The Berkeley Fort Point Portfolio A VISION
Berkeley Investments, Inc.
The purchase of a significant portion of the Boston Wharf portfolio by Berkeley Investments, Inc. presents a unique opportunity for our company to inspire positive change in an emerging urban district that combines the convenience of a downtown location with the flavor of a walkable neighborhood with a strong cultural orientation. The 19th century loft buildings and adjacent urban spaces within the Berkeley Fort Point Portfolio have created their own unique urban character. While many of the physical elements are already in place, an ambitious vision is needed to imagine what the future life on the sidewalks and inside the buildings can be: the suggestions and recommendations in this document are the first step in conceptualizing this vision. What we have in mind is a vital mixed-use district that generates its cultural energy partly from the quality and character of buildings both from a different era and from contemporary additions, partly from the creative people, institutions, and businesses that will fill them. We look forward to comments and suggestions from all stakeholders as we move forward in implementing our vision.
Young Park President Berkeley Investments, Inc.
contents 5
Introduction
8
Portfolio
10
Historical Context
14
Development Context
17
Planning Methodology
18
Regulatory Context
21
District Vision
33
Implementation Plan
35
Capital Improvement Projects
40
Proposed Redevelopment Projects
44
Retail Implementation
47
Public Realm Improvements
48
Paving
50
Urban Landscaping
52
Street Lighting
54
Architectural Lighting
56
Awnings/ Canopies
58
Signage
Introduction
photo courtesy of Les Vants Aerial Photos
introduction In December 2004, Berkeley Investments, Inc. purchased 12 buildings, two parking garages, and four undeveloped parcels in the Fort Point Channel District in downtown Boston from the Boston Wharf Company. This acquisition complemented its 2003 purchase of 343 Congress Street. In March 2005, Berkeley commissioned Utile, Inc. to make recommendations for the improvement of the buildings and open spaces. The vision illustrated in this report is the result of that planning effort and is meant to set the agenda for coordinated improvements. Introduction
The Berkeley Fort Point Portfolio
S
Channel Center Beacon Capital Partners Archon Boston Wharf Portfolio Convention Center Summer Street
Congress Street
Westin Hotel (under construction)
Waterside Place (Core Block) The Drew Company
T Seaport Hotel
Marriot Renaissance Hotel (under construction)
background photo courtesy of Les Vants Aerial Photos
Boston Waterfront Residences The Fallon Companies (under construction)
South Station
Summer Street Bridge
Congress Street Bridge
Intercontinental Hotel/ Condominiums (under construction)
Boston Harbor Hotel Rowes Wharf
T
Courthouse
Fan Pier Pritzker Property
The McCourt Company Development Parcels
Institute of Contemporary Art (under construction)
Pier 4 New England Development
s
Introduction
the berkeley fort point portfolio The Berkeley Fort Point Portfolio is equidistant from Boston’s Financial District and the completed buildings in the emerging South Boston Waterfront including the Convention Center, the World Trade Center, the Manulife Building, and the Seaport Hotel. As development projects are completed, the Berkeley Fort Point Portfolio will become a key part of the creative heart of the South Boston Waterfront because of its historic architecture, new residential conversions, established artistic community, and one-of-a-kind retail and restaurants.
