The Ipswich | 2 Charlesgate West | Fenway

tobyjug said:
Wish I hadn’t loved the original design so much.
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The original design was too good.
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I could be wrong but I don't think that was ever a serious proposal.
 
DBM said:
All towers everywhere are by definition "tumescent"--they stand tall and erect. Otherwise, they'd collapse (or they'd not in fact be towers, but would be gas stations, or big-box econo retailers, or mortuaries, or whatever...).

Thus, I'd love to hear the explanation of how "tumescence," instead of being a universal feature involving, you know.... being tall, erect, and possessing structural integrity ... is in fact part of a highly pernicious syndrome localized to Boston's architectural ecosystem... I'll wait!
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Perhaps “saddle bag” or “mud flap” tickles your torpedo?

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DBM said:
All towers everywhere are by definition "tumescent"--they stand tall and erect. Otherwise, they'd collapse (or they'd not in fact be towers, but would be gas stations, or big-box econo retailers, or mortuaries, or whatever...).
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Pretty sure Toby is using the other, literary minded meaning of the word, ie pretentious.
 
I think this could be a useful discussion that if anyone's interested, could veer into the thread where we discuss why we don't build taller in Boston...

What were some of the input variables that led to this building and its height being possible? Some that I'm considering include:
1. The FAA clearance in this area, is still pretty solid. I think, according go my markings I used from the Massport map, there's 550' of height allowed here. It's close to the 1000' area allowed where One Dalton is - which might add a grey area or more general favorability? Either way, 550' is a lot to work with.
2. Combining and bolstering point 1, this area is a high residential land value and will be in great demand, thus able to sell at a high cost for several reasons:
2a. The adjacent property values.
2b. The proximity to universities, high-profile firms in Back Bay, high-end retail, hospitals, Fenway Park, and other high- profile/wealthy residents, for a affluent daily lifestyle.
2c. The Charles River, Fens, Back Bay, Harbor, MIT, Fenway Park views. Imagine the marketing.
2d. The future value of this neighborhood, on the edge of upcoming Fenway Park developments, being planned.
2e. The ease of entry and exit, being both near the Mass Pike and Storrow. The high end units aren't going to be including transit users. Ease of access to the Esplanade and other Emerald necklace areas.
3. The general demand for housing in Fenway for those who can afford this luxury - see point 2b, such as high earning physicians, wealthy students, athletes, professors, attorneys.
4. The current occupant of this land is amenable? I'm fairly novice in this real estate area.
5. It's fitting in well with its architectural surroundings. Not sticking out in a gaudy fashion. There's a 32 story Pierce, the now 2 mid rise above the Pike at Hynes, and this area is rather dense otherwise.
6. If I recall correctly, this was also building off of (no pun intended) previous proposals for this spot or spots nearby? That usually helps.
7. It will fill in the skyline well. This is more of an aesthete's POV, but a silver lining also?

What else would you like to add or add on to my thoughts?

And are there other Boston sites that have similar potential to build 400+ feet?
 

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Not an expert in any of this but I hope there are more success stories for high end residential buildings in the area. Just browsing listings on the Pierce look pretty wild renting upwards of $100/sqft/yr right now. It looks like the demand for this kind of high-rise luxury residential is there but would love to hear what someone with more supply-side knowledge has to say about the economics of this type of building in this area.
 
sean99090900 said:
Not an expert in any of this but I hope there are more success stories for high end residential buildings in the area. Just browsing listings on the Pierce look pretty wild renting upwards of $100/sqft/yr right now. It looks like the demand for this kind of high-rise luxury residential is there but would love to hear what someone with more supply-side knowledge has to say about the economics of this type of building in this area.
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I would still hazard a guess our supply is much below demand compared to similar high wealth/income, real-estate-value-leading places such as Manhattan, Seattle, Miami, and so on. Just the notion that we're getting our first of certain luxury hotel chains in Seaport behind other cities at high-value/high-demand, paints a good parallel. I think Cambridge/Kendall has a very interesting spillover in raising value in residential in this area too, not just Boston nearby areas for business/office/leisure spaces.
 
bankerandtradesman.com

28-Story Furnished Housing Tower Approved in Fenway

Developers Morro USA and Scape received approval today to build a 28-story furnished apartment tower near Kenmore Square.
bankerandtradesman.com bankerandtradesman.com

The Boston ZBA signed off on this project this morning.

Seems like shaving two floors of the tower was the local city councilor (Durkan)'s price for support to minimize shadows on the Fenway, but it still tops out at 28 stories and 400 units with zero on-site parking.

The development team of Scape and Moro USA plans to offer them pre-furnished.


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For all the residential that's been built around the ballpark in recent years, this might be the first building that actually provides views of the playing field.
 
It actually looks like it ends up slightly taller than the prior iteration. Here's the same view before (from post 332). There's more floors now showing above the brick building to the left with "The Landsdowne" sign, and the roofline now just exceeds that colorful symbol on the white roof to the upper left. Here it's just below the top of that roofline, whereas in the most recent post it's slightly above it. My guess is this gained upwards of 10'. It was at 316' before so maybe now around 325'?

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LOVE to see this go up. The edges around the Fenway and Emerald Necklace as they abut Bowker, I-90 and Storrow are just miserable to get around as a pedestrian or cyclist. The pedestrian improvements are really great here and even with a small concession here and there, this is a meaningful addition to one of the better all-in-one neighborhoods in the city. Plus, I was at a public meeting with some city officials and one of the NIMBY abutters tried to launder "environmentalist" cred to shut this whole project down due to the harmful impact of shadows on human well-being.
 
Justbuildit said:
LOVE to see this go up. The edges around the Fenway and Emerald Necklace as they abut Bowker, I-90 and Storrow are just miserable to get around as a pedestrian or cyclist. The pedestrian improvements are really great here and even with a small concession here and there, this is a meaningful addition to one of the better all-in-one neighborhoods in the city. Plus, I was at a public meeting with some city officials and one of the NIMBY abutters tried to launder "environmentalist" cred to shut this whole project down due to the harmful impact of shadows on human well-being.
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Seems like they simplified the facade as well - maybe the goofy alternating windows trope does here.

Between this project, the one on Kilmarnock, and the one on Beacon that broke ground (but is stalled?) that’s over 1000 new homes in the neighborhood. A good start!
 
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