Avoiding the Third Rail: The Critical Pieces of a TOD Success Story REGIONAL MAP SOMERVILLE CHARLESTOWN
CAMBRIDGE
BEACON HILL LOGAN DOWNTOWN
SEAPORT KEY TRANSIT CORRIDORS KEY TRANSIT CORRIDORS
NORTH STATION
GOVERNMENT CENTER
SOUTH STATION
BACK BAY STATION NORTHcontext STATION photo form brochure? HISTORY, ETC. SOMERVILLE CHARLESTOWN
CAMBRIDGE
NORTH STATION
WEST END NORTH END
GOVERNMENT CENTER BEACON HILL
DOWNTOWN BACK BAY SOUTH STATION
BACK BAY STATION SEAPORT WHY: TAMI TOLD US TO North Station O’Neill Building TD Garden
EXISTING MASSING CONSTRAINTS
Boston Properties - Delaware North Companies - Gensler THE BOSTON GARDEN | Boston, Mass. Boston Redevelopment Authority | 18 June 2014 PROGRAM: Phase iii PRoJECt PHAsEs Boston Redevelopment Authority | JuneJuly 3028 2015 | | | THETHE BOSTON BOSTON GARDEN GARDEN | | Boston, Boston, Mass. MA
GOVERNMENT CENTER SOMERVILLE CHARLESTOWN
CAMBRIDGE
NORTH STATION
WEST END NORTH END
GOVERNMENT CENTER
BEACON HILL
DOWNTOWN BACK BAY SOUTH STATION
BACK BAY STATION SEAPORT BULFINCH CROSSING UNIQUELY SITUATED IN THE HEART OF DOWNTOWN BOSTON BULFINCH CROSSING
4.8 ACRES
2 CITY BLOCKS
2.9M SF
1.15M SF OFFICE
82,500 SF RETAIL
800+ RESIDENTIAL UNITS
200 HOTEL ROOMS
1,000 PARKING SPACES
1 ACRE ROOFTOP GARDEN
NET-ZERO PUBLIC SQUARE LECHMERECOMMUNITY COLLEGE
AIRPORT 93 GREEN LINE EXTENSION 90 LECHMERE MAVERICK
LOGAN AIRPORT 5 MIN. SUMNER TUNNEL SCIENCE PARK CALLAHAN TUNNEL NORTH STATION
HAYMARKET 10 MIN. 5 MIN.
CHARLES / MGH 93 KENDALL / MIT BOWDOIN
AQUARIUM GOVERNMENT CTR.
CHARLES RIVER STATE STREET BOSTON HARBOR
PARK STREET 93
DOWNTOWN CROSSING
BOYLSTON SOUTH STATION
TEDWILLIAMSTUNNEL ARLINGTON 90
COPLEY
• Direct access to I-93 N/S on-ramp BACK BAY • Ideally situated atop two MBTA subway lines (Green and Orange) • A short walk from two major commuter hubs (North Station and South Station) BULFINCH • A mere 5-minute drive to Logan Airport CROSSING MULTIPLE 5-MIN RIDE DIRECT TRANSIT TO LOGAN HIGHWAY OPTIONS AIRPORT ACCESS
2 on-site subway lines: Green and Orange 93 I-93 North / South On-site MBTA bus station
2 commuter-rail hubs: I-90 Massachusetts North & South Station 90 Turnpike East / West On-site Hubway station 1 Route 1 North On-site car rentals
On-site charging stations 28 Storrow Drive On-site parking BACK BAY STATION SOMERVILLE CHARLESTOWN
CAMBRIDGE
NORTH STATION
WEST END NORTH END
GOVERNMENT CENTER BEACON HILL
DOWNTOWN BACK BAY SOUTH STATION
BACK BAY STATION SEAPORT THE BACK BAY SOUTH END GATEWAY PROJECT BOSTON, MASSACHUSETTS • Existing MDOT Lease • Modified To Include Station • BP Assumes Concourse Management • BP Contributes $37M For Concourse Renovation
200 CLARENDON
SITE
PROJECT OVERVIEW 6 16 NOVEMBER 2017 • 4 Air Rights Parcels • 1.26M SF Of Mixed-Use Development • 600,000 SF Of Office Space • 600 Residential Units • Plus 90 Off-site Affordable Units STUART STREET • 60,000 SF Of Retail
CLARENDON STREET 100 CLARENDON GARAGE GARAGE WEST GARAGE EAST
DARTMOUTH STREET OFFICE & RETAIL RESIDENTIAL
BUS DROP OFF BACK BAY STATION STATION EAST STATION WEST RESIDENTIAL RETAIL
COLUMBUS AVE COLUMBUS AVE
4 AIR RIGHTS DEVELOPMENT PARCELS 7 16 NOVEMBER 2017 COPLEY TOWER 40 TRINITY 380 STUART
AERIAL LOOKING TO THE NORTHEAST - FUTURE EXISTING CONDITION 13 16 NOVEMBER 2017 AERIAL LOOKING TO THE NORTHEAST - ALTERNATE SCHEME 20 16 NOVEMBER 2017 VIEW FROM SOUTHWEST CORRIDOR - ALTERNATE SCHEME 23 16 NOVEMBER 2017 BRIDGE TO NEW STATION 40 TRINITY ENTRANCE
VIEW FROM STUART STREET AND TRINITY PLACE 25 16 NOVEMBER 2017 ACCESSIBLE STATION CONNECTOR
VIEW OF STUART STREET CONNECTOR 28 16 NOVEMBER 2017 NEW STATION ENTRANCE
NEW 11,000sf PUBLIC PLAZA NEW DIRECT ORANGE LINE ACCESS