NUMBER OF BUILDINGS: NUMBER OF PARKING GARAGES: NUMBER OF DEVELOPABLE LOTS: NUMBER OF PARKING SPACES (PERMITTED UNDER SOUTH BOSTON PARKING FREEZE): ACTUAL SF OF STREETS AND SIDEWALKS: TOTAL GROSS SF OF EXISTING BUILDINGS: TOTAL SF OF PROPERTY:
13 2 4 1,115 128,225 1,116,636 1,244,861
SEAPORT BOULEVARD
The Berkeley Fort Point Portfolio shown within red boundary (including owned private ways) 44 41
STILLINGS STREET
THOMPSON PLACE
FARNSWORTH STREET
22
332 348 CONGRE
354
SS STRE
368
ET
374
343 A STREET
SLEEPER STREET
12
Parking Garage
BOSTON WHARF ROAD
33
34
381
Introduction
historical context THE BERKELEY FORT POINT PORTFOLIO IS PART OF A LARGER HISTORIC DISTRICT THAT RESULTED FROM THE GRADUAL FILLING IN OF BOSTON HARBOR IN THE 19TH CENTURY TO MEET THE RAPID EXPANSION OF BOSTON’S PORT FUNCTIONS AND MARITIME INDUSTRIES. In 1836, the newly formed Boston Wharf Company purchased a strip of land along First Street in South Boston and acquired rights to the tidelands to the north. Using earth taken from Nook’s Hill near Andrew’s Square, and later rubble from the great Boston fire of 1872, the Company began to fill in the marsh. Sheds used for the storage of sugar and molasses, imported from the Caribbean to supply the city’s sugar refineries and rum distilleries, were the first buildings on the new land at the site where a group of Gillette manufacturing buildings stand today. Later in the 19th century, the Boston Wharf Company built an entire district of buildings, most designed as office, sales and warehouse facilities for the wool trade. A circular bronze medallion with Boston Wharf’s distinctive logo identifies the original Boston Wharf buildings. At the turn of the century, new bridges were constructed at Northern Avenue, Congress Street, and Summer Street. Originally all three spans were operable to allow vessels to move through the Channel. Summer Street was extended across Fort Point Channel as an elevated causeway to allow for loading at multiple levels in the warehouses.
Historical information courtesy of FPAC, the Fort Point Channel Artists Community
10
THE BERKELEY FORT POINT PORTFOLIO
A MAP OF CENTRAL BOSTON SHOWING THE GRADUAL FILLING IN OF THE SHORELINE (original land area in dark green)
(from Alex Krieger and David Cobb. Mapping Boston, p. 118) Introduction 11
The Berkeley Fort Point Portfolio
1847 CHART OF BOSTON INNER HARBOR (from Nancy Seasholes. Gaining Ground: A History of Landmaking in Boston, p. 293)
12
1873 PLAN FOR SOUTH BOSTON FLATS (from Nancy Seasholes. Gaining Ground: A History of Landmaking in Boston, p. 305)
Introduction 13
development context The Berkeley Fort Point Portfolio is located in the heart of the South Boston Watefront, one of the most dynamic neighborhoods in Boston. Rapid development in this area of Boston is a result of several largescale transportation infrastructure projects including the Big Dig, the expansion of Boston’s mass transit system and the modernization of Logan International Airport. This new infrastructure has resulted in convenient and quick connections between these developments and the Interstate Highway system, the Financial District and the airport. As a distinct neighborhood within the larger South Boston Waterfront, the Fort Point District is a true mixeduse neighborhood with an emerging balance of commercial and residential uses – a key ingredient for sustaining a vibrant retail culture. There is a large daytime office population, primarily employed by financial services and creative consulting firms. The neighborhood also has an increasing residential population. The urban pioneers in 249 “A” Street, the Sleeper Street lofts and 300 Summer Street have been joined by the recent developments at Fort Point Place and Channel Center. Future developments in the immediate area are increasingly focused toward residential uses. In addition to the mix of people within the historic Fort Point District, several large-scale mixed-used developments are planned on adjacent parcels including Fan Pier, Pier 4, The Westin Convention Hotel, Archon Portfolio and the McCourt development parcels. To the east, the Drew Company’s Core Block parcel is slated to become Waterside Place, a mixed-use development with high-end retailers.
14
Children’s Museum Expansion
Intercontinental
Russia Wharf
ICA Courthouse
Boston Tea Party Congress Street Bridge Renovation
Fan Pier
Pier 4
World Trade Center
McCourt Property Boston Waterfront Residences
Mansur
Ros e Gre Kenn enw edy ay
Boston Farmer’s Market
Berkeley Investments Waterside Place
South Station
100 Acre Plan
Convention Center
Westin Hotel
REAL ESTATE DEVELOPMENT AND PUBLIC REALM IMPROVEMENTS adjacent to the Berkeley Fort Point Portfolio
Introduction 15
DETAIL - DEVELOPMENT AND PUBLIC REALM IMPROVEMENTS (courtesy of the John Drew Company)
16
planning methodology
LONG-RANGE PLANNING COUPLED WITH SHORT-TERM TENANT-FIT SCENARIOS. The Berkeley Fort Point Portfolio presents unique challenges in terms of planning methodology. On the one hand, recommendations needed to be generated to help set the terms for the long-range development strategy for the property. On the other hand, many of the buildings in the Portfolio were earmarked for short-term and smaller scale improvements because of the condition of the buildings and the current roster of tenants. Many of the upgrades will be triggered by opportunities generated by new tenants that could improve the identity of the Portfolio.
