The Back Bay / South End Gateway Project Boston, Massachusetts June 07, 2016 Boston Civic Design Commission Presentation Site

THE BACK BAY / SOUTH END GATEWAY PROJECT BOSTON, MASSACHUSETTS JUNE 07, 2016 BOSTON CIVIC DESIGN COMMISSION PRESENTATION SITE

AERIAL VIEW PHOTOGRAPH 2

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 IMAGE: GOOGLE MAPS

CONCEPTUAL DIVISION OF THE CONSOLIDATED SITE INTO 4 AREAS 3

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 SITE LIMITATIONS + DESIGN CONSIDERATIONS BOSTON HARBOR NORTH END NEIGHBORHOOD FINANCIAL DISTRICT

DOWNTOWN CROSSING BEACON HILL NEIGHBORHOOD BOSTON COMMON

BOSTON PUBLIC GARDEN BAY VILLAGE 200 NEIGHBORHOOD CLARENDON MASS TURNPIKE THE ESPLANADEBACK BAY NEIGHBORHOOD COPLEY SQUARE SITE SOUTH END NEIGHBORHOOD COMMONWEALTH AVE

PRUDENTIAL CENTER

IMAGE: GOOGLE MAPS

NEIGHBORHOOD CONTEXT 5

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 IMAGE: GOOGLE MAPS GARAGE + STATION 6

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 GARAGE EXIT DRUM

GARAGE ENTRY DRUM

GARAGE

BUS DROP-OFF

STATION CONCOURSE

STATION BUILDING

EXISTING CONDITION 7

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 DEMOLITION OF EXIT DRUM TO FREE TERRA FIRMA FOR STRUCTURAL CORE

DEMOLITION OF STRUCTURAL DECK AND ENTRY DRUM TO FREE TERRA FIRMA FOR STRUCTURAL CORE

DEMOLITION OF WESTERN 1/3 OF EXISTING GARAGE TO ENABLE SITE

GARAGE MODIFICATIONS 8

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 TERRA FIRMA ON-RAMP AVAILABLE TURNPIKE ACCESS ROAD TERRA FIRMA AVAILABLE

EGRESS ZONE MASSACHUSETTS TURNPIKE “BUILD ZONE”

TRAIN TRACKS

SITE LIMITATIONS 9

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 STRUCTURAL SIDE-CORE DUE TO LIMITED TERRA FIRMA

6 MEGA-COLUMNS THREADED THROUGH GARAGE

TRAPEZOIDAL STRUCTURAL CORE IN ORDER TO MAINTAIN ACCESS TO ON-RAMP

SUPER STRUCTURE WITHIN SHEAR WALL FOR LATERAL THE BUILD ZONE THREADED SUPPORT IN TURNPIKE WALL THROUGH THE EXISTING DECK

BASE SCHEME: STRUCTURAL FOOTPRINT 10

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 STRUCTURAL TRANSFER (SKY-MAT) TO ALLOW FOR RESIDENTIAL COLUMN GRID BRACING SYSTEM TO BEAR ABOVE FLOORS BACK TO CORE

STRUCTURAL TRANSFER (TABLE TOP TRUSS SYSTEM) TO ALLOW FOR RESIDENTIAL COLUMN GRID ABOVE

BASE SCHEME: STRUCTURAL FOOTPRINT UP TO “TABLE-TOP” AND “SKY-MAT” 11

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 RESIDENTIAL FLOOR OFFICE FLOOR PLATE SIZE: PLATE SIZE: 10,200SF 26,050SF

RESIDENTIAL FLOOR PLATE SIZE: 11,950SF

BASE SCHEME: FLOOR PLATE SIZES 12

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 SIMPLE VOLUMES 13

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 SIMPLE VOLUMES 14

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 MODIFIED VOLUMES 15

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 MODIFIED VOLUMES 16

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 RESIDENTIAL MECH

OFFICE

MECH OFFICE

RESIDENTIAL

OFFICE PODIUM

PARKING

RETAIL/LOBBY MECH

MODIFIED VOLUMES 17

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 STACKED EXPRESSION - EXTERIOR TERRACES 18

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 WIND MITIGATION 19

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 UNDULATING BLOCKS + CUT-OUTS - WIND MITIGATION + EXTERIOR TERRACES 20

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 DEVELOPMENT REFERENCE IN BILBAO SPAIN - PELLI CLARKE PELLI ARCHITECTS 21

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 RENDERINGS EXISTING VIEW FROM SOUTHWEST CORRIDOR 23

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 BASE SCHEME VIEW FROM SOUTHWEST CORRIDOR 24

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 IMAGE: BING MAPS EXISTING VIEW FROM STUART AND DARTMOUTH STREETS 25

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 BASE SCHEME VIEW FROM STUART AND DARTMOUTH STREETS 26

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 IMAGE: GOOGLE MAPS EXISTING VIEW FROM COLUMBUS AVE 27

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 BASE SCHEME VIEW FROM COLUMBUS AVE 28

