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56 1. PROPOSED DEVELOPMENT PLAN
Project Summary
Located at the intersection of Broadway and Galileo Galilei Way, the project at 145 Broadway Street (Commercial Building A) is proposed to be a com-mercial building meeting the requirements of the amendments to Article 14 in the Zoning Ordinance. Commercial Building A will replace an existing 78,636 GFA four-story masonry structure currently located on the site. The proposed core and shell Commercial Building A will have a total GFA of approximately 441,614 SF and be up to nineteen floors plus a mechanical penthouse.
The total height of Commercial Building A will be up to 250’-0”, as defined in the zoning ordinance. Commercial Building A is designed with a +/-12’- 8” floor to floor height on typical floors above ground level in order to accommo-date commercial office program, ensuring the building’s longevity in a rapidly evolving commercial office market.
The ground floor plan is designed to activate the adjacent public realm to the greatest extent possible, with a public plaza providing direct and open access to the lobby and active use spaces, which extends along Broadway and wraps the corner of Galileo Galilei Way. Ground-level pedestrian circulation along Broadway and the West Service Road allows direct access and views to the existing open park space. Service and loading is accessed along the northern side of the site, with a dedicated off-street loading facility for both deliveries and waste management provided at the northeast corner of the building off the western internal drive. Access to vehicular and underground long-term bike parking are also located in this area.
Commercial Building A is currently being constructed with 350 parking spaces, and as part of this update the Proponent is seeking approval to add 107 spaces (457 total spaces) to this garage through more efficient self-parking striping and provision of managed/valet parking spaces. Commercial Build A will also accommodate one hundred and thirty one (131) bike parking spaces in a five (5) story below grade garage, allowing it to serve not only the 145 Building, but also other projects identified as part of this Concept Plan.
COMMERCIAL BUILDING A (145 BROADWAY)DEVELOPMENT COMPONENTS
MXD INFILL DEVELOPMENT CONCEPT PLAN 57
PERSPECTIVE VIEW FROM BROADWAY LOOKING NORTH WEST (CONCEPTUAL MASSING)
GALIL
EO G
ALIL
EI W
AY
BINNEY STREET
BROADWAY
58 1. PROPOSED DEVELOPMENT PLAN
FIGURE 1.11
0’ 20’ 40’
N
CommercialLobbyActive Use
Bike ParkingMechanicalParking
Parking EntranceLoading
P
L
E Entrance (per use type)
B.O.H. / Mech
Broadway
Galileo G
alilei Way
Seating
FCC
P L
E
E
E
EE
E
E
MXD INFILL DEVELOPMENT CONCEPT PLAN 59
FIGURE 1.11B
GROUND LEVEL
EXTERIOR ROOF (SETBACK)
OFFICE
60 1. PROPOSED DEVELOPMENT PLAN
TYPICAL FLOOR LEVEL
FIGURE 1.11CCOMMERCIAL BUILDING A (145 BROADWAY)
10% 14% 10%
UP
DOWN
* Refer to page 215 for description of proposed managed parking.
