OF SHORT TERM BICYCLE PARKING

Landscape Siteplan

NORTHPOINT COMMON

BIKE PARKING RACKS

0 25’ 50’ 100’ Scale: 1” = 20’

November 3, 2016

NorthPoint - Parcel JK

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View from Northpoint Common

November 3, 2016

NorthPoint - Parcel JK

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View from North First Street

November 3, 2016

NorthPoint - Parcel JK

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View from North Street

November 3, 2016

NorthPoint - Parcel JK

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View from Dawes Street - Somerville Facade

November 3, 2016

NorthPoint - Parcel JK

Page 15

View from Dawes Street - Somerville Facade

November 3, 2016

NorthPoint - Parcel JK

Page 16

View from North Street looking into Baldwin Park