South Station Tower | South Station Air Rights | Downtown

So is this pretty much confirmed to be U/C in terms of status? Are the starting construction next month (Jan 2020)???
 
meddlepal said:
The best news about this project is they're building it on spec.
Click to expand...

The best news--or the least surprising news, given the exceptionally constrained supply of office space?

Colliers says the current vacancy rate it measures for the aggregated Downtown markets (Back Bay/DTX/Seaport, etc.), of 7.9%, is at an 18-year low:

https://www2.colliers.com/en/Research/Boston/2019-Q3-Market-Viewpoint-Report-Boston-Colliers

What is interesting, though, is that now you have 3 towers rising/planned, each within 350 yards of each other:

Winthrop Center Tower: 772,000 sf office space. opening 2022
South Station Tower: 768,000 sf office space. opening ? (but construction underway)
125 Lincoln Street: 625,000 sf office space. BPDA review ongoing.

Obviously WCT gets to market first--in the best of all worlds, though, the openings are staggered (assuming 125 Lincoln gets approved) in such a way that there isn't a market glut of 2.2 million sf...
 
On the east side of Atlantic, between the intersections with Essex and East, is currently a structure that is a combined ramp access to the rail platforms, bench, and emergency exit - I assume for the highway, but the Silver Line bus loop tunnel is also below this area:
exit.PNG

It looks like this is exactly on the spot of the new Phase 1 Office Lobby:
office lobby.PNG

Is this being relocated to one of those unmarked brown stairs? It seems like that's a substantial location change for what I assumed was a pretty locked-down exit headhouse.
 
DBM said:
Obviously WCT gets to market first--in the best of all worlds, though, the openings are staggered (assuming 125 Lincoln gets approved) in such a way that there isn't a market glut of 2.2 million sf...
Click to expand...


1 POS looks to return shinier if not better.
 
Fairly certain that's not an MBTA exit hatch, and depending on how the foundation for this portion is dug out and completed, it could be a rather simple move with some cinderblock/concrete hallways below grade and relocated stairs coming up to grade.
 
stefal said:
Will be a case study in structural engineering with the columns and cantilever beams required to hold this thing up, and the constraints of keeping a busy train station open the entire time right underneath. I really hope this thing starts "going up" next month..
Click to expand...

Stefal -- call everyone's attention to the BIG Document NPC*1 filed with the BDPA just a bit before the final approval


NOTE the following [3-4 Development Review Component or 124/220]:
The foundations for the Phase I Tower are planned to consist of high capacity reinforced concrete Load Bearing Elements (LBEs) bearing in bedrock and installed using slurry wall construction techniques.

[3-5 Development Review Component Epsilon Associates, Inc. or 125/220]
The Proponent, in collaboration with the MBTA and other parties impacted by construction, has prepared a phased construction management plan for construction activities within the transportation center (MBTA CMP) with the goal of minimizing or mitigating impacts upon passenger use of South Station throughout construction, especially upon the passenger waiting area in the Head House concourse.
The MBTA CMP includes detailed drawings depicting each phase of construction, and outlines mitigation measures to ensure adequate passenger circulation and continued access to the waiting area and concourse facilities. Under the current design, changes to the existing Head House concourse space are limited to the construction period.
At no time will the current design result in the reduction of square footage within the concourse. Throughout the approximately four year period of construction, all existing access points to the Head House and Head House concourse via Dewey Square, Summer Street, and Atlantic Avenue will remain open.
Similarly, pedestrian access from the train platforms to the adjacent U.S. Post Office facility and Dorchester Avenue will continue. The MBTA CMP describes how continuous access from the Head House to the bus terminal can be provided during construction.


In particular:
Figure 1-3 Project Axonometric (Looking East) – Current Project
Figure 1-4 Project Axonometric (Looking West) – Current Project

page 14/220
11397/South Station Air Rights/NPC 1-5 General Information / Project Description Epsilon Associates, Inc.
1.3.2 Currently Proposed Project
The Project will be similar to the previously approved project, as it will continue to include three buildings with a mix of residential, office, retail, and/or hotel space. 2 The Project continues to include three phases, of which only Phases 1 and 2 are changing.
Phase 3 will continue to be the same as proposed in the Final PIR. 3
A list of changes to the Project is included in Section 1.3.3.

