seaport square m1 m2 bcdc presentation august 18th, 2015 
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SEAPORT SQUARE M1 M2 BCDC PRESENTATION AUGUST 18TH, 2015 TRANSCRIPT
BOSTON SEAPORT M1 M2
BCDC PRESENTATIONAUGUST 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 SF2 Pedestrian Passageways: 3,000 SF
RESIDENTIAL:
Tower 1, Condo: 327,400 ZSFTower 2, Condo: 258,300 ZSFTower 3, Apartment: 302,900 ZSFBalconies: 1,600 SFTotal Residential: 887,000 ZSF
AMENITY:
Low Tower 1: 2,900 SFLow Tower 2: 14,150 SFLow Tower 3: 5,700 SF
High Tower 1: 3,300 SF
Total Amenity: 26,050 SF
PARKING:
Three levels below grade: 359,250 SFTOTAL: 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’
T2
T1
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 SLABSDEFINE STREET WALL AND CENTRAL SPACE
2. SLICE THE BLOCKSBREAK DOWN TOWER SCALE
3. PULL/PUSH TOWERS + WINGSELEGANT PROPORTIONS, REDUCED VISUAL SCALE
4. SHIFT BLOCKS IN/OUTCREATE VIEWS + VISUAL RELIEF | OPEN CORNERS
TOWER CONFIGURATION
TOWER POSITIONS FOR OPTIMAL CROSS VIEWS
AXIAL ALIGNMENT TO SURROUNDINGSTREETS + SPACES
COMFORTABLE DISTANCES TO
NEAR CONTEXT
STEP FOR VISUAL INTEREST AND BETTER VIEWS
EAST ELEVATIONSCALE: 1/64” = 1’
WEST ELEVATIONSCALE: 1/64” = 1’
NORTH ELEVATIONSCALE: 1/64” = 1’
SOUTH ELEVATIONSCALE: 1/64” = 1’
T1 SOUTH ELEVATIONSCALE: 1/64” = 1’
EAST ELEVATIONSCALE: 1/64” = 1’
WEST ELEVATIONSCALE: 1/64” = 1’
NORTH ELEVATIONSCALE: 1/64” = 1’
SOUTH ELEVATIONSCALE: 1/64” = 1’
T1 SOUTH ELEVATIONSCALE: 1/64” = 1’
TOWER PODIUM/GROUND RELATIONSHIP
PIER 4 BOULEVARD ELEVATION
48’ 18’ 18’36’
63’ 42’ 42’ 42’ 42’45’ 33’
27’ 33’ 33’ 36’ 33’ 33’24’72’9’ 6’ 9’ 9’ 9’ 9’ 9’ 6’9’ 9’
WTC AVE BRIDGE
CONCEPT SKETCHES
WHITE SILVER CHAMPAGNE GLASS
WOOD BRICK TERRACOTTA BRONZE
FACADE PRINCIPLES MATERIAL
12’ X 4 FLOORS
6’ X 4 FLOORS
36-42’ X 1 FLOOR
9’ X 2 FLOORS
9’ X 4 FLOORS
FACADE PRINCIPLES VARIED PROPORTIONAL GRIDS
33’
42’ 42’ 42’ 42’ 57’39’
33’33’9’ 9’ 9’ 9’9’ 9’ 9’ 48’30’ 33’
CHARACTER TOWERS + WINGS
GLASSY TOWERS W/ RESIDENTIAL FEEL
MASONRY WINGS W/ LUXURY DETAILS
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’ 24’ 24’ 36’ 30’ 30’ 36’52’ 12’9’ 9’ 9’ 9’ 9’ 9’ 9’
33’ 33’ 33’ 45’ 48’ 57’
SEAPORT ELEVATION
42’ 42’ 42’ 42’ 57’39’
33’ 33’33’9’ 9’ 9’ 9’9’ 9’ 9’30’ 33’ 48’
CONGRESS STREET ELEVATION
24’
33’ 66’ 66’
42’ 36’ 39’9’ 9’15’ 15’ 9’ 9’
APRECAST/GFRC
2
2
1
1
BBRONZE
COLORED ALUMINUM
CCOLORED PANEL:PRECAST/GFRC
TRESPA/PRODEMACOLORED METAL
DGLASS
EGREY
COLORED ALUMINUM
A
A
B
B
C C
D
D
WALL TYPES STAGGERED PANEL
1 | WING FRONT WALL [9-15’ X 1 FLOOR TALL] 2 | WING SIDE WALLS [9’ X 2 FLOORS TALL]
AWHITE
COLORED ALUMINUM
2
1
1
1
1 2
BBRONZE
COLORED ALUMINUM
CCOLORED PANEL:PRECAST/GFRC
TRESPA/PRODEMACOLORED METAL
DGLASS
EGREY
COLORED ALUMINUM
A
A
B
B
D
D
E
E
WALL TYPES VERTICALLY STRIATED
2 | TOWER CORNER WALL [12’ X 4 FLOORS TALL]1 | TOWER TYPICAL WALLS [6-9’ X 4 FLOORS TALL]
APRECAST/GFRC
A
DD
E
E
CB
E
A
1
1
22
1
2
BBRONZE
COLORED ALUMINUM
CCHAMPAGNE
COLORED ALUMINUM
DGLASS
EGREY
COLORED ALUMINUM
WALL TYPES FRAMES
1 | WING WALLS [1 BAY X 2 FLOORS TALL] 2 | TOWER WALLS [WIDTH VARIES X 4 FLOORS TALL]
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
CORNER RETAIL
PEDESTRIAN LANE RETAIL
M-WAY RETAIL
COURTYARD RETAIL
PODIUM ELEMENTSSTRONG CORNERS FLANKING M-WAY PEDESTRIAN BLOCKS
DIVERSITY OF PODIUM ELEMENTS
VILLAGE SQUARE
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
FROM BOSTON LOGAN INTERNATIONAL AIRPORT
SITE FORCES [SEAPORT] URBAN FRONTAGES AND FLOWS
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
BASELINE: ORIGINAL
ISSUE #1: TO TIGHT
ISSUE #2: NO PAUSE
ALT 1: WIDE
ISSUE #1: HURTS RETAIL
ISSUE #2: NO STREET WALL
ALT 2: EPISODIC
SOLUTION #1: WIDENS AT INTERSECTIONS
SOLUTION #2: PRESERVES STREET WALL BUT
CREATES MOMENTS
NE CORNER OPTIONS
BASELINE ALT 2ALT 1
NE CORNER OPTIONS
RETAIL BASELINE CONDITION ALT 1 OPTION
NE CORNER OPTIONS
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’
106’ 69’
64’ 84’ 39’12’ 9’9’9’ 9’
COURTYARD WEST ELEVATION
67’
42’ 42’42’
33’ 33’33’
33’
33’
45’
12’12’12’ 9’ 9’6’ 9’ 9’ 6’
42’ 42’42’
33’ 33’33’
54’
33’33’
42’ 42’
45’ 9’9’9’9’ 9’ 9’ 6’6’
COURTYARD EAST ELEVATION
67’
56’ 36’ 57’ 42’ 42’42’
50’ 21’ 27’27’6’ 9’9’ 9’ 9’ 9’33’ 33’ 33’
COURTYARD NORTH ELEVATION
AUTUMN LANE DETAILS
SCHEME 1: PANELS SCHEME 2: FRAMES