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Chiofaro's proposal for waterfront plaza

Chiofaro's proposal for waterfront plaza

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Published by BostonGlobe
The proposal by developer Donald J. Chiofaro, which has been presented to Boston officials, outlines his proposed redevelopment Boston waterfront, where he wants to relocate the IMAX theater into an atrium at the base of a massive office, residential, and retail complex.
The proposal by developer Donald J. Chiofaro, which has been presented to Boston officials, outlines his proposed redevelopment Boston waterfront, where he wants to relocate the IMAX theater into an atrium at the base of a massive office, residential, and retail complex.

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Published by: BostonGlobe on Jun 02, 2010
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11/25/2012

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An invitation: to work together

to create a great Green Way and
Waterfront public realm
May 26, 2010
‡ Background
‡ Context
‡ Opportunities
‡ Initial concepts
C O N T E N T S
In March, 2010, The Chiofaro Company asked Goody Clancy to conduct a quick exploration of
potential public benefits related to their proposed redevelopment of the Harbor Garage. We
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authors and roughly a dozen other key stakeholders, each of whom brought long histories in
planning for the Greenway and waterfront.
Before beginning our work we had expected that these stakeholders would identify uses within
the base of the proposed project that might serve their organizations or provide other needed
facilities. What emerged instead was a far richer, more civic, and I think far more meaningful
focus on the surrounding public realm. I came to appreciate again how hard, and for how long,
these stakeholders and others had worked to shape the Greenway, bring the waterfront to life,
and enhance the livability of the waterfront as a neighborhood.
I also came to appreciate that a new round of partnerships that built on the years of planning
already completed and drew on the capacity, commitment and resources that key stakeholders
could bring to the table could unlock fundamental benefits for the city, downtown, Greenway,
and waterfront. Several, but not all, of these initiatives could involve the Chiofaro Company in
partnering with other stakeholders.
The following PowerPoint reports the results of our exploration. More than anything, it is an
invitation to build on the momentum associated with the L!À˅: Greenway Study and continue
to work together to envision, plan, and build a public realm worthy of the years of energy and
aspiration that so many have invested in the Greenway and waterfront.
David Dixon FAIA
Goody Clancy
May 24, 2010
B A C K G R O U N D
‡ Economic growth depends on attracting the
skilled and educated workers drawn by
downtown amenities
‡ Making diversity work requires lively places in
the heart of the region that invite people from
every walk of life
‡ Regional sustainability depends on creating
downtowns that attract more people to live,
work, and play in the heart of the region depend
Vibrant downtowns matter more than at
any tIme sInce NorId Nar ll.
C O N T E X T
Public realm is central to creating
vibrant 21st century downtowns
‡ Quality of life for downtown
neighborhoods÷jobs now follow people
‡ Strong public private partnerships÷
cooperation creates a vibrant public realm
‡ Improved transportation÷more
people can not translate into congestion
‡ A stronger connection to the life of
the region÷people need reasons to
come oowntown.ano support oowntown
CONTEXT
‡ Harborwalk
‡ .ano tbe ¨strlng ot pearls¨ tbat anlmate
Harborwalk÷Old Northern Avenue Bridge,
Rowes Wharf waterfront, Aquarium, Long Wharf,
etc.
‡ Constructlon ot tbe Greenway (¨verslon 1.0¨)
‡ Redesign of Christopher Columbus Park
‡ .togetber wltb Tla Marla's ano otber nearby
lively restaurants and entertainment
‡ Harbor Islands initiative
‡ .ano pavlllon on tbe Greenway
Much as already been accomplished
along the Greenway and waterfront
CONTEXT
What perspectives should shape significant new downtown public realm ?
‡ Region
‡ Citywide
‡ Downtown
‡ Greenway
‡ Waterfront/downtown neighborhoods
‡ Harbor
‡ The Aquarium
O P P O R T U N I T I E S
‡ Boston Common
‡ Duck Tours
‡ Faneuil Hall Marketplace
‡ Freedom trail
‡ Isabella Stewart Gardner Museum
‡ Museum of Fine Art
‡ Museum of Science
‡ New England Aquarium
‡ North End
‡ Prudential Center Skywalk Observatory
REGION: Boston has not built new destinations to draw the region downtown for
several decades
OPPORTUNITIES
8eçIon : MIIIennIum Fark's çreatest contrIhutIon Is as a destInatIon that InvItes