MXD INFILL DEVELOPMENT CONCEPT PLAN 61
LEVEL B1
33 STALLS B1350 STALLS TOTAL (UNDER CONSTRUCTION)*
PARKING
FIGURE 1.11D
OfficeLobbyActive Use
Bike StorageMechanicalParking 0’ 40’ 80’
BICYCLE PARKINGP1
01
02
10
06
14
18
04
12
08
16
03
11
07
15
19
05
13
09
17
P3
P2
P4
P5
250’-0”
ACTIVE USE
MECH
LOBBY
32’-8”LEVEL 3
Broadw
ay
TOP OF LAST OCCUPIED FLOOR
62 1. PROPOSED DEVELOPMENT PLAN
SECTION A-A
FIGURE 1.11ECOMMERCIAL BUILDING A (145 BROADWAY) - SECTION / ELEVATION
0’ 40’ 80’
A
A
1
32’-8”
250’-0”
LEVEL 3
Broadw
ay
TOP OF LAST OCCUPIED FLOOR
MXD INFILL DEVELOPMENT CONCEPT PLAN 63
1 WEST ELEVATION
FIGURE 1.11F
0’ 40’ 80’
2
20’-0”
250’-0”
LEVEL 2
* NUMBER OF STORIES SUBJECT TO FINAL DESIGN
TOP OF LAST OCCUPIED FLOOR
64 1. PROPOSED DEVELOPMENT PLAN
2 NORTH ELEVATION
FIGURE 1.11GCOMMERCIAL BUILDING A (145 BROADWAY) - ELEVATIONS
0’ 40’ 80’
3
TOP OF LAST OCCUPIED FLOOR
LEVEL 3
250’-0”
32’-8”
MXD INFILL DEVELOPMENT CONCEPT PLAN 65
3 EAST ELEVATION
FIGURE 1.11H
0’ 40’ 80’
4
LEVEL 2
250’-0”
20’-0”
TOP OF LAST OCCUPIED FLOOR
66 1. PROPOSED DEVELOPMENT PLAN
4 SOUTH ELEVATION
FIGURE 1.11ICOMMERCIAL BUILDING A (145 BROADWAY) - ELEVATION
MXD INFILL DEVELOPMENT CONCEPT PLAN 67
COMMERCIAL BUILDING A AND RESIDENTIAL BUILDING SOUTH (BLUE GARAGE)
PERSPECTIVE VIEW FROM BROADWAY LOOKING NORTH WEST (CONCEPTUAL MASSING)
68 1. PROPOSED DEVELOPMENT PLAN
The Concept Plan is proposing the addition of 421,300 total residential GFA, contributing to the housing needs of the City through the offering of a broad spectrum of residential units ranging in size, type and affordability across both rental and home ownership product types. The residential projects comprise two standalone buildings, the Residential Building South and the Residential Building North. The two buildings are proposed to be constructed over the most southerly and northerly portions of the Blue Garage, an existing 6-story parking structure which is located on the site, bounded by the Broadway and Binney parks to the north and south, and the East and West Service Roads to the east and west. The new buildings will mask the existing parking deck with residential and retail uses, thereby significantly improving the streetscape and quality of the walking experience within the neighborhood. The existing garage will service the vehicular and long-term bike parking needs of both buildings.
RESIDENTIAL BUILDING SOUTH
The Residential Building South is located along Broadway, setback fronting the Broadway Park, and stands at approximately 350 feet in height to the highest occupied floor, as defined under the zoning ordinance. Its slender massing provides for a rectangular, approximately 12,000 GFA typical floor plate for a total of 350,000 GFA over 34 occupiable floors. It is proposed that the Residential Building South will fulfill one hundred percent (100%) of the minimum home ownership GFA for the entire Project, with a total of 80,000 GFA dedicated to home ownership, as well as its proportionate share of affordable, middle-income and three-bedroom units.
The ground floor plan has been designed to activate the streetscape fronting Broadway Park through two active lobbies, individually serving the home ownership and rental units. The lobbies will be well lit and transparent, and will provide round-the-clock activity beyond the traditional working hours. The service and loading functions will be serviced through a dedicated off-street loading facility, for both deliveries and waste management, located off the West Service Road and away from pedestrian conflicts. Vehicular and long-term bicycle parking will be accessed via two dedicated elevators directly accessible from both lobbies.
RESIDENTIAL BUILDING NORTH
The Residential Building North is located along Binney Street, setback fronting the Binney Park, and stands at approximately 170 feet in height to the highest occupied floor, as defined under zoning, respecting the lower height of the neighboring residential district. Its typical floor plate is approximately 8,000 GFA for a total of 71,300 GFA. Constructed directly over 6 levels of parking structure, the building will total 14 floors (8 residential floors). The Residential Building North has been designed with the flexibility to house either home ownership or rental units and will accommodate its proportionate share of affordable, middle-income and three-bedroom units.
The ground floor plan has been designed to activate the streetscape fronting Binney Park through an active lobby as well as space dedicated to retail or active use. Both will be highly visible, well lit and transparent, and will provide round-the-clock activity beyond the traditional working hours. The service and loading functions will be serviced through a dedicated off-street loading facil-ity, for both deliveries and waste management, located off the East Service Road and away from pedestrian conflicts. Vehicular and long-term bicycle parking will be directly accessed via the two elevators that service the resi-dential floors.
RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE)DEVELOPMENT COMPONENTS
MXD INFILL DEVELOPMENT CONCEPT PLAN 69
PERSPECTIVE VIEW OF RESIDENTIAL BUILDING NORTH FROM BINNEY STREET LOOKING EAST (CONCEPTUAL MASSING)
RESIDENTIAL BUILDING NORTH (BLUE GARAGE)
GALIL
EO G
ALIL
EI W
AY
BINNEY STREET
BROADWAY
70 1. PROPOSED DEVELOPMENT PLAN
RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE) FIGURE 1.12
ParkingBike Parking
0’ 40’ 80’
N
Residential Lobby
Active Use/Retail
Parking Entrance/Exit Loading
P
L
E Entrance (per use type)Condo / Apartment TBD
BR
OA
DW
AY
RESIDENTIAL
LOADING
1 2 3 BIN
NE
Y S
TRE
ET
P
P P
L
L
E
E
EE
MXD INFILL DEVELOPMENT CONCEPT PLAN 71
GROUND LEVEL
FIGURE 1.12B
0’ 40’ 80’
N
Long Term Bicycle Parking ParkingResidentialGreen Roof / Amenity
2016 Solomon Cordwell Buenz
BIKES LONG-TERM PARKING - 316TANDEM PARKING - 19
SOUTH BUILDING TOTAL - 335
BIKES LONG-TERM PARKING - 62 TANDEM PARKING - 4
NORTH BUILDING TOTAL - 66
NORTH TOWERSOUTH TOWER
SECTION AT PODIUM
2016 Solomon Cordwell Buenz
BIKE PARKING
09
08
07
06
05
10
11
12
09
06
05
04
03
10
11
12
LOBBY LOBBY
08
04
07
06M
BIKE PARKING
RESIDENTIALAMENITY
DECK
POTENTIAL AREA FORPV ARRAY
SOUTH EXPANSION JOINT NORTH EXPANSION JOINT
72 1. PROPOSED DEVELOPMENT PLAN
SECTION THROUGH PODIUM AND BIKE PARKING
SECTION AT PODIUM
SHORT TERM PARKING LOCATED IN EAST-WEST CONNECTOR
FIGURE 1.12C
MXD INFILL DEVELOPMENT CONCEPT PLAN 73
RESIDENTIAL BUILDING NORTH (BLUE GARAGE)
PERSPECTIVE VIEW OF RESIDENTIAL BUILDING NORTH FROM BINNEY STREET LOOKING WEST (CONCEPTUAL MASSING)
ResidentialParking
AmenityMechanical
0’ 40’ 80’
Rental - R1North TowerT
2016 Solomon Cordwell Buenz
2016 Solomon Cordwell Buenz
PV ARRAY AREA
SECTION A-A
INFILL DEVELOPMENT CONCEPT PLAN
ParkingResidentialGreen Roof
GROUND FLOOR
BUILDING HEIGHT
78’-0”
0’-0”
09
08
07
06
05
10
11
12
13
14
15
16
17
18
19
20
21
22
23
09
07
06
05
10
11
12
13
14
15
16
17
18
AMENITY
166’-0”
78’-0”
0’-0”
AMENITY
GROUND FLOOR
04
03
AMENITY LEVEL 9SOUTH TOWER
AMENITY LEVEL 09NORTH TOWER
RESIDENTIALAMENITY DECK
AMENITY DECK
SOUTH
EXPANSION JOINTNORTH
EXPANSION JOINT
PHASE 2 PHASE 3
POTENTIAL AREA FOR PV ARRAY
RESIDENTIALAMENITY
DECK
180’
106’
A A’
0’ 40’ 80’
RESIDENTIALAMENITY
DECK
POTENTIAL AREA FORPV ARRAY
POTENTIAL AREA FORPV ARRAY ~ 19,400 sf
74 1. PROPOSED DEVELOPMENT PLAN
POTENTIAL PV ARRAY LOCATION FIGURE 1.12D
SECTION A-A’
9AM 2 PM 3 PM 5 PM
MA
RC
H 2
1st
JUN
E 2
1st
MXD INFILL DEVELOPMENT CONCEPT PLAN 75
PV ARRAY LOCATION SOLAR STUDY FIGURE 1.12E
2016 Solomon Cordwell Buenz2016 Solomon Cordwell Buenz
SECTION D-DResidentialParking
Green Roof / AmenityMechanical
CD
D C
TOP OF LAST
OCC. FLOOR
170’-0”
350’-0”
365’-0” ROOF TERRACES
