CMA 2017 #138 · Agenda item attachment · Jun 12 2017

1 DEMONSTRATION PROJECT PLAN UPDATE AGENDA 1. New Path Forward 2. From Vision to Conceptual Program 3. Design and Cost Studies 4. Next Steps 2

NEW PATH FORWARD To achieve the building vision and more effectively measure success: • Increase levels of CRA/City capital investment • Increase community/public proportion of use • Test program alternatives with conceptual design layouts • Account for structural deficiencies and more universal access • Refine conceptual cost estimates • Model financial operations • Identify preliminary program 3 Existing first floor is approximately 5 feet above street level, which inhibits gathering and assembly uses Engage community in robust process to discuss mix of uses 2017 2018 2019 2020 2021 DESIGNER SELECTION REDEFINE STRATEGY NEW PATH FORWARD To ensure a high level of community/public use, explore a stronger public role in development and management • Redefine procurement strategy as public building project • Define City/CRA roles to lead and execute • Recognize complex interrelationship of design, cost, and program • Build a working team that involves the construction manager, designer, and operator 4 OPERATION DESIGN + CONSTRUCTION

NEW PATH FORWARD Status updates • Internal demolition completed, December 2015 • Foundry Advisory Committee, ongoing • Petition for landmark status submitted, November 2016 • Third Street residential development approved, 2016 5 Internal Demolition Petition for Historic Landmark Status FOUNDRY VISION 6 The Foundry is a facility that fosters the creativity and innovation of Kendall Square in a collaborative environment with a mix of cultural, educational, manufacturing, and commercial uses serving a broad sector of Cambridge residents. The Foundry is designed for flexibility and is accessible, inclusive, and welcoming to the public. The activities within are multigenerational and multicultural providing a citywide and neighborhood resource that is financially sustainable for years to come. Source: Foundry Building Demonstration Project Plan, May 4, 2015

OPERATIONAL MISSION The Foundry: An adaptive reuse project to build a self-sustaining center for creativity and collaboration for the Cambridge community with a mix of arts, cultural, educational, fabrication and commercial activities. Located at the intersection of the Kendall Square Innovation District and the East Cambridge neighborhood, the Foundry building will be designed and operated to provide space and programs for the visual and performing arts, entrepreneurship, technology and workforce education within its historic, industrial setting. MEASURES OF SUCCESS Adherence to building vision – Ensure Foundry Advisory Committee’s ongoing consultation to City and CRA – Design spaces that integrate building attributes and program needs – Require regular reporting on quantity, quality, and use of community/public space Ability of project to achieve self-sustaining operations – Increase initial City/CRA capital funding – Manage optimal balance of rent schedule for public, community, and market-rate spaces 8 Design Alternative - Ground Floor HMFH, March 2017 HMFH Possible Project, Cambridge

BASIC PROGRAM CONCEPTS 9 Destination Spaces (large or high traffic) 1. Lobby 2. Black Box/Assembly 3. Community Room 4. Café/Kitchen 5. Work Shop Interstitial Spaces (placement flexible) 6. Classrooms 7. Multi-purpose Rooms 8. Studios 9. Gallery 10. Innovation Office Black Box Work Shop Offices Multi-purpose/ Classroom Community Room Lobby BASIC PROGRAM CONCEPTS Create Spaces for Multiple Uses, with Resident Artists & Anchor Organizations 1. Lobby – informal gathering, art shows, special events 2. Black Box – theatre, music performances, speaking events, community events 3. Community Room – meetings, events, senior programs, small performances 4. Café/Kitchen – food for events, classes, incubator projects 5. Work Shop – makerspace, tool and equipment shop 6. Classrooms – job training/skill development, visual arts, youth programs, meetings 7. Multi-Purpose Room – events, fitness classes, youth activities, dance classes, yoga 8. Studios – shared art studios, music recording studios 9. Gallery – art shows, special events, music performances 10. Innovation Office – non-profit / market rate, private and/or co-working 10

PROGRAM SCALE AND COMPARABLES 11 Cambridge Multicultural Arts Center Central Square Nora Theater: • Main Stage 2,730 sf • Studio 1,950 sf Green Street Studios • Black Box 2,310 sf Watertown Arsenal • Mosesian Black Box 1,240 sf Foundry: Black Box (~2,000 sf) + support (~1,000 sf) Central Square Theater Square footage from organization websites; Cambridge Senior Center from Julie Lynch, Cambridge DPW Cambridge Senior Center: • Ball room 1,920 sf Multicultural Arts Center • Main room 2,010 sf Foundry: Community Room (~3,000 sf) Cambridge Senior Center PROGRAM SCALE AND COMPARABLES 12 Possible Project, Cambridge • Workshop 1,800 sf New Vestures, Lowell • Maker space 3,000 sf Fringe, Somerville • Small business start-ups 7,500 sf Foundry: Workshop (~ 3,000 sf) Cambridge Possible Project HMFH Square footage from organization websites; Temple Israel Boston • Commercial Kitchen 970 sf Arts at the Armory Café • Capacity 52 people Temple Israel Boston Foundry: Kitchen/Café (~ 1,000 sf)