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 IMAGE: GOOGLE MAPS EXISTING BUS LOOP FROM CLARENDON STREET 29

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 BASE SCHEME VIEW FROM CLARENDON STREET 30

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 BASE SCHEME -STUART STREET/TURNPIKE /PLATFORM LEVEL COPLEY PLACE SOUTHWEST CORRIDOR PARK COPLEY TOWER PLACE 18 MAY 2016

DARTMOUTH STREET STUART STREET BOH OFFICE 131 DARTMOUTH LOBBY

STREET

RAILROAD EASEMENT LINE EASEMENT RAILROAD LINE EASEMENT RAILROAD

OFFICE

LOBBY TURNPIKE ON-RAMP TURNPIKE PUBLIC BOH LOADING DOCK RETAIL

TRINITY PLACE

RAILROAD EASEMENT LINE EASEMENT RAILROAD LINE EASEMENT RAILROAD 40 TRINITY U-CLUB LOADING DOCK BOH YWCA RESIDENTIAL LOBBY C OP YRIGHT ©2O1 6

CLARENDON STREET

STANHOPE STREET STANHOPE STREET TURNPIKE EASTBOUND TURNPIKE TURNPIKE WESTBOUND TURNPIKE FRIEDA GARCIAPARK CLARENDON

COLUMBUS AVENUE THE 31 POTENTIAL FUTURE BRIDGE STUART STREET TO 200 CLARENDON

OFFICE LOBBY BELOW RETAIL THE TRINITY PLACE 40 TRINITY U-CLUB YWCA CLARENDON

COPLEY RETAIL PLACE TOWER DARTMOUTH STREET STANHOPE STREET CLARENDON STREET RETAIL RES LOBBY NEW GARAGE EXIT BELOW

RAILROAD EASEMENT LINE EXISTING GARAGE UP STANHOPE STREET

COPLEY DN PLACE PUBLIC FRIEDA GARCIA PARK RAILROAD EASEMENT LINE

PUBLIC STATION CONCOURSE TURNPIKE WESTBOUND

RETAIL

UP SOUTHWEST TURNPIKE EASTBOUND CORRIDOR STATION PARK RETAIL ENTRANCE

PUBLIC RESIDENTIAL LOADING LOBBY DOCK 131 DARTMOUTH STREET

COLUMBUS AVENUE

BASE SCHEME - DARTMOUTH / CLARENDON STREETS LEVEL 32

18 MAY 2016 C O P Y R I G H T © 2 O 1 6

RAILROAD EASEMENT LINE

RAILROAD EASEMENT LINE STATION AIR RIGHTS IMAGE: GOOGLE MAPS EXISTING VIEW FROM DARTMOUTH STREET 34

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 BASE SCHEME VIEW FROM DARTMOUTH STREET 35

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 ALTERNATE SCHEME VIEW FROM DARTMOUTH STREET 36

18 MAY 2016 C O P Y R I G H T © 2 O 1 6 POTENTIAL FUTURE BRIDGE STUART STREET TO 200 CLARENDON

OFFICE LOBBY BELOW RETAIL THE TRINITY PLACE 40 TRINITY U-CLUB YWCA CLARENDON

COPLEY RETAIL PLACE TOWER DARTMOUTH STREET STANHOPE STREET CLARENDON STREET RETAIL RES LOBBY 14.5% NEW GARAGE EXIT BELOW

RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE EXISTING GARAGE UP UP STANHOPE STREET

DN COPLEY DN PLACE

FRIEDA GARCIA PARK RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE

STATION CONCOURSE TURNPIKE WESTBOUND

RETAIL

UP UP SOUTHWEST TURNPIKE EASTBOUND CORRIDOR STATION PARK RETAIL ENTRANCE

RESIDENTIAL LOADING LOBBY DOCK 131 DARTMOUTH STREET

COLUMBUS AVENUE

• COMPOSITE PROJECT-WIDE CONCOURSE LEVEL RETAIL PLAN

STATION WEST, STATION EAST AND GARAGE WEST CONCOURSE 37

18 MAY 2016 C O P Y R I G H T © 2 O 1 6

RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE

RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE STUART STREET

THE TRINITY PLACE 40 TRINITY U-CLUB YWCA CLARENDON

COPLEY PLACE TOWER DARTMOUTH STREET RETAIL STANHOPE STREET CLARENDON STREET BELOW

MECH RESIDENTIAL AMENITY

RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE EXISTING ROOF

UP UP STANHOPE STREET TERRACE GARAGE LEVEL 2 DN COPLEY DN TERRACESPLACE FOR RETAIL/ POTENTIAL RESTAURANTFUTURE BRIDGEUSE RETAIL FRIEDA GARCIA PARK RAILROAD EASEMENT LINE TO COPLEY RAILROAD EASEMENT LINE PLACE