TOP OF LAST OCC. FLOOR
69’-0” AMENITY
* NUMBER OF STORIES SUBJECT TO FINAL DESIGN
07
050403
01
060504030201
1011
12
1314
15
16
091011
1213
1415
16
17
181920
2122
232425
26
27
28
29
30
31
32
33
34
35
36
09
08 08
07
0606M 06M
76 1. PROPOSED DEVELOPMENT PLAN
RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE) - SECTIONS FIGURE 1.12F
SECTION C-C
2016 Solomon Cordwell Buenz
ResidentialParking
Green Roof / AmenityMechanical
0’ 40’ 80’
AA
69’-0” AMENITY
365’-0”
350’-0”
ROOF TERRACES
TOP OF LAST OCC. FLOOR
GROUND FLOOR
BUILDING HEIGHT
AMENITY
170’-0”
69’-0”
0’-0” LOBBY LOBBY
BIKE PARKING
* NUMBER OF STORIES SUBJECT TO FINAL DESIGN
08
07
06
05
091011
1213
1415
16
17
18
1920
2122
232425
26
27
28
29
30
31
32
33
34
35
36
09
1011
12
13
14
15
16
06050403
08
04
07
06M
RESIDENTIALAMENITY
DECK
POTENTIAL AREA FORPV ARRAY
MXD INFILL DEVELOPMENT CONCEPT PLAN 77
FIGURE 1.12G
SECTION A-A
AMENITY
GROUND FLOOR
350’-0”
69’-0”
* NUMBER OF STORIES SUBJECT TO FINAL DESIGN
170’
AMENITY 69’-0”
GROUND FLOOR
TOP OF LAST OCCUPIED FLOOR
TOP OF LAST OCCUPIED FLOOR
78 1. PROPOSED DEVELOPMENT PLAN
FIGURE 1.12H
1 SOUTH ELEVATION 2 NORTH ELEVATION
RESIDENTIAL BUILDING NORTH AND SOUTH (BLUE GARAGE) - ELEVATIONS
0’ 40’ 80’
3
21
170’-0”
AMENITY 69’-0”
GROUND FLOOR
AMENITY
GROUND FLOOR
350’-0”
69’-0”
* NUMBER OF STORIES SUBJECT TO FINAL DESIGN
TOP OF LAST OCCUPIED FLOOR
TOP OF LAST OCCUPIED FLOOR
MXD INFILL DEVELOPMENT CONCEPT PLAN 79
FIGURE 1.12I
3 EAST ELEVATION
170’
AMENITY 69’-0”
GROUND FLOOR
AMENITY
GROUND FLOOR
350’-0”
69’-0”
* NUMBER OF STORIES SUBJECT TO FINAL DESIGN
TOP OF LAST OCCUPIED FLOOR
TOP OF LAST OCCUPIED FLOOR
80 1. PROPOSED DEVELOPMENT PLAN
FIGURE 1.12J
4 SOUTH ELEVATION
4
5 6
0’ 40’ 80’
AMENITY 69’-0”
350’-0”
170’-0”
AMENITY 69’-0”
GROUND FLOOR
TOP OF LAST OCCUPIED FLOOR
TOP OF LAST OCCUPIED FLOOR
MXD INFILL DEVELOPMENT CONCEPT PLAN 81
FIGURE 1.12K
5 SOUTH BUILDING: NORTH ELEVATION 6 NORTH BUILDING: SOUTH ELEVATION
82 1. PROPOSED DEVELOPMENT PLAN
DEVELOPMENT COMPONENTSCOMMERCIAL BUILDING B (325 MAIN STREET)PROJECT SUMMARY
Located within the Concept Plan area, the project at 325 Main Street (Commercial Building B) is proposed to be a commercial office and retail building meeting the requirements of the amendments to Article 14 in the Zoning Ordinance. Commercial Building B will replace an existing four-story masonry commercial office and retail building currently located on the Site. The proposed commercial office and retail building will have a total GFA of approximately 387,187 square feet and be up to sixteen floors plus a mechan-ical penthouse. The total height of Commercial Building B will be up to 250’-0” to the last occupied floor, as defined under zoning.
