Margulies Perruzzi led the design effort to renovate this 1960s-era, three-story, brick masonry office/lab building in Waltham, MA. Part of the Hobbs Brook Management campus along 610N Lincoln Street was repositioned as an office building to meet the needs of the growing suburban office market along Route 128, and to realize continued service from this aging but otherwise quality structure.
As part of the repositioning effort, the building underwent a variety of aesthetic and energy efficiency upgrades, which served to enhance its marketability. A new, landscaped entrance walkway and glass-enclosed structure better defines the main point-of-entry and adds visual interest to the existing red brick exterior façade. A new two-story lobby with contemporary finishes, lighting, and architecture adds spaciousness and drama upon arrival. The expanded and repositioned toilet room core results in better floor plate efficiency and more tenant perimeter wall area.
In order to improve energy performance, the building electrical and mechanical systems were completely replaced. The existing single-pane bronze glazing was replaced throughout with clear, energy-efficient insulating glass units. Upgrades to the building’s existing thermal insulation and roof systems completed the transformation of the existing building envelope and contributed to attaining a LEED Gold certification for this core/shell renovation – exceeding the original goal of LEED Silver.
Inside, locker rooms and shower facilities were added as a key tenant amenity along with modern elevators and sustainable finishes throughout. Seeking to add further efficiency to the building’s footprint, the existing mechanical system was not only replaced, but also repositioned from the perimeter of the ground floor to the roof, resulting in over 2,000 square feet of additional tenant area.
Sustainability
This project is certified LEED-Gold.
Award-Winner
2016 IES Boston Illumination Awards | Section Award | Cimpress & Vistaprint
2016 IES Boston Illumination Awards | Section Award | 275 Wyman Street
2016 Building Design + Construction Team Awards | Bronze | 275 Wyman/Cimpress
Margulies Perruzzi was retained by Hobbs Brook Management to design a new building located at 275 Wyman Street, within the Hobbs Brook Office Park in Waltham.
This 300,000 square foot, Class A office building features a dramatic geometric design and has five floors with 60,000 square foot floorplates that are nearly column free, providing maximum flexibility to tenants. Achieving LEED Gold certification, this building includes a fitness center, café, kitchen with servery, and an impressive two-story lobby and terrace. The exterior features a glass canopy with a covered walkway leading to a 1,000+ car parking garage. A green-roof courtyard connects the parking garage and the building’s main entry.
Margulies Perruzzi worked with DWS and CBRE to design a modern face to this well-known medical office building by creating new rentable tenant space, activating the rear courtyard, and repositioning the lobby.
MP redefined the entry by extending the first-floor space, including potential for a new retail tenant, to engage with the public sidewalk and streetscape. This expansion created a new, welcoming, light-filled lobby with updated amenities and a concierge/security desk. The redesigned lobby improves circulation and access to the tower above while improving visibility from the security desk to both entry and drop off locations. Existing elevators were renovated to improve access from the garage level to individual tenant floors while reducing elevator wait times.
Improved accessibility includes new at-grade entry locations and a renovated existing rear plaza to create a covered drop-off location for patients and visitors. The heavily-used garage level entrance has a new vestibule and front door for patients and tenants, providing a comfortable waiting area for visitors. The project team partnered with the City of Boston to re-design sidewalks, bringing them into compliance with applicable accessibility codes.
The project required an amendment to Planned Development Area #7; MP worked closely with the Boston Public Development Agency (BPDA) and various West End neighborhood associations to build support. The project received approvals from the BPDA Board and Boston Zoning Commission.
Campanelli Companies commissioned Margulies Perruzzi to provide design services for the repositioning of this real estate asset. Built in 1982, the building required a significant update. MP lead the design strategy for improvements to the building’s exterior and interior.
The exterior work involved repositioning the front access point to a more accommodating area of the building and redesigning two entries in a more current and inviting manner. Other work on the exterior involved a redesign to the ninth floor window envelope to remove an outdated detail and replace it with a more modern design. The exterior building envelope color was also updated.
The interior scope includes a complete redesign of the building lobby, a new contemporary urban café, and a fitness center. MP also updated the materials in the existing conference center and in all core building components on upper floors such as elevator lobbies, toilet rooms and common spaces.
After completing the repositioning of Heritage Two in 2014, Margulies Perruzzi returned to help Campanelli Companies create a “building twin” to complement the Heritage Landing collection. MP’s design for Heritage One brings the same energized feel to the refreshed common spaces but gives Heritage One its own distinct style and identity.
