Downtown Waterfront MHPAC Meeting No 20 PowerPoint Presentation 11-19-14

8/10/2019 Downtown Waterfront MHPAC Meeting No 20 PowerPoint Presentation 11-19-14

1/136

1for the Boston Redevelopment Autho rityand Durand & Anastas Environmental Strategies MHPAC Meeting November 19. 2014


2/136


I. Urban context of the Harbor Garage

a. Previous planning studies

b. Urban Design Considerations

II. Review urban design of the proposed redevelopment

III. Review Ch. 91 shadow analysis

IV. Alternative Scenarios

a. Variables to consider

b. Scenarios for the MHPAC to consider

V. Comments and Questions

Agenda


3/136



4/136



5/136



6/136


Urban Context of the

Harbor Garage


7/136


Review of Planning

Recommendations


8/136


Review of Planning Recommendations and History

Central Artery/Tunnel Project

c. 2005


9/136


Potential Investment Sites

N

Greenway District Planning Study, 2008-2010


10/136


Wharf District

Greenway District Planning Study, 2010


11/136




12/136



13/136



14/136



15/136


Urban Design Considerations


16/136


Overview of Proposed Redevelopment Scenario

Proposed Building


17/136


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?

Activat ion 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 thishistorical context?

Environmental

Effects

How will the proposed building affect the surrounding

context? What will the shadow impacts be?


18/136



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 di ffering 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.


19/136



Harbor Garage


20/136



Harbor Garage


21/136



Harbor Garage


22/136



Harbor Garage


23/136



Harbor Garage


24/136



Harbor Garage


25/136


Central Wharf

Long Wharf

Greenway

Christopher ColumbusWaterfront Park

NEAq

IMAX

255 State

Street

OldAtlanticAve


Harbor Garage


26/136


Central Wharf

Long Wharf

Greenway


NEAq

IMAX

255 State

Street

OldAtlanticAve


Harbor Garage


27/136



Harbor Garage

400

220

600

10580

170

287

405

615

510

390

590

70

104

155

265

510

422

285495

250

140

390

157

120

80

82

115165

100

92

120


28/136



Harbor Garage Proposal


29/136



Harbor Garage Proposal


30/136




31/136




32/136


Review Ch. 91

shadow analysis


33/136


Downtown Waterfront: Harbor Garage Site

Existing Conditions

70

7 Stories

400

125

162

200

Existing Zoni ng: 155

Si te Area: 57,346 gsf

Exist GFA: 400,400 gsf

Exist FAR: 7.0

100% Buil ding Coverage

0% Open Space

495

600


34/136


Ch. 91 baseline

145

50% Build ing Coverage

50% Open Space


Ch. 91 Baseline

Ch. 91 allows 55 feet high

with in 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


35/136



Proposed Development

582

485

Tower 1

Highest Occupiable floor 582

Total height 615

Tower 2


Total height 538

For Ch. 91 purposes,

shadows are

calculated based on

the highest occupiable

floor.

100% Buil ding Coverage

0% Open Space


36/136


Ch. 91 baseline

145

50% Build ing Coverage

50% Open Space

Ch. 91 Baseline and the Proposed Redevelopment Scenario

Chapter 91 Compl iant Scenario


37/136


Oct. 23

8:00 am to 5:00 pm



Net new shadow, as comparedto existing garage (taking intoconsideration shadows cast by

existing buildings)

8 AM5 PM

Central Wharf

Long Wharf

Greenway



38/136




Minimum 1 hour or more continuous

shadow extent for Chapter 91

Compliant scenario

Oct. 23

8:00 am to 5:00 pm

8 AM5 PM

Central Wharf

Long Wharf

Greenway



39/136



Proposed Building

582

485

Tower 1


Total height 615

Tower 2


Total height 538

For Ch. 91 purposes,

shadows are

calculated based on

the highest occupiable

floor.