Commercial Building B at 325 Main Street will significantly enhance and enliven the public realm in multiple ways, including a redesigned ground and second floor retail edge along Main Street and the building’s east facade, directly abutting Kendall Plaza, thus enhancing the pedestrian experience at the street level and further enlivening Kendall Plaza. In addition, the Project will create a new pedestrian connection from Kendall Plaza up to the Kendall Square Rooftop Garden through a combination of publicly accessible stairs, a second-level terrace and an elevator, providing an opportunity for multi-level public space and potential programming as well as increased visual interest on Kendall Plaza. Further, Commercial Building B will provide enhanced access from Pioneer Way through the ground floor retail portion of the building to facilitate pedestrian connection between Ames Street and the Kendall Plaza, enhance neighborhood connectivity and permeability and enliven the proposed ground floor retail.
Commercial Building B will be served by the existing dedicated off-street loading facility for both deliveries and waste management that is shared with 255 Main and the Marriott Hotel, and accessed from Broadway. The loading dock activities will be managed so that service and loading operations do not adversely impact traffic circulation on the adjacent local roadways. Parking for Commercial Building B will be provided through the existing four garages managed by the Applicant in the area. No parking will be constructed on-site at Commercial Building B. Additionally, the building will provide up to 108 long term and 47 short term bike parking spaces.
MXD INFILL DEVELOPMENT CONCEPT PLAN 83
COMMERCIAL BUILDING B (325 MAIN STREET)
PERSPECTIVE VIEW FROM MAIN STREET LOOKING WEST (CONCEPTUAL MASSING SUBJECT TO CHANGE DURING DESIGN REVIEW)
MAIN STREET
AMES
STR
EET
84 1. PROPOSED DEVELOPMENT PLAN
FIGURE 1.13COMMERCIAL BUILDING B (325 MAIN STREET)
0’ 20’ 40’
N
Public LobbyLobbyActive Use
Bike ParkingMechanicalParking
Parking EntranceLoading
P
L
E Entrance (per use type)
B.O.H. / Mech
Main Street
Seating
Lobby
FCC
E EE
E
E
EE
Public Elevator to Kendall Square Rooftop Garden
Public Stair to Kendall Square Rooftop Garden
Kendall Square Rooftop Garden
325 + 355 Main Street Easement
Parcel J Easement (East)Parcel J Easement (West)
Please refer to Chapter 3 for concept development
Please refer to Chapter 3 for concept development
MXD INFILL DEVELOPMENT CONCEPT PLAN 85
FIGURE 1.13B
GROUND LEVEL
0’ 20’ 40’
N
OfficeMechanical
86 1. PROPOSED DEVELOPMENT PLAN
TYPICAL FLOOR
COMMERCIAL BUILDING B (325 MAIN STREET) - PLANS FIGURE 1.13C
Bike ParkingMechanical / Back of House
0’ 20’ 40’
N
Loading 1
Loading 2
Trash
MXD INFILL DEVELOPMENT CONCEPT PLAN 87
LEVEL B1
FIGURE 1.13D
0’ 40’ 80’
MECHANICALOFFICE / LABLOBBY
ACTIVE / COMMERCIAL USEPARKING
AA
88 1. PROPOSED DEVELOPMENT PLAN
COMMERCIAL BUILDING B (325 MAIN STREET) - SECTIONS
SECTION A-A
FIGURE 1.13E
0’ 40’ 80’
MECHANICALOFFICE / LABLOBBY
ACTIVE / COMMERCIAL USEPARKING
BB
MXD INFILL DEVELOPMENT CONCEPT PLAN 89
SECTION B-B
FIGURE 1.13F
0’ 20’ 40’
90 1. PROPOSED DEVELOPMENT PLAN
1 EAST ELEVATION (KENDALL PLAZA)
COMMERCIAL BUILDING B (325 MAIN STREET) - ELEVATIONS FIGURE 1.13G
0’ 20’ 40’
1
2
4
3
MXD INFILL DEVELOPMENT CONCEPT PLAN 91
2 NORTH ELEVATION (BROADWAY)
FIGURE 1.13H
0’ 20’ 40’
92 1. PROPOSED DEVELOPMENT PLAN
COMMERCIAL BUILDING B (325 MAIN STREET) - ELEVATIONS
3 SOUTH ELEVATION (MAIN STREET)
FIGURE 1.13I
0’ 20’ 40’
1
2
4
3
MXD INFILL DEVELOPMENT CONCEPT PLAN 93
4 WEST ELEVATION (AMES STREET)
FIGURE 1.13J
