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TALL BUILDINGS IN HISTORIC CENTERSTALL BUILDINGS FORHISTORIC CENTERS
TALL BUILDINGS WITH HISTORIC CENTERSTALL BUILDINGS AROUND HISTORIC CENTERS
TALL BUILDINGS AND HISTORIC CENTERSTALL BUILDINGS AT HISTORIC CENTERS
TALL BUILDINGS BEFORE HISTORIC CENTERSTALL BUILDINGS AFTER HISTORIC CENTERSTALL BUILDINGS ABOVE HISTORIC CENTERS
TALL BUILDINGS BEYOND HISTORIC CENTERSTALL BUILDINGS OVER HISTORIC CENTERSTALL BUILDINGS INTO HISTORIC CENTERS
TALL BUILDINGS UNDER HISTORIC CENTERSTALL BUILDINGS BELOW HISTORIC CENTERSTALL BUILDINGS AMONG HISTORIC CENTERS
TALL BUILDINGS AS HISTORIC CENTERSTALL BUILDINGS BEHIND HISTORIC CENTERSTALL BUILDINGS BESIDES HISTORIC CENTERS
TALL BUILDINGS BETWEEN HISTORIC CENTERSTALL BUILDINGS BUT HISTORIC CENTERSTALL BUILDINGS AMID HISTORIC CENTERS
TALL BUILDINGS DESPITE HISTORIC CENTERSTALL BUILDINGS FOLLOWING HISTORIC CENTERS
TALL BUILDINGS FROM HISTORIC CENTERSTALL BUILDINGS INSIDE HISTORIC CENTERS
TALL BUILDINGS OUTSIDE HISTORIC CENTERSTALL BUILDINGS LIKE HISTORIC CENTERSTALL BUILDINGS OFF HISTORIC CENTERS
TALL BUILDINGS ONTO HISTORIC CENTERSTALL BUILDINGS OPPOSITE HISTORIC CENTERS
TALL BUILDINGS PAST HISTORIC CENTERSTALL BUILDINGS NEAR HISTORIC CENTERSTALL BUILDINGS SINCE HISTORIC CENTERS
TALL BUILDINGS REGARDING HISTORIC CENTERSTALL BUILDINGS PLUS HISTORIC CENTERS
TALL BUILDINGS BY HISTORIC CENTERSTALL BUILDINGS EXCLUDING HISTORIC CENTERS
TALL BUILDINGS CONSIDERING HISTORIC CENTERSTALL BUILDINGS TOWARDS HISTORIC CENTERSTALL BUILDINGS DURING HISTORIC CENTERS
TALL BUILDINGS PER HISTORIC CENTERSTALL BUILDINGS VERSUS HISTORIC CENTERS
TALL BUILDINGS VIA HISTORIC CENTERSTALL BUILDINGS UNLIKE HISTORIC CENTERS
TALL BUILDINGS REGARDING HISTORIC CENTERSTALL BUILDINGS SINCE HISTORIC CENTERSTALL BUILDINGS UNTIL HISTORIC CENTERSTALL BUILDINGS UPON HISTORIC CENTERS
TALL BUILDINGS THROUGH HISTORIC CENTERSTALL BUILDINGS VIA HISTORIC CENTERS
TALL BUILDINGS WITHIN HISTORIC CENTERSTALL BUILDINGS WITHOUT HISTORIC CENTERS
TALL BUILDINGSIN
HISTORIC CENTERS
This publication has been prepared as part of the thirteen week graduate thesis research program in the Northeastern University School of Architecture in the Fall 2012 as part of the ARCH7130 course. All research and content in this publication was produced by the Tall Buildings in Historic Centers studio research team.
Published by Northeastern University School of Architecture360 Huntington AvenueBoston, Massachusetts 02115
Copyright 2012 by Northeastern University School of ArchitectureAll rights reserved
Tall Buildings in Historic Centers Research Team
Paul DiMiceli Christine Greene Dan Joyce Reem Kanoo Hao Li Jeanette Lin Tim Loranger Melissa Murphy Evan Parkinson
Led by
David Turturo
Tall Buildings in Historic Centers6
This book is the visual impulse of our shared search into the subject. Though slim in volume, the plot is stacked with information specific to the disparate stratospheres of landmarks-organizations and tall buildings - because often the two collide. What interests us about this study is not just the finite practice of the collision with its metrics, legislations, and countless built examples but also the broader disciplinary problem (or promise) that the collision poses for architecture. The possibility that the surging capital motives of private real-estate development and the weight of social value can exist side-by-side or bound reassures the role of the architect in the future shaping of cities. More profoundly, this alludes to the responsibility an architect can hold in shaping history and capitalism. For example, the extent to which our history remains in the public domain is not set in stone. Neither are the limitations that civic groups determine for our signature skylines.
There are two traits that distinguish this volume amongst analyses in architecture today. The book pursues urbanity as opposed to context and axonometry rather than experience. In other words - this research strives to illustrate the conditions of collectivity: the intersections of memory, space, regulation, and ambition on the one hand; then to articulate these in three measurable dimensions. It is in this vain that we study constraints and precedents. For example civic groups like the Boston Redevelopment Authority, play an important role in shaping Bostons skyline.
Welcome to Tall Buildings in Historic Centers.
Precedents
Tall Building noun any realized building of at least 240 feet in height, determined as the necessary minimum for the accurate comparison of world-wide city centers
History nounthe evolution and record of past phenomena that can be objectively studied and criticized in the creation of a contemporary model rooted in current times and traditions
Center nouna place or group of buildings where a specified activity is geographically concentrated; the point from which an activity or process is directed, or on which it is focused
PREFACE
We define the following to be used throughout this book.
Tall Buildings in Historic Centers8
Par
isN
ew Y
ork
Mila
nLo
ndon
Dub
aiC
hica
goH
ong
Kon
gB
ejin
gB
osto
n
Histo
ric O
rgan
izatio
nsZo
ning
Cod
eFi
nanc
ing
CITY
CEN
TERS
01 CON
STRA
INTS
13
Precedents
Scra
ping
Nei
ghbo
rhoo
dJo
hn H
anco
ck T
ower
One
Bos
ton
Pla
ceSe
agra
m B
uild
ing
Seve
n W
orld
Tra
de C
ente
r
TALL
BU
ILDI
NGS
85 PROJ
ECTI
ONS
125
Scra
ping
Nei
ghbo
r50
0 P
ark
Ave
Atla
ntic
Wha
rfB
ank
of A
mer
ica
Tow
erC
itico
rp C
ente
rC
usto
ms
Hou
se T
ower
Exch
ange
Pla
ceH
ears
t Tow
erM
assa
chus
etts
Eye
and
Ear I
nfirm
ary
Pen
n M
utua
l Tow
er
Scra
ping
Infr
astr
uctu
re33
Arc
h St
reet
Old
Sta
te H
ouse
One
Penn
Plaz
aP
anA
m B
uild
ing
Pru
dent
ial T
ower
The
Stan
dard
Hot
el
CITY CENTERS
Tall Buildings in Historic Centers2
Paris
0 mi
1
5
0 mi
1
5
City CentersNew York City
0 mi
1
5
0 mi
1
5
Tall Buildings in Historic Centers4
Milan
0 mi
1
5
0 mi
1
5
City CentersLondon
0 mi
1
5
0 mi
1
5
Tall Buildings in Historic Centers6
Dubai
0 mi
1
5
0 mi
1
5
City Centers
Dubai(continued)
0 mi
1
5
0 mi
1
5
Tall Buildings in Historic Centers8
Chicago
0 mi
1
5
0 mi
1
5
City CentersHong Kong
0 mi
1
5
0 mi
1
5
Tall Buildings in Historic Centers10
Beijing
0 mi
1
5
0 mi
1
5
City CentersBoston
0 mi
1
5
0 mi
1
5
90 (street wall)115
235350 (max H)
35
15
15
35
35
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
400 (max H)300
125 (street wall)
40
35
50
400 (max H)
40
125 (street wall)
465 (max H)
125 (street wall)155
295
10
20
20
400 (max H)
70 (street wall)
