and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

Agenda
I.

Urban context of the Harbor Garage

a.
b.

II.

Previous planning studies

Urban Design Considerations

Review urban design of the proposed redevelopment

III. Review Ch. 91 shadow analysis

IV. Alternative Scenarios
a.
b.

V.

Variables to consider
Scenarios for the MHPAC to consider

Comments and Questions

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

Urban Context of the

Harbor Garage

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

Review of Planning
Recommendations

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MHPAC Meeting November 19. 2014

Review of Planning Recommendations and History

Central Artery/Tunnel Project

c. 2005

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

Greenway District Planning Study, 2008-2010

Potential Investment Sites

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

Greenway District Planning Study, 2010

Wharf District
and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

10

Greenway District Planning Study, 2010

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

11

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

12

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

13

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

14

Urban Design Considerations

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

15

Overview of Proposed Redevelopment Scenario

Proposed Building

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MHPAC Meeting November 19. 2014

16

Overview of the Harbor Garage Parcel

Evaluating the proposed redevelopment

Open Space

What is the quality of open space?

View Corridors

How visible is the water? The Aquarium?

Edges

How do the edges contribute to their surrounding

context? Are they actively programmed?

Activation of the
Public Realm

Does the proposed ground-level programs appropriately

activate the public realm?

How it fits within the

urban context

What massing is appropriate along the waterfront? What

height is appropriate along the waterfront? In this
historical context?

Environmental
Effects

How will the proposed building affect the surrounding

context? What will the shadow impacts be?

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MHPAC Meeting November 19. 2014

17

Overview of the Harbor Garage Parcel

Evaluating the proposed redevelopment

MHPAC members asked.
Please review of alternate building envelope scenarios to better understand
what the incremental differences would be with shadow and differing heights.
Expressed concern with the bulk of the proposed buildings and whether there are
other design options and massing variations that could be reviewed.
What are the views from the ground level from a number of different vantage
points? How will the massing be viewed from various pedestrian level vantage
points?
What is a proposal closer to the 50% lot coverage standard?
What about establishing of shadow protection zones? But not extending out into
the middle of the harbor.

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MHPAC Meeting November 19. 2014

18

Overview of the Harbor Garage Parcel

Harbor Garage

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

19

Overview of the Harbor Garage Parcel

Harbor Garage

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

20

Overview of the Harbor Garage Parcel

Harbor Garage

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

21

Overview of the Harbor Garage Parcel

Harbor Garage

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

22

Overview of the Harbor Garage Parcel

Harbor Garage

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

23

Overview of the Harbor Garage Parcel

Harbor Garage

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

24

Overview of the Harbor Garage Parcel

Harbor Garage

Christopher Columbus
Waterfront Park

Long Wharf

Old Atlantic Ave

Greenway

255 State
Street

NEAq
Central Wharf

IMAX

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

25

Overview of the Harbor Garage Parcel

Harbor Garage

Christopher Columbus
Waterfront Park

Long Wharf

Old Atlantic Ave

Greenway

255 State
Street

NEAq
Central Wharf

IMAX

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

26

Overview of the Harbor Garage Parcel

Harbor Garage
615

422
510

390
120
265

390

92

495

285
140

510
405

100
600
155

250

590
104

287

165

115

70
170
400

157

105
80

220

82

120

80

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MHPAC Meeting November 19. 2014

27

Overview of the Harbor Garage Parcel

Harbor Garage Proposal

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MHPAC Meeting November 19. 2014

28

Overview of the Harbor Garage Parcel

Harbor Garage Proposal

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

29

Overview of the Harbor Garage Parcel

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

30

Overview of the Harbor Garage Parcel

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

31

Review Ch. 91
shadow analysis

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MHPAC Meeting November 19. 2014

32

Downtown Waterfront: Harbor Garage Site

100% Building Coverage

0% Open Space

Existing Conditions
600

495

200
400

162

Existing Zoning: 155

70
7 Stories

125

Site Area:
57,346 gsf
Exist GFA: 400,400 gsf
Exist FAR:
7.0
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MHPAC Meeting November 19. 2014

33

Downtown Waterfront: Harbor Garage Site

50% Building Coverage

50% Open Space

Ch. 91 Baseline
Ch. 91 allows 55 feet high
within 100 feet of the project
shoreline, stepping up one
foot for every two feet further
back from the shoreline.
Parcel maximum height on
the seaward edge is 55
stepping up to approx. 150
along Atlantic Avenue

Ch. 91 baseline

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145

MHPAC Meeting November 19. 2014

34

Downtown Waterfront: Harbor Garage Site

100% Building Coverage

0% Open Space

Proposed Development
For Ch. 91 purposes,
shadows are
calculated based on
the highest occupiable
floor.