  1. Figure 1-2 includes an axonometric plan showing the previously approved project, and
  2. Figures 1-3 and 1-4 show axonometric plans showing the currently proposed Project.
  3. Figure 1-5 Rendering of Phase 1 from the North
  4. Figure 1-6 Area to be Added to the Planned Development Area [about 3,000 sq ft to the original 358,000 sq. ft]
  5. Figure 1-8 Phase 1 Sections – Current Project
  6. Figure 1-10 Project Section – Current Project
  7. Figure 1-12 Project Plan at Sky Street – Current Project [this is the level where all the magic happens as the tower suddenly sprouts]
  8. Figure 1-16 Project Plan at Grade – Current Project [level how you get to the level where the magic happens -- this is where Atlas holds up the tower]
  9. Figure 1-17 Project Plan at Phase 1 Residential Sky Lobby and Phase 2 Amenity Level – Current Project [only really of interest if you buy a condo or have a friend who does -- unless you can convince them to give you an approval tour]
  10. Figure 2-1 Site Location Map -- [puts it all into context]
  11. Table 2-4 MBTA South Station Commuter Rail Service and Capacity [fascinating -- all of the CR lines into South Station have a lot of capacity which is under-utilized]
Tower (Phase 1)
A, 43-story4 tower approximately 640-feet to the top of the highest occupiable floor, will include office space on the lower floors and residential units (rental or condominium) on the upper floors—approximately 711,000 sf of office use including amenity, retail, and conference facilities on floors 1 to 26, and approximately 321,000 sf of residential space containing approximately 175 residential units on floors 28 to 43. Although the height to the top of the architectural enclosure of the rooftop mechanical equipment has not changed, the zoning height has changed since zoning height under the Development Plan is measured to the top of the highest occupiable floor. The change in use from all office to mixed-use office and residential, as well as a change in structural design, has allowed for the addition of two floors to the building without increasing the overall height of the building. The office and residential ground floor entrance lobbies will be located on Atlantic Avenue. From the lobby area, office tenants and visitors will use an elevator to access the Sky Street level which will include connections to the elevators for the office portion of the tower, restaurant and accessory retail/amenity space, the parking garage, and the Phases 2 and 3 lobbies. Residents will take elevators from the Atlantic Avenue lobby to an upper level residential lobby with connections to gardens and terraces on the roof of the expanded parking garage, and to the elevators serving the residential condominiums. Mechanical levels will be below the office Sky Lobby level and between the top tower office floor and the bottom tower residential floor. Figure 1-5 shows a rendering of Phase 1.

1.8 Schedule [page 1-30 or 40/220] [obviously the dates have to be shifted about 3 years]
The redevelopment of the site will proceed generally from the north end of the site to the south end. The Project phases may be constructed during different periods of time. The Proponent currently estimates that construction of the bus terminal expansion, the ancillary transportation improvements, the next phase of the parking garage and the Phase 1 building will commence in 2017, and will be completed approximately four years after commencement of construction.
Construction of the Phase 2 building is expected to commence within one year after completion of the Phase 1 building, and will be completed approximately two years after commencement of construction.
Construction of the Phase 3 building is expected to commence within one year after completion of the Phase 2 building, and will be completed approximately two years after commencement of construction. However, the schedule may be expedited or extended depending on market forces.

3.1.7 Geotechnical/Groundwater
The foundation design will be very similar to that described in the Final PIR. Installation of the Phase 1 building foundations is not anticipated to cause adverse impacts to the existing South Station structure nor to neighboring facilities or groundwater levels.
The Phase 2 and 3 buildings will be supported on existing foundations, and also not cause adverse impacts.

The foundations for the Phase I Tower are planned to consist of high capacity reinforced concrete Load Bearing Elements (LBEs) bearing in bedrock and installed using slurry wall construction techniques. The use of slurry wall-type excavation methods for foundation installation, common in Boston, results in very low vibrations and noise, avoids loss of ground and ground movements, and is very protective of nearby buildings and other facilities.