people of every walk of life to enjoy downtown Chicago
OPPORTUNITIES
‡ 1960: 4° ¨ot color¨
‡ 2000: rougbly 50° ¨ot color¨
‡ A city growing richer and poorer at the same
time
‡ A search for increased community in the midst
of growing diversity
6lII: ks 8oston has çroWn more dIverse, the cIty Iacks the "common çrounds" that
draw people from every neighborhood together
OPPORTUNITIES
6lII: Ihe 6onservancy's 6reenWay InauçuratIon (Oct 04, 2008) demonstrated the
µoWer.and vaIue.of common çround doWntoWn
OPPORTUNITIES
‡ CLO's tor cltles: lncreaseo oowntown amenlty ls central to reglonal economlc competltlveness÷and the
watertront ls 8oston's most slgnltlcant amenlty
‡ Stronger watertront access wlll oraw resloents.wbo oraw jobs ano lnvestment
DOWNTOWN: the Walk to the Sea began an unfinished effort to create an integral
link to the waterfront
OPPORTUNITIES
DOWNTOWN: the 88k's Greenway Study and other plans stress a that many factors
contribute to enhanced pedestrian waterfront access
OPPORTUNITIES
Vision : ´The Rose Fitzgerald Kennedy Greenway will be a first
class urban park where people discover beautiful public spaces,
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GREENWAY: the funding has not been available to achieve its promise
Earlier Greenway planning called for destinations such as the
¨Garoen unoer Glass¨ , lnnovatlve outooor actlvltles llke tbe
waolng pono above, ano otber ¨engaglng e×perlences¨
OPPORTUNITIES
‡ Hold development to a uniquely high standard
‡ Emphasize street level uses that animate the
Greenway
‡ Greenway-area development will not create the
critical mass essential to make the Greenway a
destination
‡ For tbe garage slte.
‡ Include a mix of retail and civic uses
‡ Enhance access to the waterfront
‡ Help create the Wharf District/ State
Street/Long Wharf÷distinct from the Broad
Street ano tbe ¨Knuckle¨ sub-districts
The BRA projected the number of new people
that projected development would bring to the
area around the Greenway as the area is built
out.
GREENWAY: THE 88k's study articulated the challenges inherent in making the
Greenway an active destination
OPPORTUNITIES
WATERFRONT NEIGHBORHOOD: 8E$l0EßI$ Lk6k k "MaIn $treet" or other
neighborhood-oriented places to gather
OPPORTUNITIES
Charles Street, Beacon Hill
Rowes Wharf
WATERFRONT NEIGHBORHOOD: Vancouver demonstrates planned waterfront public
spaces as regional, downtown, and neighborhood places
OPPORTUNITIES
OPPORTUNITIES
HARBOR: 8oston Iacks a sIçnature ".the µIace to meet on the harhor"
OPPORTUNITIES
‡ Major research/educational institution
‡ More than 140,000 visits by school children
annually
‡ More than 1.3 million annual visitors, less than
10% of those who visit nearby Faneuil Hall
(Monterey Bay Aquarium draws 1.8 million visitors)
‡ Downtown and the Greenway would benefit
trom a stronger connectlon to tbe Aquarlum's
e×cltement.ano lnnovatlve eoucatlon mlsslon
AQUARIUM: enhanced connectIon to the 6reenWay.and doWntoWn
OPPORTUNITIES
AQUARIUM: the neW sea IIon facIIIty suççests the kquarIum's µoWerfuI µotentIaI to
program and animate the larger public realm
OPPORTUNITIES
‡ Implement the 8RA's goals for access to the
waterfront
‡ .ano tbe Conservancy's goals to program tbe
Greenway, introduce innovative ideas over time,
ano enrlcb tbe ¨Great Room¨
‡ Emphasize improvements that help draw the 16
million FHMP vlsltors to tbe Aquarlum.ano
create a more integral connection between two
ot 8oston's more slgnltlcant lcons
‡ Create a vibrant Waterfront Square anchored by
the Aquarium
‡ .complementeo by a watertront nelgbborbooo-
orlenteo ¨Maln Street¨
‡ Enhance the waterfront character of historic
wharf district extending to the Customs House
tower
Core place-making recommendations
I N I T I A L C O N C E P T S
*
*
*
*
*
*
‡ |nvlte a ¨tblro party¨ to convene a ne×t stage
process that includes the full spectrum of
stakeholders
‡ .tbe Greenway Conservancy ano an
organization like the Boston Harbor Association
could be conveners
‡ Identify appropriate partnerships to move
forward individual initiatives
‡ The Chiofaro Company should begin now to
form planning partnerships with the key
stakeholders associated with public realm
projects related to its potential development
Photos: Copley Wolff Design Group
Core process recommendations
INITIAL CONCEPTS
‡ Build on the full body of planning work completed
to date
‡ Work with the city and others to identify all of
the appropriate stakeholders
‡ Investigate the potential of a Business
Improvement District-like organization (BID)
comparable to Bryant Park in New York to
support the Greenway
‡ Help stakeholders form working partnerships to
enhance Harborwalk, implement the Crossroads
[check spelling] initiative, link the Customs House
tower to the waterfront, and similar initiatives