582

485

Tower 1
Highest Occupiable floor 582
Total height 615
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Tower 2
Highest Occupiable floor 485
Total height 538
for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

35

Ch. 91 Baseline and the Proposed Redevelopment Scenario

50% Building Coverage

50% Open Space

Chapter 91 Compliant Scenario

Ch. 91 baseline
145

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MHPAC Meeting November 19. 2014

36

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chapter 91 Compliant Scenario

Christopher Columbus
Waterfront Park

Net new shadow, as compared

to existing garage (taking into
consideration shadows cast by
existing buildings)

8 AM

Greenway

Long Wharf

5 PM
Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

37

Minimum 1 hour or more continuous

shadow extent for Chapter 91
Compliant scenario

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chapter 91 Compliant Scenario

Christopher Columbus
Waterfront Park

Long Wharf

8 AM

Greenway

5 PM
Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

38

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Proposed Building
For Ch. 91 purposes,
shadows are
calculated based on
the highest occupiable
floor.

582

485

Tower 1
Highest Occupiable floor 582
Total height 615
and Durand & Anastas Environmental Strategies

Tower 2
Highest Occupiable floor 485
Total height 538
for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

39

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Shadow based on Highest Occupiable Floor
Net Shadow* increase over existing
garage

Morning rush hour

Expand artboard to
show full shadow
coverage

Greenway
Long Wharf

Central Wharf

SHADOW AT 8-9 AM
Oct. 23

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MHPAC Meeting November 19. 2014

40

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Shadow based on Highest Occupiable Floor
Net Shadow* increase over existing
garage

Morning rush hour

Expand artboard to
show full shadow
coverage

Greenway
Long Wharf

Central Wharf

SHADOW AT 8-9 AM
Oct. 23

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

41

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Shadow based on Highest Occupiable Floor
Net Shadow* increase over existing
garage

Afternoon lunch hour

Greenway
Long Wharf

Central Wharf

Oct. 23

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for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

42

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Shadow based on Highest Occupiable Floor
Net Shadow* increase over existing
garage

Afternoon lunch hour

Greenway
Long Wharf

Central Wharf

Oct. 23

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MHPAC Meeting November 19. 2014

43

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Shadow based on Highest Occupiable Floor

Greenway
Long Wharf

Central Wharf

Oct. 23

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MHPAC Meeting November 19. 2014

44

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

* Net shadow increase, as compared to existing garage

(taking into consideration shadows cast by all existing
buildings)

Shadow based on Highest Occupiable Floor

Net Shadow* increase over existing

garage

Net Shadow
increase*

Expand artboard to
show full shadow
coverage

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

45

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Shadow based on Total Height

Expand artboard to
show full shadow
coverage

Greenway
Long Wharf

Central Wharf

Oct. 23
7:00 am to 4:00 pm
and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

46

Minimum 1 hour or more continuous

shadow extent for Chapter-91
Compliant proposal

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Minimum 1 hour or more continuous

shadow extent for Development
Scenario

Shadow based on Highest Occupiable Floor

Net Shadow* increase over existing

garage

1 Hr Shadow
Line

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

47

Minimum 1 hour or more continuous

shadow extent for Chapter-91
Compliant proposal

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Minimum 1 hour or more continuous

shadow extent for Development
Scenario

Shadow based on Highest Occupiable Floor

Net Shadow increase over Chapter 91

Baseline on watersheet
Net Shadow increase over Chapter 91
Baseline on public realm

Net Shadow increase

on public realm
Christopher
Columbus
Park

Long Wharf

255 State
Street

NEAq
Central Wharf
IMAX

Net Shadow
increase*
(in square feet)

Chapter 91
jurisdiction

Beyond Ch. 91
jurisdiction
(Greenway)

Public Realm

128,800

82,000

Watersheet

230,700

--

359,500

82,000

Total

and Durand & Anastas Environmental Strategies

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Net Shadow increase on

watersheet

Oct. 23
8:00 am to 5:00 pm
MHPAC Meeting November 19. 2014

48

Minimum 1 hour or more continuous

shadow extent for Chapter-91
Compliant proposal

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chiofaro Co. Proposal Oct. 23

Minimum 1 hour or more continuous

shadow extent for Development
Scenario

Shadow based on Highest Occupiable Floor

Net Shadow increase over Chapter 91

Baseline on watersheet
Net Shadow increase over Chapter 91
Baseline on public realm

Christopher
Columbus
Park

Long Wharf

255 State
Street

NEAq
Central Wharf
IMAX

Net Shadow
increase*
(in square feet)

