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ADAPTIVE REUSE 24 DRYDOCK AVENUE

HISTORY

24 Drydock is located in the Seaport District, Boston, MA. It was completed in July of 1943 in

the New England Division of the Army Corps Engineers from 1947 to 1951. Little information

HISTORICAL PRESERVATION

Historically

Aesthetically

standpoint. On an economical

society.

ADAPTIVE REUSE

new function to the existing structure. In this case,

major change to

interior or exterior

interior space is needed.

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EXISTING STATE
ANALYSIS
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PROJECT BACKGROUND 24 DRYDOCK AVENUE

CULTURAL

the center for the growing group of patriots in the colonies who wanted freedom from

England. After the colonies won independence, Massachusetts wrote a state constitution

educational hut that hosts MIT, Harvard, Boston University, Northeastern University and so

on.

ECONOMIC

The median household income from 2015-2019 is $ 71,115 with per capita income in 2019

$44,690. The household property value is $627,000 and the homeownership rate was 34.7%

in 2019. Most household in Boston owns one car and the average time they spent driving to

work is 30 minutes. Its poverty rate in 2019 is 18.9%.

POLITICAL

Massachusetts. In the United States, senators are elected to 6-year terms with the terms for
DEMOGRAPHIC

BOSTON

32.6
In 2019, the median age of all people in Boston, MA was 32.6.

BOSTON IS A HIGHLY EDUCATED CITY

87.2% 49.7%
High school graduate or high- Bachelor graduate or higher,

er, percent of persons age 25 percent of persons age 25

years+, 2015-2019 years+, 2015-2019

GENDER RATIO

FEMALE 52/48 MALE

ETHNICITY RATIO

52.8% 25.2% 9.67% ASIAN

6.65%
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SITE ANALYSIS COMMERCIAL

SIMILAR STORE IN BOSTON

24 DRYDOCK AVENUE

OUTDOOR SPORTING GOODS IN BOSTON

•Majority of outdoor sporting goods store are located near Boston Commons (Nike, Under
Armour, Dick’s, Lululemon, etc).
•L.L.Beans are the only outdoor brand that is located in the Seaport district. They sell a
variety of hiking, weather, and other utility boots, along with other outdoor equipment

mainstay.
•REI is a popular brand that hosts collection of sporting goods, mountaineer gears, rock
climbing gears, etc. The REI store in Great Boston area is located 6.3 miles from 24 Drydock
Avenue. It takes 16 minutes by car and 44 minutes by public transportation.
•Eastern Mountain Sports is located 39.6 miles away from 24 Drydock Avenue.
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SITE ANALYSIS COMMERCIAL

SIMILAR STORE IN BOSTON

24 DRYDOCK AVENUE

CAFE SHOP IN BOSTON

shops are evenly located in every district in Boston.

•Since Seaport District becomes a business district with a lot of consulting companies, there
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SITE ANALYSIS COMMERCIAL

SIMILAR STORE IN BOSTON

24 DRYDOCK AVENUE

BOOK STORE IN BOSTON

•Book stores are mainly located in Boston Commons. They are 15-25 minutes driving distance
from 24 Drydock Avenue to Boston Commons.
• There are two book stores in the Seaport District. They are 5-8 minutes driving distance.
•Currently, there is no book store near the drydock area.
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SITE PLAN
24 DRYDOCK AVENUE

CAFE SHOP IN BOSTON

Transportation point: Bus, Bike, Charging station

Retail Point: Cafe, bar, home supply, hair salon

walking distance.
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BEHAVIOR MAP
CAYUGA BOOK STORE
Friday, 4:00 PM - 5:00 PM
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ACTIVITY MAP
CAYUGA BOOK STORE
Friday, 4:00 PM - 5:00 PM
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ORGANIZATION CHART
CAYUGA BOOK STORE

Owner

Store Manager

Inventory Manager

Book Sellers
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BEHAVIOR MAP
ITHACA BAKERY
Saturday, 11:00 AM - 12:00 PM
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ACTIVITY MAP
ITHACA BAKERY
Saturday, 11:00 AM - 12:00 PM
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ORGANIZATION CHART ITHACA BAKERY

Owner

Assistant Manager Assistant Manager Assistant Manager

Shift Supervisor

Assistant Manager

Drivers

Administrative Bookkeeper Marketing

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BEHAVIOR MAP
EASTERN MOUNTAIN SPORTS
Saturday, 2:00 PM - 3:00 PM
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ACTIVITY MAP
EASTERN MOUNTAIN SPORT
Saturday, 2:00 PM - 3:00 PM
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ORGANIZATION CHART
EASTERN MOUNTAIN SPORT

