tall building in historic centers
DESCRIPTION
Though slim in volume, "Tall Buildings in Historic Centers" is rich with information specific to the disparate stratospheres of landmarks-organizations and tall buildings - because often the two collide. Unique to this study is: not just the finite practice of the collision – with its metrics, legislations, and countless built examples – but also the broader disciplinary problem (or promise) that the collision poses for architecture. The possibility that the surging capital motives of private real-estate development and the weight of social value can exist side-by-side – or bound – reassures the role of the architect in the future shaping of cities. More profoundly, this alludes to the responsibility an architect can hold in shaping history and capitalism.TRANSCRIPT
-
TALL BUILDINGSIN
HISTORIC CENTERS
TALL B
UILD
ING
S IN
HIS
TOR
IC C
EN
TER
S
-
TALL BUILDINGS IN HISTORIC CENTERSTALL BUILDINGS FOR HISTORIC CENTERSTALL BUILDINGS WITH HISTORIC CENTERS
TALL BUILDINGS AROUND HISTORIC CENTERSTALL BUILDINGS AND HISTORIC CENTERSTALL BUILDINGS AT HISTORIC CENTERS
TALL BUILDINGS BEFORE HISTORIC CENTERSTALL BUILDINGS AFTER HISTORIC CENTERSTALL BUILDINGS ABOVE HISTORIC CENTERS
TALL BUILDINGS BEYOND HISTORIC CENTERSTALL BUILDINGS OVER HISTORIC CENTERSTALL BUILDINGS INTO HISTORIC CENTERS
TALL BUILDINGS UNDER HISTORIC CENTERSTALL BUILDINGS BELOW HISTORIC CENTERSTALL BUILDINGS AMONG HISTORIC CENTERS
TALL BUILDINGS AS HISTORIC CENTERSTALL BUILDINGS BEHIND HISTORIC CENTERSTALL BUILDINGS BESIDES HISTORIC CENTERS
TALL BUILDINGS BETWEEN HISTORIC CENTERSTALL BUILDINGS BUT HISTORIC CENTERSTALL BUILDINGS AMID HISTORIC CENTERS
TALL BUILDINGS DESPITE HISTORIC CENTERSTALL BUILDINGS FOLLOWING HISTORIC CENTERS
TALL BUILDINGS FROM HISTORIC CENTERSTALL BUILDINGS INSIDE HISTORIC CENTERS
TALL BUILDINGS OUTSIDE HISTORIC CENTERSTALL BUILDINGS LIKE HISTORIC CENTERSTALL BUILDINGS OFF HISTORIC CENTERS
TALL BUILDINGS ONTO HISTORIC CENTERSTALL BUILDINGS OPPOSITE HISTORIC CENTERS
TALL BUILDINGS PAST HISTORIC CENTERSTALL BUILDINGS NEAR HISTORIC CENTERSTALL BUILDINGS SINCE HISTORIC CENTERS
TALL BUILDINGS REGARDING HISTORIC CENTERSTALL BUILDINGS PLUS HISTORIC CENTERS
TALL BUILDINGS BY HISTORIC CENTERSTALL BUILDINGS EXCLUDING HISTORIC CENTERS
TALL BUILDINGS CONSIDERING HISTORIC CENTERSTALL BUILDINGS TOWARDS HISTORIC CENTERSTALL BUILDINGS DURING HISTORIC CENTERS
TALL BUILDINGS PER HISTORIC CENTERSTALL BUILDINGS VERSUS HISTORIC CENTERSTALL BUILDINGS ACROSS HISTORIC CENTERSTALL BUILDINGS UNLIKE HISTORIC CENTERS
TALL BUILDINGS REGARDING HISTORIC CENTERSTALL BUILDINGS SINCE HISTORIC CENTERSTALL BUILDINGS UNTIL HISTORIC CENTERSTALL BUILDINGS UPON HISTORIC CENTERS
TALL BUILDINGS THROUGH HISTORIC CENTERSTALL BUILDINGS VIA HISTORIC CENTERS
TALL BUILDINGS WITHIN HISTORIC CENTERSTALL BUILDINGS WITHOUT HISTORIC CENTERS
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TALL BUILDINGSIN
HISTORIC CENTERS
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This publication has been prepared as part of the thirteen week graduate thesis research program in the Northeastern University School of Architecture in the Fall 2012 as part of the ARCH7130 course. All research and content in this publication was produced by the Tall Buildings in Historic Centers studio research team.
