|Developers||City of Boston|
Apr 22, 2016
Six development teams vying to redevelop Winthrop Square Garage
Six development teams submitted responses yesterday to the Boston Redevelopment Authority’s request for proposals (RFP) to redevelop the Winthrop Square Garage site in Boston’s Financial District. The following are the six respondents:
- Accordia Partners
- A partnership between Lendlease, Hudson Group and Eagle Development Partners
- Millennium Partners
- A partnership between The HYM Investment Group and Saint Anthony’s Shrine
- Trans National Properties
- Trinity Financial
At the Boston Redevelopment Authority’s June board meeting, the Authority will tentatively designate one of these six respondents to redevelop the garage site.
Here forth are summarized the six proposals submitted by the above respondents.
Fast facts: 725-foot tower with 188 top-floor condominiums plus 280 hotel rooms, retail, public space and black box theater
Architects: SHoP Architects and Hacin + Associates
Construction manager: Clark Construction
Accordia Partners proposed tower rendering
Accordia Partners, a developer of the recently completed Aloft and Element hotels in South Boston, proposes to build a 725-foot tall, 57-floor, 768,600 square foot mixed-use tower that would contain residences, a hotel and retail space. Two levels of underground parking would be built containing 385 spaces including 197 spaces for hotel guests and 188 spaces for residents.
Tower perspective from Charles River
A total of 188 condominium residences would be built on the tower’s upper floors across 345,054 square feet. A 280-room Starwood hotel would be built at the tower’s center across 312,304 square feet.
At the tower’s summit would be a public restaurant and observatory. At the tower’s base would be approximately 2,638 square feet of retail and 5,300 square feet of restaurant space, in addition to public space. The base would also include a 11,212 square foot, 175-seat black box theater.
Interior public space
Tower frontage onto Winthrop Square
The full Accordia Partners proposal can be found here.
Accordia Partners proposed tower form
Lendlease/Hudson Group/Eagle Development Partners
Fast facts: 725-foot tower with 536 residential units plus ten stories of collaborative office space in addition to retail and civic space
Architects: Graziani + Corazza, Perkins Eastman and RODE Architects
Construction manager: Lendlease Construction
Development partners Lendlease, Hudson Group and Eagle Development Partners propose to build a 725-foot tall, 65-story mixed-use tower that would contain residential, office, retail and cultural space. Four levels of underground parking would be built on site.
Lendlease/Hudson Group/Eagle Development Partners proposed tower rendering
A total of 536 residential units would be built across 51 stories. The tower’s top 26 stories would contain 226 condominiums. Below would be 315 rental apartments across 25 floors. The development team has partnered with the Chinese Economic Development Council (CEDC) and would create an offsite affordable housing development downtown. A similar approach to affordable housing creation was successfully undertaken by Hudson Group and CEDC with construction of the Radian residential tower and Oxford Ping On affordable residences, both located downtown.
View of proposed tower from Cambridge
View of proposed tower from Boston Harbor
At the tower’s 38th floor would be a public observation deck and a learning hub dedicated to green building technology education. The development team is striving for LEED Platinum certification for the project.
Nighttime aerial rendering of proposed tower
Rendering of proposed tower
At the tower’s center would be ten stories of innovative office space totaling approximately 200,000 square feet. Office space would be collaboratively oriented, with WeWork as a potential space anchor.
At the tower’s ground floors would be retail and civic spaces. A standalone Cultural Pavilion would be built on site in partnership with the Fort Point Arts Community (FPAC). A standalone restaurant space would also be built on site.
Cultural pavilion rendering
Cultural pavilion rendering
Winthrop Square would be reimagined as a flexible plaza space that could be used for performances and special events. A set of grand steps would be built at the plaza’s center. Below the steps would be an Experimental Theater and Education Center that would accommodate performances and lectures.
Winthrop Square proposed plaza rendering
Winthrop Square proposed plaza rendering
Proposed ground floor plan
Development partner Noam Ron of Hudson Group was available for comment. Ron spoke to the significant emphasis the team put upon injecting residential density into the proposal. Ron sees the residential component as a critical step towards activating ground-floor cultural facilities and downtown Boston at large.
With regards to Winthrop Square, Ron elaborated that the space would be reconfigured to allow the square to function flexibly for performances and events ranging from “four string quartets to larger music and art performances.” Accordingly, in the proposed design, the curb line has been raised and sidewalks have been “bled into the pavement” of the square’s streets. While vehicles would still have daily access to Winthrop Square, the square’s flexible design would allow for closure to accommodate special events. Seeking to bring more cultural options to downtown, Ron also noted that the development team is working with Lincoln, MA's deCordova sculpture garden and museum to plan a potential sculpture exhibition at Winthrop Square.
