BOSTON SEAPORT M1 M2

BCDC PRESENTATION
AUGUST 18TH, 2015

SEAPORT SQUARE M1/M2

PROJECT DATA
SITE AREA:
147,295 GSF (Existing)
136,950 GSF (Per PDA Setbacks)
RETAIL:
Ground Floor: 71,700 ZSF approx.
Level Two: 53,300 ZSF approx.
Total Retail: 125,000 ZSF
Public Courtyard and M-Way: 19,100 SF
2 Pedestrian Passageways: 3,000 SF
RESIDENTIAL:

T1

Tower 1, Condo: 327,400 ZSF

Tower 2, Condo: 258,300 ZSF
Tower 3, Apartment: 302,900 ZSF
Balconies: 1,600 SF
Total Residential: 887,000 ZSF
AMENITY:

T2

Low Tower 1: 2,900 SF

Low Tower 2: 14,150 SF
Low Tower 3: 5,700 SF
High Tower 1: 3,300 SF
Total Amenity: 26,050 SF
PARKING:
Three levels below grade: 359,250 SF
TOTAL: 752 spaces approx.
HEIGHT:
Tower 1: 256.75 (273.25 BCB) Max Height: 250
Tower 2: 255 (271.50 BCB)
Tower 3: 257.75 (276.25 BCB)
Podium Height Typical: 42

T3

ORIGINAL AUTUMN LANE VIEW

AUTUMN LANE

AUTUMN LANE

AUTUMN LANE

SUMMARY OF PREVIOUS BCDC MEETING

SUMMARIZE DESIGN HISTORY | BIG IDEAS
1. TOWERS
MASSING: DEMONSTRATION THAT THE MASSING/WIDTHS ARE RIGOROUS BUT NOT EXCESSIVELY REPETITIVE
CHARACTER: DIVERSITY ACROSS DIFFERENT BUILDING COMPONENTS, FACING DIFFERENT CONTEXTS.
2. PODIUM AND STREET LEVEL CHARACTER:
MINI-M-WAYS: ARE MINI-M-WAYS VISIBLE, CLEAR, AND GENEROUSLY SIZED
STREET LEVEL CHARACTER: PRINCIPLES
3. URBAN DESIGN
B-STREET CORNER: OPENNESS AT NE CORNER OF SITE FOR SMOOTH FLOW FROM FIDELITY STAIR
CENTRAL SQUARE: PROGRAMMING, LANDSCAPING, SIZE

DESIGN CONCEPT CARVE THE BLOCK

PDA

PROPOSED

DESIGN CONCEPT REDUCE TOWER SCALE

SUMMARY OF PREVIOUS BCDC MEETING

SUMMARIZE DESIGN HISTORY | BIG IDEAS
1. TOWERS
MASSING: DEMONSTRATION THAT THE MASSING/WIDTHS ARE RIGOROUS BUT NOT EXCESSIVELY REPETITIVE
CHARACTER: DIVERSITY ACROSS DIFFERENT BUILDING COMPONENTS, FACING DIFFERENT CONTEXTS.
2. PODIUM AND STREET LEVEL CHARACTER:
MINI-M-WAYS: ARE MINI-M-WAYS VISIBLE, CLEAR, AND GENEROUSLY SIZED
STREET LEVEL CHARACTER: PRINCIPLES
3. URBAN DESIGN
B-STREET CORNER: OPENNESS AT NE CORNER OF SITE FOR SMOOTH FLOW FROM FIDELITY STAIR
CENTRAL SQUARE: PROGRAMMING, LANDSCAPING, SIZE