VIEW FROM CLARENDON STREET 31 16 NOVEMBER 2017 • Improved Waiting Areas and Seating • New Entries into Central Hall • New Retail
VIEW OF CENTRAL HALL FROM DARTMOUTH STREET ENTRY 39 The Back Bay / South End Gateway Project Figure 3.7c DEIR/DPIR 16 NOVEMBER 2017 Station West - View of Central Hall from Dartmouth Street Entry BOSTON PROPERTIES Arrowstreet SOUTH STATION SOMERVILLE CHARLESTOWN
CAMBRIDGE
NORTH STATION
WEST END NORTH END
GOVERNMENT CENTER BEACON HILL
DOWNTOWN BACK BAY SOUTH STATION
BACK BAY STATION SEAPORT South Station Air Rights 1965: Boston Redevelopment Authority purchases SOUTH STATION AIR RIGHTS South Station
1972: Atlantic Avenue wing and chapel 1965:demolished BRA purchases South Station
1972:1975: South Atlantic Station Ave listed wing on National + chapel Register demolished of 1975:Historic South Places Station listed on National Register of Historic Places 191978:79: MBTA MBTA purchases purchases South Station, South but Station, BRA but BRA retains 250k South Station Air Rights retains 250,000 square foot air rights parcel sf for air rights parcel 1981: Proposal for Renovation of South Station • Environmental Impact Report included an alternative proposal to build over South
South Station newsstandStation and lunch counter, Air Rights 1957. Photo by Nishan Bichajian, © MIT Libraries • BRA commissioned WZMH Group to study 1987: Proposalfeasibility. for renovation WZMH scheme of Southincluded Station • Environmental Impact Report included to build over 400,000 sf office building; 600-room2 South Stationhotel; Air250,000 RIghts sf research/exposition • BRA commissionedcenter; and 800 WZMH-1,600 Groupcar parking for garagefeasibility- 400k sf office, 600 room hotel, 250k sf research/expo center, 800-1600 car garage
South Station Air Rights 1992-2016: BRA Review 1992South - 2016: Station• airBRA rightsBRA issued model, Review Architectural Preliminary Record Adequacy, May 1981 Determination in 1994 • BRA issued• TUCD Preliminary brought in Hines Adequacy as co-developer; Determination in 1994 • TUCD broughtpartnership in Hines approved as co-developer,in 1998. Later that approved 3 in 1998. Hinesyear, submitted TUCD/Hines Notice submitted of Notice Project of Change • Project andProject PDA Change Development Plan approved in 2006 • Project and PDA Development Plan approved in 2006 • 1.5m sf office • 195,000 sf residential Flow chart of Article 80 review process • 245,000 sf hotel • 755 parking spaces • BRA, MBTA, and TUDC/Hines enter into development agreement in 2007 • TUDC withdrew as development partner in 2008
5 SOUTH STATION AIR RIGHTS South Station Air Rights 2016: Notice of Project Change 2016: Notice of Project Change • Hines filed a Notice of Project Change in Hines filed a Notice of Project Change in 2016 2016 • 2.5m sf project in 3 phases • Phase 1: 1m sf office/residential• 2.5m towersf project in three phases • Phase 2: 438k sf hotel/residential• Phase tower 1: 1m sf office/residential • Phase 3: 51k sf office buildingtower • Phase 2: 438,000 sf hotel/residential • Approved by BPDA Dec 2016building • Phase 3: 511,000 sf office building • 106,000 sf expansion of bus terminal • Approved by BPDA on December 15, 2016 • Land Disposition Agreement and Development Agreement have been extended several times since then
Rendering of SSAR Phase 1
6 Strategic and PermanentSTRATEGIC Location + PERMANENT LOCATION Sites of this quality and scale are rarely available in a mature market such as Boston, and are especially rare in a city when they combine such a prominent and historic corner location in a major central• business Premier district with Transit the unmatched Location adjacency to the city’s transportation network.