GROUND UP/ SKY DOWN APPROACH. Since the majority of the development opportunities will involve the adaptive re-use of existing buildings and/or additions to existing buildings, the planning study had to combine open ended ‘visioning’ with an analysis of the regulatory and physical constraints inherent in the 19th century building stock. Projects were analyzed on a case-by-case basis in terms of conceptual structural capacity, building code limitations, and the best uses in terms of floor plate configuration. The result of this analysis was a more generalized template for evaluating the balance of the buildings in the Portfolio. The ‘visioning’ component of the study galvanized around the desire for a single compelling identity for the Portfolio. The specific nature of this identity acknowledges and builds on the quality of the existing building stock and the character of the urban area. In addition, the recommended improvements leverage the perception that the Fort Point District is a ‘creative urban neighborhood’ with one-of-a-kind businesses, institutions, and retail venues.
‘WHAT IF’ SCENARIOS. Utile, Inc. deployed three kinds of visualization tools to clarify the most important issues: a) before-and-after photomontages, b) computer-generated three dimensional maps, and c) a ground level plan that shows the streetscape, ground-level retail spaces, and building lobbies. The photomontages were the primary vehicle to test scenarios in order to prioritize improvement projects.
Introduction 17
building codes and regulatory context
The potential for new development within the Berkeley Fort Point Portfolio is governed by the Boston Zoning Code and a number of regulatory constraints including the City of Boston Article 80 process. Redevelopment and additions to the existing historic buildings that make up the majority of the portfolio will also be governed by restrictions imposed by building codes. The status of the buildings under the proposed Landmark District may also be an issue for some re-use schemes. When development projects are implemented, the potential for increased economic returns for projects that exceed current codes will need to be weighed against the cost of some building reuse and expansion schemes.
MAXIMUM ALLOWABLE HEIGHTS 18
300’
275’ 250’ 225’
200’ 175’ 150’
125’ 100’
Berkeley Fort Point Portfolio
HEIGHT ANALYSIS OF POTENTIAL FUTURE SURROUNDING DEVELOPMENT (Information from the Fort Point District 100 Acres Master Plan (2005), the South Boston Waterfront Municipal Harbor Plan (2002) and The Boston Redevelopment Authority)
Berkeley Fort Point Portfolio Proposed Landmark District Boundary
PROPOSED LANDMARK DISTRICT Introduction 19
photo courtesy of Les Vants Aerial Photos 20
district vision
VISION ELEMENTS
CREATE AN ARCHITECTURAL VISION that integrates the historic character of the existing 19th century buildings with 21st century design for new building additions. CREATE A VITAL MIXED-USE COMMUNITY. Building conversions and new development will establish a range of uses including residential, office, hotel, and retail. A rich mix of uses will then generate a vital urban realm throughout the course of a full day.
ENLIVEN THE DISTRICT WITH ACTIVE GROUND-FLOOR USES. The plan envisions strong and continuous connections between the sidewalk and the ground floor uses of the buildings. An intelligent mix of uses will consider a combination of one-of-a-kind retail, galleries, and restaurants.
ESTABLISH A STRONG AND COHESIVE URBAN DISTRICT THROUGH PUBLIC REALM AND BUILDING FAÇADE IMPROVEMENTS. Berkeley’s recommendations highlight improvements to lighting, landscaping, signage, paving and awnings.
District Vision 21
Congress Street, existing
22
Residential conversions are important to the district. SEE GUIDELINES PAGE: 48 PAVING 50 URBAN LANDSCAPING 52 STREET LIGHTING 56 AWNINGS
The first project is slated for 348/354 Congress Street. A new building addition will serve as the entrance and lobby for the development. Berkeley’s vision is to increase the number of residential units in the district, while complementing its architectural integrity. A rise in the residential population will encourage increased retail activity to sustain a lively urban community.