Owner

District Manager

Store Manager

Supervisor

Associate Floor Guide

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BEHAVIOR MAP ANALYSIS

Ithaca BAKERY

Ithaca Bakery used directed-path layout. It used lower shelving units to create a line of

sure that no customers are staying at one point for too long. The only downside of the

store design is there is no designated waiting area. Therefore, there are scatters of people

EASTERN MOUNTAIN SPORTS

Eastern Mountain Sports used a non-directed-path layout. It allows customers to freely

browse any gears or clothing on the racks or shelves. The store also used shelving or rack

system below eyesight quickly go to customers when they need

help. However, there is no clear signage of each sections. Therefore, it is quite confusing

CAYUGA BOOK STORE

top of every shelves to indicate each section. The non-directed path layout with signage is

very informational and convenient for customers who come into the store with a purpose.

It also allows customers who are in shopping mode to wonder around in the store. The

registration counter have a overall view of the store

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ORGANIZATION CHART FUTURE ORGANIZATION

Owner

Assistant Manager Assistant Manager

Floor expert Shift Supervisor

Activity Instructor

Cafe Employee

Accountant
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JOB DEFINITION
FUTURE ORGANIZATION

Owner

Assistant Manager
Assistant managers are those who are in charge of overseeing employees, stocking,

Shift Supervisor
Shift supervisor coordinates the daily operations during a shift. They are in charge of
maintaining high productivity and a consistently positive customer experience.

Floor EXPERT

Activity Instructor
Activity instructor is in charge of the safety of customers. They help set up sporting
gears and make sure things are tightened and secured.

Custodial Worker

extremely helpful during COVID-19 pandemic.

HR

Accountant

Director of Special Project

 CASE STUDY NIKO AND ...

A COLLABORATION OF CAFE, FURNITURE, AND CLOTHING IN ONE STORE

•Niko and ... is a one-stop shop store that sells plants, clothes, furniture, interior design decors,
cosmetic and food.

PROGRAMMING
 CASE STUDY
TSUTAYA BOOK STORE

A COLLABORATION OF BOOK STORE, CAFE, FURNITURE, AND CLOTHING IN ONE STORE

are shelved together.

functional pens to glass pens and feather pens.

PROGRAMMING
 CASE STUDY LULULEMON

A MIXTURE OF YOGA STUDIO RETAIL AND CUSTOMER FEEDBACK

•Currently, Lululemon hosts in-person and online yoga sessions.

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 CASE STUDYREI

OUTDOOR SPORTING GEAR RETAIL STORE

kayaking, camping, etc.

•Used Gear Exchange

sports, etc.

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STAKEHOLDER PROFILE
MANDAR

sporting goods.

MICHELLE

YUNTING

ADELINE
Adeline is a 24. She works as a data scientist for a health insurance company and outside of

KEQIN

skiing, and walking her dog.

AMY

I used to do gymnastics competitively and I was on the team at Cornell. And that’s how I

WENLAN
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UNDERSTANDING

ONLINE OR IN-PERSON SHOPPING

4 out of 7 interviewees prefer to shop in-person. They think is the most important

reason they go in-person shopping. However, they would prefer to purchase Online for

stakeholders. For people who typically shop Online, they either do not own an vehicle,

expensive parking situation

would go in-store for try-on, and then shop Online afterwards.

ISSUE

lack of public transportation, lack of parking.

Stakeholders also do not think it is worth their time going in-person

shopping only for sporting gears.

WHAT DOES 24 DRYDOCK PROVIDE

WHAT NEEDS TO BE ADDRESSED

if customers could do more activities in one area. Furthermore, the

interior design of the store should attract local stakeholders. A guided

interview is conducted to understand the needs to customers.

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MARKET ANALYSIS
STORE PREFERENCE

REI

Modern, Upscale, Easy to Try-on, open, A lot of goods.

LULULEMON

Does not feel like a outdoor gear store

DICK’S

LL.LEANS
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MARKET ANALYSIS
ADDITIONAL SERVICE PREFERENCE

1. PERSONALIZATION

2. TRY-ON AND CLASSES

to the sporting goods store. Stakeholders are willing to pay rental fees

people a sense of community.

3. CAFE/PLACE TO CHILL

additional service on the list. Stakeholders tend to stay a long time

in sporting good store, and having a place to eat seems like a good

option.