Chapter 91
jurisdiction

Beyond Ch. 91
jurisdiction
(Greenway)

Public Realm

128,800

82,000

Watersheet

230,700

--

359,500

82,000

Total

and Durand & Anastas Environmental Strategies

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Oct. 23
8:00 am to 5:00 pm
MHPAC Meeting November 19. 2014

49

Net New Shadow over Greenway

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Net New Shadow over Central Wharf and Long Wharf

Chiofaro Co. Proposal Oct. 23

Net New Shadow over watersheet

Streets and Sidewalks

Shadow based on Highest Occupiable Floor

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

50

Other criteria
Impact on Long Wharf

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MHPAC Meeting November 19. 2014

51

Downtown Waterfront

Long Wharf

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MHPAC Meeting November 19. 2014

52

Downtown Waterfront

Long Wharf

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MHPAC Meeting November 19. 2014

53

Downtown Waterfront

Long Wharf: Open Space Resource

~ 33 % of the open space in

the Downtown Waterfront
study area is Long Wharf

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MHPAC Meeting November 19. 2014

54

Downtown Waterfront

Long Wharf: Waters Edge

~30% of the waters

edge in this Downtown
Waterfront study area is
on Long Wharf

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MHPAC Meeting November 19. 2014

55

Downtown Waterfront

Long Wharf: Water Transportation Hub

Boston Harbor Cruises estimates

an additional 400K annual riders in the
next 5 years.

and Durand & Anastas Environmental Strategies

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Harbor Island Alliance: 2014 was their

busiest year with approximately 125,000
visiting the islands, which is up 17% from
2013.

MHPAC Meeting November 19. 2014

56

and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

57

Ch. 91 Precedents

Shadow Protection Zone

MHPAC members:

Asked about the extent of

shadow impacts on
significant open space
resources.

Referenced support for the

establishment of shadow
protection zones, but they
should not extend out into
the middle of the harbor.

Our greatest concern is the shadows of longer duration, as these can

have a significant impact on the pedestrian environment. Accordingly
we focused our attention on those areas of the shadow protection zone
that are in shadow more than one hour each day.
- South Boston MHP

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MHPAC Meeting November 19. 2014

58

Ch. 91

Shadow Protection Zone

Should we create
a shadow
protection zone?
Where should
new 1-hour
shadow be
prohibited or
mitigated?

October 23rd
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MHPAC Meeting November 19. 2014

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Other criteria
Open Space

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MHPAC Meeting November 19. 2014

60

Greenway District Planning Study, 2010

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MHPAC Meeting November 19. 2014

61

Overview of the Harbor Garage Parcel

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MHPAC Meeting November 19. 2014

62

Overview of the Harbor Garage Parcel

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MHPAC Meeting November 19. 2014

63

Other Scenarios

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MHPAC Meeting November 19. 2014

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Other Scenarios

Greenway District Planning Study

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MHPAC Meeting November 19. 2014

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Alternative Scenarios
Variables:
Height
One tower vs two towers
Building Orientation
Location of open space

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MHPAC Meeting November 19. 2014

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Alternative Scenarios

Variables
Height

South Tower only

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Orientation

MHPAC Meeting November 19. 2014

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Alternative Scenarios

Variable: Height

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Alternative Scenarios

Two Towers 600 & 500

600
500

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

69

Alternative Scenarios

Two Towers 500 & 400

500
400

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

70

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Two Towers 400 & 300

400
300

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

71

Alternative Scenarios

Two Towers 300 & 200

300
200

Greenway

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

72

Minimum 1 hour or more

continuous shadow
extent for 300 & 200
Towers Scenario

Alternative Scenarios

Two Towers Oct. 23

Minimum 1 hour or more

continuous shadow
extent for 400 & 300
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 500 & 400
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 600 & 500
Towers Scenario

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

73

Minimum 1 hour or more

continuous shadow
extent for 300 & 200
Towers Scenario

Alternative Scenarios

Two Towers Oct. 23

Minimum 1 hour or more

continuous shadow
extent for 400 & 300
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 500 & 400
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 600 & 500
Towers Scenario

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

74

Net New Shadow over Greenway

Alternative Scenarios

Net New Shadow over Central Wharf and Long Wharf

Two Towers Oct. 23

Net New Shadow over watersheet

Streets and Sidewalks

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Minimum 1 hour or more continuous

shadow extent for 300 & 200 Towers
Scenario

Central Wharf

Minimum 1 hour or more continuous

shadow extent for 400 & 300 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 500 & 400 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 600 & 500 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for Chapter-91
Compliant proposal

and Durand & Anastas Environmental Strategies

Oct. 23
8:00 am to 5:00 pm
for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