TURNPIKE WESTBOUND BRIDGE

UP UP MECH DN SOUTHWEST DN TURNPIKE EASTBOUND ROOF BRIDGE CORRIDOR TERRACE RETAIL SKYLIGHT PARK LEVEL 2 RETAIL

ROOF BELOW 131 DARTMOUTH STREET

COLUMBUS AVENUE

SECOND LEVEL RETAIL AT STATION WEST - BASE (AND ALTERNATE) PLAN 38

14.5%

RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE

UP UP

DN DN

RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE

UP UP

RAILROAD EASEMENT LINE RAILROAD EASEMENT LINE

RAILROAD EASEMENT LINE RAILRO AD EA SEM ENT LINE STUART STREET

THE TRINITY PLACE 40 TRINITY U-CLUB YWCA CLARENDON

COPLEY PLACE TOWER DARTMOUTH STREET STANHOPE STREET CLARENDON STREET REBUILT GARAGE

RESIDENTIAL

EXISTING TERRACE FOR RETAIL/ RAILROAD EASEMENT LINE GARAGE STANHOPE STREET RESTAURANT USE COPLEY DN PLACE

FRIEDA GARCIA PARK ROOF TERRACE RAILROAD EASEMENT LINE LEVEL 3

TURNPIKE WESTBOUND RETAIL

SOUTHWEST DN TURNPIKE EASTBOUND CORRIDOR PARK

RESIDENTIAL

ROOF TERRACE 131 DARTMOUTH LEVEL 3 STREET

COLUMBUS AVENUE

• THIRD LEVEL OF RETAIL CAN BE LARGER FORMAT STORE.

THIRD LEVEL RETAIL OVER STATION 39

RAILROAD EASEMENT LINE

UP UP

DN DN

RAILROAD EASEMENT LINE

UP UP

DN DN

RAILROAD EASEMENT LINE

UP UP

DN DN

RAILROAD EASEMENT LINE

UP UP

RAILROAD EASEMENT LINE

RAILRO AD EA SEM ENT LINE LANDSCAPE / STREETSCAPE IMPROVEMENTS STREET LEVEL PLAN 41 18 MAY 2016 C O P Y R I G H T © 2 O 1 6 REALIGNED, SIGNALED CROSSING INTERIOR/EXTERIOR ARRIVAL PLAZA VEHICULAR DROP-OFF BOSTON COMPLETE STREETS CONTINUOUS STREET TREE CANOPY STEP-OFF ZONE (2’) ENHANCED FURNISHINGS ZONE (8’) GENEROUS PEDESTRIAN ZONE (13’-18’)

DARTMOUTH STATION PLAZA 42 18 MAY 2016 C O P Y R I G H T © 2 O 1 6 STRONG CONNECTIONS TO RETAIL UNIVERSALLY ACCESSIBLE VEHICULAR DROP-OFF BOSTON COMPLETE STREETS CONTINUOUS STREET TREE CANOPY STEP-OFF ZONE (2’) ENHANCED FURNISHINGS ZONE (8’) GENEROUS PEDESTRIAN ZONE (8’-12’)

DARTMOUTH STREET RETAIL 43 18 MAY 2016 C O P Y R I G H T © 2 O 1 6 UPGRADE NON-COMPLIANT CONDITIONS UNIVERSALLY ACCESSIBLE SIDEWALKS UNDER 5% SLOPE VEHICULAR DROP-OFF DIRECT CONNECTION TO ORANGE LINE LINK TO BACK BAY STATION BOSTON COMPLETE STREETS PROTECTED PEDESTRIAN CROSSINGS GENEROUS PEDESTRIAN ZONE (10’)

STUART STREET 44 18 MAY 2016 C O P Y R I G H T © 2 O 1 6 ENHANCED PEDESTRIAN ZONE SAFE PEDESTRIAN CROSSINGS VEHICULAR DROP-OFF BOSTON COMPLETE STREETS FRONTAGE ZONE (2.5’) GENEROUS PEDESTRIAN ZONE (9’)

CLARENDON STREET 45 18 MAY 2016 C O P Y R I G H T © 2 O 1 6 SHARED VEHICULAR DROP-OFF INTERIOR/EXTERIOR ARRIVAL PLAZA PEDESTRIAN-ORIENTED PLAZA DIRECT CONNECTION TO ORANGE LINE LINK TO BACK BAY STATION TREES + GREENSPACE BOSTON COMPLETE STREETS SAFE PEDESTRIAN CROSSINGS ENHANCED PEDESTRIAN ZONE (8’)

CLARENDON COURT 46 18 MAY 2016 C O P Y R I G H T © 2 O 1 6 STREET LEVEL PLAN 47 18 MAY 2016 C O P Y R I G H T © 2 O 1 6 THANK YOU!