REPAIR SHOP
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FUTURE DIRECTION 24 DRYDOCK AVENUE

+ + INTERVIEW
RESULTS

Experience-focused, Open,

Friendly Try-on and Clases, Cafe and Food.

Multi-Functional Sporting Goods Store that

allows customers to dine in, chill, make gears

personal, and try-on.

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LITERATURE REVIEW THIRD SPACE

WHAT IS THIRD PLACE?

FIVE FACTORS THAT AFFECT THIRD PLACE? [2]

Shared space:

Shared Time:

physical premise for the third place.

This made it easier for them to understand and share where they were heading for.
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CONSTRAINTS ADA STANDARD

HISTORIC BUILDING

ADA 202.3.Alterations

ADA 202.3.2 Extent of Application

altered area, including the rest rooms, telephones, and drinking fountains serving

unless such alterations are disproportionate to the overall alterations in terms of

Attorney General.
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CONSTRAINTS ADA STANDARD

ACCESSIBLE ROUTES

ADA 206.2.3.1 Stairs and Escalators in Existing Buildings

In alterations and additions, where an escalator or stair is provided where none existed

including raised or sunken dining areas, and outdoor dining areas.

altered area, including the rest rooms, telephones, and drinking fountains serving

unless such alterations are disproportionate to the overall alterations in terms of

Attorney General.
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CONSTRAINTS ADA STANDARD

ACCESSIBLE ROUTES

304 Turning Space

ADA 304.2 Floor or Ground Surfaces.

Floor or ground surfaces of a turning space shall comply with 302. Changes in level are
not permitted.

ADA 304.3.1 Circular Space

ADA 304.3.2 T-Shaped Space

permitted to include knee and toe clearance complying with 306 only at the end of
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CONSTRAINTS
ADA STANDARD

ACCESSIBLE ROUTES

ADA 306.3 Knee Clearance

306.3.

ADA 306.3.2 Maximum Depth

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CONSTRAINTS ADA STANDARD

ACCESSIBLE ROUTES

ADA 404.2.3 Clear Width for door

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CONSTRAINTS ADA STANDARD

ACCESSIBLE ROUTES

ADA 405.2 Slope

ADA 405.5 Clear Width

The clear width of a ramp run and, where handrails are provided, the clear width

ADA 405.7 Landings

comply with 405.7

ADA 405.7.4 Change in Direction

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CONSTRAINTS ADA STANDARD

TOILET

ADA 604.2 Location

perpendicular from the rear wall.

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CONSTRAINTS
ADA STANDARD

TOILET

from the rear wall.

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CONSTRAINTS ADA STANDARD

TOILET AND SHOWER

ADA 604.8.1.2 Doors

Toilet compartment doors, including door hardware, shall comply with 404 except

compartment area.
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CONSTRAINTS ADA STANDARD

TOILET AND SHOWER

the face of the shower compartment.

compartment.
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CONSTRAINTS
ADA STANDARD

FRONT REACH
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CONSTRAINTS
ADA STANDARD

SIDE REACH

ground.
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CONSTRAINTS ADA STANDARD

DINING AND WORKING SURFACE

of the seating spaces and standing spaces at the dining surfaces shall comply with 902. In

shall comply with 902.

ADA 902.3 Height

ADA 902.4.1 Clear Floor or Ground Space

permitted.

ADA 902.4.2 Height

ADA 904.3 Check-Out Aisles

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CONSTRAINTS ADA STANDARD

DINING AND WORKING SURFACE

ADA 904.4 Sales and Service Counters

ADA 904.4.2 Forward Approach

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CONSTRAINTS
ADA STANDARD

PARKING SPACE

1-25 1

26-50 2

51-75 3

76-100 4

101-150 5
 III

FUTURE STATE
Mission Statement: Focusing highly on mimicking personal experience on outdoor environment, the

Stewardship through incorporating a series of outdoor activities in an indoor setting.

GOAL STATEMENTS

GOAL 1. TRY-ON AND RENTALS

PR (PERFORMANCE REQUIREMENT) STATEMENTS

1.1
customer experience holistic.