Published by Northeastern University School of Architecture360 Huntington AvenueBoston, Massachusetts 02115
Copyright 2012 by Northeastern University School of ArchitectureAll rights reserved
Thank You to Our Critics and Contributors:
Garrett BrignoliAbraham AluicioIgor EktajnGeorge ThrushGreg RussellKevin BerryBruner/Cott & AssociatesBryan NorwoodDeborah BuelowJohn Martin
-
Tall Buildings in Historic Centers Research Team
Paul DiMiceli Christine Greene Dan Joyce Reem Kanoo Hao Li Jeanette Lin Tim Loranger Melissa Murphy Evan Parkinson
Led by
David Turturo
-
Tall Building nounany realized building of at least 240 feet in height, determined as the necessary minimum for the accurate comparison of global urban centers
Historic Center nounan historic urban moment that builds upon itself over time
We define the following to be used throughout this book.
-
This book is the visual impulse of our shared search into the subject. Though slim in volume, the content is rich with information specific to the disparate stratospheres of landmarks-organizations and tall buildings - because often the two collide. What interests us about this study is not just the finite practice of the collision with its metrics, legislations, and countless built examples but also the broader disciplinary problem (or promise) that the collision poses for architecture. The possibility that the surging capital motives of private real-estate development and the weight of social value can exist side-by-side or bound reassures the role of the architect in the future shaping of cities. More profoundly, this alludes to the responsibility an architect can hold in shaping history and capitalism. For example, the extent to which our history remains in the public domain is not set in stone. Neither are the limitations that civic groups determine for our signature skylines. But we strive to determine what regulatory forces, if any, exist between historic centers and tall buildings.
There are two traits that distinguish this volume amongst analyses in architecture today. The book pursues urbanity as opposed to context and axonometry rather than experience. This research strives to illustrate the conditions of collectivity: the intersections of memory, space, regulation, and ambition on the one hand; and articulates these in three measurable dimensions. It is in this vain that we study constraints and precedents. For example, civic groups like the Boston Redevelopment Authority play an important role in shaping Bostons skyline.
Welcome to Tall Buildings in Historic Centers.
PREFACE
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Tall Buildings in Historic Centers8
Par
isN
ew Y
ork
Mila
nLo
ndon
Dub
aiC
hica
goH
ong
Kon
gB
ejin
gB
osto
n
His
toric
Org
aniz
atio
nsZo
ning
Cod
eEc
onom
ic
CITY
CEN
TERS
01 CON
STRA
INTS
25
-
Precedents
Scra
ping
Nei
ghbo
rhoo
dtJo
hn H
anco
ck T
ower
One
Bos
ton
Pla
ceSe
agra
m B
uild
ing
Seve
n W
orld
Tra
de C
ente
r
TALL
BU
ILDI
NGS
133
PROJ
ECTI
ONS
173
Scra
ping
Nei
ghbo
r50
0 P
ark
Ave
Atla
ntic
Wha
rfB
ank
of A
mer
ica
Tow
erC
itico
rp C
ente
rC
usto
ms
Hou
se T
ower
Exch
ange
Plac
eH
ears
t Tow
erM
assa
chus
etts
Eye
and
Ear I
nfirm
ary
Pen
n M
utua
l Tow
er
Scra
ping
Infr
astr
uctu
re33
Arc
h St
reet
Old
Sta
te H
ouse
One
Pen
n P
laza
Pan
Am
Bui
ldin
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rude
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erTh
e St
anda
rd H
otel
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CITY CENTERS
A variety of relationships exist between tall buildings and history in urban centers across the globe. In this section we studied the broad spatial
relationships between tall buildings and historic districts in nine prominent cities. An analysis of the urban fabric within these cities reveals dimensional
patterns that shape the footprint and form of tall buildings.
