In late March, the local arm of internationally recognized developer Millennium Partners, MP Boston, along with some 500 members of their construction team, celebrated the topping off of the 691--foot Winthrop Center in Downtown Boston. The mixed-use project is thoughtfully engineered as the next generation of office and will deliver health and wellness experiences, world-class amenities, and outstanding views starting at 350 feet up in the sky with The Residences at Winthrop Center. The firm has incorporated pioneering social equity practices in the construction of this flagship development. 

Set to be the world’s largest Passive House office building, the $1.3B mixed-use tower will offer over 300 luxury condos and a grand public space on the ground floor dubbed “The Connector”. When complete in early 2023, Winthrop Center will set a new global standard for integrating health and wellness, sustainability, and technology in building design. Working with the team of Handel Architects, SOCOTEC, & Steven Winters & Associates, MP Boston quickly realized Passive House was the fastest way to reach net-zero carbon emissions, and after a trip to the Passive House Institute in Germany, Winthrop Center is now a pilot project for Passive House office development. 

But even before MP Boston - led by Kathleen MacNeil and her partners - broke ground on the building, the development set a new standard for building in Boston neighborhoods - community inclusion. The project is chock full of public benefits, dating back to the developer’s purchase of the land. Upon closing of the sale, the City of Boston was able to immediately deploy funds to begin renovations to the Orient Heights and Old Colony public housing projects. MP Boston has also dedicated a sizable contribution, one of the most significant the City has ever seen, toward affordable housing, and the firm has participated in the Downtown Boston planning initiative and supported Downtown Boston policing. The design of Winthrop Center itself intentionally integrates a mixed-use and will also go a long way in bringing more residents into Downtown Boston, facilitating an 18-hour neighborhood. 

The MP Boston team has championed diversity on the project, setting workforce goals of 40% people of color and 12% females on the job site to ensure that the project team reflects the makeup of the City of Boston. It has also partnered with Bill Moran, Founder & CEO of Community Mentoring Team, to help reach these goals. Moran’s group not only works to bring more diverse talent to the job site but continues to support these workers on their journey through training to retain them in the CRE industry.

As construction progresses on Winthrop Center, the development sets new standards in community benefits, energy efficiency, and neighborhood activation. In Boston, future projects across the city will reflect new and innovative designs pioneered in Winthrop Center as more and more planners, architects, and engineers incorporate Passive House standards. MP Boston has left a lasting legacy on the construction industry by challenging stakeholders to continue the push for social equity and environmental sustainability.

BLDUP’s Chief Content Officer, Meghan Doherty recently spoke with Kathleen “Kathy” MacNeil, Principal with MP Boston to discuss this groundbreaking project. Kathy leads all construction and design implementation for MP Boston and excels at running large-scale urban construction projects. As an advocate for local preservation, she helps ensure that all projects uphold the rich history of Boston.

BLDUP: You’ve stated that MP Boston has always envisioned Winthrop Center’s impact would extend globally as a legacy-building rooted in visionary principles.  Why was it so important for MP Boston to create such a project here, and how have these principles affected decision making throughout the entire development process?

Kathy MacNeil: At MP Boston we are always trying to do better than our last project. As a company, we have invested billions of dollars in the Downtown Boston area, so it made sense for Winthrop Center to go beyond anything we had done previously. With climate change and sustainability really coming to the forefront in the last 5-6 years we decided we wanted Winthrop Center to be a leader and go beyond the LEED sustainability story. 

BLDUP: Given the ongoing focus on healthy buildings and change in the office market post Covid-19, Winthrop Center is uniquely positioned to attract top firms; for example, the recent announcement of Cambridge Associates as the first tenant. Do you expect your focus on WELL certification, Passive House, and occupant comfort will continue to drive office leasing?

Kathy MacNeil: Corporations are realizing they do still need office space even in a hybrid model. Perhaps they will need less square footage than 5 years ago but now the focus -is on the quality of the space for employees. Healthy buildings are becoming a mainstay because employees demand it. Employees will also demand a sense of community and collaboration; they want more than four walls. Corporations need this type of space to attract and retain talent as the labor market continues to tighten.  Winthrop Center meets these needs and represents the future office space. 

BLDUP: The Connector has been designed as a monumental space “educate, entertain, and engage” the public. What sort of programming do you expect for this area? Also, with the impact of COVID on Downtown Boston in particular, how do you expect this to affect plans for this public realm space? 

Kathy MacNeil: People are looking forward to getting together in new ways and they want to come into the city and reconnect. The Connector, measuring 240 feet long, 65 feet tall by 50 feet wide, is a magnificent volume of space so we can do a lot with it. Boston has so much to offer, including numerous museums and top universities like MIT, Harvard, and Berkeley, but these are not always easily accessible to the community. One of our goals is to help make connections between these institutions and the public. For example, we could preview a museum exhibit or invite a professor to give a TED talk on new technology. The Connector provides a great opportunity for us to educate, connect, and entertain people! 

BLDUP: You’ve said creating a diverse workforce on the project (throughout the design and even in building operation) is personally very important to you. What programming have you put in place to attract and retain a diverse workforce, and have you met your goals on this project?

Kathy MacNeil: While we have not met every single goal, our numbers are making an impact. We have made conscious decisions and are better than we would have been if we hadn't embarked on this journey. Bringing awareness to the team (contractor, architects, etc.) has been key and we have formed quality relationships with minority and women-owned firms who will now be part of our team in the future. We will continue making strides in this area to provide diversity in the operations of the building.

What we have learned is that we have to take a chance and get out of our comfort zone.  We needed to move away from the same old way of doing business. What we are also doing is sharing! We are willing to talk to people about what has worked, and what isn’t working. We were fortunate because Suffolk Construction had recently finished the casino and the Gaming Commission had been very involved in D&I efforts for that project, so we were able to capitalize and expand on that. I’m hoping other developers and contractors will expand on what we have learned at Winthrop Center. 

BLDUP: What is one key lesson you would share with other developers/firms looking to advance their DEI efforts?

Kathy MacNeil: Try, try, try again. Not every firm will work out, some firms are just not ready to scale up. At Winthrop Center, I had originally wanted to do direct contracts but had to default to subcontractors working with a minority firm in order to manage the scope and set expectations.  This mentoring model has really worked. 

BLDUP: What advice would you give to women in the construction/real estate industries looking to advance their careers?

Kathy MacNeil: You have to be willing to take risks! Get a mentor, male or female! Be ready when a new opportunity arises, always be prepared. Everyone can see the world moving toward climate readiness, go take some classes, and make sure you are always on top of your game where new trends are because you want to have a leg up on any of your competition, primarily your male competition.