40/136


Expand artboard to

show full shadow

coverage

SHADOW AT 8-9 AM

Morning rush hour

Net Shadow* increase over existing

garage

Oct. 23


Chiofaro Co. Proposal Oct. 23

Shadow based on Highest Occupiable Floor

Central Wharf

Long Wharf

Greenway


41/136


Expand artboard to

show full shadow

coverage

SHADOW AT 8-9 AM

Morning rush hour


garage

Oct. 23




Central Wharf

Long Wharf

Greenway


42/136


Afternoon lunch hour


garage

Oct. 23




Central Wharf

Long Wharf

Greenway


43/136


Afternoon lunch hour


garage

Oct. 23




Central Wharf

Long Wharf

Greenway


44/136


Oct. 23




Central Wharf

Long Wharf

Greenway


45/136


Expand artboard to

show full shadow

coverage

Oct. 23

8:00 am to 5:00 pm

Net Shadow

increase*


garage

* Net shadow increase, as compared to existing garage(taking into consideration shadows cast by all existingbuildings)




Central Wharf

Long Wharf

Greenway


46/136


Expand artboard to

show full shadow

coverage

Oct. 23

7:00 am to 4:00 pm



Shadow based on Total Height

Central Wharf

Long Wharf

Greenway


47/136


Oct. 23

8:00 am to 5:00 pm

1 Hr Shadow

Line


shadow extent for Chapter-91

Compliant proposal


shadow extent for Development

Scenario


garage




Central Wharf

Long Wharf

Greenway


48/136


Net Shadow

increase*

(in square feet)Chapter 91jurisdiction

Beyond Ch. 91jurisdiction(Greenway)

Public Realm 128,800 82,000

Watersheet 230,700 --

Total 359,500 82,000

Net Shadow increase onwatersheet



Compliant proposal



Scenario

Net Shadow increase over Chapter 91

Baseline on watersheet


Baseline on public r ealm

Oct. 23

8:00 am to 5:00 pm

Net Shadow increaseon public realm




Long Wharf

Central Wharf

NEAq

IMAX

255 State

Street

Christopher

Columbus

Park


49/136


Net Shadow

increase*

(in square feet)Chapter 91jurisdiction

Beyond Ch. 91jurisdiction(Greenway)

Public Realm 128,800 82,000

Watersheet 230,700 --

Total 359,500 82,000



Compliant proposal



Scenario


Baseline on watersheet


Baseline on public r ealm

Oct. 23

8:00 am to 5:00 pm

Long Wharf

Central Wharf

NEAq

IMAX

255 State

Street

Christopher

Columbus

Park





50/136





Central Wharf

Long Wharf

GreenwayOldAtlanticAve

Oct. 23

8:00 am to 5:00 pm

Net New Shadow over Greenway

Net New Shadow over Central Wharf and Long Wharf

Net New Shadow over watersheet

Streets and Sidewalks


51/136


Other criteriaImpact on Long Wharf


52/136


Downtown Waterfront

Long Wharf


53/136


Downtown Waterfront

Long Wharf


54/136


~ 33 % of the open space in

the Downtown Waterfront

study area is Long Wharf

Downtown Waterfront

Long Wharf: Open Space Resource


55/136


~30% of the watersedge in this Downtown

Waterfront study area is

on Long Wharf

Downtown Waterfront

Long Wharf: Waters Edge


56/136


Boston Harbor Cruises estimates

an additional 400K annual riders in the

next 5 years.

Harbor Island Alliance: 2014 was their

busiest year with approximately 125,000

visiting the islands, which is up 17% from

2013.

Downtown Waterfront

Long Wharf: Water Transportation Hub


57/136



58/136


Ch. 91 Precedents

Shadow Protection Zone

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

MHPAC members:

Asked about the extent of

shadow impacts on

signi ficant open space

resources.

Referenced support for theestablishment of shadow

protection zones, but they

should not extend out into

the middle of the harbor.


59/136


October 23rd

Should we createa shadow

protection zone?

Where should

new 1-hour

shadow be

prohibited or

mitigated?