58 SIGNAGE
District Vision 23
Farnsworth Street, existing
24
Active ground level shops and restaurants are a key component of the district. SEE GUIDELINES PAGE: 38
48 PAVING 50 URBAN LANDSCAPING 52 STREET LIGHTING
The plan maximizes well-located space for retail uses. One example is at 12 Farnsworth Street where the existing loading platform will be extended to create a restaurant terrace. Together with a new canopy and improvements to the building lobby, 12 Farnsworth Street will be an inviting gateway to other retail destinations along Farnsworth Street.
56 AWNINGS 58 SIGNAGE
District Vision 25
Congress Street, existing
26
Berkeley's vision is to revitalize the public realm. SEE GUIDELINES PAGE: 48
PAVING
50 URBAN LANDSCAPING 52 STREET LIGHTING 56 AWNINGS
The streetscape improvements will encourage a pedestrian-oriented community with concentrated street level retail and restaurants. Widened sidewalks, new street trees, consistent street lighting, and street furniture will improve the character of the pedestrian experience. The plan also proposes awnings at shop fronts and canopies at building entrances to better connect the buildings to the public realm.
58 SIGNAGE
District Vision 27
Congress Street alley, existing
28
Existing private ways will be re-imagined as small scale "European" streets. SEE GUIDELINES PAGE: 48 PAVING 52 STREET LIGHTING 58 SIGNAGE
Private ways will improve pedestrian connections within and throughout the Portfolio. The image above shows the proposed “Safford Lane”, a connection from the existing Farnsworth garage to the Children’s Museum named for Morton Safford, one of the architects of the Boston Wharf Company. The lane also benefits the proposed condominium development (shown above right) by providing a convenient car drop-off and a rear service entrance.
District Vision 29
Congress Street, existing
30
Architectural lighting will be used to enhance the character of existing buildings. SEE GUIDELINES PAGE: 50 URBAN LANDSCAPING 54 ARCHITECTURAL LIGHTING 56 AWNINGS 58 SIGNAGE
The proposed lighting takes advantage of the consistent scale and character of buildings along the street. Soft facade lighting will accentuate the architectural detail of the buildings. Storefront lighting is proposed at sidewalk level to enhance the transparency of shop fronts and ground level restaurants.
District Vision 31
32
photo courtesy of Les Vants Aerial Photos
implementation plan With a clear district vision in place, the next step is to put a detailed plan into action. The following recommendations will be used as guidelines for the planning and execution of each project within the Berkeley Fort Point Portfolio. These plans are divided into three sections: 1. Short-Term Capital Improvements 2. Redevelopment Projects 3. Ground Floor Retail Implementation Implementation Plan 33
SEAPORT STREET Park + Future Development
44
33 THOMSON PLACE
34
FARNSWORTH STREET
Restaurant + New Building Lobby
SLEEPER STREET
41
Parking Garage
12 Alley Improvements
Congress Street Improvements
332 348 CONGR
354
ESS ST REET
Residential, Restaurant + Retail
A STREET
343
Possible Residential Development
34
SUMMER STREET
proposed implementation plan
348
22
Berkeley has initiated the planning and design of several projects, including streetscape improvements, condominium conversions, short term capital improvement projects, retail uses, a new residential building, and a hotel-residential development. The plan is intended to remain flexible in response to market changes while adhering to the overall vision of the district.