Updated common spaces, including the front and back entry lobby, the elevator bay, and the café space, engage building occupants and give them a place to gather. A grab-and-go style dining area and a coffee bar provide an enticing amenity to distinguish the suburban space and attract potential tenants. The café space was strategically designed to convert into a full servery in the future (if needed) with minimal renovation.
The Davis Companies engaged Margulies Perruzzi to revitalize 176,000 SF of core amenities, including the lobby, café/lounge and the adjoining outdoor courtyard, fitness center, and elevator lobbies in this five-story, 300,000 square foot, Class A office building.
A dramatically backlit glass feature wall drapes behind a wood and metal trimmed reception desk, shielding the elevator lobbies and defining the seating areas. Backlit glass wraps behind and above the reception desk providing a focal point. MP worked with manufacturers to customize this wall system as a ceiling system, creating a unified wall and ceiling appearance.
The color and texture of the interior lobby flooring coordinates with the exterior pavers to create a cohesive transition from exterior to interior. New exterior signage, bollards, lighting, paving, tiered planters, signage, and visitor parking grace the revamped entry.
The elevator doors and frames are re-clad in stainless steel. Elevator lobby wall surfaces feature back-painted glass and wood to provide continuity with the lobby design. The renovated café/lounge features new flooring, accent walls, upgraded finishes to all islands and counters, and new energy efficient lighting.
Our neighborhood activation plan called for the restoration and repositioning of three historic buildings in the Seaport District. New ground-floor retail space and a new pedestrian plaza create a vibrant retail and dining destination.
Dating to the early 20th century, the neighborhood was a booming industrial area of brick and beam warehouse buildings with original openings ranging from four to six feet above today’s sidewalk, a prohibitive feature for an active modern streetscape. MP’s design lowered the floors and window openings to provide accessibility, create sight lines and visual connection from the street, and restores the historic building façades and architectural flourishes of the time. The entire team took great care in respecting the historic context of the neighborhood while activating a new retail area.
Margulies Perruzzi was asked by National Development to reposition this existing building to attract new tenants and to raise its profile in the marketplace. A new open, day-lit lobby features a new glass curtain wall located on the outer building face for better visibility. A new entrance plaza allows for outside dining and casual seating. New food options and a fitness area provide upgraded amenities to building tenants and visitors.
With the MBTA University Station across the street and a new retail development going in next door, the MP team worked together with National Development and the Town of Westwood to first develop the name/address of the building, and then to create the building’s logo.
Inside, MP created a double-sided custom mural that visually enlivens the lobby while dividing the café from the adjoining fitness center. The mural evokes the surrounding transportation options, subtly underscoring a key selling feature for the building owners to present to potential tenants.
The outside also comes inside, as the lobby features casual seating arrangements along with interior “living” walls of live plants and a low planter separating the entry and café. While the building had remained vacant for years prior to the renovation, it was fully leased within one year of the project’s completion.
This project utilized cross-laminated timber (CLT) to add two stories to an existing 1920’s era brick and beam building at 69 A Street in South Boston, creating a five-story 45,000 SF building which is a hybrid of historical and new construction. Our project team navigated the complex permitting process, and the building was designed to accommodate either a single tenant or multiple tenants.
Originally the home of the Standard Rivet Company, the building was designed for industrial use with three floors and an unfinished basement. With some of the original windows – single pane with steel edging – still in place, the project team was able to reference the original architecture to guide placement for building core volumes while maximizing window opening percentages.
Sustainability
This project is certified LEED-Silver
Having previously provided design services for the approximately 329,000 SF Blue Cross Blue Shield Hingham headquarters in 2007, Margulies Perruzzi was again engaged to provide several renovations to the facility for this long standing client. Renovations included a new conference center, open office spaces, cafe, and a variety of lounge/amenity areas.
The 10,000 SF conference center is comprised of four separate conferences rooms separated by contractable wall partitions, giving flexibility to users to create a variety of different sized conference rooms. Adjacent to the conference area is a lounge/cafe space, providing a conviently located space for collaboration and conference reception. Additionally, outside the conference center is an outdoor patio area, providing additional gathering space.
Branding was incorporated throughout to create custom moments as you walk through the spaces and tie in the new with the existing spaces. The open office spaces provides strategic neighborhoods of workstations, increasing communication and collaboration amongst staff. Adjacent to the open office is a stunning lounge area located in a tower overlooking the Hingham campus. This area provides a space for informal gatherings and respite for staff, as well as a large area for formal gatherings and office events.