PROGRAM SCALE AND COMPARABLES 13 Dance Complex, 536 Massachusetts Avenue • Studios 640 sf to 1,800 sf Green Street Studios • Studios 820 sf to 1,360 sf Arts at the Armory, Somerville • Classroom ~300 sf Arsenal Center for the Arts • Mezzanine classroom 510 sf • Rehearsal hall 950 sf Foundry: Multipurpose/Classrooms (~ 4,000 sf) Arts at the Armory Square footage from organization websites Multicultural Arts Center • Upper Gallery 620 sf • Lower Gallery 690 sf Gallery 263, 263 Pearl Street, Cambridge • Main Gallery 600 sf Gallery 344, Cambridge Arts Council • Gallery 650 sf Foundry: Gallery (~ 500 sf) + Lobby (~500 sf) Gallery 344 PROGRAM SCALE AND COMPARABLES 14 Mudflat Studio Foundry: Artist Studios (~ 3,000 sf) Mudflat Studio, Somerville Watertown Center for the Arts Waltham Mills Studios Square footage from organization websites Foundry: Non-Profit/Innovation Office (~ 20,500 sf) Groundwork Groundwork, New Bedford 5,000 sf NonProfit Center, Boston 105,000 sf

CONCEPTUAL PROGRAM Uses Program Area (sf) Black Box with support 3,000 Community Room 3,000 Café/Kitchen 1,000 Work Shop 3,000 Lobby + Gallery 1,000 Multipurpose/Classrooms 4,000 Studios 3,000 Office-Non Profit 5,000 Sum Community/Public Uses 23,000 Office-Market Uses 15,500 Total NET 38,500 Net/Gross Ratio 77% Total GROSS 50,000 Original floor area (gsf) 57,000 Lost floor area (gsf) 7,000 15 CCTV Meeting Room Central Square Theater Artists for Humanity THE FOUNDRY OPPORTUNITY 16 Scale References • Citywide Senior Center 27,500 gsf • Cambridge Community Center 23,500 gsf • West Cambridge Youth Center 30,000 gsf • Frisoli Youth Center 28,100 gsf • Artists for Humanity Epicenter 23,500 gsf West Cambridge Youth Center Cambridge Community Center Cambridge Senior Center Frisoli Youth Center Artists for Humanity Epicenter Foundry dedicated community/public spaces 23,000 nsf = 30,000 gsf

DESIGN AND COST STUDIES Findings: 1. Existing floor loading is insufficient for assembly spaces 2. Rebuilt first floor enables assembly spaces, street level access, and higher ceilings 3. Other floor areas selectively removed to allow light and high volume spaces (some loss of floor area) 4. Limited expansion possible on western side (some added floor area) 17 Potential High Volume Space HMFH, March 2017 DESIGN AND COST STUDIES 18 Key Principles 1. Create high bay spaces for desired uses 2. Improve universal access with new street-level 1st floor 3. Place high traffic community/public uses at street level 4. Remove interior parking to rebuild 1st floor 5. Respect historic building form 6. Meet City sustainability requirements Design Alternative Variation 3 Variation 1 Variation 2 HMFH, March 2017

PROGRAM, DESIGN, FINANCIAL INTERSECTION • Multiple ways to layout the building to achieve great spaces • Public capital investment will help to support community/public uses • A mix of market rate office, fees, and rents consistent with use can support the annual operating costs • Long-term feasibility is sensitive to tenant improvement costs, escalating operating expenses, and rent schedule 19 Design Alternative Perspective HMFH, March 2017 Design Alternative Cross Section PROGRAM, DESIGN, FINANCIAL INTERSECTION • The market rate uses are the engine that will make possible affordable community/public uses and quality programming • The financial balance point is approximately 60% affordable community/public uses and 40% market rate uses to fund the annual operating costs of the building (~$1 million) • The City and CRA are projected to fund the initial capital costs (~$25 million) 20 Market: Use by occupant paying full, fair market rent. Community: Use by a community-based organization which would pay a charge for the use of the space consistent with market rent for that use. This may include events that are open to the public for which a fee is charged. Public: Use by a community-based organization for events and other uses for no charge. These uses include public events open to members of the general public without charge.

NEXT STEPS Public Outreach / Proof of Concept • City Council outreach • CRA Board updates • Foundry Advisory Committee sessions • coUrbanize website • Community forum • Community group meetings • Building tours Technical / Implementation Steps • Demonstration Plan amendment • Project management structure • Designer selection • Public construction bidding process • Operator selection 21 IMMEDIATE UPCOMING QUESTIONS AND COMMENTS We welcome your thoughts on……. 1. Implementation Steps? 2. Mix of Uses? 3. Outreach and Connections? 4. Other?

COURBANIZE FORUM 23 Online: courb.co/foundry History: How should we honor the history of the Foundry as part of the redevelopment? Partners: Once the Foundry is redeveloped, we’ll need partners to help operate it. What businesses or organizations could you envision here? Connections: The Foundry is just a hop, skip, and a jump away from the park at Rogers & Third Street. How can we better connect the two? Proposal: We’d love to hear any other thoughts you have on the new proposal for the Foundry Building. What do you think? UPCOMING OUTREACH - DETAILS Neighborhood & Long Term Planning, Public Facilities, Arts & Celebration Committee: Wednesday, June 21, 2017 @ 1:00 PM Sullivan Chamber CRA Board: Wednesday June 21, 2017 @ 5:30 PM Cambridge Police Station Building Tours: TBD 24