295155
5
15
15
1,000
100 100 = lease value
$100 / SF yr = $1,000 ft
$ / SF yr
>2.5W
44
250 MAX.44 MIN.50 MAX.
90 (street wall)115
235350 (max H)
35
15
15
35
35
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
400 (max H)300
125 (street wall)
40
35
50
400 (max H)
40
125 (street wall)
465 (max H)
125 (street wall)155
295
10
20
20
400 (max H)
70 (street wall)
295155
5
15
15
1,000
100 100 = lease value
$100 / SF yr = $1,000 ft
$ / SF yr
>2.5W
44
250 MAX.44 MIN.50 MAX.
Tall Buildings in Historic Centers14
modern texture/facade
historic facade
historical elements preserved
historical street presence remains
sensitivity to landmark
facade reacts to landmark
modern column grid
PUBLIC PRIVATE
TESTIMONIAL HEARING VOTE MOTION PASSED
REGISTRATION
PUBLIC PRIVATE
REPORT VOTE MOTION PASSED
PROCESS TO BECOME A BOSTON LANDMARK
PROCESS TO BECOME A NATIONAL LANDMARK
CITY HALL HEARING
Initial meeting opento the public
Report led after hearing
STRUCTURE NOW A LANDMARK
Signed into lawby the mayor of Boston
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
WRITTEN PETITION SUBMITTED
Testimonial submitted toBoston Landmarks
Commission
Building must be 50 years oldStructure is then placed on the Federal Register
BUILDING IS EVALUATED
Advisory board makes commentson report in preparation for
the testimony
REPORT PREPARED BY CONGRESS ADVISORY BOARD VOTES
Board has 30 days to approveor deny landmark request
LANDMARK IS ESTABLISHED
Property is placed on the National Register 6-8 weeks after
Advisory Board Vote
Historic Commissions
In history-laden Boston there are many sites protected by the Boston Landmarks Commission (BLC) and the National Trust of Historic Places (NTHP). The BLC controls the process in which a Boston building can be considered a landmark. Separate from the NTHP, the Commission follows a similar format to the national trust. Buildings to be considered for landmark designation are nominated by an individual or group who feels as though the building merits such recognition. It is primarily faade elements that are considered for landmark designation and may include fenestration, texture, street presence and architectural elements. With this effective preservation process securely in place, Bostons rich history is increasingly woven into new development of tall buildings. Facades are the most common relic in the realization of new tall buildings.
Constraints
modern texture/facade
historic facade
historical elements preserved
historical street presence remains
sensitivity to landmark
facade reacts to landmark
modern column grid
PUBLIC PRIVATE
TESTIMONIAL HEARING VOTE MOTION PASSED
REGISTRATION
PUBLIC PRIVATE
REPORT VOTE MOTION PASSED
PROCESS TO BECOME A BOSTON LANDMARK
PROCESS TO BECOME A NATIONAL LANDMARK
CITY HALL HEARING
Initial meeting opento the public
Report led after hearing
STRUCTURE NOW A LANDMARK
Signed into lawby the mayor of Boston
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
WRITTEN PETITION SUBMITTED
Testimonial submitted toBoston Landmarks
Commission
Building must be 50 years oldStructure is then placed on the Federal Register
BUILDING IS EVALUATED
Advisory board makes commentson report in preparation for
the testimony
REPORT PREPARED BY CONGRESS ADVISORY BOARD VOTES
Board has 30 days to approveor deny landmark request
LANDMARK IS ESTABLISHED
Property is placed on the National Register 6-8 weeks after
Advisory Board Vote
Tall Buildings in Historic Centers16
2012
1826
1775
1,000 ft
Constraints
2012
1826
1775
1,000 ft
Tall Buildings in Historic Centers18
Constraints
Tall Buildings in Historic Centers20
Landmarks in Boston are mainly dictated by the regulations of the BRA and the Landmarks Commission.
(from left): Individual buildings can be designated as landmarks also districts can be declared landmarks. Zones of preservation are also another common way to control development around a protected site. Building heights adjacent to, or on top of landmarks are controlled by groups such as the BRA and the BCDC.