The LBEs will also not transfer vertical or horizontal loads to adjacent structures. A reinforced concrete LBE “cap” will be constructed on top of the LBE units within an excavation supported laterally by drilled-in soldier piles with lagging or drilled-in secant piles.

Two columns supporting a portion of the existing train station concourse curtain wall and roof are immediately adjacent to the planned LBE foundation of the Phase 1 building. As a conservative precaution these columns, currently supported on end-bearing piles, will be underpinned using drilled-in micropiles installed deep into bedrock in advance of LBE installations.


*1
SOUTH STATION AIR RIGHTS
NOTICE OF PROJECT CHANGE

Submitted to: Boston Redevelopment Authority
One City Hall Square Boston, MA 02201

Submitted by: South Station Phase I Owner LLC
c/o Hines Interests Limited Partnership
One International Place, 11th Floor Boston, MA 02110

Prepared by: Epsilon Associates, Inc. 3 Clock Tower Place, Suite 250 Maynard, MA 01754 In Association with:
Pelli Clarke Pelli Architects
Kendall/Heaton Associates, Inc.
Goulston & Storrs
Vanasse & Associates, Inc.
Howard Stein Hudson
Noresco

July 29, 2016
 
kmp1284 said:
I hope this is sufficient news to bump this thread(since some can be sticklers about that kind of thing) but a building permit has been issued. I can’t link directly to it but go here:

https://data.boston.gov/dataset/app...resource/6ddcd912-32a0-43df-9908-63574f8c7e77

and search for ‘south station’ or enter the permit number: ERT611289.
Click to expand...
KMP

Unless I'm missing something there is just a one line table of mostly bureaucratic niceties

_id 206984
permitnumber ERT611289
worktype ERECT
permittypedescr Erect/New Construction description Erect
comments The project involves the new construction of a new high-rise office and residential tower as an air rights development over the existing commuter rail tracks and platforms at South Station. The existing bus terminal and parking structure above the rail tracks will also be expanded as part of the project. The proposed project also includes entrance lobbies at Atlantic Avenue adjacent to the rail tracks.
applicant Arthur Lebedev
declared_valuation 531845387.00
total_fees 5351417.00
issued_date 2019-12-26 11:20:50
expiration_date 2020-06-26 00:00:00
status Open
owner MASS BAY TRANSPORT AUTHY
occupancytype Mixed
sq_feet 1500000
address 640-720 Atlantic AVE
city Boston
state MA
zip 02110
property_id 156474
parcel_id 0305364000
lat 42.350021
long -71.05594
 
whighlander said:
KMP

Unless I'm missing something there is just a one line table of mostly bureaucratic niceties
Click to expand...

I can't comment on what you may or may not be missing. That's above my pay grade. What I referenced here is evidence that a building permit has been issued. Obtaining a building permit is the final bureaucratic step before a project, whether it be the construction of a skyscraper or the renovation of a bathroom, may begin construction.
 
kmp1284 said:
I can't comment on what you may or may not be missing. That's above my pay grade. What I referenced here is evidence that a building permit has been issued. Obtaining a building permit is the final bureaucratic step before a project, whether it be the construction of a skyscraper or the renovation of a bathroom, may begin construction.
Click to expand...
KMP -- I guess there are a few items of interest:
Declared_valuation: $ 531,845,387.00
Total_Fees: $ 5,351,417.00
Sq_feet: 1,500000
Address 640-720 Atlantic Ave --- earlier there was some suggestion of a Summer St. address for the project which would have been very similar to Fidelity's @ 245 Summer St.
 
whighlander said:
KMP -- I guess there are a few items of interest:
Declared_valuation: $ 531,845,387.00
Total_Fees: $ 5,351,417.00
Sq_feet: 1,500000
Address 640-720 Atlantic Ave --- earlier there was some suggestion of a Summer St. address for the project which would have been very similar to Fidelity's @ 245 Summer St.
Click to expand...