TOWER FORMATION

1. DEFINE PERIMETER SLABS

DEFINE STREET WALL AND CENTRAL SPACE

2. SLICE THE BLOCKS

BREAK DOWN TOWER SCALE

3. PULL/PUSH TOWERS + WINGS

ELEGANT PROPORTIONS, REDUCED VISUAL SCALE

4. SHIFT BLOCKS IN/OUT

CREATE VIEWS + VISUAL RELIEF | OPEN CORNERS

TOWER CONFIGURATION
TOWER POSITIONS
FOR OPTIMAL
CROSS VIEWS

COMFORTABLE
DISTANCES TO
NEAR CONTEXT

AXIAL ALIGNMENT
TO SURROUNDING
STREETS + SPACES

STEP FOR VISUAL

INTEREST AND
BETTER VIEWS

TOWER PODIUM/GROUND RELATIONSHIP

SOUTH ELEVATION

WEST ELEVATION

NORTH ELEVATION

SCALE: 1/64 = 1

SCALE: 1/64 = 1

SCALE: 1/64 = 1

EAST ELEVATION
SCALE: 1/64 = 1

T1 SOUTH ELEVATION
SCALE: 1/64 = 1

PIER 4 BOULEVARD ELEVATION

48

18

36
63

18

72

27

33
42

33
42

36
45

24
33

33
42

33
42

WTC AVE BRIDGE

CONCEPT SKETCHES

FACADE PRINCIPLES MATERIAL

WOOD

WHITE

SILVER

CHAMPAGNE

BRICK

TERRACOTTA

BRONZE

GLASS

FACADE PRINCIPLES VARIED PROPORTIONAL GRIDS

6 X 4 FLOORS

9 X 4 FLOORS

12 X 4 FLOORS

36-42 X 1 FLOOR

9 X 2 FLOORS

CHARACTER TOWERS + WINGS

GLASSY TOWERS W/ RESIDENTIAL FEEL

MASONRY WINGS W/ LUXURY DETAILS

33
42

33
42

33
42

9 9

30
39

33
42

9 9

48
57

FACADE PRINCIPLES REGULARITY

FACADE PRINCIPLES REGULARITY

CONCEPT SKETCHES | CURRENT

SCHEME 1: PANELS (DIRECTIONAL)

SCHEME 2: FRAMES

SCHEME 1A: PANELS (DOUBLE HIGH)

FACADE STUDIES

SCHEME 1: PANELS (DIRECTIONAL)

SCHEME 2: FRAMES

SCHEME 1A: PANELS (DOUBLE HIGH)

SEAPORT EAST

SEAPORT EAST DETAILS

SCHEME 1: PANELS

SCHEME 2: FRAMES

PRECEDENT ESHERICK HOUSE

SEAPORT WEST SCHEME 1

SCHEME 2

AUMTUMN LANE SCHEME 1

AUMTUMN LANE SCHEME 1A

AUMTUMN LANE SCHEME 2

HARBOR SQUARE SCHEME 1

SCHEME 2

B STREET ELEVATION

24
33

24
33

24
33

9 9

36
45

30
48

30

52

12

36
57

SEAPORT ELEVATION

33
42

33
42

33
42

9 9

30
39

33
42

48
57

CONGRESS STREET ELEVATION

24
33

9 15 9

42
66

36

15

39
66

WALL TYPES STAGGERED PANEL

1 | WING FRONT WALL [9-15 X 1 FLOOR TALL]

2 | WING SIDE WALLS [9 X 2 FLOORS TALL]

A
PRECAST/GFRC

B
BRONZE
COLORED ALUMINUM

C
COLORED PANEL:
PRECAST/GFRC
TRESPA/PRODEMA
COLORED METAL

D
GLASS

E
GREY
COLORED ALUMINUM

WALL TYPES VERTICALLY STRIATED

B
A
A

E
B

E
D

1 | TOWER TYPICAL WALLS [6-9 X 4 FLOORS TALL]

2 | TOWER CORNER WALL [12 X 4 FLOORS TALL]

1
A
WHITE
COLORED ALUMINUM

B
BRONZE
COLORED ALUMINUM

C
COLORED PANEL:
PRECAST/GFRC
TRESPA/PRODEMA
COLORED METAL

D
GLASS

E
GREY
COLORED ALUMINUM

WALL TYPES FRAMES

E

D
D

A
E

1 | WING WALLS [1 BAY X 2 FLOORS TALL]

2 | TOWER WALLS [WIDTH VARIES X 4 FLOORS TALL]

2
1

A
PRECAST/GFRC

B
BRONZE
COLORED ALUMINUM

C
CHAMPAGNE
COLORED ALUMINUM

D
GLASS

E
GREY
COLORED ALUMINUM

SUMMARY OF PREVIOUS BCDC MEETING

SUMMARIZE DESIGN HISTORY | BIG IDEAS
1. TOWERS
MASSING: DEMONSTRATION THAT THE MASSING/WIDTHS ARE RIGOROUS BUT NOT EXCESSIVELY REPETITIVE
CHARACTER: DIVERSITY ACROSS DIFFERENT BUILDING COMPONENTS, FACING DIFFERENT CONTEXTS.
2. PODIUM AND STREET LEVEL CHARACTER:
MINI-M-WAYS: ARE MINI-M-WAYS VISIBLE, CLEAR, AND GENEROUSLY SIZED
STREET LEVEL CHARACTER: PRINCIPLES
3. URBAN DESIGN
B-STREET CORNER: OPENNESS AT NE CORNER OF SITE FOR SMOOTH FLOW FROM FIDELITY STAIR
CENTRAL SQUARE: PROGRAMMING, LANDSCAPING, SIZE