APPLICATION REVIEW VOTE MOTION PASSED
PUBLIC PRIVATE
PROCESS TO CHANGE A BOSTON LANDMARK
LANDMARKS HEARING
Building characteristics suchas texture, facade work,
and architectural elements are
WORK MAY BEGIN
Building permit granted
and work may begin
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
APPLY BUILDING PERMIT
Application for buildingpermit submitted to
Landmarks Commissionconsidered
APPLICATION REVIEW VOTE MOTION PASSED
PUBLIC PRIVATE
PROCESS TO CHANGE A BOSTON LANDMARK
LANDMARKS HEARING
Building characteristics suchas texture, facade work,
and architectural elements are
WORK MAY BEGIN
Building permit granted
and work may begin
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
APPLY BUILDING PERMIT
Application for buildingpermit submitted to
Landmarks Commissionconsidered
Tall Buildings in Historic Centers22
Old
Stat
e Ho
use
Old
Sout
h M
eetin
g Ho
use
Fane
uil H
all
Old
North
Chu
rch
Park
Stre
et C
hurc
h
Bunk
er H
ill M
onum
ent
Chur
ch o
f the
Cov
enan
t
Trin
ity C
hurc
h
Ames
Bui
ldin
g
Stoc
k Ex
chan
ge B
uild
ing
Custo
m H
ouse
Tow
er
Unite
d Sh
oe M
achi
nery
Com
pany
Bui
ldin
g
New
Engla
nd M
utua
l Life
Insu
ranc
e Bu
ildin
g
John
Han
cock
Ber
keley
Bui
ldin
g
John
Han
cock
Tow
er
Chris
tian
Scien
ce C
ente
r Tow
er
Prud
entia
l Tow
er
One
Bosto
n Pl
ace
Exch
ange
Plac
e
One
Hund
red
Elev
en H
untin
gton
1700
1800
1900
1900
2000
500
100
200
400
700
1000
Old
Sout
h Ch
urch
Flou
r and
Gra
in E
xcha
nge
Build
ing
Citc
o Si
gn
New
Engla
nd T
eleph
one
Build
ing
Fede
ral R
eser
ve B
ank
Build
ing
Inte
rnat
ional
Plac
e
Constraints
Old
Stat
e Ho
use
Old
Sout
h M
eetin
g Ho
use
Fane
uil H
all
Old
North
Chu
rch
Park
Stre
et C
hurc
h
Bunk
er H
ill M
onum
ent
Chur
ch o
f the
Cov
enan
t
Trin
ity C
hurc
h
Ames
Bui
ldin
g
Stoc
k Ex
chan
ge B
uild
ing
Custo
m H
ouse
Tow
er
Unite
d Sh
oe M
achi
nery
Com
pany
Bui
ldin
g
New
Engla
nd M
utua
l Life
Insu
ranc
e Bu
ildin
g
John
Han
cock
Ber
keley
Bui
ldin
g
John
Han
cock
Tow
er
Chris
tian
Scien
ce C
ente
r Tow
er
Prud
entia
l Tow
er
One
Bosto
n Pl
ace
Exch
ange
Plac
e
One
Hund
red
Elev
en H
untin
gton
1700
1800
1900
1900
2000
500
100
200
400
700
1000
Old
Sout
h Ch
urch
Flou
r and
Gra
in E
xcha
nge
Build
ing
Citc
o Si
gn
New
Engla
nd T
eleph
one
Build
ing
Fede
ral R
eser
ve B
ank
Build
ing
Inte
rnat
ional
Plac
e
Tall Buildings in Historic Centers28
Exceptions
IMS 121A URD PDA / EDA
Pre-review Planning Meeting
Applicant Initiating the Reivew
Putblic Notice (within 45 days)
BRA Review and Approval (within 60 days)
Certificate of Consistency
Zoning Commision Approval
Issurance of Permit
General District Zoning Laws
$$
IMS 121A URD PDA
121A DESIGNATION
Gives BRA power to create zoning for specic sites
Allows re-negotiation of pre-established property tax
(15 years max.)
URBAN RENEWAL DESIGNATION
Clear parcels for development
Parcels owned by BRA
Requires approval by zoning commission
PLANNED DEVELOPMENT AREA
Public Process
Have to prove how it ts into context of environment
INSTITUTIONAL MASTER PLAN
Zoning exceptions for institutions over 100,000 sf
Needs to relate to institutions overall plan
PRIVATE PUBLIC
INSTITUTION ECONOMIC GOVERNMENT COMMUNITY
Zoning
The Boston Redevelopment Authority (BRA) dictates zoning restrictions in Boston. Zoning tells developers where they can build, how tall they can build, and how some qualities of shared spaces can be preserved. While general district codes apply to most of the city, there are exceptions in some districts that allow developers the opportunity to build taller. This section will focus on the potentials of these Planned Development Areas (PDAs) and latent opportunities to reinvent Bostons historic skyline.
(clockwise starting top left):Institutional Master PlanUrban Renewal Development121A DesignationPlanned Development Area
Constraints
Exceptions
IMS 121A URD PDA / EDA
Pre-review Planning Meeting
Applicant Initiating the Reivew
Putblic Notice (within 45 days)
BRA Review and Approval (within 60 days)
Certificate of Consistency
Zoning Commision Approval
Issurance of Permit
General District Zoning Laws
$$
IMS 121A URD PDA
121A DESIGNATION
Gives BRA power to create zoning for specic sites
Allows re-negotiation of pre-established property tax
(15 years max.)
URBAN RENEWAL DESIGNATION
Clear parcels for development
Parcels owned by BRA
Requires approval by zoning commission
PLANNED DEVELOPMENT AREA
Public Process
Have to prove how it ts into context of environment
INSTITUTIONAL MASTER PLAN
Zoning exceptions for institutions over 100,000 sf
Needs to relate to institutions overall plan
PRIVATE PUBLIC
INSTITUTION ECONOMIC GOVERNMENT COMMUNITY
Tall Buildings in Historic Centers30
Boylston St
15 ft min
less than 90 ft
Boylston St
15 ft min
less than 65 ft
L
L1
A
B
C
D
SB1
SB2
SB3
H
25
(opposite):A: Street WallB: Height 1C: Height 2D: Maximum HeightSB: Setbacks
(top):L: Length of wall parallel (or within 45o of parallel) to lot line, measured parallel to lot line.
L1: Length of wall parallel (or within 45o of parallel) to lot line, measured parallel to lot line at greatest length above the height below which no setback is required.
H: Height of building above the height below which no setback is required.
Constraints
Boylston St
15 ft min
less than 90 ft
Boylston St
15 ft min
less than 65 ft
L
L1
A
B
C
D
SB1
SB2
SB3
H
25
Tall Buildings in Historic Centers32
FAR =total building area (TBA)
total lot area (TLA)
FAR is the measurement that determines the volumetric coverage of the built area within its plot. The higher the allowable FAR of a district, the more dense it becomes with built fabric.
(left): The city is scaled in height according to each districts maximum allowable FAR.
(right): The zoning of the city allows opportunities to add density through Planned Development Areas (rendered in blue).
Constraints
FAR =total building area (TBA)
total lot area (TLA)
Tall Buildings in Historic Centers34
North End Local Business
North End Waterfront
North End Business
Government Center
Fort Point Bulnch Triangle
Cambridge St.North
Charlestown Chinatown Leather District / South Station
DorchesterBay
Neponset River Midtown Cultural Huntington Ave /Prudential
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%120 ft570,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
lot coverage:height:stories:
TBA:TLA:
district FAR:
88%96 ft870,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
50%120 ft1050,000 sf10,000 sf5
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%156 ft1390,000 sf10,000 sf9
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
distri
ct zo
ning
heigh
t lim
it
100 ft
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
24%396 ft3380,000 sf10,000 sf8
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
40%300 ft25100,000 sf10,000 sf10
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
36%468 ft39140,000 sf10,000 sf14
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
40 40 77 70 23
88 5
0 40 86 8640 40
70 77
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
48 48
36
40
24
23
5 stor
ies
5 stor
ies
13 sto
ries
10 sto
ries
33 sto
ries
13 sto
ries21
stories
8 stor
ies 10 sto
ries
5 stor
ies 7 sto
ries
25 sto
ries
7 stor
ies
39 sto
ries
5 stor
ies
5 stor
ies
13 sto
ries
42 sto
ries
13 sto
ries
42 sto
ries
12
Fixed Site: 10,000 sf Fixed Story Height: 12 ft
North End Local Business
North End Waterfront
North End Business
Government Center
Fort Point Bulnch Triangle
Cambridge St.North
Charlestown Chinatown Leather District / South Station
DorchesterBay
Neponset River Midtown Cultural Huntington Ave /Prudential
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%120 ft570,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
lot coverage:height:stories:
TBA:TLA:
district FAR:
88%96 ft870,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
50%120 ft1050,000 sf10,000 sf5
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%156 ft1390,000 sf10,000 sf9
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
distri
ct zo
ning
heigh
t lim
it
100 ft
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
24%396 ft3380,000 sf10,000 sf8
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
40%300 ft25100,000 sf10,000 sf10
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
36%468 ft39140,000 sf10,000 sf14
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
40 40 77 70 23
88 5
0 40 86 8640 40
70 77
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
48 48
36
40
24
23
5 stor
ies
5 stor
ies
13 sto
ries
10 sto
ries
33 sto
ries
13 sto
ries21
stories
8 stor
ies 10 sto
ries
5 stor
ies 7 sto
ries
25 sto
ries
7 stor
ies
39 sto
ries
5 stor
ies
5 stor
ies
13 sto
ries
42 sto
ries
13 sto
ries
42 sto
ries
12
Fixed Site: 10,000 sf Fixed Story Height: 12 ft
Tall Buildings in Historic Centers36
1
5
2
2
4
3
90 (street wall)115
235
350 (max H)
35
15
15
35
35
35
Franklin St.