BELOW MARKET SPACE – OPERATION DIAGRAM
1. Owns space at economic risk
2. Licensee operates space for share of revenue
3. Non profits* serve their target clients
Governance Board** Chooses Non Profits Tenants
LICENSEE OPERATOR
*Non profits represented here are for conceptual demonstrative purposes.**Governance Board to be composed of applicable stakeholders
* To be delivered simultaneously with Commercial Building A
60,496 GFA* 44,704 GFA
*Non profits represented here are for conceptual demonstrative purposes** Governance Board to be composed of applicable stakeholders
94 1. PROPOSED DEVELOPMENT PLAN
BELOW MARKET SPACE OPERATION DIAGRAM
DEVELOPMENT COMPONENTSINNOVATION SPACE CONVERSION (255 MAIN STREET) PROJECT SUMMARY
Located within the Concept Plan area, the project at 255 Main Street will host the market rate and below market rate innovation space in a manner consistent with the requirements of Article 14. The market rate space will be operated by the Cambridge Innovation Center and the below market Space will be operated by a third party manager who will lease co working, classroom and event space to non profits focused on providing technology education.
The proposed conversion will have a total GFA of approximately 105,200 phased with the development GFA of Commercial Buildings at 145 Broadway and 325 Main Street Respectively.
The anticipated market rate uses include business incubators, small research lab-oratories, office space for startups, non-profits and entrepreneurs, and facilities necessary for testing early stage products and prototypes. The below market space will include tech education focused non profits. The prominent location, re purposed space, and below market rents will help facilitate and guarantee the future of the innovation ecosystem that has contributed to the vitality of Cambridge.
Figure 1.14 shows a conceptual Operation Plan for the below market space and a phasing and delivery plan for the market and below market Innovation Space overall. More details are provided in the Innovation Space Operations Plan sub-mitted to the CRA in July of 2018.
FIGURE 1.14
ExclusiveInnovationSpace Lobby
Multi-Tenant Lobby1
2
3
4
5
6
7
8
9
10
11
12
OVERALL STACKING DIAGRAM
Phasing and percentage of Innovation space will be in conjunction with the GFA of Commercial Buildings A and B Respectively
92,482 92,482 92,482 92,482 92,482
17,599 17,599 17,59926,300 26,300
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
2019 2020 2021 2022 2023
45,372 45,372 45,372 45,372 45,372
15,124 15,124 15,124 15,124 15,124
33,528 33,528
11,176 11,176
0
20,000
40,000
60,000
80,000
100,000
120,000
2019 2020 2021 2022 2023
Gro
ss F
loor
Are
a (G
FA)
Gro
ss F
loor
Are
a (G
FA)
Year Year
Market Rate Innovation Space
Below Market Rate Innovation Space
Market Rate Innovation Space
Below Market Rate Innovation Space
Commercial Building BRequirement
Commercial Building ARequirement
Anticipated C of O forCommercial Building A
Anticipated C of O forCommercial Building A
Anticipated C of O forCommercial Building B
Anticipated C of O forCommercial Building B
60,496
110,081 110,081 110,081
60,496 60,496
105,200 118,782105,200
118,782
MXD INFILL DEVELOPMENT CONCEPT PLAN 95
REQUIRED INNOVATION SPACE DELIVERY PLANNED INNOVATION SPACE DELIVERY
255 MAIN STREET– EXISTING 255 MAIN STREET– STACKING
0’ 20’ 40’
TYPICAL FLOOR
Broadway
Main Street
FIGURE 1.14BINNOVATION SPACE CONVERSION (255 MAIN STREET)
96 1. PROPOSED DEVELOPMENT PLAN
CONCEPTUAL PROGRAMMATIC FLOOR PLAN
Typical floor area ~20,600 sf
FIGURE 1.14C
MXD INFILL DEVELOPMENT CONCEPT PLAN 97
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