In a desire and effort to "spread out [its'] tentacles beyond downtown" and contribute to regional economic development, Ron explained that the development team proposes to partner with non-profit community service groups including The Boys and Girls Clubs of Dorchester, The South Boston Community Health Center and Ladies Involved in Putting a Stop to Inner City Killing (LIPSTICK). These groups would benefit financially from any and all project proceeds.
The full Lendlease/Hudson Group/Eagle Development Partners proposal can be found here.
Lendlease/Hudson Group/Eagle Development Partners building sections
Lendlease/Hudson Group/Eagle Development Partners building form
Fast facts: 750-foot tower, 36 top-floor condominiums plus 14 floors office and public great hall
Architect: Handel Architects
Construction manager: Suffolk Construction
Millennium Partners proposed tower rendering
Millennium Partners, Millennium Tower’s developer, proposes to construct a 750-foot tall mixed-use tower at Winthrop Square. The tower would contain residential, office, retail and public space. Three levels of parking would be built underground with a total of 550 spaces.
Tower view from Charles River
Approximately 612,000 square feet of condominium residences would be built across 36 floors. At the tower’s center would be approximately 442,400 square feet of office space across 14 floors. Office space would be configured with an open and flexible floor plan. Offices would front onto a distinctive “office solaria,” a set of approximately 34,300 square feet of vertically interconnected communal spaces filled with natural light.
Proposed office space
A accelerator facility supporting the “development, growth and maturation” of startup companies would be located on the tower’s second floor. The accelerator would be built in partnership with the City of Boston and would total 14,620 square feet.
Proposed accelerator facility
Retail would be built across the tower’s first three levels. The public ground floor would include a distinctive great hall dedicated to the arts and communal events. The tower’s retail spaces would open directly onto the 65-foot tall hall. Millennium Partners would activate the hall with “an ever-changing calendar of visual art, performance art, marketplace and social events.
Daytime rendering of proposed great hall
Nighttime rendering of proposed great hall
Proposed building section including great hall and lower floors
Proposed tower Federal Street frontage
Proposed tower Winthrop Square frontage
Millennium Partners’ tower would achieve LEED Platinum certification. Millennium Partners’ would strive to achieve Passive Office environmentally-friendly designation for the project’s office component. If achieved, the offices would be the largest Passive Office facility in the world.
The full Millennium Partners proposal can be found here.
Millennium Partners proposed tower form
The HYM Investment Group/Saint Anthony’s Shrine
Fast facts: new religious facility and public school on garage site, new 725-foot mixed-use tower across Winthrop Square, public plaza throughout square and development sites
Architect: Elkus Manfredi Architects
Construction manager: John Moriarty & Associates
Taking a unique approach, The HYM Investment Group and Saint Anthony’s Shrine propose to relocate the current Saint Anthony’s religious facility, located across Winthrop Square, to the garage site. In turn, the current Saint Anthony’s facility would be demolished and a new Class A residential tower would be built in the facility’s place.
Aerial view from garage site across Winthrop Square to proposed tower
Proposed Winthrop Square site plan
Proposed ground floor plan
At the garage site would be built the following:
- A new 20,000 square foot shrine church
- A new 117,000 square foot, 11-story friary and ministry center
- A new 40,000 square foot, five-story public school
- Approximately 3,000 square feet of ground-floor retail
- Underground parking for approximately 500 cars
Proposed development at garage site
In turn, the current Saint Anthony’s facility would be demolished, and a new 60-story, 785,000 square foot, 725 foot tall Class A residential tower would be built in the facility’s place. The tower would include a range of rental, “co-living” and condominium units totaling approximately 608 new housing units.
Approximately 285 rental apartments and 50 “co-living” units would be built on lower floors. “Co-living” is intended to offer an affordable living option for “an innovative community of city dwellers.” Floors 29 through 60 would contain approximately 239 condominium residences.
Rendering of proposed tower
Elevation of proposed tower
The tower’s lower level would include a 10,000-square-foot double-height practice and performance theater space. Approximately 3,800 square feet of retail would be built on the tower’s ground floor. The tower would also include underground parking for approximately 300 cars.
Aerial view of proposed tower
An approximately 16,000 square foot public plaza would surround the new buildings at the garage site and extend onto the existing Winthrop Square and to the new tower.
View of proposed Winthrop Square plaza towards proposed tower
View of proposed Winthrop Square plaza in front of proposed garage site development
The HYM Investment Group/Saint Anthony's Shrine development plan
Trans National Properties
Fast facts: two joined 725-foot towers, one replacing adjacent building, with residences, hotel, public space and retail
Architect: CBT Architects
Trans National Properties proposed towers rendering
Trans National Properties, owner of 133 Federal, a building adjacent to the garage site, proposes to combine both sites and build a mixed-use project totaling approximately 1,715,000 square feet across two new towers each about 725 feet tall. The two combined development sites would total approximately 72,687 square feet (1.7 acres) in the heart of downtown Boston.