Wash
ington
St.
Hawl
ey S
t. Hawley Pl
Milk St.
Wash
ington
St.
Franklin St.
Hawle
y St.
Washi
ngton
St.
Washi
ngton
St.
Washi
ngton
St.
Washi
ngton
St.
Tremo
nt St.
Essex St.
Stuart St.
Tremo
nt St.
Washi
ngton
St.
Boston Common
1
2
3
4
51
2 4 3
1010
1515 90 (street wall)155
625 (max. H)
15
15 90 (street wall)155
400 (max. H)
90 (street wall)155
275 (max. H)10
15
15
15
25
90 (street wall)155
235300 (max. H)
80 (street wall)
32
125 (entry facade)
155465 (max. H)
80 (street wall)155
311 (max. H)
80155
242 (max. H)
1 1
1 4
80
10
Midtown District Huntington Ave. District
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
Constraints
1
5
2
2
4
3
90 (street wall)115
235
350 (max H)
35
15
15
35
35
35
1
2
3
4
Huntin
gton A
ve.
Belvidere St.
Bolyston St
.
Huntin
gton A
ve.
Belvidere St.
Bolyston St
.
Huntin
gton A
ve.
Belvidere St.
Bolyston St
.
Hunti
ngton
Ave.
Public Allley 402Bolys
ton St.
Stuart St.
Dartmouth St.
51
2 4 3
1010
1515 90 (street wall)155
625 (max. H)
15
15 90 (street wall)155
400 (max. H)
90 (street wall)155
275 (max. H)10
15
15
15
25
90 (street wall)155
235300 (max. H)
80 (street wall)
32
125 (entry facade)
155465 (max. H)
80 (street wall)155
311 (max. H)
80155
242 (max. H)
1 1
1 4
80
10
Midtown District Huntington Ave. District
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
Tall Buildings in Historic Centers38
Midtown District Huntington Avenue District
Midtown District Huntington Avenue District
Tall Buildings in Historic Centers40
Lincoln St.
Kneelan
d St.
Boston Proper District_Backbay
12
3
1
2
Downtown District
North Station EDA
400 (max H)300
125 (street wall)
40
35
50
Cause
way S
t.
Nash
ua S
t.
Cause
way S
t.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Atlantic Ave.
South Station EDA
1
1
400 (max H)
70 (street wall)
295
155
5
15
15
465 (max H)
125 (street wall)
155
295
10
20
20
400 (max H)
40
125 (street wall)
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
1 2
1 2
1
1
ConstraintsBoston Proper District_Backbay
12
3
1
2
Downtown District
North Station EDA
400 (max H)300
125 (street wall)
40
35
50
South Station EDA
1
1
400 (max H)
70 (street wall)
295
155
5
15
15
465 (max H)
125 (street wall)
155
295
10
20
20
400 (max H)
40
125 (street wall)
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
1 2
1 2
1
1
Tall Buildings in Historic Centers42
South Station District North Station District
South Station District North Station District
Tall Buildings in Historic Centers44
Downtown District Boston Proper District
Downtown District Boston Proper District
Tall Buildings in Historic Centers46
Chinatown District
Kneeland St.
Marginal Rd.Marginal Rd.Marginal Rd.Marginal Rd.Marginal Rd.
Knee
land S
t.
Kneela
nd St.
Kneela
nd St.
1 2
1 2Fort Point Harbor Water Front District
12
1
2
90 (street wall)
5
300 (max. H)
90 (street wall)125 (max. H)
12 (from the side of the dock)
50 (from the end dock)
250 (max. H)
250 (max. H)
Fort Point Harbor Water Front District
Chinatown District 1 2
1 2Fort Point Harbor Water Front District
12
1
2
90 (street wall)
5
300 (max. H)
90 (street wall)125 (max. H)
12 (from the side of the dock)
50 (from the end dock)
250 (max. H)
250 (max. H)
Fort Point Harbor Water Front District
Tall Buildings in Historic Centers48
Chinatown District
ConstraintsChinatown District
Tall Buildings in Historic Centers54
spandrel panel
building height
core
oor to oor height
diagonal distance
(dashed, top)
building width
building length
LOW RISE HIGH RISE HIGH RISE SUPER HIGH RISE
HIGH RISE CODE CHANGES APPLIES
Must be constructed of noncombustible material
Shafts and vertical penetrations must be enclosed to prevent the
spread of smoke and re
Stair enclosures are to be seperated by at least 30 feet or not less than 1/4 the length of the max. diagonal dimension,
whichever is less
UNDER 75 FEET OVER 75 FEET OVER 120 FEET OVER 420 FEET
ADDITIONAL FIRE SERVICE ACCESS ELEVATOR
No fewer than two re service elevators required
ADDITIONAL EGRESS & HIGHER RATING
Additional exit stairway or re elevator required
Hardened exit and elevator shafts, concrete or masonry
accepted (risk categories III and IV also)
Min. bond strength for sprayed re-resistant materials increases
IBC & LOCAL CODE APPLIES
Code
Building height, width and other characteristics are infl uenced by code in every building. Code altersdimensions such as corridor widths, elevator cab sizes and stair-rise and run. More broadly, the location of cores, egress stairs and the distance between them is also a result of the rules established by code. These are life safety issues that specifi cally address the spread of fl ames along with other potential dangers for those occupying the building. There are also quality of space issues addressed by code that may include light sharing and access to air. This section outlines code requirements for both the larger measures within a building as well as the smaller scale human comfort conditions.
