The Ipswich | 2 Charlesgate West | Fenway

[Charlie_mta]

Wish I hadn’t loved the original design so much.

The original design was too good.

 

[Mike]

I could be wrong but I don't think that was ever a serious proposal.

 

[chrisbrat]

I could be wrong but I don't think that was ever a serious proposal.

Of course not. It's way too interesting and exciting to be seriously proposed in Boston.

Makes the fact that something like One Congress actually happened all that much more surprising (and wonderful).

 

[tobyjug]

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!

Perhaps “saddle bag” or “mud flap” tickles your torpedo?

 

[RandomWalk]

“Side car” of “bustle”

 

[HenryAlan]

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...).

Pretty sure Toby is using the other, literary minded meaning of the word, ie pretentious.

 

[DBM]

Perhaps “saddle bag” or “mud flap” tickles your torpedo?

Although I'm still not sure what point you're getting at, I will defend to the death your right to reference Spinal Tap, anywhere, anytime, on this forum, no matter how flimsy the pretext.

"It's not your job to be as confused as Nigel"

 

[shmessy]

Perhaps “saddle bag” or “mud flap” tickles your torpedo?

View attachment 52974

Correct me if I'm wrong, but it sure does look like there was more saddle "baggage" to the original render than the current.

 

[AndrewOnTheMBTA]

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?

 

[sean99090900]

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.

 

[AndrewOnTheMBTA]

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.

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.

 

[Randy N. Craven-Krawtch]

Looks like a mini Alcott.

 

[DBM]

A typically thorough UHub encapsulation of this project's escalating political stakes. True, this may not be as exceptional as Winthrop Center, in requiring a literal act of the legislature... but it's certainly starting to approach that rarefied atmosphere.

https://www.universalhub.com/2024/councilor-seeks-exemption-law-aimed-protecting