I sure as hell hope so too! They're really going to look like weird sinkholes along Boylston once this parcel 12 is finished!Am I crazy to think that once Parcel 12 starts to rise, it will put some major momentum into Parcels 13 and 15?
As a commuter on the Mass pike out of Boston, I can confirm 2 beams across on the eastbound side on Tuesday. ☺
If I recall correctly, Parcel 11 is basically unbuildable, right? Because of the northern exposure of Fenway Studios? The state should pay to deck over the Pike there, make the garden under glass that we never got on the Greenway.
If I recall correctly, Parcel 11 is basically unbuildable, right? Because of the northern exposure of Fenway Studios? The state should pay to deck over the Pike there, make the garden under glass that we never got on the Greenway.
If I recall correctly, Parcel 11 is basically unbuildable, right? Because of the northern exposure of Fenway Studios? The state should pay to deck over the Pike there, make the garden under glass that we never got on the Greenway.
2/11 Core popping up from Brookline. I'm also 99% sure it's already making an impact from the river...
could probably work out something like a landscaper in the form of a low faceted wedge.
That and maybe allow something similar in dimensions to what was on the south side of Newbury St before the Pike was built. The economics of decking may not allow that though.It really doesn't help that the Pike and Worcester Line here and west is more or less "at street grade". Parcel 12 seems to be basically where it starts dropping into it's trench. Maybe you could do something more easily if you drop the Pike further down?
That said, a careful reading doesn't suggest no development at all; rather no development that would impact their natural northern exposure. I would tentatively posit (not being an architect) that given that the 6-7 story buildings / garage across the pike aren't impactful you could probably work out something like a landscaper in the form of a low faceted wedge. - I played around in SketchUp and something in this "sky exposure plane/" envelope to borrow a NYC term would probably work if one pretends that Pike clearances don't exist.
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It really doesn't help that the Pike and Worcester Line here and west is more or less "at street grade". Parcel 12 seems to be basically where it starts dropping into it's trench. Maybe you could do something more easily if you drop the Pike further down?
That said, a careful reading doesn't suggest no development at all; rather no development that would impact their natural northern exposure. I would tentatively posit (not being an architect) that given that the 6-7 story buildings / garage across the pike aren't impactful you could probably work out something like a landscaper in the form of a low faceted wedge. - I played around in SketchUp and something in this "sky exposure plane/" envelope to borrow a NYC term would probably work if one pretends that Pike clearances don't exist.
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Rethought and expanded the area I modeled to include Parcel 12. *IF* you can get away with the 7ft of Newbury parking lane as a fire escape, and deal with having the on ramp, something like this is basically the only rectilinear shape I could make that wouldn't block the light. Though a quick flip through the parcel 12 PIR suggests that shadows cast by buildings to the north aren't as much of a concern compared to easterly. If it works out, I don't see why it couldn't extend to the full width of the westbound side. If I were to build it, I would probably incorporate a garage redev, and foot bridge over. and that blob on the parcel 12 end would be the main entrance and floor area, accessed via parcel 12's concourse. Hopefully, that's enough floorplan area to be able to justify the deck. That depends on how much though they're depending on the gap between towers for light in the first placeVery cool visualization.
Looks like minimum highway clearance height is 16' and the average building story is about 14'. Instead of your wedge, I'm conceptualizing frontloading the development as close to Newbury as possible. Let's say you could steal the Pike-adjacent parking lane from Newbury directly across from 429 Newbury (crimson roof H in your render). If you could fit a legal at-grade lobby and stairs/elevators in that very narrow stretch, you could maybe get away with that plus 6 additional stories right on Newbury. Then you could build over ~60' of the Westbound Pike with just those 6 upper stories, which is comparable to width a "leg of the H". If you drop down immediately to a surface park over the Eastbound Pike, and perhaps taper to a total of 5 upper stories directly across from the studios (facing the garage and Harvard Club parking lot on Newbury), you MIGHT be able to avoid blocking their light.
The question is, even if you take into account the intangible public good caused by decking the Pike and creating a new park linking Mass Ave to Charlesgate, would that hypothetical development including 5-6 stories ~60' wide in the Back Bay make the cost of the deck worth it?
I would widen the west side of the Bowker overpass over the Mass Pike as shown here:Before covering parcel 11 I'd be happy with a much smaller first step - making pedestrian walk along Charlsgate over I90 a bit less harrowing.
That whole overpass needs an enema. Like stupid prizes for your tires.I would widen the west side of the Bowker overpass over the Mass Pike as shown here: