Mission Hill Parcel 25 | Tremont St @ Roxbury Crossing

Re: Parcel 25 (South Bay)

Massdot has the proposals up now.

Archstone
http://www.massdot.state.ma.us/Port...Estate_assetDev/ArchstoneParcel25Proposal.pdf

parcel251.jpg


parcel252.jpg



Trinity
http://www.massdot.state.ma.us/Port...lEstate_assetDev/Trinity_Parcel25Proposal.pdf

parcel254.jpg


parcel253.jpg
 
Re: Parcel 25 (South Bay)

That last rendering isn't in the proposal and looks to me like a different building. Where is it from?

Overall the building is OK - quite a bit blah - there's a trellis and public art over the highway gap facing Albany/Surface (whichever it's called there) as well as a plaza, and some retail on Kneeland.

My observation: plazas that feel like they're on the edge of civilization don't work. They need to be firmly planted in a seemingly very dense area to attract activity.
 
Re: Parcel 25 (South Bay)

Trinity's proposal would look awesome if they can up it to 500 ft (only the curved portion) and replicate the curve structure on the shorter box component (angled opposite of the taller component) with a height of 400 ft.

Archstone's proposal looks like a mash of the older design of Atlantic wharf and their project in Cambridge.
 
Re: Parcel 25 (South Bay)

What's "gateway view"? It's in the southbound lanes. Unless they're trying to have a gateway view for when people look into their rearview mirrors so they'll feel like they're leaving all of civilization behind.
 
Re: Parcel 25 (South Bay)

I get the feeling someone's gonna complain it should be some sort of epic gateway, but that spot really is the edge of the earth from a pedestrian and resident's perspective. Both proposals are fine.
 
Re: Parcel 25 (South Bay)

My immediate reaction to both of these was visceral:

"Yet more hideous, alucobond-and-glass, value-engineered modernist boxes. Why can we not build anything decent-looking these days? And does everything have to be a super-sized box with a dinky strip of grass surrounding it? Can we at least do away with the grass?"

I then took a minute to calm down; take a deep breath; recall that the nature of this parcel means we're not going to have small, diverse plots; and review the renders a second time. Upon doing so, my reaction was ... unchanged.
 
Re: Parcel 25 (South Bay)

White Alucobond on a high rise is basically the same as slapping vinyl siding on the Hancock Building.

I'm still thrilled that the original Filene's design died.
 
Re: Parcel 25 (South Bay)

I like the way Trinity handles the street level. The tower has to be built in a raised deck, but sliding in the small retail low rise along the edge works nicely to obscure this issue.
 
Re: Parcel 25 (South Bay)

I want Trinity ground level + Archstone rest of the tower
 
Re: Parcel 25 (South Bay)

I really like Trinity's proposal. Great ground floor and massing above.
 
Re: Parcel 25 (South Bay)

At least its better than Barry Manilow.
 
Re: Parcel 25 (South Bay)

Hmm, a few thoughts:

1. Is 93 really too close to the surface to not have ground floor retail / access all the way around this building, or was this some kind of cost saving thing both proposals implemented? Seems like there's no shot now of turning whatever the road at the southern edge of this is into a real street. I guess planners have given up on the idea that someday the whole 93/Pike interchange will be developed over (even if that someday is a century from now).

2.
the nature of this parcel means we're not going to have small, diverse plots

Why? If a larger tower were allowed over the highway portion to cover the cost of decking, wouldn't it be possible to sell off small plots along Lincoln St.?

3. Is there any reason why the Trinity proposal's small shops can only be one-story? It might be nice to terrace some apartments over them or something...

4. Is there any reason why the Archstone proposal can't have retail frontage along Lincoln rather than the garage entrances, which could go further down the street or on the apparently unnamed street to the south of the project? That patch of grass is a serious waste.

5. Also, why can't the Archstone proposal entirely cover 93, at least with a plaza or something? The hanging gardens approach is lame.

6. WTF is it with "Gateway View"? I know this always comes up with development on the south side of the Zakim as well. Boston planners are a little too concerned with how the skyline looks to people who should be focused more on not crashing as they weave in between busy lanes on 93 than urban aesthetics, and they're not concerned enough with, well, a lot of other things. Devoting resources to how the city looks from a highway approach seems like something Atlanta or Houston might do, if they believed in big government down in those places, but not Boston. It's also suggestive of the idea that the 93/Pike interchange will never be developed-over.
 
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Re: Parcel 25- Roxbury Crossing

An update on the "REAL" Parcel 25, from last December.