75

Alternative Scenarios

Variable: Number of Towers & Location

Single South Tower

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MHPAC Meeting November 19. 2014

76

Alternative Scenarios

Single South Tower 600

600

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

77

Alternative Scenarios

Single South Tower 500

500

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

78

Alternative Scenarios

Single South Tower 400

400

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

79

Alternative Scenarios

Single South Tower 300

300

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

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MHPAC Meeting November 19. 2014

80

Minimum 1 hour or more

continuous shadow
extent for 300 & 200
Towers Scenario

Alternative Scenarios

Single South Tower Oct. 23rd

Minimum 1 hour or more

continuous shadow
extent for 400 & 300
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 500 & 400
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 600 & 500
Towers Scenario

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

81

Minimum 1 hour or more

continuous shadow
extent for 300 & 200
Towers Scenario

Alternative Scenarios

Single South Tower Oct. 23rd

Minimum 1 hour or more

continuous shadow
extent for 400 & 300
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 500 & 400
Towers Scenario
Minimum 1 hour or more
continuous shadow
extent for 600 & 500
Towers Scenario

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

82

Net New Shadow over Greenway

Alternative Scenarios

Net New Shadow over Central Wharf and Long Wharf

Single South Tower Oct. 23

Net New Shadow over watersheet

Streets and Sidewalks

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Minimum 1 hour or more continuous

shadow extent for 300 & 200 Towers
Scenario

Central Wharf

Minimum 1 hour or more continuous

shadow extent for 400 & 300 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 500 & 400 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 600 & 500 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for Chapter-91
Compliant proposal

and Durand & Anastas Environmental Strategies

Oct. 23
8:00 am to 5:00 pm
for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

83

Alternative Scenarios

Variable: Number of Towers & Location

Single North Tower

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MHPAC Meeting November 19. 2014

84

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower - 600

600

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
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MHPAC Meeting November 19. 2014

85

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower - 500

500

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

86

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower - 400

400

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

87

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower - 300

300

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

88

Minimum 1 hour or
more continuous
shadow extent for
300

Alternative Scenarios

Single North Tower Oct. 23

Minimum 1 hour or
more continuous
shadow extent for
400
Minimum 1 hour or
more continuous
shadow extent for
500
Minimum 1 hour or
more continuous
shadow extent for
600

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

89

Minimum 1 hour or
more continuous
shadow extent for
300

Alternative Scenarios

Single North Tower Oct. 23

Minimum 1 hour or
more continuous
shadow extent for
400
Minimum 1 hour or
more continuous
shadow extent for
500
Minimum 1 hour or
more continuous
shadow extent for
600

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

90

Net New Shadow over Greenway

Alternative Scenarios

Net New Shadow over Central Wharf and

Long Wharf

Single North Tower Oct 23

Net New Shadow over watersheet

Streets and Sidewalks

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Minimum 1 hour or more continuous

shadow extent for 300 & 200 Towers
Scenario

Central Wharf

Minimum 1 hour or more continuous

shadow extent for 400 & 300 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 500 & 400 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 600 & 500 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for Chapter-91
Compliant proposal

and Durand & Anastas Environmental Strategies

Oct. 23
8:00 am to 5:00 pm
for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

91

Alternative Scenarios

Variable: Building Orientation

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

92

Alternative Scenarios
600

Single West Tower 600

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

93

Alternative Scenarios

Single West Tower 500

500

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

94

Alternative Scenarios

Single West Tower 400

400

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

95

Alternative Scenarios

Single West Tower 300

300

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

96

Minimum 1 hour or
more continuous
shadow extent for
300

Alternative Scenarios

Single West Tower Oct. 23

Minimum 1 hour or
more continuous
shadow extent for
400
Minimum 1 hour or
more continuous
shadow extent for
500
Minimum 1 hour or
more continuous
shadow extent for
600

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

97

Minimum 1 hour or
more continuous
shadow extent for
300

Alternative Scenarios

Single West Tower Oct. 23

Minimum 1 hour or
more continuous
shadow extent for
400
Minimum 1 hour or
more continuous
shadow extent for
500
Minimum 1 hour or
more continuous
shadow extent for
600

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

98

Net New Shadow over Greenway

Alternative Scenarios

Net New Shadow over Central Wharf and

Long Wharf

Single West Tower Oct. 23

Net New Shadow over watersheet

Streets and Sidewalks

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Minimum 1 hour or more continuous

shadow extent for 300 & 200 Towers
Scenario

Central Wharf

Minimum 1 hour or more continuous

shadow extent for 400 & 300 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 500 & 400 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for 600 & 500 Towers
Scenario
Minimum 1 hour or more continuous
shadow extent for Chapter-91
Compliant proposal

and Durand & Anastas Environmental Strategies

Oct. 23
8:00 am to 5:00 pm
for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