HARBOR SQUARE PODIUM

RETAIL STRATEGY DIAGRAMS

RETAIL TYPES

FRONTAGES

VOLUMES

PODIUM ELEMENTS
STRONG CORNERS

FLANKING M-WAY PEDESTRIAN BLOCKS

VILLAGE SQUARE

CORNER RETAIL
PEDESTRIAN LANE RETAIL
M-WAY RETAIL
COURTYARD RETAIL

DIVERSITY OF PODIUM ELEMENTS

PODIUM CORNER/ STREET FACADE CHARACTER

SEAPORT RETAIL FACADE T1 ENTRY

SEAPORT RETAIL FACADE T1 ENTRY

NORTH PEDESTRIAN GALLERIA SECTION (LOOKING EAST)

GLASS RETAIL PAVILIONS VIEW DOWN EAST SERVICE RD

ELEVATION PRINCIPLES GLASS PAVILION CHARACTER

AUTUMN LANE VIEW

VILLAGE SQUARE + EAST M-WAY ELEVATION

STREET WALL VIEW FROM B STREET NORTH

SUMMARY OF PREVIOUS BCDC MEETING

SUMMARIZE DESIGN HISTORY | BIG IDEAS
1. TOWERS
MASSING: DEMONSTRATION THAT THE MASSING/WIDTHS ARE RIGOROUS BUT NOT EXCESSIVELY REPETITIVE
CHARACTER: DIVERSITY ACROSS DIFFERENT BUILDING COMPONENTS, FACING DIFFERENT CONTEXTS.
2. PODIUM AND STREET LEVEL CHARACTER:
MINI-M-WAYS: ARE MINI-M-WAYS VISIBLE, CLEAR, AND GENEROUSLY SIZED
STREET LEVEL CHARACTER: PRINCIPLES
3. URBAN DESIGN
B-STREET CORNER: OPENNESS AT NE CORNER OF SITE FOR SMOOTH FLOW FROM FIDELITY STAIR
CENTRAL SQUARE: PROGRAMMING, LANDSCAPING, SIZE

URBAN FORCES PEDESTRIAN ACCESS

SITE FORCES [SEAPORT] URBAN FRONTAGES AND FLOWS

FROM BOSTON LOGAN

INTERNATIONAL AIRPORT

RETAIL CONNECTIVITY + PEDESTRIAN ACCESS

VEHICULAR FLOWS AND APPROACHES

SITE FORCES [M1/M2] URBAN FRONTAGES AND FLOWS

VEHICULAR ACCESS

PEDESTRIAN ACCESS

SITE PLAN GROUND LEVEL

SITE PLAN ROOF LEVEL

NE CORNER OPTIONS

BASELINE: ORIGINAL

ALT 1: WIDE

ALT 2: EPISODIC

ISSUE #1: TO TIGHT

ISSUE #1: HURTS RETAIL

SOLUTION #1: WIDENS AT INTERSECTIONS

ISSUE #2: NO PAUSE

ISSUE #2: NO STREET WALL

SOLUTION #2: PRESERVES STREET WALL BUT

CREATES MOMENTS

NE CORNER OPTIONS

BASELINE

ALT 1

ALT 2

NE CORNER OPTIONS

RETAIL BASELINE CONDITION

ALT 1 OPTION

ALT 2 OPTION

STREET WALL VIEW FROM B STREET CORNER

THANK YOU

ELEVATION PRINCIPLES VILLAGE SQUARE + NORTH M-WAY (LOOKING WEST)

CONGRESS EAST

B STREET CORNER

COURTYARD NORTH ELEVATION

24

64
106

84

12

39
69

COURTYARD WEST ELEVATION

67

33

12
45

12
33

12

33
42

33
42

33
42

9 6

COURTYARD EAST ELEVATION

6 9

33
42

33
42

45
54

33
42

33
42

33
42

9 6
67

COURTYARD NORTH ELEVATION

50
56

27
36

21

27
57

33
42

33
42

33
42

AUTUMN LANE DETAILS

SCHEME 1: PANELS

SCHEME 2: FRAMES