1.2

1.3

1.4

1.5

1.6

1.7
GOAL STATEMENTS

GOAL 2. TRAFFIC

The multi-functional sporting goods store will support transportation avenues that allow for productive

PR STATEMENTS

2.1
inches, and 10 feet deep, with a weight capacity of 6,000 pounds to accommodate the storage good

2.2

2.3 The door width of restroom, storage rooms, and front door should have a minimum clear opening

2.4
GOAL STATEMENTS

GOAL 3. SIGNAGE IN RETAIL AREA

The new sporting goods retail space will allow customers to self-guide themselves to various of gears

PR STATEMENTS

3.1
direction for consumers.

3.2
area.

3.3 The retail space shall adopt a focus-path layout. The focus-path layout have designated sections for

3.4 The entrance area should include a display case that showcase the gears and clothing of the season.

3.5 All shelving unit should not exceed 59.4 inches in order to keep the path of eyes clear. 59.4 inches is

3.6 All shelving unit should not exceed 59.4 inches in order to keep the path of eyes clear. 59.4 inches is

3.7 The newly constructed shelving units should have a 15” minimum low forward/side reach and 48’’

3.3
SUPPORTING AREA

GOAL 4. LOCKER-ROOM

goods, shower after exercise, and change clothing.

PR STATEMENTS

4.1
class.

4.2

4.3 The newly constructed locker-room should have a 15” minimum low forward/side reach and 48’’

4.4 The area in front of the locker must have a 60” clearance to allow for a wheelchair to turn.

4.5

4.6
trials.

20 LOCKERS
MIN.
48’’
MAX.

60 INCHES
MIN.
TURN SPACE

15’’
MIN.

4.1 4.3 4.4

GOAL STATEMENTS

GOAL 5. CAFE AND QUICK-GRAB

The new sporting goods retail space will allow customers to self-guide themselves to various of gears

PR STATEMENTS

5.1

5.2

5.3
kitchen and encourage customers to eat in-store.
GOAL STATEMENTS

GOAL 6. STORAGE ROOM

goods, shower after exercise, and change clothing.

PR STATEMENTS

6.1

6.2

6.3

6.4

6.5

6.6
GOAL STATEMENTS

GOAL 7. AMBIENT ENVIRONMENT

PR STATEMENTS

6.1 The interior decor of this sporting good store shall use decorations that remind customers of Boston

and Seaport area.

6.2 The store shall use woody and oceany scent to give customers a sense of seaport area.

6.3
SPACE TYPE NO. NSF/SPACE TOTAL NSF COMMENTS
RETAIL SPACES
FOOD BAR&CAFE 1 600 600 This area is designated for employee to prepare

food for customers. The food includes beverages and

quick-grabs.

Checkout area 1 100 200 This area should have proper protections between

customers and employees for COVID-19.

DINING AREA 1 2000 2000

group dining.

GOODS DISPLAY AREA 2 2000 4000 The display area should focus on the hierarchy of

ACTIVITY AREA 2 2000 4000 The activity area should be designed so guide person

can oversee entire section at a time. Safety is the

major concern in this zone.

BUSINESS SPACES
OFFICE 1 250 250

surveillance system.

SUPPORTING AREA
STORAGE 2 2000 4000 The storage area should be adjacent to the loading

dock. There will be a walk-in refrigerator in storage.

Stairs 2 475 950 There will be two sets of stairs on the opposite side

of building.

STAFF CHANGING ROOM 1 100 1000

locker-room with shower 2 750 1260 Locker-room should be adjacent to the activity area.

FITTING ROOM 2 50 100

There should be a clear signage for direction.

Restroom 2 100 200 Restroom should be in the service area.

1 500 500 Lobby area should accommodate passing customers.

ADJACENCY DIAGRAM
RETAIL SPACE IMMEDIATE TO

BUSINESS SPACE CLOSE TO

SUPPORTING SPACE CONVENIENT TO

Loading dock

ENTRANCE
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STACKING DIAGRAM

LOCKERROOM

GOODS DISPLAY AREA ACTIVITY AREA (INDOOR)

STORAGE ACTIVITY AREA (OUTDOOR)

Storage ACTIVITY AREA

food prep area GOODS DISPLAY AREA

dining area LOBBY

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ORGANIZING CONCEPTS

ENTRYWAY AND DISPLAY

up to date.

CLEAR SIGNAGE

EXPERIENCE-ORIENTED

PRESERVATION

ACCESSIBILITY

VARIOUS EXPERIENCE
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LEED
NEED LEED GOLD FOR HISTORICAL BUILDING

LOCATION AND TRANSPORTATION (LT): POSSIBLE 10 POINTS

rail stations, or commuter ferry terminals. The transit service at those stops and stations in

occupancy and are complete within 24 months of that date.

