Proposal for Parcel 9: Addendum 3 Component I: Development Proposal The public gathering place in Boston’s Market District March 15, 2013 Submitted by Normandy Real Estate Partners and advised by Jones Lang LaSalle March 15, 2013 Massachusetts Department of Transportation Office of Real Estate and Asset Development State Transportation Building Ten Park Plaza, Suite 4470 Boston, MA 02116 RE: PARCEL 9 PROPOSAL_ADDENDUM 3 SUBMISSION We are pleased to submit this response to Parcel 9 Addendum No. 3. The revised design of the project reflects our review of the comment letters received from interested parties, the community, the Haymarket Pushcart Association, the Boston Redevelopment Authority and the Parcel 7 & 9 Advisory Committee. We feel strongly that this input has made our project better and truly helps define the Boston Market District with a distinct building that signifies the market and is respectful of the Greenway at the same time. You will see in our proposal that the architecture is about the Market District and the market experience. The low 1-2 story building, that starts at the corner of Hanover Street and runs the majority of the length facing the Greenway with a large “Market Hall” experience, anchors the Market District. The hotel portion on North Street provides the “Public Gathering Space” that is needed for people who come to the Market District. The program also provides passive Community Uses on the second floor such as a Meeting Room and indoor pool & fitness. The project provides funding for the complete re-construction of Blackstone Street for the Haymarket and extensive new interior space for the HPA. The “Haymarket Square” project is the third leg in the stool which reinforces the Market District along with the HPA and the Boston Public Market. We look forward to presenting our revised design to you and the community on March 20th, 2013. Sincerely, Justin D. Krebs Normandy Real Estate Partners, LLC Principal – Region Head cc: Eamon O’Marah, Senior Vice President – Jones Lang LaSalle Normandy Real Estate Partners – 99 Summer Street, Boston, MA 02110 Bostons Market District within the city. Parcel 9, in conjunction with the proposed Boston Public Market at Parcel 7, and the existing Haymarket Pushcarts have a unique and central location between The Development of Parcel 9 represents a once in a century opportunity to reinforce the several important downtown neighborhoods including the West End, Beacon Hill, North permanence of the marketplace as a thriving enterprise and an iconic gathering place End Waterfront and is also proximate to the downtown financial district, Government Center, and Faneuil Hall, not to mention the intersection of the Kennedy Greenway and the Freedom Trail. The Market District is already well served by the Haymarket pushcarts which provides fresh produce at extremely affordable prices and draw customers from near and far. The Farmers Market at Government Center provides an opportunity for those who work and live in the City to have access to locally grown and specialty products on a seasonal basis. What is lacking are more basic, everyday food options that are available on a daily and year round basis. To this end, we agree with the recommendations of the Boston Market Dis- trict Feasibility Study that Parcel 7 and 9 include market halls on the ground floor and that each have a distinct identity. We have reinforced herein that our extensive ground floor retail component is designed to accommodate the provision of basic and specialty food offerings that complement and do not compete with the Boston Public Market at Parcel 7 or the Haymarket Pushcarts. The fulfillment of the vision of a robust and thriving Market District at this location will reinforce Bos- ton’s position as a world class city and provide a necessary service to the residents of the City and the Commonwealth. HAYMARKET SQUARE HOTEL URBAN CONTEXT 3 1. Building massing and program Architecture and renderings by Perkins + Will 73 RETAIL RETAIL 72 RETAIL RESTAURANT UP 71 WINTER GARDEN 70 RETAIL CORRIDOR 74 81 69 68 RECEPTION RETAIL TRASH / LOADING STORAGE W M 75 67 UP 51 66 28 50 65 49 W M 27 64 48 LOADING DOCK 26 F 63 DN PUSH CART 47 IRE 62 OFFICE RETAIL 76 LA 25 NE RETAIL 24 46 61 60 23 45 44 59 22 43 42 21 58 20 41 40 19 57 18 56 55 39 54 17 53 16 38 52 15 37 36 FIRE LANE 35 5 14 34 13 12 33 32 11 10 31 30 29 9 8 7 6 Siteplan / Ground floor: the Market Hall is central to the scheme. It provides 7day a week food related retail and service for the Haymarket and opens up in good weather to Blackstone Street. Trash , storage and HPA offices support the weekend market activi- ties. 4 Second floor: hotel amenities and community facilities activate the second level over- Market District