Constraints
spandrel panel
building height
core
oor to oor height
diagonal distance
(dashed, top)
building width
building length
LOW RISE HIGH RISE HIGH RISE SUPER HIGH RISE
HIGH RISE CODE CHANGES APPLIES
Must be constructed of noncombustible material
Shafts and vertical penetrations must be enclosed to prevent the
spread of smoke and re
Stair enclosures are to be seperated by at least 30 feet or not less than 1/4 the length of the max. diagonal dimension,
whichever is less
UNDER 75 FEET OVER 75 FEET OVER 120 FEET OVER 420 FEET
ADDITIONAL FIRE SERVICE ACCESS ELEVATOR
No fewer than two re service elevators required
ADDITIONAL EGRESS & HIGHER RATING
Additional exit stairway or re elevator required
Hardened exit and elevator shafts, concrete or masonry
accepted (risk categories III and IV also)
Min. bond strength for sprayed re-resistant materials increases
IBC & LOCAL CODE APPLIES
Tall Buildings in Historic Centers56
(top): These two plans illustrate the constraints of exit access (IBC 1016.1), corridor width (1018.2), dead ends (1018.4), and stair enclosures (403.5.1).
(opposite, top left): To prevent the spread of fire, exterior openings that are within 5 feet horizontally must be separated with the below story by at least 3 feet. This is typically done with a spandrel panel.
(opposite, top right): Minimum ceiling height is typically 7-6, but it may be reduced to 6-8 in some instances.
(opposite, right): As building height increases from 75 (left) to 120 (middle) an additional fire-service access elevator is required. At 420 (right) egress requirements change as well as fire resistance ratings.
>2.5W
44
44 min.
250 max.
50 m
ax.
>2.5W
44
44 min.
250 max.
50 m
ax.
Tall Buildings in Historic Centers58
High Rise
Constraints
High Rise
Tall Buildings in Historic Centers60
10% of 25sf
6
10
2
3 1
15
34
6 - 8no more than 50% of egress path may be reduced to
7 - 6 min.ceiling height.
(left): Minimum ceiling height is 7-6, but it may be reduced to 6-8 in some instances.
(right): Exterior openings are to open to the outdoors to yards and court. Yard and court sizes are set to provide minimum dimensions for light wells and backyards of multistory buildings so that these areas provide real light and air to the spaces they serve.
(opposite, right): If an interior room is shared with the main room it must have the minimum of 10% of the interior square footage opening in order to allow natural light from the main room.
Constraints
10% of 25sf
6
10
2
3 1
15
34
6 - 8no more than 50% of egress path may be reduced to
7 - 6 min.ceiling height.
Tall Buildings in Historic Centers62
20121826
1775
Constraints
20121826
1775
Tall Buildings in Historic Centers64
Constraints
Tall Buildings in Historic Centers66
building height
plan size
building facade
building proportion
building structure
site constraints
building uses
building articulation
lift strategy
UTILITY WATER
TABLES
UNION CRANES
LANDMARKS BCDC
EROSION
INFRASTRUCTURE
CONCRETE CONSTRUCTION STEEL CONSTRUCTION ADDITIONAL PROCESSES & COSTS
SIT
E W
OR
KS
TRU
CTU
RE
FAC
AD
EC
ON
TRA
CTO
RS
P
RE
LIM
INA
RIE
S
$ $ $ $
$$
$$
$$
$$
$$
$$
$$
$$$
$$$$ $$$$
PERMIT DESIGNSOILS ENGINEER SOILS ENGINEER
Economic
The costs inherent in realizing tall buildings are a major infl uence in shaping the Boston skyline. Design components, construction methods, and lease and land values are examples of the types of costs that determine the viability of a tall building. Many tall building designs incorporate features that are highly desired by a variety of different user groups; provision of amenities justifi es higher than average lease rates, necessary for the building owner to make back some of the buildings initial costs. Land value is arguably one of the more signifi cant constituents in placing tall buildings within the larger city extents. In a city of great historical signifi cance, the distribution of its landmarks in part determines the value of Bostons districts and consequently the clustering of its tall buildings.
Constraints
building height
plan size
building facade
building proportion
building structure
site constraints
building uses
building articulation
lift strategy
UTILITY WATER
TABLES
UNION CRANES
LANDMARKS BCDC
EROSION
INFRASTRUCTURE
CONCRETE CONSTRUCTION STEEL CONSTRUCTION ADDITIONAL PROCESSES & COSTSS
ITE
WO
RK
STR
UC
TUR
EFA
CA
DE
CO
NTR
AC
TOR
S
PR
ELI
MIN
AR
IES
$ $ $ $
$$
$$
$$
$$
$$
$$
$$
$$$
$$$$ $$$$
PERMIT DESIGNSOILS ENGINEER SOILS ENGINEER
Tall Buildings in Historic Centers68
Different methods of construction affect the cost of tall buildings. Here, typical processes for poured-in-place concrete and steel construction are shown, common construction methods for tall buildings in Boston.
Tall Buildings in Historic Centers70
(above): Class A buildings represent the highest quality of leasable commercial space and are often commercial buildings constructed after 1970. They provide leased spaces by suite and consequently house many different tenants. Typical vacancy is 5.5%. (center): Class B buildings are the second highest quality of commercial building leases available. These buildings were commonly built from 1800-1925 and have undergone significant renovations to incorporate features such as elevators, lobbies, heating systems, and replacement windows. They also offer property leased by suite. Typical vacancy rate is 18.9%. (right): Class C buildings are characterized as suboptimal commercial property for leasing conditions, and represent the lowest rating for commercial space. They typically are buildings built from 1800-1925 that have not undertaken appropriate levels of renovation.
Tall Buildings in Historic Centers72
Desired features and amenities may raise the consumer value of a tall building and enable higher lease rates to offset the buildings initial construction costs. These amenities include street frontage, retail, parking, proximity to services and public transit; corner offices, security, elevators, and an inviting lobby.
Tall Buildings in Historic Centers74
A comparison of the heights of current and potential future tall buildings with the relative lease values of these buildings presents a more dense Boston skyline. Historic landmarks provide scale andlogic for tall building clustering.
1,000
100 100 = lease value
$100 / SF
yr= $1,000 ft
$ / SF
yr
Constraints
1,000
100 100 = lease value
$100 / SF
yr= $1,000 ft
$ / SF
yr
Tall Buildings in Historic Centers76
Constraints
Tall Buildings in Historic Centers78
$380/sf
$0/sf
$95/sf
The land values of Bostons many districts are determined by a number of factors, such as availability of unoccupied parcels. A mapping of historical landmarks across the citys individual districts reveals correlations between the presence of history, tall buildings, and high land value.
(clockwise starting top left): Central Boston, $380/sf; Back Bay, $302/sf; South End, $174/sf; Charleston, $118/sf; Fenway/Kenmore, $109/sf; South Boston, $44/sf; East Boston, $40/sf; Jamaica Plain, $32/sf; Allston/Brighton, $30/sf; West Roxbury, $27/sf; Mattapan, $23/sf; Hyde Park/Roslindale, $22/sf; Dorchester, $18/sf; Roxbury, $16/sf.