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Tall Buildings in Historic Centers2
Paris
0 mi
1
5
0 mi
1
5
-
City CentersNew York City
0 mi
1
5
0 mi
1
5
-
Tall Buildings in Historic Centers4
Milan
0 mi
1
5
0 mi
1
5
-
City CentersLondon
0 mi
1
5
0 mi
1
5
-
Tall Buildings in Historic Centers6
Dubai
0 mi
1
5
0 mi
1
5
-
City Centers
Dubai(continued)
0 mi
1
5
0 mi
1
5
-
Tall Buildings in Historic Centers8
Chicago
0 mi
1
5
0 mi
1
5
-
City CentersHong Kong
0 mi
1
5
0 mi
1
5
-
Tall Buildings in Historic Centers10
Beijing
0 mi
1
5
0 mi
1
5
-
City CentersBoston
0 mi
1
5
0 mi
1
5
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Tall Buildings in Historic Centers12
One of the more significant factors that inform the design of tall buildings between different cities is the scale and patterning of the urban fabric they reside in. Many cities exhibit multiple scales and patterns of urban fabric as a result of the ways in which the programming of different areas of the city evolved overtime. Shown here are neighborhoods of urban fabric surrounding tall buildings, as well as examples of urban fabric in more historic districts for each city below.
(from top, left to right): China World Trade Center, Beijing; Hancock Tower, Boston; Willis Tower,Chicago; Burj Khalifa, Dubai; Central Plaza, Hong Kong
-
City Centers
-
Tall Buildings in Historic Centers14
(from top, left to right): One Canada Square, London; Pirelli Tower, Milan; Empire State Building, New York; One Place des Saisons, Paris
-
City Centers
-
Tall Buildings in Historic Centers16
725 ft
375 ft
250 ft
1125 ft
875 ft
250 ft
315 ft
625 ft230 ft 375 ft
190 ft
875 ft
750 ft625 ft
875 ft
250 ft
500 ft
1625 ft
1125 ft
1000 ft
150 ft
150 ft440 ft
180 ft
180 ft125 ft
270 ft 180 ft 250 ft
300 ft 650 ft510 ft 430 ft
140 f
t
560 ft
250 ft
375 ft125 ft
15
0 f
t
150 ft
The dimensions of city blocks and parcels in large part determine both the footprint and the height of the tall buildings located there. Here, a prototypical tower plan is compared to the dimensioned blocks in which prominent towers are located in these cities.
-
City Centers
725 ft
375 ft
250 ft
1125 ft
875 ft
250 ft
315 ft
625 ft230 ft 375 ft
190 ft
875 ft
750 ft625 ft
875 ft
250 ft
500 ft
1625 ft
1125 ft
1000 ft
150 ft
150 ft440 ft
180 ft
180 ft125 ft
270 ft 180 ft 250 ft
300 ft 650 ft510 ft 430 ft
140 f
t
560 ft
250 ft375 ft
125 ft
15
0 f
t
150 ft
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Tall Buildings in Historic Centers18
!
!
!
!
!
45
25
140
560
52
20
30
100
30
20
60
140
avg153
50
90
There are several measurements pertaining to historic and tall buildings that are dictated by the urban fabrics they reside in. Here, prototypical dimensions relating to a Boston rowhouse and a residential tower are compared.
-
City Centers
!
!
!
!
!