‡ Help provide context and complement specific
planning by partners for projects related to the
potential Chiofaro project
1. "IhIrd µarty" conveners
INITIAL CONCEPTS
Potential public realm partnership initiatives - process can draw on a rich history of
ideas
INITIAL CONCEPTS
Copley Wolff Design Group
Boston Redevelopment Authority
‡ Lnbance tbe Greenway's ¨Great Room¨ ano
connection from Faneuil Hall Marketplace to the
Aquarium
‡ Collaborate with the Greenway Conservancy,
Harbor Towers, and other waterfront residents to
create a nelgbborbooo ¨Maln Street¨
‡ Collaborate with Aquarium, Frog Pond Associates,
and Greenway to create a vibrant waterfront
square, including an interior public room
2. Potential public realm improvements
related to the Chiofaro project
INITIAL CONCEPTS
‡ |mplement tbe Greenway Conservancy's plans to
enhance the Great Room with shade, vendors,
etc.
‡ Program the Greenway connection from Faneuil
Hall Marketplace to Central Wharf with
performance, arts, and other activities that invite
people to walk from FHMP to the Aquarium
‡ Support tbe Greenway Conservancy's long term
goals to incorporate innovative programming,
technology, the arts, etc.
6reenWay, "6reat 8oom" and connectIon
between FHMP and the Aquarium
INITIAL CONCEPTS
*
*
* *
*
*
‡ Create a Business Improvement District to fund all aspects of the Greenway at a high level
‡ A maintenance and operations fund for the fountain
‡ A shade structure and places for food vendors that frame the fountain
‡ An ¨lnnovatlon¨ tuno tbat enables tbe Conservancy to lmplement new loeas tbat brlng tbe Great Room
to life
Greenway: implement the vision for a Great Room along the Greenway
INITIAL CONCEPTS
Boston Redevelopment Authority
16 million
visitors
1.3 million
visitors
Greenway: ongoing programming to invite people from Faneuil Hall Marketplace,
along the Greenway, to the Aquarium
INITIAL CONCEPTS
A distinctive character drawn from different sponsors
Conveners and partners: Harbor Towers, Chiofaro
Stakeholders: city, larger community of Greenway and waterfront stakeholders, state agencies
Naterfront neIçhhorhood "MaIn $treet"
INITIAL CONCEPTS
‡ Program and design a quiet neighborhood square
‡ Line with 2 or more levels of shops, a small
market, cafés and other uses that serve the
waterfront neighborhood
‡ Connect to a small neighborhood waterfront
park and marina rehabilitated for use by the
waterfront neighborhood community
Neighborhood Main Street
INITIAL CONCEPTS
Conveners and partners: Greenway Conservancy, Frog Pond Associates, Aquarium, Chiofaro
Stakeholders: City, larger community of Greenway and waterfront stakeholders, state agencies
Waterfront Square
A distinctive character drawn from different sponsors
INITIAL CONCEPTS
‡ Transform Central Wharf into a dynamic public space that connects a newly enlivened Greenway to the
Aquarium
‡ Invite the Bostonians and visitors to celebrate the waterfront with the same level of ambition that
characterizes Millennium Park
‡ Take aovantage ot tbe Aquarlum's unlque mlsslon to program ano oeslgn a square tbat ls unlquely ot
8oston's watertront
‡ Respect the access and other needs of 225 State Street for access, amenities, identity
8oston's ".µIace to meet at the harhor"
INITIAL CONCEPTS
Capture 225 5tate 5treet's
ability to enliven the
waterfront
Transform the
garage into a lively
invitation to enjoy
the waterfront
Give the Aquarium a
Greenway address
Animate the connection from Faneuil
Hall Marketplace to the Aquarium
with a lively mix of interactive public
art, fountains, and events
Remove non-waterfront
uses ~ buses, Imax
Animate the waterfront
with Aquariun's unique
vitality
A place for fountains and
art in which kids of all
ages can play
An opportunity to enrich
the Frog Pond park as
part of a larger public
square
Central Wharf: unrealized potential from many perspectives
INITIAL CONCEPTS
WATERFRONT SQUARE: the Aquarium, Frog Pond Associates, Greenway Conservancy
and Chiofaro can create a great civic space
INITIAL CONCEPTS
‡ Create a great glass public room that forms
an integral part of the larger Square÷during
winter the public room would form the
heart of the Square, full of music, food, and
public activities that spill out onto the larger
Square during warmer months.
‡ Host other attractions that would be good
neighbors for the Aquarium and deserve an
address on the Greenway
‡ Relocate the current Omnimax Cinema onto
the garage site and transform it into a state
of the art media center
‡ Host increasing number of kids from
8oston's publlc scbools
8oston's "Waterfront µuhIIc room"
INITIAL CONCEPTS
An invitation: to work together
to create a great Green Way and
Waterfront public realm
May 26, 2010

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