Constraints
$380/sf
$0/sf
$95/sf
TALL BUILDINGS
Tall Buildings in Historic Centers86
The John Hancock Tower is obliquely placed at the southeast corner of Copley Square in Bostons Back Bay, adjacent to H.H. Richardsons Trinity Church and the John Hancock Berkeley Building. Its singular, monolithic form and trapezoidal fl oor plan accentuated the sharpness of this angle and minimize its presence within the square. A highly refl ective glass faade mirrors the historic architecture surrounding a triangular entry plaza at the towers base. At upper levels, the tower disappears into the afternoon sky refl ected in the facade. The placement, shape and refl ectivity of the tower combine to honor the historic architecture and reduce the impact of a sixty-story building on the neighborhood.
John Hancock Tower
Constraints
Tall Buildings in Historic Centers88
200
ft
600 f
t
One Boston Place is situated at the intersection of State and Washington Streets in Bostons historic fi nancial district. The corner is home to the Old State House and the citys fi rst skyscraper, the thirteen-story, masonry structure Ames Building. The dark and structurally expressive 600 foot tower is among the tallest in the city and commands a sense of permanence amid the skyline while diminishing its presence at the ground level, meeting it at only the core and each corner. The sides of the base are open and do not compete with the historic architecture opposite each street.
One Boston Place
Constraints
200
ft
600 f
t
Tall Buildings in Historic Centers90
The Seagram Building steps back from Park Avenue in midtown Manhattan and surrenders space to an urban plaza in response to the neo-classical Racquet Club of McKim, Mead and White directly opposite. The plaza creates habitable public space in the dense urban environment and refl ects the architecture of the historic club through materiality, symmetry and the classical proportioning of the towers structural bays. An abstract representation of a neo-classical column can further be found in the composition of the tower and expressed in the vertical fl uting of the mullion applique.
Seagram Building
Constraints
Tall Buildings in Historic Centers92
250
ft 75 f
t668 f
t
Seven World Trade Center is located within the dense urban fabric of lower Manhattan in close proximity to the World Trade Center Memorial. The oblique plan and refl ective faade of the building cloud its profi le so that is seamlessly vanishes into the sky. This effect respects the adjacency of the memorial and produces a minimal impact on the sensitive site. It also creates an airiness not found in the surrounding buildings and a welcome contrast to the neighborhoods density.
Seven World Trade Center
Constraints
250
ft 75 f
t668 f
t
Tall Buildings in Historic Centers94
to be contiguous with the existing 500 Park Avenue building. It was required to contain an area as a great as possible, despite the sites small size. The new building complements the original one by maintaining the masonry context o f old Park Avenue Curtainwall elements reminiscent of the original 500Park Avenue are interwoven with a granite facade to integrate the two buildings. A cantilevered glassvolume enlarges the footprint of the tower.
500 Park Avenue
ConstraintsConstraintsConstraints
Tall Buildings in Historic Centers96
Atlantic Wharf is located along Bostons historic Fort Point Channel and incorporates three existing mercantile buildings. The Russia Building which fronts Atlantic Avenue is preserved in its entirety while the brick facades of the other two buildings are renovated and form the base of the thirty-two-story tower. The restorations of the old warehouses preserve the texture of the historic site and recall its once maritime industrial function, a theme that is expressed throughout the buildings details. The primary entry is located between the Russia Building and the base of the tower, creating a ninety-foot atrium that highlights the brick faade at the rear of the Russia Building.
Atlantic Wharf
ConstraintsConstraintsConstraints
Tall Buildings in Historic Centers98
The Bank of America Tower is sited at the northwest corner of historic Bryant Park in midtown Manhattan and preserves the existing faade of the Henry Miller Theater on Forty-Third Street. Landmark policy allows the theater interior to be reconstructed while restoring the exterior as an element in the towers faade and retaining an important piece of Broadway history. The canopy height in the park and the massing of the surrounding buildings infl uence the form of the tower at its base near the park.
Bank of America Tower
25-0
Constraints
25-0
Tall Buildings in Historic Centers100
9 stories
Citicorp Center
Citicorp Center is located on Lexington Avenue in midtown Manhattan on the site of St. Peters church, originally built in 1905. To accommodate the historic structure, the building is set on four nine-story stilts positioned at the center of each faade that allow its corners to cantilever seventy two feet above the church and a public plaza below. This cantilevering is possible because of a structural system consisting of six eight-story inverted chevron trusses that transfer their load onto the four centered piers.
ConstraintsConstraintsConstraints
9 stories
Tall Buildings in Historic Centers102
The Custom House Tower that features prominently amid Bostons waterfront skyline was an early twentieth century addition to the original, mid-nineteenth century Greek revival building which forms the towers base. At the time of its construction, the tower was allowed to exceed the citys 125 foot height limit because it was federally owned, making it the tallest building in the city for half a century. The structure of the tower preserves the historic dome at the center of the old building and creates an expansive public space within it.
Custom House Tower
140 75
Constraints
140 75
Tall Buildings in Historic Centers104
Exchange Place is located at the intersection of State and Congress Streets in Bostons historic fi nancial district, steps from the Boston Massacre site. The 500 foot glass tower steps back from its State Street front and retains the twelve-story, rusticated stone faade on the nineteenth century Boston Stock Exchange. The primary entrance, on Congress Street, is placed between the rear of old building and the base of the tower, creating a six-story atrium that highlights the connection to the historic building and contrasts the architectural styles.
Exchange Place
Constraints
Tall Buildings in Historic Centers106
The Hearst Tower utilizes the cast stone faade of the original, 1928 headquarters building as the six-story base of a 600 foot glass tower. The initial plan of the old building proposed the future construction of a skyscraper; it was delayed by the great depression and realized nearly seventy years later. The contrast between the historic faade and the towers steel structure is displayed in the open atrium space a level above the public entry. This structure forms a diagonal grid on the towers faade and stands out amid its surroundings near Columbus Circle in midtown Manhattan.
Hearst Tower
40 ft modulespans 4 floors
Constraints
40 ft modulespans 4 floors
Tall Buildings in Historic Centers108
3 stories
The Massachusetts Eye and Ear Infi rmary consists of the original 1824 building and an addition that expands the space within the boundaries of the existing site while maintaining as much of the old building as possible. The tower accommodates both constraints by adding vertical space that stays within the tight limits and slipping over the shell of the original building. It utilizes three large piers to receive the forces of the tower above without obstructing the faade of the historic building.
Massachusetts Eye and Ear Infi rmary
Constraints
3 stories
ConstraintsConstraints
Tall Buildings in Historic Centers110
The Penn Mutual Tower is an addition to the existing tower facing the Independence National Historical Park. The site also has the historic Pennsylvania Fire Insurance Company building with an Egyptian Revival facade designed by John Haviland in 1838. New tower design retained the historic facade as a freestanding screen at the base, relating to the beginning of the company and maintaining a historic scale responding to the Independence. The old facade gives scale to the new tower. The recessed entry to the new tower is around the facade, not through it, creating an interesting contrast between the new glass facade and the old stone facade. On the side of the tower detached screens of square openings shaded the curtain wall, transforming the old facade into a modern application.