Plan: the Market District is both supported and completed by the parcel looking the Market Hall, the Greenway and Blackstone Street. The community meeting 9 development. The rich collection of fresh, locally grown food and food related retail is a room provides a much needed community meeting space and highlights parcel 9 as special area in a dynamic area of Boston. Parcel 9, the Boston Market on parcel 7 , the central to the life of the neighborhood. historic Blackstone Block and the world renowned Haymarket combine to create one of the most amazing collection of food and culture in the City and the Commonwealth. Typical floors: floors 3- 8 contain 28 rooms per floor focused towards the Greenway and set back from Blackstone street allowing sun to penetrate deep toward the market Second floor COMMUNITY OPEN TO BELOW MEETING ROOM UP OPEN TO BELOW DN DN W WOMAN MEN LOCKER LOCKER FITNESS M UP POOL OPEN TO BELOW 5 Elevations TOS TOS +84’ (+90'-0") 9 (+84'-0") 8 (+74'-6") 7 (+65'-0") 6 (+55'-6") 5 (+46'-0") 4 (+36'-0") 3 (+27'-0") 2 20’ (+15'-0") G (0'-0") HANOVER STREET G 0’ NORTH STREET AVERAGE HEIGHT 53.5 FEET TOS (+90'-0") 9 TOS 84’ (+84'-0") 8 (+74'-6") 7 (+65'-0") 6 (+55'-6") 5 (+46'-0") 4 (+36'-0") 3 (+27'-0") AVERAGE ROOF HEIGHT 2 (+20'-0") (+15'-0") +20’ G (0'-0") NORTH STREET B G 0’ HANOVER STREET (-13'-0") AVERAGEAVERAGE HEIGHT HEIGHT ALONG GREENWAY53.5 FEET 53.5' 6 7 Arial view looking south: the hotel holds the corner at North Street to compliment the stalls that extend the fresh fruit and vegetable tradition of this area with new canopies, garage and Millennium Hotel to the south. The active roof of the Market Hall activates utilities and lighting which allow vendors to create a dynamic safe and clean environment and connects Blackstone Street with the North End greenway park. Its glassy structure to sell their product. highlighted by a special skylight on the point marks the center of the Market district. View looking south down Blackstone Street: the Market Hall is central to this dynamic View from Hanover Street: the 2 story Market Hall reveals the historic Blackstone block environment which forms a playful edge along Blackstone Street and connects to the through its glassy structure above the roof. The hotel forms a quiet back ground to the Boston Market across Hanover. park and a transition to the city beyond. View looking East on Blackstone Street: during Market days the street is full of market 8 View towards the west along the Salem street connection: the playful roof line of View looking North along the surface artery: the market is a dynamic energy filled the Market hall activates the area 24/7 with light retail and pedestrians. The hotel’s brick street edge along the surface artery. Glass Garage doors open to allow food retail to spill exterior connects with the masonry tradition of the area and forms a transition from the out on to the side walk and connect the greenway through the Market Hall into Haymar- city towards the Greenway. ket. View looking west from the Northern: his view shows the masonry frame work of View looking North down Blackstone Street: the development will provide Stall own- the hotel and the transparency of the ground plane revealing the Market Hall and the ers with stantions, lighting, water, electricity, storage, office space and trash removal Blackstone Block beyond. in convenient and easily accessible locations for a clean exciting and efficient Sales environment View of the Market Hall: the Market Hall is a major public space that provides 7 day a week retail and gathering space for the community 9 Massing Gross floor area Market retail Meeting/fitness Hotel Rooms We have adjusted our massing and design in response to comments and feedback Ground 22,428 17,882 - - received on our original proposal. Our revisions have also taken into account com- ments made on each of the original three competing proposals. Second 13,094 - 5,672 12 Third 11,522 - - 28 Our proposal consists of two distinct building forms. The first, and primary form, is our Fourth 11,540 - - 28 1-2 story Market Hall which includes an open air market space located at the northern Fifth 11,533 - - 28 ‘point’ of parcel 9, shop space for independent retailers, public restroom facilities, a public winter garden and hotel reception area, and dedicated space for the HPA. Sixth 11,539 - - 28 The Market Hall form has a length of 172 ft along the expressway side of Parcel 9. Seventh 11,532 - - 28 Portions of the Market Hall have an occupiable second floor which consists of a com- Eighth 11,539 - - 28 munity meeting room as well as a swimming pool, spa and exercise room all made 104,727 17,882 5,672 180 available for use to the North End/Waterfront community and shared with the Hotel.