Premier Transit Location • Direct HighwayParks Access BACK BAY . Directly above Boston’s transportation . The site is adjacent to the 27-acre Rose hub, South Station, which• servesProminent 130,000 Fitzgerald Visibility Kennedy Greenway which FINANCIAL DISTRICT daily commuters into Downtown Boston includes public gardens, interactive foun- . Multiple modes of transportation• Parks (trains, tains, both performing and visual arts, and buses, subway) all converge at site, of- food trucks. PROJECT SITE fering convenient access• to allStrategic local labor .LocationThe project includes in the its own Path 2-acre of sky markets and reduced commuteGrowth times park for exclusive use of office tenants . 17 minutes by subway from Logan Interna- and residents – an amenity no competitive tional Airport (one seat ride) project offers.
Unsurpassed Highway Access Strategic Location in the Path of Growth . Immediate access to the South Bay inter- . As the CBD has expanded into the change (Interstate Highways 90 and 93) Seaport District in recent years, South reduces driving commute time by 10 min- Station has become a more central SEAPORT DISTRICT utes compared to most Financial District location – it is now at the nexus between and Seaport District office locations the Financial District and the Seaport . Seven minutes by car from Logan Interna- District. tional Airport . The center of the CBD has shifted from State and Congress (40 years ago) to Prominent Visibility Post Office Square (20 years ago) to . Unobstructed location provides perma- South Station today. nent views of and from the building . Extraordinary signage and branding opportunities for tenancy
WORLD-CLASS MIXED-USE TRANSIT-ORIENTED DEVELOPMENT 1 PHASE 1 - OFFICE & RESIDENTIAL
MECHANICAL PENTHOUSE ROOF
51 RESIDENTIAL Project Section 50 RESIDENTIAL 49 RESIDENTIAL
48 RESIDENTIAL
47 RESIDENTIAL
Program 1.2M SF tower, 51 stories 46 RESIDENTIAL (Phase 1) 640,000 RSF Class AAA Office 45 RESIDENTIAL 217,000 Sellable SF Residential Condominiums 44 RESIDENTIAL 43 RESIDENTIAL
(166 Units) 42 RESIDENTIAL 6,000 RSF Retail 41 RESIDENTIAL 40 RESIDENTIAL
524 Parking Spaces SCOPE OF PHASE 1 PROJECT 39 RESIDENTIAL
38 RESIDENTIAL
37 RESIDENTIAL Program 950,000 GSF 36 RESID. AMENITIES (Phases 2 and 3) Residential (and/or Hotel) and Mid-Rise Office Ancillary Retail 35 MECHANICAL 379 Parking Spaces 34 OFFICE 33 OFFICE
32 OFFICE
31 OFFICE
30 OFFICE
29 OFFICE
28 OFFICE PHASE 2 - RESIDENTIAL/HOTEL 27 OFFICE
MECH 18 26 OFFICE
LEVEL 17 25 OFFICE
LEVEL 16 24 OFFICE LEVEL 15 23 OFFICE LEVEL 14 22 OFFICE LEVEL 13 PHASE 3 - OFFICE LEVEL 12 21 OFFICE
LEVEL 11 20 OFFICE
MECH LEVEL 10 19 OFFICE
LEVEL 9 FLOOR 9 18 OFFICE LEVEL 8 FLOOR 8 17 OFFICE LEVEL 7 LEVEL 7
16 OFFICE FLOOR 7 LEVEL 6 LEVEL 6
LEVEL 5 LEVEL 5 15 OFFICE FLOOR 6
LEVEL 4 LEVEL 4 14 OFFICE FLOOR 5 LEVEL 3 LEVEL 3 13 OFFICE FLOOR 4 LEVEL 2 LEVEL 2 12 OFFICE FLOOR 3 BUS TERMINAL LOBBY/AMENITY LEVEL EXTERIOR PLAZA EL. +135.00' 11 OFFICE FLOOR 2 PARKING LEVEL5 EL. +122.0' SERVICE & STORAGE MEZZANINE SOUTH STATION HEAD HOUSE