Penn Mutual Tower
ConstraintsConstraintsConstraints
Tall Buildings in Historic Centers112
33 Arch Street rests upon a small footprint in the dense and irregular fabric of Downtown Boston. To maximize fl oor space the building utilizes a wing-shaped plan and cantilevers twenty fl oors over an adjacent garage and retail structure. The existing garage connects to parking on the fi rst six levels of the building. An existing street at the center of the block passes through the building at ground level to maintain established street patterns while providing access to the parking levels.
33 Arch Street
Constraints
Tall Buildings in Historic Centers114
65 ft
The Old State House was at one time the tallest building in Boston and now serves as a colonial history museum and entrance to the MBTA orange and blue line transfer station directly beneath it. The underground addition of the railway provides added strength for the original masonry structure and guarantees public interaction with the building outside of museum hours. The construction of the subway lines isnt the only change the building has witnessed since the eighteenth century as the skyline of downtown Boston has dramatically grown and now dwarfs the site on all sides.
Old State House
Constraints
65 ft
ConstraintsConstraints
Tall Buildings in Historic Centers116
90
400
One Penn Plaza is located a block north of Madison Square Garden and Pennsylvania Station in midtown Manhattan. The building sits atop multiple levels of underground retail and parking infrastructure which provide direct connections to the Long Island Rail Road concourse in Pennsylvania Station. The ground level is raised several feet and populated by public plazas and retail space, including the top level of a three-story box store. The narrow building is positioned perpendicular to the major avenues and creates an adjacency with the Pennsylvania Plaza complex along the entire block.
One Penn Plaza
Constraints
90
400
ConstraintsConstraintsConstraintsConstraints
Tall Buildings in Historic Centers118
The PanAm building is positioned at the center of Park Avenue in midtown Manhattan, between Grand Central Terminal to the south and the Helmsley Building to the north. Several lanes of traffi c are accommodated to pass around and through the three buildings to maintain a continuation of the major avenue. The double-height entry level is raised one fl oor to accommodate the elevated railway that formerly occupied Park Avenue, resulting in a triple-height ground fl oor condition that retains lost history. The 800 foot tower sits atop the Metro North Railroad platforms and serves as the modern backdrop in Park Avenue perspectives of the two historic buildings.
PanAm Building
Constraints
Tall Buildings in Historic Centers120
The Prudential Tower is a piece of the twenty three acre complex that was formerly home to the Boston and Albany Railroad yard. The complex was originally commissioned as a regional expansion project by the Prudential Insurance Company who partnered with a developer planning to extend the Massachusetts Turnpike into Boston by following the Albany line. Bostons Back Bay and South End neighborhoods are connected by the multi-use complex which conceals the highway and passenger rail systems transporting thousands of commuters to the city each day.
Prudential Center
ConstraintsConstraintsConstraints
Tall Buildings in Historic Centers122
100
265
The Standard Hotel straddles the elevated High Line in New Yorks historic Meatpacking district. The linear public park was developed as an alternative to demolishing the abandoned rail line once pivotal to the industrial commerce of Manhattans West Side and creates valuable open space in the dense neighborhood. The hotel uses concrete piers and steel trusses to span the width of the High Line and invites pedestrians to pass underneath and experience the elevated mass. Concrete and glass in the hotels faade refl ect the industrial style still evident in the surrounding urban context.
The Standard Hotel
ConstraintsConstraintsConstraints
100
265
Tall Buildings in Historic Centers124
PROJECTIONS
Tall Buildings in Historic Centers126
(left) The Reflective Skyscraper:The skyscraper becomes the means of reflecting whole historical neighborhoods.
(right) Additive Skyscraper:Since much of the zoning areas without set height limits are already built upon, the additive skyscraper allows these dense areas to grow taller through its own independent system.
Tall Buildings in Historic Centers128
Tall Buildings in Historic Centers130
(left) Second City:The transfer floor, a code requirement, opens up a whole new public/semi-public space 36 floors above the city.
(right) Earthscraper:An inverted skyscraper in Bostons Copley Square exposes systems already present within the city and allows for buildings of unrestricted height.
Tall Buildings in Historic Centers132
(left) Real Estate Towers:The expanding upper floors maximize financial gains where property is most valued.
(right) Parasite Towers: New towers merge programmatic elements of the existing city. They create density and height without the added burden of buying land.
Tall Buildings in Historic Centers134
(left) Face Up-lift:Reskinning the existing fabric can create height and revitalize the face of the existing fabric.
(right) Cityscraper:A skyscraper in Bostons Charles River creates new opportunities to connect the city to its surrounding fabric, as well as providing new frames of viewing the city. This structure also becomes a method water capture and cleaning.
Tall Buildings in Historic Centers136
(left): As the value of land increases in the prominent areas in the city more tall buildings are going to be built therefore a gradient of blue PDA towers are built from the lower land value to the higher land values
(right) Scraping the Skies:To avoid the height limitations caused by interrupting flight paths, the tallest towers in the city become the airport, while the runway is supported by towers of the urban fabric. This allows the city the rest of the city to grow vertically, without restriction.
Tall Buildings in Historic Centers138
(left) Elevated City:If everything is elevated over the fl ight lines, new passages of automobile, lobby spaces, and pedestrian are created at a higher level.
(right) Building on Building:The new city becomes another layer of history (due to economic issues and water line rising) another city is built on top where the airlines run through the new layer. The connection between the historic layer and the new layer are the mbta lines traveling vertically.
APPENDIX
Appendix
BIBLIOGRAPHY
Architectural details: Walter Gropius. Architectural Record, Feb. 1965, 133-148.
Ascher, Kate, and Rob Vroman. 2011. The heights: anatomy of a skyscraper. New York: Penguin Press.
Assessing Online - City of Boston. City of Boston.gov. City of Boston, 2012. Web. 31 Oct. 2012. .
Benjamin, Walter, The Work of Art in the Age of Mechanical Reproduction (1968) in Illuminations, ed and tr. Hannah Arednt, Fontana, London.
Boston Civic Design Commission. Boston Civic Design Comission - Boston Redevelopment Authority. Boston Redevelopment Authority, n.d. Web. 31 Oct. 2012. .
Boston Landmarks Commission. E-mail interview with Caitlin Greeley. 19 Sept. 2012.
Cityofboston.gov - Official Web Site of the City of Boston - Thomas M. Menino, Mayor. Landmarks Commission. N.p., n.d. Web. 01 Nov. 2012. .
Frampton, Kenneth. 7 World Trade Center. SOM Journal 3 (2012)
International Code Council, Building Officials and Code Administrators International, International Conference of Building Officials, and Southern Building Code Congress International. 2012. International building code. Falls Church, Va: International Code Council.
Jett, Megan . The Standard New York / Ennead Architects 28 Jan 2012. ArchDaily. Accessed 31 Oct 2012.
Tall Buildings in Historic Centers144
Manfredo Tafuri: 9780064301084: Amazon.com: Books. N.p., n.d. Web. 31 Oct. 2012. .
