the boston garden Boston civic design commission | SEPTEMBER 3, 2013
[ 1 ] TABLE OF CONTENTS P ROJECT DESCRI TION project summary 5 CONTEXT 6 Context Diagrams 6 Planning APPROACH 17 Design Principles 17 design proposal 20 Floor Plans 21
Renderings 26
Building Elevation 31
Causeway Street Plan 32
Causeway Street Perspective 33
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 3 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013
[ 1 ] PROJECT SUMMARY P ROJECT DESCRI TION program massing ZONING The Project will redevelop the site on which the old Boston The Project presents opportunity to enhance the public The Project is to be located on land containing Garden stood along Causeway Street between The Rose realm in both broad and localized contexts. In the broader approximately 2.8 acres and located at 80 Causeway Street Kennedy Greenway and the Thomas P. O’Neill Jr., Federal context, the project will mark an important gateway into the (the “Property”). A summary of the provisions of the Boston Building. The program for the project at full-build will city from the north while enhancing the termination of the Zoning Code (the “Zoning Code”) that are applicable to the contain approximately: 235,000 sf of retail; 25,000 sf of Canal Street view corridor. In the local context, the Project Project is set forth below. publicly accessible passage “Champions Row”; 40,000 sf will create a new entrance to North Station and the Boston Zoning Districts of arena expansion; 560,000 sf of residential; 200,000 sf of Garden that is appropriate to the civic importance of the hotel; 142,000 sf of flex office; 668,000 sf of office; and 800 place while restoring an urban streetwall that was lost with According to the map entitled, “Map 1B North Station underground parking spaces. the demolition of the old Boston Garden. Economic Development Area,” effective September 19, 2003 (the “Zoning Map”), the property is located in the A retail base will include one basement level and four To organize the urban design strategy for the project, three New Boston Garden Development Area of the North levels above grade. Major retail tenants may include a primary Design Principles have been established; they are: Station Economic Development Area. The Zoning Map grocery store and pharmacy on the basement level, large Design Principle 1: Canal Street is restored as the major also indicates that the property is located in an area restaurant(s) on the second level, and a cinema on the pedestrian connection access through The Bulfinch where Planned Development Areas may be permitted. upper levels. Triangle, and the alignment of Canal Street establishes the The property is located within the Restricted Parking At the ground level, an approximately 25,000 sf publicly pedestrian portal into North Station. Overlay District, but is not located within the Groundwater accessible concourse from Causeway Street to North Design Principle 2: The infill of these blocks presents Conservation Overlay District. Station will bisect the site. This multi-level concourse will opportunity to create active streetscape along Causeway Permitted Uses serve as an entry to the North Station Commuter Rail and Street, “Champions Row”, and the O’Neill Federal Building. Amtrak platforms, an entry to the MBTA Orange and Green The property is subject to Article 39-12.2 of the Zoning Lines, an entry to TD Garden, and an entry to various retail Design Principle 3: North Station is both portal into the City Code, pursuant to which office, residential, retail, and hotel spaces flanking it. and edge of the urban grid. The configuration of tall towers uses are allowed as of right. should signal this edge condition. The north side of the retail base will include an expansion Dimensional Regulations of the TD Garden for expanded concessions and premium The massing responds to the Canal Street axis and creates Pursuant to Article 39-6 of the Zoning Code, the Project ticket holder elevator lobbies. Above the retail will be two distinct blocks which are connected by a glass volume is subject to a height limit of 400 feet and an FAR of 11, three new towers. On the west side of the site will be a that becomes the new entrance to North Station and Boston but the Project is not subject to any other dimensional residential tower with approximately 497 units. On the east Garden. requirements under the Zoning Code. Certain portions side of the site will be an office tower with approximately The west block has a masonry base with retail uses on of the Project are expected to exceed the maximum 668,000 sf. In the middle will be a hotel containing the basement through third levels. The masonry volume is height limit of 400 feet, and the Project as a whole is approximately 306 rooms. punctuated by retail storefronts on each level that respond expected to exceed the maximum FAR of 11. Therefore, the The project will provide off-street loading docks on the individually to the tenant’s identity to provide diversity in Proponent will be seeking permission to deviate from these ground level to service the loading, recycling, and trash the expression of the streetwall. Above the retail base, requirements. disposal needs of the various uses. The loading docks are two towers rise. On the western edge, a slender glass and internal to the building and are screened from view from metal residential tower rises to 600 feet. On the eastern public streets. portion of the block, a glass and metal hotel tower rises to 320 feet. The east block has a masonry base with retail and flex office uses. Above the base, a glass and metal office building rises to 420 feet. At the southwest corner of the block, the masonry volume is pulled away and the office building geometry extends to the ground.