BOSTON WHARF ROAD
BOSTON WHARF ROAD
STILLINGS STREET STILLINGS STREET
THOMSON PLACE
THOMSON PLACE
PORT STREET
Redevelopment Projects Major Renovation (Short-Term Capital Improvements) Ground Floor Renovation (Short-Term Capital Improvements)
368 354
New Development/ Joint Venture
22
374
Showrooms or Office + Retail
Berkeley Fort Point Portfolio CONGR
ESS
A STREET
368 381
374
Ground Level Retail + New Building Lobby
SUMMER STREET
EET
Courthouse
381 Hotel + Residential Implementation Plan 35
short term capital improvement projects
The following short term capital improvements are proposed for select properties in the Berkeley Fort Point Portfolio. These improvements include:
NON-STRUCTURAL FACADE RESTORATION
LOBBY RENOVATION/ UPGRADES
RETAIL SPACE IMPLEMENTATION
URBAN LANDSCAPE IMPROVEMENTS/ TREE PLANTING
ROOF REPAIR
ADA UPGRADES
RESTROOM RENOVATIONS
HVAC UPGRADES
ACCESS CONTROL INSTALLATION
RETROFIT/ MODERNIZATION OF EXISTING PASSENGER AND FREIGHT ELEVATORS
LIGHTING UPGRADES
INSTALLATIONS BY LOCAL FORT POINT CHANNEL ARTISTS
PAINT/ CARPET REPLACEMENTS
36
short term capital improvement projects
374 CONGRESS STREET
12 FARNSWORTH STREET
332 CONGRESS STREET Implementation Plan 37
short term capital improvement projects
33-41 FARNSWORTH STREET
34 FARNSWORTH STREET
44 FARNSWORTH STREET 38
short term capital improvement projects
FARNSWORTH STREET GARAGE
22 BOSTON WHARF ROAD
Implementation Plan 39
proposed redevelopment projects Berkeley’s vision includes residential, office, retail and hotel uses. The real estate market will determine the pace of future development. Berkeley will prioritize residential conversion projects with retail uses. The development strategy will acknowledge three kinds of projects: the adaptive reuse of existing buildings including the potential of rooftop additions, new development on vacant parcels and new developments that include components of existing neighboring buildings.
Theoretical development potential in the Berkeley Fort Point Portfolio
the congress street redevelopment projects The 348/354, 368 and 381 Congress Street structures were built in the early 1900’s for the purpose of warehousing wool and other commodities. They are currently underutilized as office space with occupancy hovering around 50%. Since all three buildings require major capital repairs, Berkeley has designated them for immediate redevelopment. Significant renovations will be performed and new construction on adjacent parking lots will be incorporated wherever possible. 348/354 Congress will be the first of at least three development projects to get underway within the Berkeley Fort Point Portfolio. 40
redevelopment projects: 348/354 CONGRESS STREET CONDO CONVERSION
100’ Residential Infill Building 8 floors (1 @ 15’, 6 @ 10’) 25,844 GSF The goal of the 348/354 redevelopment project is to transform a vacant parcel and two historic brick & beam structures into a vibrant, loft-style condominium complex with ground floor retail. The existing project site consists of two buildings totaling 95,000 SF (348 & 354 Congress Street) and a 4,000 SF adjacent parking lot (346 Congress Street). The planned redevelopment of this asset into condominium units will include adding approximately 48,000 SF in the form of a multi-story addition on top of the existing structure and an infill parcel at the site of the adjacent parking lot. When completed, the total project will be approximately 143,000 SF with 105 condo units and 15,300 SF of retail space on the first floor and basement level. Berkeley’s plan is to start construction and marketing of these units once the appropriate permits have been obtained.
Implementation Plan 41
redevelopment projects: 368 CONGRESS STREET REDEVELOPMENT PROJECT STILLINGS STREET/ SURFACE LOT REDEVELOPMENT Office Building 10 floors proposed (1 @ 15’, 9 @ 13.5’) The goal of the 368 Congress Street redevelopment project is to substantially rehabilitate a Class C office building with the potential to add square footage to the existing structure and adjacent parking lot. Depending on market conditions and demand, this building could be upgraded to Class A office space or converted for another use such as a museum or art gallery/showroom. Currently, 368 Congress Street is a five-story Class C office building totaling approximately 91,000 SF. What differentiates this building from others in the area is its large center atrium, which has helped attract many office tenants. However, despite the building’s high occupancy levels, it is currently in need of major capital repairs. Depending on lease roll, market conditions, and demand, Berkeley will assess what the highest and best use of the asset will be and proceed with a full renovation of the building.