133 Federal and garage site (111 Federal) parcels
View of proposed towers from Dewey Square
View of proposed towers from Post Office Square
Upper floors would contain approximately 690 condominium residences totaling approximately 915,000 square feet. The project would also contain an approximately 140-room hotel across approximately 90,000 square feet. At the towers' center would be 13 floors of office space totaling approximately 530,000 square feet. A four-story parking garage would be built underground containing approximately 500 spaces.
At the project’s first and second floors would be an Entrepreneurship Innovation Center (EIC) and Hub Accelerator office space totaling approximately 56,000 square feet. The publicly-accessible EIC would include public workspace and meeting areas similar to District Hall in the Seaport District. The Hub Accelerator would provide early-stage companies with “flexible short-term office options.” The EIC would also include an Innovation Sculpture Park and an Innovators Walk of Fame. The EIC would feature a live speaker series including “seasoned entrepreneurs and professors.”
View of proposed EIC
View of proposed EIC and Hub Accelerator
Approximately 22,000 square feet of retail would be built at the towers’ base. Retail would include a farmer’s market. At the towers’ base would also be public spaces including a multi-purpose theater.
Ground floor plan of proposed towers
Proposed towers' frontage onto Winthrop Square
Proposed towers' frontage onto Federal Street
The full Trans National Properties proposal can be found here.
Trans National Properties proposed towers' building form
Fast facts: 725-foot tower with 645 residential units, of which 40% would be designated affordbale, plus hotel, retail and public space
Architect: The Architectural Team
Pre-construction service manager: Gilbane Building Company
Trinity Financial proposed tower rendering
Noted Boston-area affordable housing developer Trinity Financial proposes to build a 60-story, 725-foot tall, approximately 1,000,000 square foot mixed-use tower that would contain affordable and market-rate residences, a hotel and retail and entertainment space. Two levels of underground parking would be built containing approximately 420 residential and hotel parking spaces.
Trinity Financial proposed tower view from Dewey Square
A total of 645 residential units would be built as both rental apartments and condominiums totaling approximately 733,516 square feet. Approximately 40% of all residential units built would be designated affordable to middle-income households with incomes up to 120% of area median income (AMI).
349 rental apartments would be built on floors 6-17 across 313,906 square feet. 296 condominiums would be built on floors 20-51 and 54-60 across 419,610 square feet. A total of 252 units (140 rental apartments and 112 condominiums), approximately 40% of all units built, would be designated affordable.
The hotel would contain a total of 231 rooms across approximately 86,307 square feet on the tower’s second through fifth floors. The hotel would be owned and operated by GB Lodging.
Trinity Financial proposed tower aerial
On the tower’s 18th floor would be a 11,000 square foot public park including a pool and lounge area. On the tower’s 52nd floor would be a “premier restaurant, lounge and bar” in addition to a public observation deck. At street level would be a two-level restaurant and bar, a beer garden along Devonshire Street and a black box theater.
Trinity Financial proposed Winthrop Square frontage
Trinity Financial proposed Winthrop Square frontage
The full Trinity Financial proposal can be found here.
Trinity Financial proposed tower building form
The RFP for the Winthrop Square Garage redevelopment was issued in March 2016. The deadline submission was yesterday (Thursday, April 21st, 2016).
Mar 13, 2016
The Boston Redevelopment Authority (BRA) issued a Request for Proposals (RFP) on Wednesday to redevelop the vacant City-owned Winthrop Square Garage located in Boston's Financial District. The RFP is a follow-up to a Request for Interest (RFI) issued in February 2015 to redevelop the property; the RFP is open to any and all parties including those who did not respond to the RFI. A total of eight parties responded to the RFI.
The City of Boston seeks a bold, iconic structure for the garage site that is “emblematic of the future of Boston’s downtown.” Architecture is to express the “bold, forward-looking, creative, inventive, and technological spirit of Boston.”
Publicly accessible spaces, including an observation deck, should be included throughout any structure. Ground floor should facilitate pedestrian uses and passages.
The City of Boston encourages a mixed-use tower for the site. Maximum building height allowed on the garage site by the Federal Aviation Administration (FAA) is 725 feet. Any parking spaces are to be located below grade.
Proposals for redevelopment are due on April 21st, 2016. A pre-bid conference will be held for RFP respondents on Wednesday, March 30th. A respondent will be tentatively designated as the garage site’s developer at the June 2016 BRA Board meeting.
A submission fee of $15,000 is required with an RFP response. The fee is waived for parties who responded to the RFI. All RFP respondents must register on the BRA’s website.
The full RFP document is posted below and is available on the BRA’s website.
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