ONE SEAPORT SQUARE. Boston Civic Design Commission

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1 Boston Civic Design Commission

2 Table of Contents PROJECT SUMMARY SITE ANALYSIS DESIGN CONCEPT PEDESTRIAN EXPERIENCE DESIGN PROPOSAL

3 Design Statement A centerpiece to Seaport Square Planned Development Area (PDA), the site provides direct access to Boston s fast growing neighborhood. The project is located within South Boston s Innovation District, on Seaport Boulevard at Boston Wharf Road. Truly a live, work, play environment, One Seaport Square will benefit from adjacencies to residential, cultural and retail neighbors as well as immediate connections to mass transportation and all of Boston s major interstate highways. Most unique, the project s site allows for One Seaport Square to have uncompromised views north to Seaport Square in the foreground and Boston Harbor beyond. A massing initially sculpted by PDA guidelines is further developed through consideration of urban, environmental and programmatic goals. Informed by energy use and views, the massing is separated into north and south boxes and guided by programmatic efficiency and flexibility. The expansive views to the north allow for equally expansive fenestration establishing a façade anchoring both Seaport Square and the district. The slender box to the north is distinct from the southern mass that is characterized by its need to regulate sunlight and energy. While all glass, it complements the sheer façade on the north by offering texture and articulation. Limited to a maximum height of by FAA regulations, the proposed One Seaport Square (L1) project is 18 stories tall. The primary massing also informed in section by the PDA as the building is divided into a 75 4 story podium and 175 tower providing a gross building area of approximately 632,000 square feet and a rentable area of approximately 440,000 square feet. Prominently positioned on Seaport Boulevard, the building s base adds to the boulevard s street wall set forth in the district s master plan. A green terrace on the podium roof offers hints to the projects commitment to sustainability and a natural and public experience within the project further enhancing the project and building on the district s commitment to sustainability. The Designed to meet the highest sustainable standards, it will provide a light and airy office experience while meeting the most stringent energy expectations. Finally, its large formal gestures shape Boston s new skyline, however, the exterior design at the building s base will frame the pedestrian experience of a new and quickly emerging neighborhood. Featuring a two story high-tech glass and stainless steel curtain wall for its lobby and atrium, the street level is anchored by a composition of glass and opaque materials. Offering a façade that will be open and inviting, featuring a range of retail to compliment the rest of the district. 1. Project Summary

4 Program Summary Primary entry on Seaport Boulevard 9,000 sf 2 story lobby at first floor. 17,000 (approx.) retail at first floor. Major building access for automobiles, service and delivery vehicles will be from Autumn Lane. Loading dock, NSTAR vault and primary electrical room first floor. A 2,500 square foot Fitness Center is planned for the second floor podium level and will contain space for exercise equipment, toilets, lockers, and shower rooms. Fitness Center toilet rooms will be accessible to the adjacent office areas. The typical floors include common toilet rooms, elevator lobby and electrical/ telephone closets provided by the landlord. The balance of the floor is shell space for future office tenants. The mechanical floor encloses common building equipment and services. An adjacent roof area will provide space for limited rooftop mounted equipment such as emergency generators, distributed antenna systems, etc. The entire 18th floor will be devoted to mechanical and electrical equipment. The building is 250-feet high to the highest point including all parapets, equipment screen walls, vents, stacks, etc. which is the maximum height allowed per Federal Aviation Administration (FAA) regulations floor-to-floor at the Ground Floor for both an enhanced retail storefront experience and to enable horizontal distribution of utilities in and out of the vertical core of the building. The Main Lobby ceiling height is anticipated to be approximately The Fifth through Seventeenth tower floors will be fit out as office space and therefore the floorto-floor height for these floors of 12-8 inches is to allow for a nominal ceiling height of 10-0 coordinated with above ceiling services and structure. A lower ceiling zone of 9-0 is required around the core to allow for utilities and ductwork to exit the shafts before distribution through the floors in the open truss floor framing system. Level Gross Floor to Floor Level P2 69, Level P1 69, Level 01 40, Level 02 37, Level 03 40, Level 04 40, Level 05 21, Level 06 24, Level 07 24, Level 08 24, Level 09 24, Level 10 24, Level 11 24, Level 12 24, Level 13 24, Level 14 24, Level 15 24, Level 16 24, Level 17 24, Level 18 22, Total 632, Project Summary