42
redevelopment projects: 381 CONGRESS STREET REDEVELOPMENT PROJECT PROPOSED HOTEL AND CONDOMINIUM BUILDING 24 floors @ various heights 323,000 GSF The goal of the 381 Congress Street redevelopment project is to transform an underutilized office building and vacant parking lot into a mixed-use project with ground level retail, a residential component and potentially a hotel. Given the property’s “gateway” status and access to both Congress and Summer Streets (via new development in the vacant lot), a larger structure with additional height will be pursued at this location. Currently, 381 Congress Street is a six-story Class C office building totaling approximately 42,400 SF. It was built in 1907 and is currently 70% occupied by a variety of short-term office tenants. A redevelopment project at this site would seek to incorporate the vacant parking lot located directly behind the existing building.
Implementation Plan 43
4,689 SF
PROPOSED RETAIL PROPOSED RESTAURANT
5,854 SF 1,342 SF* 6,431 SF 6,395 SF
3,727 SF
9,884 SF
3,291 SF
5,108 SF*
790 SF*
3,042 SF*
15,313 SF +3,000 SF*
4,260 SF*
6,329 SF
4,446 SF* 5,669 SF
ground floor retail implementation The value of the entire portfolio can be increased with an ambitious plan to improve the type and quality of ground level retail space. The first priority is to build on the success of several existing restaurants and lounges to create a restaurant district that can bring a substantial population of people to the area after 6 PM. In addition, the retail strategy will capitalize on the existence of an active arts community and contemporary furniture showrooms. 44
Retail/ Restaurant Evaluation Matrix
Implementation Plan 45
46
public realm improvements The following recommendations are meant to frame the design expectations for the urban realm improvements that are implemented within the Berkeley Fort Point Portfolio. The categories of recommendations include paving, urban landscaping, lighting, awnings/canopies, signage and the general character of the Fort Point District. More precise streetscape guidelines for Congress Street will be developed in coordination with the City of Boston’s Crossroads Initiative, the Artery Business Committee’s South Boston Waterfront Gateway Street planning initiative, and the Fort Point Channel Sewer Separation Project.
Public Realm Improvements 47
public realm improvements: PAVING AND STREET FURNISHINGS Paving improvements are recommended for the district with a special emphasis on Congress Street and the private ways. An initial analysis suggests that the sidewalks on both sides of Congress Street can be widened by 2 to 3 feet without losing parking or travel lanes. Paving will be consistent and complementary to the existing historic feel. Suggestions include a ‘continuity strip’ of pre-cast pavers adjacent to the sidewalk curb as a zone for the placement of street trees and street lighting. A good option for paving will be a combination of recycled granite paving and saw-cut concrete. Special feature paving may be added at important entrances, if consistent with the architectural design of the building lobbies. Special attention needs to be paid to the durability and stain-resistance of the material since the proposed Safford Lane alley will also continue to be used as a service drive. Brick is recommended for new sidewalks on the secondary streets (Farnsworth Street, Thomson Place, and Stillings Street) to match existing sidewalks.
3.
1. 1. 2-5. 6. 7. 8.
48
A map of Verona serves as both a wayfinding device and visual identity Street furnishings including grates, bollards and fountains Circular paving pattern, Copenhagen Paved promenade, Paris Street gutters, Verona
2.
7.
6.
4.
5.
8.
Public Realm Improvements 49
public realm improvements: URBAN LANDSCAPING As part of the Crossroads Initiative, the widening of the Congress Street sidewalks will allow for the addition of street trees. Honey locusts are recommended because the canopy of the tree is light and transparent rather than a solid mass of vegetation. Norway Maples are currently planted in front of 343 Congress Street, but with the widening of the Congress Street sidewalks, the trees will need to be replaced. Linden trees are already planted on Farnsworth Street, Thomson Place and Stillings Street. Any new trees on these streets should be Linden trees. London Plane trees have been suggested for Seaport Boulevard as part of the Artery Business Commitee planning initiative process.
