Landmark Center Redevelopment 201 Brookline Avenue Boston, Massachusetts Submitted to: Boston Civic Design Commission September 5, 2017 Proponent: Fenway Enterprises LLC on behalf of Landmark Center Ventures LLC Samuels & Associates 136 Brookline Avenue Boston, MA 02215 Prepared By: Elkus Manfredi Architects 25 Drydock Avenue Boston, MA 02210 Phase II Building Summary • Site Area: 383,072 sf • Gross Floor Area: 480,251 sf • Total Project Area: 1,896,507 sf (Includes above grade garage) • FAR: 4.95 • Building Height: 208’-6” • No. of Stories: 14 Stories • Shared Total Parking Spaces: Up to 1,500 +/- (Also serving 308,000 sf of retail and office in Landmark Center) SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Back Bay Back Bay Site FULLERTON STREET PARK DRIVE BOYLSTON STREET Fenway/Kenmore South End BROOKLINE AVENUE Longwood Medical Area SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 BROOKLINE AVE. Site PARK DRIVE FULLERTON STREET SAMUELS SAMUELS & &ASSOCIATES ASSOCIATES | |ELKUS ELKUS MANFREDI MANFREDI ARCHITECTS ARCHITECTS | |SEPTEMBER SEPTEMBER 5, 5, 2017 2017 PAGE 3 Project History and Overview The Landmark project was previously reviewed and approval was granted in January 2014. Market conditions have changed considerably since 2014, prompting the proponent to reevaluate the previously approved project and propose changes to both the program and development plan. Portions of the project are moving forward as previously approved and are referred to as Phase I. The changes to the previously approved project being presented to BCDC in this submission are referred to as Phase II. A continuing main goal of the project is to enhance existing and create new pedestrian connections and experiences for the public. The following goals of the previously approved project have been preserved, and in some cases, enhanced. • Create active public open space to complement the Muddy River restoration • Activate streetscape with engaging retail • Create connectivity and permeability through the building at ground level • Enhance connections to to the Fenway MBTA station • Add vitality to the building along Fullerton Street • Bring a destination food hall to the Fenway There are two basic changes to the proposed Phase II as compared to the previously approved project. First, the original program included four new residential buildings over a retail podium. The proposed Phase II would include one new office/lab building along Fullerton Street with frontage on Brookline Avenue. Second, the original program required the demolition of the garage with replacement of the parking below grade. The current plan no longer requires the complete demolition of the garage for siting of the new office/lab building. 201 Brookline Ave SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 PAGE 3 Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts FULLERTON STREET KILARNOCK STREET PARK DRIVE BROOKLINE AVE. BOYLSTON STREET 201 Brookline Ave SITE PLAN Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts Project Program Phase II will dramatically enhance the Fenway’s position as a vibrant 24/7 mixed-use district through the following activites. • Demolish the retail building (a non-historic addition) at the southeast corner of the Brookline Avenue intersection with Fullerton Street. The building is problematic with its close proximity to Brookline Avenue and its overhang over the Fullerton Street sidewalk. • Construct a new 14-story mixed use building with retail and office/laboratory uses above. • Create a new public plaza on Brookline Avenue intersection at street level with Fullerton and Kilmarnock Streets. • Improve the streetscape along Brookline Avenue and Fullerton Street with unencumbered sidewalks. • Modify and improve the Fullerton Street roadway and the intersection of Fullerton Street, Kilmarnock Street and Brookline Avenue. • Reconfigure the existing parking garage, including removal of exterior ramps and the addition of green roofs. 