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LEED
COMMERCIAL INTERIORS OR EXISTING BUILDING

WATER EFFICIENCY (WE): POSSIBLE 2-12 POINTS

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LEED
COMMERCIAL INTERIORS OR EXISTING BUILDING

ENERGY AND ATMOSPHERE (EA): 8-34 POINTS

systems.

energy use.

To encourage the reduction of greenhouse gas emissions through the use of grid-
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LEED
COMMERCIAL INTERIORS OR EXISTING BUILDING

MATERIAL AND RESOURCES(MR): POSSIBLE 6-10 POINTS

recycling facility will process the material.

The occupant or tenant must commit to remain in the same location for at least 10
years.

and materials.

To encourage the use of products and materials for which life-cycle information is

environmental life-cycle impacts.

To encourage the use of products and materials for which life cycle information is
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LEED
COMMERCIAL INTERIORS OR EXISTING BUILDING

INTERIOR ENVIRONMENTAL QUALITY (EQ): 10-18 POINTS

lighting.
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LEED
COMMERCIAL INTERIORS OR EXISTING BUILDING

INNOVATION (IN): 1-5 POINTS

Innovation:
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APPENDIX REFERENCES

health/?sh=2ad18de27dfe.

regs2010/2010ADAStandards/2010ADAstandards.htm#pgfId-1010052.

leed/

Commercial Elevator Dimensions: How Big Should Your Elevator Be? (n.d.). Stanley Elevator. Retrieved December 7,

2020, from https://www.stanleyelevator.com/elevator-shaft-dimensions/

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APPENDIX
INTERVIEW PICTURE REFERENCE
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APPENDIX
INTERVIEW DIALOGUE

Mandar:

piece of clothing to other sports. I do that and intended provide the similar kind of production through the

1. Upscale, everything is very spacious, things are very well structured, and I’m getting good as a lot of
operational overhead.

3. a very wide range of things in a mall setting that’s what it feels like.
4.
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APPENDIX
INTERVIEW DIALOGUE

community.
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APPENDIX
INTERVIEW DIALOGUE

Michelle:

I mainly default to online if I know exactly what I’m getting. I shop online for the pro-deal. If I go in person

that’s like great second hand experience from, like, the associate there.

1. Communal space, it invites you more to demo things, or it’s like the areas look like you can sit in them
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APPENDIX
INTERVIEW DIALOGUE

online as well.
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APPENDIX
INTERVIEW DIALOGUE

Yunting

A lot of times it’s like impulse purchase I like suddenly you really want to do something and they’ll go

comes up, so it’s like yeah let’s go for it.

I would say 70 80% is online. But honestly, I would prefer to go in person, especially for certain years like

they give all this spec mostly they give clear pictures they gave give you all the specs, so I can get a good

Online

there. I wouldn’t want to leave

there are too many people are showing a picture and too many lights going on.
4.
explore what’s still there.
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APPENDIX
INTERVIEW DIALOGUE
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APPENDIX
INTERVIEW DIALOGUE

Adeline

In-person shopping. I think, for looking at new gear that I’m unfamiliar with or trying on shoes. I prefer

what I want to go.

things are arranged where it doesn’t look really cluttered and you can see past like where you are from
the point of view of this I can see all the way to the other.

4. It looks like they have a good mix of things.

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APPENDIX
INTERVIEW DIALOGUE
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APPENDIX
INTERVIEW DIALOGUE

KEQIN

2. looks like a high end clothing store, I wasn’t related to any sports thing.

4.

other, so that you could have access to a lot of things without walking.
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APPENDIX
INTERVIEW DIALOGUE

they provide the service of I’m doing a 3d scan to your feet.

hour drive, then I might not go there.

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APPENDIX
INTERVIEW DIALOGUE

AMY

I used to do gymnastics competitively and I was on the team at Cornell. And that’s how I decided to go

2. reminds me of like an upscale clothing company. It doesn’t feel as inviting. I feel like I need to like know
I have the wallet to like go in there.
3.

how I’m doing like if I need help looking for things.

I would have to plan ahead of time, like knowing, oh they have classes and I’m going to register for a class
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APPENDIX
INTERVIEW DIALOGUE
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APPENDIX
INTERVIEW DIALOGUE

WENLAN

1. It’s very consistent color, and looks very classic

like cheap.

so that’s why I would like to see if, if any, like, outdoor store they also have some like posters. No, Mark.
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APPENDIX
INTERVIEW DIALOGUE