5 2. Site Analysis

6 Regional Map INNOVATION DISTRIC 2. Project Summary

7 Seaport Square Master Plan 2. Project Summary

8 View Corridors 2. Project Summary

9 Site Photos 2. Project Summary

10 Site Photos 2. Project Summary

11 3. Design Process

12 Visual Connectivity Unobstructed Views Seaport Boulevard 3. Design Process

13 Form Evolution 3. Design Process

14 Articulated Skin TYPE C TYPE B TYPE A 3. Design Process

15 Curtain Wall Type A D Level ' - 4" CEILING BY TENANT PAINTED GWB SOFFIT VERTIC 12' - 8" GL-1 10' - 0" 9' - 8" FIN TUBE RADIATOR INTEGRATED INTO CURTAINWALL ASSEMBLY STACK ROLLER SHADE INTEGRATED INTO CURTAIN WALL SYSTEM Level ' - 8" 5 WALL SECTION - CW TYPE 01 - TOWER SCALE: 3/8" = 1'-0" A Design Process A

16 2 A-4 Curtain Wall Type B H 12' - 8" 2' - 8" 10' - 0" 9' - 8" CEILING BY TENANT PAINTED GWB SOFFIT ROLLER SHADE INTEGRATED INTO CURTAIN WALL SYSTEM 0' - 9" 7' - 7" 9' - 0" 2' - 6" 1' - 0" 12' - 6" Level ' - 4" SHADOW BOX HORIZONTAL SHA GL-2 FIN TUBE RADIATOR INTEGRATED INTO CURTAINWALL ASSEMBLY VERTICAL JOINTS STACK JONT 0' - 9" Level ' - 8" 6 WALL A-432 SECTION - CW TYPE 02 - TOWER SCALE: 3/8" = 1'-0" 3. Design Process 3 A-4

17 Curtain Wall Type C ' - 9" Level ' - 4" 0' - 9" 1' - 0" Level ' - 4" 12' - 8" 10' - 0" 9' - 8" CEILING BY TENANT PAINTED GWB SOFFIT ROLLER SHADE INTEGRATED INTO CURTAIN WALL SYSTEM 9' - 0" 3' - 6" 12' - 6" 12' - 8" 2' - 8" 10' - 0" 9' - 8" CEILING BY TENANT PAINTED GWB SOFFIT ROLLER SHADE INTEGRATED INTO CURTAIN WALL SYSTEM 2' - 6" 9' - 0" 12' - 6" SHADOW BOX - STAINLESS STE GL-3 SHADOW BOX - GL-2 VERTICAL SUN S FIN TUBE RADIATOR INTEGRATED INTO CURTAINWALL ASSEMBLY FIN TUBE RADIATOR INTEGRATED INTO CURTAINWALL ASSEMBLY STACK JOINT Level ' - 8" Level ' - 8" CONTINUOUS C 7 WALL A-433 SECTION - CW TYPE 03 - TOWER SCALE: 3/8" = 1'-0" 6 WALL SECTION - VERTICAL FIN SCALE: 3/8" = 1'-0" A Design Process

18 Emerging Skyline 3. Design Process

19 Site Section 3. Design Process

20 4. Pedestrian Experience

21 Transportation T T Pedestrian Experience

22 Greenspace 4. Pedestrian Experience

23 Podium Retail 4. Pedestrian Experience

24 Property Line 3.9 Pedestrian Walk L2 4. Pedestrian Experience

25 Harbor Way Pedestrian Walk SEAPORT BOULEVARD BOSTON WHARF ROAD HARBOR WAY AUTUMN LANE 4. Pedestrian Experience

26 Retail Podium 4. Pedestrian Experience

27 Seaport Boulevard Street Section LOBBY 4. Pedestrian Experience

28 Harbor Way Street Section 4. Pedestrian Experience

29 Boston Wharf Road Street Section

30 Harbor Way Pedestrian Walk Boston Wharf Road 4. Pedestrian Experience

31 Harbor Way 4. Pedestrian Experience

32 5. Design Proposal

33 PARKING LEVEL 1 PARKING LEVEL 2 5. Design Proposal

34 GROUND FLOOR PLAN 5. Design Proposal

35 SECOND FLOOR PLAN THIRD FLOOR PLAN 5. Design Proposal

36 TERRACE FOURTH FLOOR PLAN FIFTH FLOOR PLAN 5. Design Proposal

37 TYPICAL TOWER PLAN PENTHOUSE PLAN 5. Design Proposal

38 NORTH ELEVATION 5. Design Proposal

39 SOUTH ELEVATION 5. Design Proposal

40 EAST ELEVATION 5. Design Proposal

41 WEST ELEVATION 5. Design Proposal

42 5. Design Proposal

43 5. Design Proposal

44 5. Design Proposal

45 5. Design Proposal

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