99

Alternative Scenarios

Comparison
Oct. 23
8:00 am to 5:00 pm

Two Tower

Single North Tower

Single South Tower

Single West Tower

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

100

Alternative Scenarios:
Ground-level Views

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

101

Alternative Scenarios Ground-level Views

Two Tower

Harbor
Towers

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

102

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single South Tower

Harbor
Towers

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

103

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower

Harbor
Towers

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

104

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single West Tower

Harbor
Towers

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

105

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Two Tower

Harbor Towers

NEAq
Chart
House

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

106

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower

Harbor Towers

NEAq
Chart
House

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

107

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single South Tower

Harbor Towers

NEAq
Chart
House

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

108

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single West Tower

Harbor Towers

NEAq
Chart
House

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

109

Alternative Scenarios Ground-level Views

Two Tower

Harbor
Towers

Rowes Wharf
Long Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

110

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single South Tower

Harbor
Towers

Rowes Wharf
Long Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

111

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower

Harbor
Towers

Rowes Wharf
Long Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

112

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single West Tower

Harbor
Towers

Rowes Wharf
Long Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

113

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Two Tower with open space on north

255 State St

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

114

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single North Tower

255 State St

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

115

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single South Tower

255 State St

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

116

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Single South Tower

255 State St

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

117

Scenarios for
consideration of the
MHPAC

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

118

Alternative Scenarios

Overall Comparison
400 & 300 Two Tower

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

600 Single South Tower

MHPAC Meeting November 19. 2014

119

Alternative Scenarios

Two Towers 400 and 300

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

100% Building Footprint Lot Coverage

0% Open Space

MHPAC Meeting November 19. 2014

120

Alternative Scenarios

Two Towers 400 & 300

400
300

0
Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Greenway
Long Wharf

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

121

Alternative Scenarios

Minimum 1 hour or more

continuous shadow
extent for 400 & 300
Towers Scenario

Two Towers Oct. 23

400
300

0
Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

122

Net New Shadow over Greenway

Alternative Scenarios

Net New Shadow over Central Wharf and Long Wharf

Two Towers Oct. 23

Net New Shadow over watersheet

Streets and Sidewalks

400
300

0
Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Minimum 1 hour or more continuous

shadow extent for 400 & 300 Towers
Scenario
1 hour or more continuous shadow
extent for Chapter-91 Compliant
proposal

and Durand & Anastas Environmental Strategies

Oct. 23
8:00 am to 5:00 pm
for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

123

Harbor Garage Site

Development Scenario: 600 Mixed-use tower

67% Building Footprint Lot Coverage

33% Open Space

600
FAA Height Limit

160

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

124

600

Alternative Scenarios

Single South Tower 600

Greenway
Long Wharf

Minimum 1 hour or
more continuous
shadow extent for
Development
Scenario

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

125

600

Alternative Scenarios

Single South Tower Oct. 23rd

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

126

Net New Shadow over Greenway

Alternative Scenarios

Net New Shadow over Central Wharf and Long Wharf

Single South Tower Oct. 23

Net New Shadow over watersheet

600

Streets and Sidewalks

200

Christopher Columbus
Waterfront Park

Long Wharf

Greenway
Old Atlantic Ave

Central Wharf

Oct. 23
8:00 am to 5:00 pm
and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

127

Alternative Scenarios

Overall Comparison
400 & 300 Two Tower

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

600 Single South Tower

MHPAC Meeting November 19. 2014

128

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Two Towers 400 and 300

Harbor
Towers

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

129

Ch. 91 Baseline and the Proposed Redevelopment Scenario

600 South Tower

Harbor
Towers

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

130

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Two Towers 400 and 300

255 State St

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

131

Ch. 91 Baseline and the Proposed Redevelopment Scenario

600 Tower

255 State St

Rowes Wharf

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

132

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Two Towers 400 and 300

Harbor Towers

NEAq
Chart
House

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

133

Ch. 91 Baseline and the Proposed Redevelopment Scenario

600 Tower

Harbor Towers

NEAq
Chart
House

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

134

Alternative Scenarios

Overall Comparison
400 & 300 Two Tower

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

600 Single Tower

MHPAC Meeting November 19. 2014

135

Downtown Waterfront MHP

MHP Study Area

and Durand & Anastas Environmental Strategies

for the Boston Redevelopment Authority

MHPAC Meeting November 19. 2014

136