I mean, those are interesting facts, but the most interesting fact is as KMP said, pulling a building permit indicates this project is very much a go. It strongly implies that the project: has funding, has a contractor signed up, has construction drawings complete, and has all required approvals. The last of which is generally ISD's building permit which as you note cost them a pretty penny and also has a shelf life. This is the most real indication yet that construction is imminent.
 
As a non engineer/architect will any new footings or foundation’s he needed for the four load bearing elements or are they already there?

I can’t imagine how they will do slurry walls and footings without disrupting commuter rail which is extremely fragile already.
 
tocoto said:
As a non engineer/architect will any new footings or foundation’s he needed for the four load bearing elements or are they already there?

I can’t imagine how they will do slurry walls and footings without disrupting commuter rail which is extremely fragile already.
Click to expand...

Funny you ask. Although its been discussed in different ways and in different places within this thread/forum a few times throughout the years, this very topic just came up in a globe article, so I have a quote for you.

“The tower, which is expected to take four years to build, is designed to minimize disruption, rising from a podium that will be built above the passenger platform, with a series of archways that tie into a foundation built beneath the station when it was renovated in the 1980s.”
Link
 
We now know for sure this is a go - onlyinbos Instagram has posted a render and notes construction is due to start next month and take 4 years. Everyone who commented on the post is ecited and loves the design.
 
stick n move said:
Funny you ask. Although its been discussed in different ways and in different places within this thread/forum a few times throughout the years, this very topic just came up in a globe article, so I have a quote for you.

“The tower, which is expected to take four years to build, is designed to minimize disruption, rising from a podium that will be built above the passenger platform, with a series of archways that tie into a foundation built beneath the station when it was renovated in the 1980s.”
Link
Click to expand...
Stick -- we have a conflict with that statement and the following which comes directly from the NPC document [with my highlight in Bold]:
3.1.7 Geotechnical/Groundwater
Click to expand...
The foundation design will be very similar to that described in the Final PIR. Installation of the Phase 1 building foundations is not anticipated to cause adverse impacts to the existing South Station structure nor to neighboring facilities or groundwater levels.
The Phase 2 and 3 buildings will be supported on existing foundations, and also not cause adverse impacts.

The foundations for the Phase I Tower are planned to consist of high capacity reinforced concrete Load Bearing Elements (LBEs) bearing in bedrock and installed using slurry wall construction techniques. The use of slurry wall-type excavation methods for foundation installation, common in Boston, results in very low vibrations and noise, avoids loss of ground and ground movements, and is very protective of nearby buildings and other facilities.

The LBEs will also not transfer vertical or horizontal loads to adjacent structures. A reinforced concrete LBE “cap” will be constructed on top of the LBE units within an excavation supported laterally by drilled-in soldier piles with lagging or drilled-in secant piles.

Two columns supporting a portion of the existing train station concourse curtain wall and roof are immediately adjacent to the planned LBE foundation of the Phase 1 building. As a conservative precaution these columns, currently supported on end-bearing piles, will be underpinned using drilled-in micropiles installed deep into bedrock in advance of LBE installations.
Click to expand...

Looks like from the above that Slurry Wall techniques will be involved at least in the area directly adjacent to the end of the South Station Head House and Concourse
 
Real construction will begin later this month or possibly early February. Access to the train tracks is going to get pinched from the Summer and Atlantic Ave sides and force commuters through the doors to South Station proper. Barriers will be going up soon and trees will start to come down to allow site access.

We’re an abutter and Hines has shared this info.

4-5 year projected duration, but I’m not clear what phases and such that translates too. Whole thing I’m guessing.
 
Oh, also was told that the interior of South Station will be undergoing some reconfiguration. They specifically mentioned relocating some of the food establishments but did not name any specific ones or where they would go to. The implication was there would be some temporary stalls or something of the like setup but seems odd that anything like that could serve volumes of people in the station. Regardless, definitely some disruption to current tenants in the building.
 
Just saw the wikipedia page for "tallest buildings in Boston" and it just updated SST's notes in the last couple of days and says "project put on hold". Does anyone know why that is or what it means? How can that be if construction will start in 1 month's time???
 
You must log in or register to reply here.

Back
Top