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 5 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 THE BOSTON GARDEN
North Station / TD Garden Bulfinch North Station is one of the Triangle two major mass transit * portals into the City of Boston with 50,000 guests making daily commuter trips. it is also the head of the Greenway at the edge of the Bulfinch Triangle and the edge of the urban grid. Rose Kennedy Greenway
South Station *
The North Station to South Station Connection
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North End
Bulfinch Triangle
ca 1815 Mill Pond infilled, canal and Bulfinch Triangle created
Haymarket
Scollay Beacon Hill Square
Canal Site 1815 Context History - ca 1815 CANAL ERA
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North End North Union Station *
West End ca 1815 Mill Pond infilled, canal and Bulfinch Triangle created
ca 1850 Railroad constructed
ca 1893 North Union Station opens Haymarket
Quincy Market
1893 Context History - ca 1893 Railroad Site RAILROAD ERA
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North End * North Station / Boston Garden West End ca 1815 Mill Pond infilled, canal and Bulfinch Triangle created
ca 1850 Railroad constructed
ca 1893 North Union Station opens Haymarket ca 1901 Boston Elevated Railway (Orange Line) opens
1912 Green Line opens (elevated)
1927 Boston Garden opens Scollay Beacon Hill Square Quincy Market
Railroad Elevated Rail 1927 Site Context History - 1927 ELEVATED RAIL ERA
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North End * North Station / Boston Garden West End ca 1815 Mill Pond infilled, canal and Bulfinch Triangle created I-93
ca 1850 Railroad constructed
ca 1893 North Union Station opens Haymarket ca 1901 Boston Elevated Railway (Orange Line) opens
1912 Green Line opens (elevated)
1927 Boston Garden opens Scollay 1954 I-93 opens (elevated) Beacon Hill Square Quincy Market
Railroad Elevated Rail 1954 Site Context History - 1954 INTERSTATE ERA
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 10 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 [ 1 ] CONTE X T
North Station / TD Garden North End *
West End ca 1815 Mill Pond infilled, canal and Bulfinch Triangle created Rose Kennedy ca 1850 Railroad constructed Greenway ca 1893 North Union Station opens Haymarket ca 1901 Boston Elevated Railway (Orange Line) opens
1912 Green Line opens (elevated)
1927 Boston Garden opens Government 1954 I-93 opens (elevated) Beacon Hill Center Quincy ca 1974 Orange Line relocated below street Market
1995 Fleet Center opens (now TD Garden)
1998 The Garden demolished Railroad 2003 I-93 relocated below Greenway and Greenway 2013 Green Line relocated below street Proposed Development Development Context - 2013 Site GREENWAY ERA
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 11 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 THE BOSTON GARDEN
North Station / TD Garden * North End
West End * Strong visual connection between North Station and Haymarket Rose Kennedy Greenway * Bulfinch Triangle Restored Haymarket * Two new blocks separated by new North Station entry
Government Beacon Hill Center Quincy Market
Railroad Axis / Visual Connection PROPOSED Site Connection to Haymarket and Greenway
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 12 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 [ 1 ] CONTE X T
North End
* North Station
North Station
West End
* Pedestrian connection from Greenway to North Station Haymarket * North Station pedestrian connections to West End, Haymarket Beacon Hill, North End, Government Center, and
Quincy Market enhanced Bowdoin
Government Beacon Hill Center Quincy Government Center Market
State Railroad Pedestrian Subway Entry Site Primary Pedestrian and Train Access
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I-93 ramp I-93 Bridge THE BOSTON GARDEN
To McGrath Highway
North End
West End I-93 access
I-93 access
Government Beacon Hill Center Quincy Market
Highway Site Major Street Minor Street Vehicular Circulation One Way Street
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North Station / TD Garden
Service Yard
parking
T TD Garden Entry
TD GardenLoading Entry access
Existing Massing Context
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O’Neill Building North Station / TD Garden Service Yard
Green Line zone
Buildable zone for elevator coresParking Entry zone
Orange Line / Loading Access zone
Massing Constraints
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 16 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 [ 2 ] PL ANNING A PP ROACH
O’Neill Building North Station / TD Garden
Canal Street Axis
Design Principle 1: Canal Street is restored as the major pedestrian connection access through The Bulfinch Triangle, and the alignment of Canal Street establishes the pedestrian portal into North Station.