Mitchell, Ehrman B. Mitchell/Giurgola, Architects. N.p.: Mulgrave, Victoria - Images Pub Group, 1986-1998. Print.
Memorandum: Boston Civic Design Commission, October 2001. Boston Redevelopment Authority, n.d. Web. 31 Oct. 2012. .
Mumford, Lewis. What is a City?, en Richard T. LeGates y Frederic Stout, The City Reader. London: Routledge, 1996.
Pan Am building, N.Y.C. Architectural Record, May 1963, 151-158.
New Oxford American Dictionary, Third Edition, Angus Stevenson and Christine A. Lindberg (editors), 2096 pages, August 2010, Oxford University Press
Schliemann, Todd, Tara Leibenhaut-Tyre, Megan Miller, Mark Plechaty, Erik Madsen, and Craig D. Tracy. Case Study: The Standard Hotel, New York. CTBUH Journal, 2010. Web. 31 Oct. 2012. .
Tafuri, Manfredo. Theories and History of Architecture [Paperback]. Theories and History of Architecture:
The Standard Hotel New York. Metals in Construction, Spring 2010. Web. 31 Oct. 2012. .
Appendix
The Standard Hotel New York. Projects: Hotels and Residences. Ennead Architects, n.d. Web. 31 Oct. 2012. .
***Definition of Community from Villa Victoria: local trust, intergenerational closure, the increased safety generated by informal social control and the presence of many eyes on the street (pg 168)
GLOSSARY
Atmosphere nounthe pervading tone or mood of a place, situation or work of art
Aura nounthe distinctive atmosphere or quality that seems to surround and be generated by a person, thing or place
Capitalism nounan economic and political system in which a countrys trade and industry are controlled by private owners for profit, rather than by the state
Center nouna place or group of buildings where a specified activity is geographically concentrated; the point from which an activity or process is directed, or on which it is focused
Code nouna systematic collection of laws or regulations
Community nouna group of people living in the same place or having a particular characteristic in common; a feeling of fellowship with others, as a result of sharing common attitudes, interests and goals
Constraint nouna limitation or restriction
Contextualism nouna doctrine that emphasizes the importance of the context of inquiry in a particular question
District nounan area of a country or city, especially one regarded as a distinct unit because of a particular characteristic
Tall Buildings in Historic Centers148
Economics nounthe branch of knowledge concerned with the production, consumption and transfer of wealth; the condition of a region or group as regards material prosperity
Finance nounthe management of large amounts of money, especially by governments or large companies
Globalization nounprocess by which the experience of everyday life, marked by the diffusion of commodities and ideas, is becoming standardized around the world
History nounthe evolution and record of past phenomena that can be objectively studied and criticized in the creation of a contemporary model rooted in current times and traditions
Landmark nounan object or feature of a landscape or town that is easily seen and recognized from a distance, especially one that enables someone to establish their location
Orthography nouna system of symbols, the conventions of a written or visual language
Perspective nouna particular attitude toward or way of regarding something; a point of view
Precedent nounan earlier event or action that is regarded as an example or guide to be considered in subsequent similar circumstances
Appendix
Preservation nounthe action of preserving something
Private adjectivebelonging to or for the use of one particular person or group of people only; provided or owned by an individual or an independent, commercial company rather than by the government
Projection nounan estimate or forecast of a future situation or trend based on a study of present ones; the presentation or promotion of someone or something in a particular way
Public adjectiveof or concerning the people as a whole; done, perceived, or existing in open view
Real Estate nounproperty consisting of land or buildings
Significance nounthe quality of being worthy of attention; importance; the meaning to be found in words or events
Tall Building noun any realized building of at least 240 feet in height, determined as the necessary minimum for the accurate comparison of world-wide city centers
Zoning nounan area or stretch of land having a particular characteristic, purpose, or use, or subject to particular restrictions
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John Hancock Tower, 80 - 81Architect: Henry Cobb, I.M. Pei & PartnersCity: Boston, MassachusettsFloor Count: 60Height: 790 ftCompleted: 1976p80 - 81
Scraping Neighborhood: Scraping Neighbor:
One Boston Place, 82 - 83Architect: Pietro BelluschiCity: Boston, MassachusettsFloor Count: 41Height: 601 ftCompleted: 1970
Seagram Building, 84 - 85Architect: Ludwig Mies van der Rohe, Philip JohnsonCity: New York, New YorkFloor Count: 38Height: 516 ftCompleted: 1958
Seven World Trade Center, 86 - 87Architect: David Childs (SOM)City: New York, New YorkFloor Count: 49Height: 743 ftCompleted: 2006
Atlantic Wharf, 88 - 89Architect: CBT ArchitectsCity: Boston, MassachusettsFloor Count: 32Height: 395 ftCompleted: 2011
Bank of America Tower, 90 - 91Architect: CookFox ArchitectsCity: New York, New YorkFloor Count: 57Height: 1,200 ftCompleted: 2009
CitiCorp Center, 92 - 93Architect: Hugh StubbinsCity: New York, New YorkFloor Count: 59Height: 915 ftCompleted: 1977
Custom House Tower, 94 - 95Architect: Peabody, Stearns, and Furber City: Boston, MassachusettsFloor Count: 32Height: 496 ftCompleted: 1915
Exchange Place, 96 - 97Architect: WZMH ArchitectsCity: Boston, MassachusettsFloor Count: 40Height: 510 ftCompleted: 1984
Appendix
Scraping Infrastructure:
Hearst Tower, 98 - 99Architect: Foster and Partners, GenslerCity: New York, New YorkFloor Count: 46Height: 597 ftCompleted: 2006
Massachusetts Eye and Ear Infirmary, 100 - 101Architect: Walk Jones and Francis MahCity: Boston, MAFloor Count: 15Height: 171 ftCompleted: 1973
Penn Mutual Tower, 102 - 103Architect: Mitchell/Giurgola ArchitectsCity: Philadelphia, PennsylvaniaFloor Count: 22Height: 375Completed: 1975
33 Arch Street, 104 - 105Architect: Elkus ManfrediCity: Boston, MassachusettsFloor Count: 33Height: 477 ftCompleted: 2004
Old State House, 106 - 107Architect: Original, UnknownCity: Boston, MassachusettsFloor Count: 3Height: 65 ftCompleted: 1713
One Penn Plaza, 108 - 109Architect: Vornado Realty TrustCity: New York, New YorkFloor Count: 57Height: 751 ftCompleted: 1972
Pan Am Building, 110 - 111Architect: Emery Roth and Sons, Peter Belluschi, and Walter GropiusCity: New York, New YorkFloor Count: 59Height: 808 ftCompleted: 1962
Prudential Tower, 112 - 113Architect: The Luckman PartnershipCity: Boston, MassachusettsFloor Count: 52Height: 749 ftCompleted: 1964
The Standard Hotel, 114 - 115Architect: Polshek Partnership ArchitectsCity: New York, New YorkFloor Count: 20Height: 265 ftCompleted: 2009
INDEX