201 Brookline Ave Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts PHASE I RENDERED VIEW OF LAWN PHASE I RENDERED VIEW ACCROSS LAWN 201 Brookline Ave Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts PHASE I RENDERED VIEW OF PROMENADE PHASE I RENDERED VIEW OF BROOKLINE AVENUE 201 Brookline Ave PHASE I RENDERED VIEWS Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts (A)130’ (D)205’ (B)150’ (C)205’ (C)205’ (B)150’ BOYLSTON STREET BROOKLINE AVE. (D)205’ (A)130’ PARK DRIVE FULLERTON STREET PARK DRIVE BOYLSTON STREET AERIAL VIEW FROM NORTHEAST - 2014 PREVIOUSLY APPROVED PROJECT MASSING AERIAL VIEW FROM SOUTHWEST - 2014 PREVIOUSLY APPROVED PROJECT MASSING 201 Brookline Ave Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts (A) 208’ 6” (A) BOYLSTON 208’ 6” STREET BROOKLINE AVE. PARK DRIVE FULLERTON STREET PARK DRIVE BOYLSTON STREET AERIAL VIEW FROM NORTHEAST - PROPOSED PROJECT MASSING AERIAL VIEW FROM SOUTHWEST - PROPOSED PROJECT MASSING 201 Brookline Ave AXONOMETRIC DIAGRAMS Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts C 2012, ELKUS | MANFREDI ARCHITECTS 8/28/2017 4:49:10 PM 201 BROOKLINE201 AVENUE BOSTON, MA C 2012, ELKUS | MANFREDI ARCHITECTS 8/28/2017 4:49:10 PM PHASE SITE I DIAGRAM DEMO / BUILD ZONE DEMO /BUILDZONE 08/28/17 DEMO BUILD ZONE 201 BROOKLINE201 AVENUE BOSTON, MA 0 10' 20' 40' N ELKUS | MANFREDI ELKUS A R C HT E I C T S PHASE SITE I DIAGRAM PEDESTRIAN CONNECTIONS 08/28/17 CIRCULATION PATH MULTI-USE PROPOSED BLDG 0 10' 20' 201 Brookline Ave Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts 40' N ELKUS | MANFREDI ELKUS A R C HT E I C T S M P 0 1 : 9 4 : 4 7 1 0 2 / 8 2 / 8 Design Concepts The proposed massing and height for the project site are consistent with the height of the adjacent proposed development along Brookline Avenue. The proposed building mass is oriented perpendicular to Brookline Avenue and parallel to Fullerton Street, and is set back PROPOSEDSETBACK from the street wall edge to allow for a pedestrian plaza to anchor the corner, which creates a new hub for the increased pedestrian activity. • The building is situated parallel to Fullerton aligning with the grid on the north side of Brookline Avenue while anchoring the corner of Brookline Avenue and Fullerton Street as a continued component of the Landmark Center site. PLAZA • The character and materiality of the building provides a modern expression that responds to the existing context and orientation, contrasts with the light beige historic masonry Sears building, and connects to the black metal trim of the historic warehouse building. PHASE I URBAN LAWN PROPOSED BLDG DEVELOPING PEDESTRIAN HUB URBAN GREEN SPACES 201 Brookline Ave CONCEPT DEVELOPMENT Landmark Center N SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts 0 10' 20' 40' 201 BROOKLINE AVENUE PHASE I SITE DIAGRAM ELKUS | MANFREDI BOSTON, MA 08/28/17 A R C H I T E C T S C 2012, ELKUS | MANFREDI ARCHITECTS | MANFREDI ELKUS 2012, C MASONRY AND GLAZING FENESTRATION SPANDREL MASONRY AND GLAZING WITH VERTICAL MASONRY REMOVED VERTICAL MASONRY AND GLAZING WITH SPANDRELS REMOVED GLAZING WITH MASONRY REMOVED 201 Brookline Ave Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts SPANDREL MASONRY AND GLAZING WITH VERTICAL MASONRY REMOVED GLAZING AS PHASE II CONCEPT GLAZING WITH MASONRY REMOVED SEARS LANDMARK BUILDING WITH PHASE II 201 Brookline Ave FACADE STUDIES Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts MINOR STREET KILMARNOCK STREET FULLERTON STREET LOADING RETAIL BROOKLINE AVE BROOKLINE LEVEL 1 FLOOR PLAN SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 MINOR STREET KILMARNOCK STREET FULLERTON STREET LOADING OFFICE/LAB RETAIL LANDMARK CENTER PARKING GARAGE BROOKLINE AVE BROOKLINE LEVEL 2 FLOOR PLAN SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 MINOR STREET KILMARNOCK STREET FULLERTON STREET LOADING OFFICE/LAB BROOKLINE AVE BROOKLINE 201 Brookline Ave LEVEL 3 FLOOR PLAN Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts MINOR STREET KILMARNOCK STREET FULLERTON STREET LOADING OFFICE/LAB BROOKLINE AVE BROOKLINE 201 Brookline Ave LEVEL 4 FLOOR PLAN Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts MINOR STREET KILMARNOCK STREET FULLERTON STREET LOADING OFFICE/LAB BROOKLINE AVE BROOKLINE 201 Brookline Ave LEVEL 5, TYPICAL LAB FLOOR PLAN Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts MINOR STREET KILMARNOCK STREET FULLERTON STREET LOADING MECHANICAL PENTHOUSE BROOKLINE AVE BROOKLINE 201 Brookline Ave PENTHOUSE FLOOR PLAN Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts 201 Brookline Ave PARK DRIVE ELEVATION Landmark Center SAMUELS & ASSOCIATES | ELKUS MANFREDI ARCHITECTS | SEPTEMBER 5, 2017 Boston, Massachusetts 201 Brookline Ave BROOKLINE AVE ELEVATION Landmark Center