DESIGN PRINCIPLE 1 BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 17 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 THE BOSTON GARDEN
O’Neill Building North Station / TD Garden
Canal Street Axis
Design Principle 2: The infill of these blocks presents opportunity to create active streetscape along Causeway Street, “Champions Row” and the O’Neill Building passageway DESIGN PRINCIPLE 2
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 18 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 [ 2 ] PL ANNING A PP ROACH
O’Neill Building North Station / TD Garden
Canal Street Axis
Design Principle 3: North Station is both portal into the City and edge of the urban grid. The configuration of tall towers should signal this edge condition. DESIGN PRINCIPLE 3
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treet
Nashua S
Red Auerbach Way
North Station / TD Garden
Retail Retail
Thomas P. O’Neill, Jr., Loading Loading Federal Building Champions Row I nterstate 93
Residential Lomasney Way Retail Hotel Office Legends Way
Causeway Street treet treet treet treet treet treet anal S C anal everly S Friend S Friend averhill S B Portland S H Lancaster S Site Plan
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Existing Garage
Residential Core
Hotel Core
Retail Retail MBTA Passageway to (possibly grocery) Orange and Green Lines
Lower Level Floor Plan
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North Station Concourse
Retail Retail
Loading Loading
Champions Row Residential
Residential
Retail Hotel Retail Retail Office
Ground Floor Plan
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Champions Row Retail Retail Retail
Residential Core
Hotel Core
Retail
Second Floor Plan
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TD Garden
TD Garden Expansion
Office Residential Core
Hotel Core
Cinema
Third Floor Plan
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TD Garden
Office
Residential Hotel
Typical Tower Floor Plan
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Aerial Perspective
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View from the North End - Copps Hill Terrace
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View from the Greenway
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View from the Zakim Bridge
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View from the Tobin Bridge
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Causeway Street Elevation 0 40 80
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THE BOSTON GARDEN CHAMPIONS ROW CHAMPIONS
LOMASNEY WAY LEGENDS WAY LEGENDS
NORTH WASHINGTON STREET
BEVERLY STREET EXTENSION STREET BEVERLY CHAMPIONS ROW CHAMPIONS
LOMASNEY WAY LEGENDS WAY LEGENDS CAUSEWAY STREET NORTH WASHINGTON STREET
CAUSEWAY STREET EXTENSION STREET BEVERLY
CAUSEWAY STREET
CAUSEWAY STREET
MEDFORD STREET MEDFORD
FRIEND STREET FRIEND
BEVERLY STREET BEVERLY HAVERHILL STREET HAVERHILL
ENDICOTT STREET PORTLAND STREET PORTLAND STANIFORD STREET STREET CANAL
NORTH WASHINGTON STREET MEDFORD STREET MEDFORD
SCALE 1”=20’
FRIEND STREET FRIEND N BEVERLY STREET BEVERLY HAVERHILL STREET HAVERHILL
ENDICOTT STREET PORTLAND STREET PORTLAND 20’ 10’ 0 20’ 40’ STANIFORD STREET STREET CANAL
NORTH WASHINGTON STREET The Boston Garden PLAN OPTION A
2707 AUGUST AUGUST 2013 2013
N SCALE 1”=20’
20’ 10’ 0 20’ 40’
The Boston Garden PLAN OPTION A
2707 AUGUST AUGUST 2013 2013
Causeway Street Plan
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 32 elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013 [ 3 ] DESIGN P RO OSA L
Causeway Street Perspective
BOSTON PROPERTIES | DELAWARE NORTH COMPANIES THE BOSTON GARDEN 33 The Boston Garden AERIAL PERSPECTIVE OPTION A elkus manfredi architects | copley wolff design group BOSTON CIVIC DESIGN COMMISSION | SEPTEMBER 3, 2013
THE BOSTON GARDEN CHAMPIONS ROW CHAMPIONS
LOMASNEY WAY LEGENDS WAY LEGENDS
NORTH WASHINGTON STREET BEVERLY STREET EXTENSION STREET BEVERLY
CAUSEWAY STREET CAUSEWAY STREET
N SCALE 1”=10’ CANAL STREET CANAL
Causeway Street Enlarged Plan STREET FRIEND 10’ 05’ 0 10’ 20’
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27 AUGUST 2013 STREET MEDFORD
BEVERLY STREET BEVERLY
HAVERHILL STREET HAVERHILL PORTLAND STREET PORTLAND ENDICOTT STREET STANIFORD STREET
NORTH WASHINGTON STREET