Re: 115 Winthrop Square | Financial District
"We’re two months in and 2018 promises to be a positive year for growth in Boston. The design for the much anticipated Winthrop Square project has moved forward and the last public meeting before BPDA review is scheduled. We invite you to join us tonight!
"This will be a great meeting to attend if you are interested in the more unique aspects of the project, as particulars will be discussed, including: Urban Design, Shadow, Wind, the Great Hall, Winthrop Square Park, Office Space, Transportation, Diversity and Affordable Housing."
Shadow; check
Wind; Boston is windy.
Great Hall; keeping an open mind.
Winthrop Square Park; check.
Office Space; ostensibly set in stone (i think).
Transportation; heart of Downtown Boston.
Diversity; yes.
Affordable Housing; Parcel 12; 348' of mostly affordable units
Parks outside of Winthrop Square; fingers crossed for noticeable improvements.
Urban design; i share many of your opinions; i don't like it.
i felt what they did in bidding for a fat tower was close to a 'bribe.' i respected your opinions that Millennium have earned Boston's trust. i respect they were the smartest team of 'professionals' in the room. i used this as good things to build on in my mind after initially giving MP a significant tirade and crap for 'winning' in the way that they did.
i said to Joe Larkin face to face in front of his distinguished design team (December of 2016) that i would be the biggest phony ever to offer congratulations, and not mention my concern the bid might be too generous, and my bluntness for mentioning such in the Globe....
"That thing is 'big,' but the cladding is good. i think it will be ok (translation; damn that thing's fat)...
"We know your commitment to see it through deserves everyone's respect, and i've come to support this effort, and MP." (grovel, grovel, grovel and then some.)
Tonight; got to a long and substantive discussion about how this thing MUST and CAN be fixed. It's extremely hard to try to explain the conversation in a way that's fair to Boston's most successful real estate developer Joe Larkin and Millennium. i need to be extremely careful about what i say.
These guys REALLY took the time to listen. (what's done is done), and they're tasked with making the ~$165M tax package work. i first, spoke with 'the guy' from Handel;
i began with my weak attempt at an apology for speaking bluntly... "i am here to support the development team, and BPDA... i'm being insolent to think i can have some idea that could improve the outcome, when you have a dozen of your best people working on it. i'm being rude."
i asked about how far along they are with it, and if there's flexibility to make significant changes to the residential portion of the tower.
Me; "The office tower is a fair response to the challenge (obviously). When you factor all that MP is tasked to do, your methodology (in using various cladding schemes to break it up) is supportable. i'm realistic; the office portion of the tower is fine really. The Great Hall in this '3D virtual,' is a nice surprise. There's been some skepticism -- but it looks really good.
obviously it was an extended back and forth. paraphrasing a bit;
"The building won't be as visible from the base toward the middle floors from the millions of viewing points throughout the City. The 'method' to break up those sections works for the observer/s close to the building.
"But, it clearly does not translate to the upper floors. There's no way to hide the width. The fatness from all parts of the City, East Boston and Cambridge is problematic even if your aren't adding another fat building to a cluster of fat buildings. In this way, the project departs from its 'iconic' mandate. There must be a way to fix it if keeping the 1.6M sq feet; It seems fairly clear; you must build two distinct towers starting about half way up...
Handel Guy; "Yes, it's possible. Hard to do for this odd parcel.... starting with (i believe he said) two cores.... if you have 800' or more, then maybe you can."
Me; i just think if you guys can find a way to make the impossible work.... asymmetrical, Hudson Yards--but a smaller scale... start crazy and reel it in.... bend the tallest/ wide part outward to create the space between the 2nd tower, giving the skyward massing it's proper balance and aesthetic. i think it's the solution.
Not long after, i was given the opportunity to repeat these points with Joe Larkin. There were about 8 other people standing about. He had a very surprising, definitive response.
i came away very pleased with what Joe said. Joe specifically asked me not to write down what he said. But just to leave it up to him to make any announcements henceforth. i will respect his wishes.
finally; is a creative solution to begin the foundation work before the tower has it's final design approval, possible? Up on '29' at 33 Arch w/ the demo pit all lit up was amazing! When will the digging begin?