EL 114.50' AMSL FLOOR 1 SKYSTREET PARKING LEVEL4 EL. +109.0' RESIDENTIAL DROP-OFF LOBBY LOBBY EL. +109.0' 09 OFFICE AMENITIES
PARKING LEVEL3 EL. +94.50'
PARKING LEVEL2 EL. +84.50' MECHANICAL
PARKING LEVEL1 EL. +74.50'
MEZZANINE EXIST. BUS MEZZANINE BUS TERM.EXPANSION +49.00' TERMINAL LOBBY
EXISTING CONCOURSE
BUS TERMINAL PLATFORM D CONNECTION EL+18.25'
BASEMENT EL+3.53' EL. +0.00'
WORLD-CLASS MIXED-USE TRANSIT-ORIENTED DEVELOPMENT 4 Site Plan
ONE FINANCIAL CENTER
ATLANTIC AVENUE
GARAGE GARAGE EXIT ENTRY
PHASE 2 PHASE 3 OFFICE LOBBY RETAIL RESID./ HOTELLOBBY SERVICE ROAD PHASE 3 N LOADING PHASE 1 N DOCK OFFICE LOBBY EXISTING BUS TERMINAL LOBBY RETAIL MECH. RETAIL MECH. PHASE 1 RESID. LOBBY SOUTH STATION PLATFORM A HEADHOUSE TRACK 1
TRACK 2 TO RED LINE/ SILVER LINE PLATFORM B TRAIN STATION CONCOURSE TRACK 3
TRACK 4
PLATFORM C
TRACK 5 BUS STATION ELEVATORS TRACK 6
PLATFORM D BUS STATION ESCALATOR/STAIRSTOWER TRACK 7
TRACK 8 FOOTPRINT PLATFORM E ABOVE TRACK 9
TRACK 10
PLATFORM F
OFFICE TOWER TRACK 11 EGRESS STAIR
"0-'1 TRACK 12
PLATFORM G
TRACK 13 EXISTING LOADING DOCK
EGRESS STAIR
SUMMER STREET
UNITED STATES POSTAL SERVICE 245 SUMMER STREET
WORLD-CLASS MIXED-USE TRANSIT-ORIENTED DEVELOPMENT 5 Atlantic Avenue Elevation Looking East
S O U T H S T A T I O N
WORLD-CLASS MIXED-USE TRANSIT-ORIENTEDSOUTH DEVELOPMENT STATION6 PROJECT HINES PELLI CLARKE PELLI ARCHITECTS South Station Tower – Phase 1
Scope Design Team . 1.2 million SF, 51 stories . Pelli Clarke Pelli Architects (Design . 640,000 RSF office and 166 Architect) condominiums . Kendall/Heaton Associates (Architect of . 26,000 SF typical office floor plates, Record) 17,000 SF typical residential floor . Jeffrey Beers International (Residential plates Interiors Architect) . World-class, elevated, two-acre park, . Office of James Burnett (Landscape conference center, restaurant and Architect) amenities . Transportation infrastructure Schedule improvements including bus terminal . Construction: Q2 2019– Q3 2023 expansion . 524 parking spaces . 2023 expected delivery . Office floor to floor height of 13' and residential finished ceilings over 10'
WORLD-CLASS MIXED-USE TRANSIT-ORIENTED DEVELOPMENT 7 South Station Tower – Phase 1 Mixed-Use Podium Phase 1: 1. South Station Tower 2. Two-acre sky park for office tenants and 2 1 residents 3. Office entrance and ground floor lobby 4. Residential entrance and ground floor lobby 6 5. Office sky lobby level 6. Residential sky lobby level 7. Restaurant 5 8. New bus terminal expansion 7 9. Train station 10. Amenity, vertical retail or boutique office space 11. Parking garage entrance
8
10
11 4 9 3
WORLD-CLASS MIXED-USE TRANSIT-ORIENTED DEVELOPMENT 8 South Station Tower – Tw0 Acre Urban Sky Park
LANDSCAPE ARCHITECT – THE OFFICE OF JAMES BURNETT
WORLD-CLASS MIXED-USE TRANSIT-ORIENTED DEVELOPMENT 9 Transformation of Boston’s Transit Hub
WORLD-CLASS MIXED-USE TRANSIT-ORIENTED DEVELOPMENT 11