Honey Locust Tree
50
London Plane Tree
Linden Tree
SEAPORT STREET
44
332 348
22
368 354
ESS STR EET
374
BOSTON WHARF ROAD
12
CONGR
STILLINGS STREET
33 THOMSON PLACE
34
FARNSWORTH STREET F
SLEEPER STREET
41
Honey Locust Trees London Plane Trees Linden Trees
A STREET
343 381
SUMMER STREET
PROPOSED URBAN LANDSCAPING
Public Realm Improvements 51
public realm improvements: STREET LIGHTING
Double-lamp Fort Point fixtures are the recommended street lighting for Congress Street in keeping with the BRA’s recommendations for the South Boston Waterfront. Industrial fixtures, supported by buildingmounted wires, are recommended for the private ways. The secondary streets currently have very few city-standard Acorn fixtures. Single-lamp Fort Point fixtures should be used if new or additional lights are required.
Single Fort Point Fixture 52
Double Fort Point Fixture
SEAPORT STREET
44
332 348
22
Fort Point Double
368 354
BOSTON WHARF ROAD
12
CONGR ESS ST REET
STILLINGS STREET
33 THOMSON PLACE
34
FARNSWORTH STREET
SLEEPER STREET
41
374
Fort Point Single Alley Lighting
A STREET
343 381
SUMMER STREET
PROPOSED STREET LIGHTING
Building-mounted wire lights at the Channel Center, Boston
Public Realm Improvements 53
public realm improvements: ARCHITECTURAL LIGHTING Building-mounted lighting is recommended along Congress Street and on portions of the facades on Boston Wharf Road. The lighting is not meant to add to the general illumination of the street, but rather to emphasize the architectural character of the buildings with soft uplighting. Light fixtures need to be carefully planned to create the desired effect without creating light pollution. The general illumination of the facade will complement the illumination of ground level shops to increase the buildings’ transparency at street level.
1. 3.
4.
2.
54
1. 2. 3. 4.
An example of accent lighting in Barcelona, Spain An example of soft uplighting Lighting scheme proposed for 368 Congress Street Street level lighting scheme at Yaletown, Vancouver, Canada
SEAPORT STREET
44
332 348
22
368 354
BOSTON WHARF ROAD
12
CONGR ESS ST REET
STILLINGS STREET
33 THOMSON PLACE
34
FARNSWORTH STREET
SLEEPER STREET
41
Architectural Lighting 374
A STREET
343 381
SUMMER STREET
PROPOSED ARCHITECTURAL LIGHTING
Public Realm Improvements 55
public realm improvements: AWNINGS Building-mounted awnings and canopies are recommended at street level along Congress and Farnsworth Streets to emphasize the retail environment of the district. In general, the design of awnings should complement the existing architecture and can be either industrial in design (metal canopies supported by steel cantilever members or rods in tension from above) or fabric awnings.
1.
5.
2.
6.
3.
4.
56
7.
SEAPORT STREET
44
332 348
22
368 354
BOSTON WHARF ROAD
12
CONGR ESS ST REET
STILLINGS STREET
33 THOMSON PLACE
34
FARNSWORTH STREET
SLEEPER STREET
41
Awnings 374
A STREET
343 381
SUMMER STREET
PROPOSED AWNINGS 1-6. A variety of industrial awnings establishes a vocabulary in New York’s Meatpacking District 7. Steel and glass awning in Yaletown, Vancouver, Canada 8. A metal awning in Boston’s Dewey Square, circa 1902
8.
Public Realm Improvements 57
public realm improvements: SIGNAGE
The signs and environmental graphics in the district should be consistent with the robustness of the existing architecture and reflect the reputation of the district as Boston’s center for contemporary art. A separate signage and environmental graphics plan is being prepared to guide the implementation of graphics for individual buildings.
2.
1.
58
3.
4.
5.
1. 2, 3. 4. 5, 6. 7.
6.
7.
Door grille, Oporto, Portugal A cohesive, modern environmental graphics program complements industrial buildings at Mass MoCA, North Adams, MA Large scale graphic in Boston from the 1971 study City, Signs and Lights Stenciled and enameled numerals Ordinary ducts are transformed into large scale graphic art at the New Jersey Center for Performing Arts
Public Realm Improvements 59
Berkeley Investments,Inc. 121 High Street Boston, MA 02110 617-439-0088 berkeleyinvestments.com Architecture + Planning 50 Summer Street Boston, MA 02110 617-423-7200 utiledesign.com
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