Senior housing project nets grant
December 9, 2011
By Rebeca Oliveira
Construction still not scheduled

A senior housing project planned for Roxbury Crossing has scored crucial funding but is still not slated for construction.

A Mission Hill Neighborhood Housing Services (MHNHS) project for 40 units of low-income senior housing in Roxbury Crossing was awarded $6.2 million in grants from the federal Department of Housing and Urban Development (HUD) to defray construction costs last month.

“The selection by HUD is a huge and necessary step to move forward, but we will still need to go through a state funding round and additional HUD approvals,” MHNHS Senior Project Manager Pat Flaherty told the Gazette. “If all goes well,” construction could start winter of 2012, Flaherty said.

The five-story Roxbury Crossing Senior Building, would be located on Parcel 29, behind AK’s Takeout on Tremont Street at Gurney Street and Gurney Street, a quirky intersection where both streets have the same name. It is a transit-oriented project that aims to keep its elderly residents self-sufficient. All of the 540-square-foot units will be universally adaptable—not originally wheelchair-accessible but easily made so—for residents who may age into those needs.

Construction still does not have a start date, as “state funding rounds are also very competitive at this time and there is a backlog of projects that are still awaiting funding,” Flaherty said. Residents are expected to start moving in 14 to 15 months after the start of construction, she added.

In addition to funding the construction of the project, HUD funds will also provide rental assistance so that residents only pay 30 percent of their adjusted incomes, according to a press release.

“The Roxbury Crossing Senior Building has long been awaited by the neighborhood and with this commitment of funding from HUD, we will be able to build the first project in the community’s vision” for Roxbury Crossing, MHNHS Board President Maria Sánchez said in the release. “This has been a real collaborative effort and I thank the hard work of all involved.”

Parcel 25, across the street from Parcel 29, has been under development by MHNHS since 2004.

The plans for Parcel 25 include 8 to 12 new neighborhood-serving retail stores and restaurants as well as more affordable housing. It does not yet have a construction start date.


Parcels 25 and 29 have been vacant since the 1960s, when the federal government proposed to extend I-95 through the area and began buying up and demolishing houses before community organizers halted the expansion.

MHNHS applied for the HUD funding in June.

http://missionhillgazette.com/author/rebeca-oliveira/
 
New Towers on parcel 25

Friday, September 7, 2012, by Tom Acitelli


Previously, we brought you the story of the modified approach being taken by the BRA and MassDOT to realize the massive South Bay mega-development , a new district on 10 acres of downtown Boston reclaimed by the Big Dig. Now we will take a closer look at the competing development proposals for Parcel 25, the first parcel offered by MassDOT under the piecemeal approach to realizing the district.

Parcel 25 is 1.66 acres of land and highway air rights located within walking distance of South Station, between Kneeland Street, Albany Street, the South Station Connector and Lincoln Street extension. MassDOT issued a request for proposals last December and received two responses, each from a development dream team of politically savvy Boston insiders and nationally known development firms, promising a popcorn-worthy clash of the titans for designation as the developer.

ArchstoneBerk.JPG The development team of Archstone New Development Holdings and Berkeley Investments has proposed a 24-story tower with 438 housing units, 3,378 square feet of retail space and 227 parking spaces. Renderings show a slab-shaped tower rising 300 feet, with a narrow and dramatic building edge along Kneeland Street and the highway approach to downtown Boston, promising to become a recognizable landmark on the city skyline. The program also includes a "Greenway Terminus Plaza" at the corner of Kneeland and Albany streets, connecting to and completing the linear park system created by the Big Dig.

Archstone is one of the largest investors, managers, and developers of housing in the nation, and Berkeley is a Boston-based developer best-known for transforming a large swath of Boston's Fort Point neighborhood from industrial grit to urban swank.

trinitynewboston.JPG The second proposal comes from a team of Trinity Financial and New Boston Fund, proposing a 21-story tower rising 235 feet, with 379 units and more than 20,000 square feet of retail space. The proposal would enliven the Southern Terminus of the Greenway with retail space "designed to encourage pedestrian flow south on Surface Road between Parcels 24 and 25, extending the Greenway south along east face of Parcel 25 at structural deck over highway lanes. The design is aimed at attracting retail as appropriate and will offer outdoor patio seating areas in an effort to enliven street activity."

Trinity and New Boston are both veteran developers of state property. Trinity Financial recently developed a pair of notable transit-oriented residential projects in Boston in collaboration with the MBTA. The Avenir, a 10-story residential building was completed in 2009, directly adjacent to North Station on air rights above the MBTA Green and Orange line transit tunnels. The Carruth, a six-story residential building, was built on MBTA property adjacent to Ashmont Station in coordination with its renovation in 2006. Trinity is also the designated developer of the MBTA/MassDOT Parcel 2abc in the Bulfinch Triangle neighborhood of Boston, adjacent to the Avenir.