Ch. 91

Shadow Protection Zone


60/136


Other criteriaOpen Space


61/136




62/136




63/136




64/136


Other Scenarios


65/136


Other Scenarios

Greenway District Planning Study


66/136


Alternative ScenariosVariables: Height

One tower vs two towers

Building Orientation

Location of open space


67/136


Alternative Scenarios

Variables

Height South Tower only North tower only Orientation


68/136



Variable: Height


69/136



Two Towers 600 & 500

Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

600

500


70/136




Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

500

400


71/136




Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

400

300


72/136




Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

300

200

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

Minimum 1 hour or more

continuous shadow


73/136



Two Towers Oct. 23

Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

continuous shadow

extent for 300 & 200

Towers Scenario


continuous shadow


Towers Scenario


continuous shadowextent for 500 & 400

Towers Scenario


continuous shadow


Towers Scenario


continuous shadow


74/136



Two Towers Oct. 23

Central Wharf

Long Wharf



continuous shadow


Towers Scenario


continuous shadow


Towers Scenario



Towers Scenario


continuous shadow


Towers Scenario

Oct. 23

8:00 am to 5:00 pm



75/136



Two Towers Oct. 23

Oct. 23

8:00 am to 5:00 pm

Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm





shadow extent for 300 & 200 Towers

Scenario



Scenario



Scenario



Scenario



Compliant proposal


76/136



Variable: Number of Towers & LocationSingle South Tower

Alt ti S i


77/136



Single South Tower 600

Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

600

Alt ti S i


78/136




Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

500

Alt ti S i


79/136




Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

400



80/136




Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

300



continuous shadow

f &


81/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm


Single South Tower Oct. 23rdextent for 300 & 200

Towers Scenario


continuous shadow


Towers Scenario



Towers Scenario


continuous shadow


Towers Scenario



continuous shadow

t t f 300 & 200


82/136


Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm


Single South Tower Oct. 23rdextent for 300 & 200

Towers Scenario


continuous shadow


Towers Scenario



Towers Scenario


continuous shadow


Towers Scenario




83/136



Single South Tower Oct. 23

Oct. 23

8:00 am to 5:00 pm

Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm






Scenario



Scenario

Minimum 1 hour or more continuousshadow extent for 500 & 400 Towers

Scenario



Scenario



Compliant proposal



84/136



Variable: Number of Towers & LocationSingle North Tower

Ch 91 Baseline and the Proposed Redevelopment Scenario


85/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm


Single North Tower - 600

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

600

Ch 91 Baseline and the Proposed Redevelopment Scenario


86/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm



Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

500



87/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm



Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

400



88/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

p p


Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

300

Minimum 1 hour or

more continuous

h d t t fAlternative Scenarios


89/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

shadow extent for

300

Minimum 1 hour or

more continuous

shadow extent for

400

Minimum 1 hour or

more continuousshadow extent for

500

Minimum 1 hour or

more continuous

shadow extent for

600

Single North Tower Oct. 23

Alternative ScenariosMinimum 1 hour or

more continuous

shadow extent for


90/136


Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm

Single North Tower Oct. 23shadow extent for

300

Minimum 1 hour or

more continuous

shadow extent for

400

Minimum 1 hour or


500

Minimum 1 hour or

more continuous

shadow extent for

600



Net New Shadow over Central Wharf and


91/136


Oct. 23

8:00 am to 5:00 pm

Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm

Single North Tower Oct 23Net New Shadow over Central Wharf and

Long Wharf





Scenario



Scenario


Scenario



Scenario



Compliant proposal



92/136


Variable: Building Orientation



93/136


Single West Tower 600

Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

600

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario



94/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

500

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario




95/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

400

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario




96/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

300

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario


Minimum 1 hour or

more continuous

shadow extent for

300


S O


97/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

300

Minimum 1 hour or

more continuous

shadow extent for

400

Minimum 1 hour or


500

Minimum 1 hour or

more continuous

shadow extent for

600

Single West Tower Oct. 23


Si l W t T O t 23

Minimum 1 hour or

more continuous

shadow extent for

300


98/136


Central Wharf

Long Wharf

OldAtlanticAve


Oct. 23

8:00 am to 5:00 pm

Single West Tower Oct. 23 300Minimum 1 hour or

more continuous

shadow extent for

400

Minimum 1 hour or


500

Minimum 1 hour or

more continuous

shadow extent for

600

Greenway


Si l W t T O t 23


Net New Shadow over Central Wharf and

L Wh f


99/136


Central Wharf

Long Wharf


Oct. 23

8:00 am to 5:00 pm

Single West Tower Oct. 23 Long WharfNet New Shadow over watersheet





Scenario



Scenario


Scenario



Scenario



Compliant proposal


C i


100/136


Single North Tower

Comparison

Two Tower

Single West Tower

Single South Tower

Oct. 23

8:00 am to 5:00 pm


101/136


Alternative Scenarios:

Ground-level Views

Alternative Scenarios Ground-level Views

Two Tower


102/136


Two Tower

Rowes Wharf

Harbor

Towers


Single South Tower


103/136


Single South Tower

Rowes Wharf

Harbor

Towers


Single North Tower


104/136


Single North Tower

Rowes Wharf

Harbor

Towers


Single West Tower


105/136


Single West Tower

Rowes Wharf

Harbor

Towers


Two Tower


106/136


Two Tower

NEAq

Harbor Towers

Chart

House


Single North Tower


107/136


Single North Tower

NEAq

Harbor Towers

Chart

House


Single South Tower


108/136


Single South Tower

NEAq

Harbor Towers

Chart

House


Single West Tower


109/136


Single West Tower

NEAq

Harbor Towers

Chart

House

Alternative Scenarios Ground-level Views

Two Tower


110/136


Two Tower

Rowes Wharf

Harbor

Towers

Long Wharf


Single South Tower


111/136


Single South Tower

Rowes Wharf

Harbor

Towers

Long Wharf


Single North Tower


112/136


Single North Tower

Rowes Wharf

Harbor

Towers

Long Wharf


Single West Tower


113/136


Single West Tower

Rowes Wharf

Harbor

Towers

Long Wharf


Two Tower with open space on north


114/136


o o e ope space o o

255 State St


Single North Tower


115/136


g

255 State St


Single South Tower


116/136


g

255 State St


Single South Tower


117/136


g

255 State St


118/136


Scenarios for

consideration of theMHPAC


Overall Comparison


119/136


400 & 300 Two Tower 600 Single South Tower

Overall Comparison


Two Towers 400 and 300100% Buildin g Footprint Lot Coverage

0% Open Space


120/136


Two Towers 400 and 300




121/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario

400

300

0


Two Towers Oct. 23Minimum 1 hour or more

continuous shadow



122/136


Central Wharf

Long Wharf



Towers Scenario

Oct. 23

8:00 am to 5:00 pm

400

300

0


Two Towers Oct. 23





123/136


Oct. 23

8:00 am to 5:00 pm

Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm




Scenario

1 hour or more continuous shadow

extent for Chapter-91 Compliant

proposal

400

300

0

Harbor Garage Site

Development Scenario: 600 Mixed-use tower67% Build ing Footpri nt Lot Coverage

33% Open Space


124/136


600FAA Height Limit

160



600


125/136


Central Wharf

Long Wharf

Greenway

Oct. 23

8:00 am to 5:00 pm

Minimum 1 hour or

more continuous

shadow extent for

Development

Scenario


Single South Tower Oct. 23rd600


126/136


Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm


Single South Tower Oct. 23




600


127/136


Oct. 23

8:00 am to 5:00 pm

Central Wharf

Long Wharf



Oct. 23

8:00 am to 5:00 pm


200


Overall Comparison


128/136


400 & 300 Two Tower 600 Single South Tower

Overall Comparison




129/136


Rowes Wharf

Harbor

Towers


600 South Tower


130/136


Rowes Wharf

Harbor

Towers




131/136


Rowes Wharf

255 State St


600 Tower


132/136


Rowes Wharf

255 State St




133/136


NEAq

Harbor Towers

Chart

House


600 Tower


134/136


NEAq

Harbor Towers

Chart

House


Overall Comparison


135/136


400 & 300 Two Tower 600 Single Tower

p

Downtown Waterfront MHP

MHP Study Area


136/136

Documents

Downtown Waterfront MHPAC Meeting No 20 PowerPoint Presentation 11-19-14