New Boston Fund, a Boston-based private equity real estate investment firm founded by the Rappaport family real estate dynasty, has expanded beyond the Greater Boston real estate market to become national player. New Boston is responsible for a number of transformative projects in inner-city Boston neighborhoods including Crosstown Center, an 885,000-square-foot, mixed-use project at the intersection of Melnea Cass Boulevard and Mass. Ave., and One Brigham Circle, the 200,000-square-foot office and retail project at the sweet spot between Mission Hill and Longwood Medical Area. Perhaps most notably, New Boston Fund is the designated developer for MassDOT Parcel 24, located across Albany Street from Parcel 25, where they will break ground this year on a residential tower with 345 residential units, retail space, and a public park.

Which of these heavyweight development team will prevail in the competition to develop Parcel 25? Stay tuned. — A. Contributor
 
Re: Parcel 25 (South Bay)

Are they going to cover up the Tunnel portal with a park?
 
Re: New Towers on parcel 25

Friday, September 7, 2012, by Tom Acitelli


Previously, we brought you the story of the modified approach being taken by the BRA and MassDOT to realize the massive South Bay mega-development , a new district on 10 acres of downtown Boston reclaimed by the Big Dig. Now we will take a closer look at the competing development proposals for Parcel 25, the first parcel offered by MassDOT under the piecemeal approach to realizing the district.

Parcel 25 is 1.66 acres of land and highway air rights located within walking distance of South Station, between Kneeland Street, Albany Street, the South Station Connector and Lincoln Street extension. MassDOT issued a request for proposals last December and received two responses, each from a development dream team of politically savvy Boston insiders and nationally known development firms, promising a popcorn-worthy clash of the titans for designation as the developer.

ArchstoneBerk.JPG The development team of Archstone New Development Holdings and Berkeley Investments has proposed a 24-story tower with 438 housing units, 3,378 square feet of retail space and 227 parking spaces. Renderings show a slab-shaped tower rising 300 feet, with a narrow and dramatic building edge along Kneeland Street and the highway approach to downtown Boston, promising to become a recognizable landmark on the city skyline. The program also includes a "Greenway Terminus Plaza" at the corner of Kneeland and Albany streets, connecting to and completing the linear park system created by the Big Dig.

Archstone is one of the largest investors, managers, and developers of housing in the nation, and Berkeley is a Boston-based developer best-known for transforming a large swath of Boston's Fort Point neighborhood from industrial grit to urban swank.

trinitynewboston.JPG The second proposal comes from a team of Trinity Financial and New Boston Fund, proposing a 21-story tower rising 235 feet, with 379 units and more than 20,000 square feet of retail space. The proposal would enliven the Southern Terminus of the Greenway with retail space "designed to encourage pedestrian flow south on Surface Road between Parcels 24 and 25, extending the Greenway south along east face of Parcel 25 at structural deck over highway lanes. The design is aimed at attracting retail as appropriate and will offer outdoor patio seating areas in an effort to enliven street activity."

Trinity and New Boston are both veteran developers of state property. Trinity Financial recently developed a pair of notable transit-oriented residential projects in Boston in collaboration with the MBTA. The Avenir, a 10-story residential building was completed in 2009, directly adjacent to North Station on air rights above the MBTA Green and Orange line transit tunnels. The Carruth, a six-story residential building, was built on MBTA property adjacent to Ashmont Station in coordination with its renovation in 2006. Trinity is also the designated developer of the MBTA/MassDOT Parcel 2abc in the Bulfinch Triangle neighborhood of Boston, adjacent to the Avenir.

New Boston Fund, a Boston-based private equity real estate investment firm founded by the Rappaport family real estate dynasty, has expanded beyond the Greater Boston real estate market to become national player. New Boston is responsible for a number of transformative projects in inner-city Boston neighborhoods including Crosstown Center, an 885,000-square-foot, mixed-use project at the intersection of Melnea Cass Boulevard and Mass. Ave., and One Brigham Circle, the 200,000-square-foot office and retail project at the sweet spot between Mission Hill and Longwood Medical Area. Perhaps most notably, New Boston Fund is the designated developer for MassDOT Parcel 24, located across Albany Street from Parcel 25, where they will break ground this year on a residential tower with 345 residential units, retail space, and a public park.

Which of these heavyweight development team will prevail in the competition to develop Parcel 25? Stay tuned. — A. Contributor

Link please?

And, yes, could this be merged with the existing Parcel 25 thread?
 

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