45
25
140
560
52
20
30
100
30
20
60
140
avg153
50
90
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Tall Buildings in Historic Centers20
The urban fabric of city districts typically determines the form of its buildings at the street scale. Because of their significant height, tall buildings have the ability to both conform to the street grid at the ground level as well as make a more expressionistic statement above. An analysis of Noli maps taken at various heights for these prominent tall buildings exposes the freedoms possible with tall building form above street level.
(from left to right): China World Trade Center, Beijing; Hancock Tower, Boston; Willis Tower, Chicago;Burj Khalifa, Dubai; Central Plaza, Hong Kong
-
City Centers
-
Tall Buildings in Historic Centers22
(from left to right): One Canada Square, London; Pirelli Tower, Milan; Empire State Building, New York; One Place des Saisons, Paris
-
City Centers
-
90 (street wall)115
235350 (max H)
35
15
15
35
35
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
400 (max H)300
125 (street wall)
40
35
50
400 (max H)
40
125 (street wall)
465 (max H)
125 (street wall)155
295
10
20
20
400 (max H)
70 (street wall)
295155
5
15
15
1,000
100 100 = lease value
$100 / SF yr = $1,000 ft
$ / SF yr
>2.5W
44
250 MAX.44 MIN.50 MAX.
-
90 (street wall)115
235350 (max H)
35
15
15
35
35
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
400 (max H)300
125 (street wall)
40
35
50
400 (max H)
40
125 (street wall)
465 (max H)
125 (street wall)155
295
10
20
20
400 (max H)
70 (street wall)
295155
5
15
15
1,000
100 100 = lease value
$100 / SF yr = $1,000 ft
$ / SF yr
>2.5W
44
250 MAX.44 MIN.50 MAX.
-
Tall Buildings in Historic Centers26
modern texture/facade
historic facade
historical elements preserved
historical street presence remains
sensitivity to landmark
facade reacts to landmark
modern column grid
PUBLIC PRIVATE
TESTIMONIAL HEARING VOTE MOTION PASSED
REGISTRATION
PUBLIC PRIVATE
REPORT VOTE MOTION PASSED
PROCESS TO BECOME A BOSTON LANDMARK
PROCESS TO BECOME A NATIONAL LANDMARK
CITY HALL HEARING
Initial meeting opento the public
Report led after hearing
STRUCTURE NOW A LANDMARK
Signed into lawby the mayor of Boston
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
WRITTEN PETITION SUBMITTED
Testimonial submitted toBoston Landmarks
Commission
Building must be 50 years oldStructure is then placed on the Federal Register
BUILDING IS EVALUATED
Advisory board makes commentson report in preparation for
the testimony
REPORT PREPARED BY CONGRESS ADVISORY BOARD VOTES
Board has 30 days to approveor deny landmark request
LANDMARK IS ESTABLISHED
Property is placed on the National Register 6-8 weeks after
Advisory Board Vote
Historic Commissions
In history-laden Boston there are many sites protected by the Boston Landmarks Commission (BLC) and the National Trust of Historic Places (NTHP). The BLC controls the process in which a Boston building can become a landmark. Buildings are nominated for landmark designation by individuals or groups that feel they merit such recognition. Elements including fenestration, building texture, and street presence are primarily responsible for determining those buildings considered for landmark designation. Despite the existence of several organizations to protect and preserve Bostons historic buildings, there are no regulations set in place that prevent the realization of tall buildings in close proximity to landmarks.
-
Constraints
modern texture/facade
historic facade
historical elements preserved
historical street presence remains
sensitivity to landmark
facade reacts to landmark
modern column grid
PUBLIC PRIVATE
TESTIMONIAL HEARING VOTE MOTION PASSED
REGISTRATION
PUBLIC PRIVATE
REPORT VOTE MOTION PASSED
PROCESS TO BECOME A BOSTON LANDMARK
PROCESS TO BECOME A NATIONAL LANDMARK
CITY HALL HEARING
Initial meeting opento the public
Report led after hearing
STRUCTURE NOW A LANDMARK
Signed into lawby the mayor of Boston
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
WRITTEN PETITION SUBMITTED
Testimonial submitted toBoston Landmarks
Commission
Building must be 50 years oldStructure is then placed on the Federal Register
BUILDING IS EVALUATED
Advisory board makes commentson report in preparation for
the testimony
REPORT PREPARED BY CONGRESS ADVISORY BOARD VOTES
Board has 30 days to approveor deny landmark request
LANDMARK IS ESTABLISHED
Property is placed on the National Register 6-8 weeks after
Advisory Board Vote
-
Tall Buildings in Historic Centers28
APPLICATION REVIEW VOTE MOTION PASSED
PUBLIC PRIVATE
PROCESS TO CHANGE A BOSTON LANDMARK
LANDMARKS HEARING
Building characteristics suchas texture, facade work,
and architectural elements are
WORK MAY BEGIN
Building permit granted
and work may begin
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
APPLY BUILDING PERMIT
Application for buildingpermit submitted to
Landmarks Commissionconsidered
Landmarks in Boston are mainly dictated by the regulations of the BRA and the Landmarks Commission.
(from left): Individual buildings can be designated as landmarks also districts can be declared landmarks. Zones of preservation are also another common way to control development around a protected site. Building heights adjacent to, or on top of landmarks are controlled by groups such as the BRA and the BCDC.
-
APPLICATION REVIEW VOTE MOTION PASSED
PUBLIC PRIVATE
PROCESS TO CHANGE A BOSTON LANDMARK
LANDMARKS HEARING
Building characteristics suchas texture, facade work,
and architectural elements are
WORK MAY BEGIN
Building permit granted
and work may begin
VOTE BY THE COMMISSION
Proposal must be approvedby 2/3 of the Commission
APPLY BUILDING PERMIT
Application for buildingpermit submitted to
Landmarks Commissionconsidered
-
Tall Buildings in Historic Centers30 Tall Buildings in Historic Centers30
context in scale
align to street wall
humanely-scaledstreet wall
height restriction(refer to zoning)
setback(refer to zoning)
through-blockpedestrian way
easily maintainedpublic space
small-scale block
context in scaleorganization of mass
ground level treatmenttype of materials
...contemporary architectural expression would make a more progressive statement regarding Bostons entry into the twenty-
rst century, while still reinforcing the citys more traditional
attributes.
...how a project allows important open spaces to be connected...
...transitions to or extentions from an existing open space.
...how the physical design of open spaces - particularly the edge condition and location -
affect the usability of a proposed space.
...continues to encourage buildings that dene the
streetwall and offer through-block pedestrian passageways.
...the negative impacts that removing inter-building pedetrian
trafc has on the street life.
...how a project recognizes traits distinctive to the city, such as an accomodation for the view of a distant landmark or the use the the citys historic street pattern
and scale.
physical denitionvisability
accessibilitysunlight
special features
well-dened streets shaped by continuous, humanely scaled
street wallssmall-scaled blocks
active ground oor uses
unique shorelinetopgraphic features
USE MASSING HEIGHT SITE DESIGN
BUILDINGS PUBLIC SPACE STREETS AND WALKWAYS CITY CHARACTER
BR
AR
EVI
EW
BC
DC
RE
VIE
W (
60
-90
DAY
PE
RIO
D)
BC
DC
CO
NC
LUS
ION
:AP
PROV
AL, R
EJEC
TION
, OR
MOD
IFIC
A-TI
ON
RE
QU
IRE
D
Boston Civic Design Commission
Article 28 of the Boston Zoning Code defi nes the Boston Civic Design Commission as a forum for the public and professional design communities to participate in shaping the citys physical form. BCDC approval is required for tall building proposals over 100,000 square feet. The BCDC reviews tall building proposals to ensure that new projects have a positive effect on the city. Because every project is subject to its unique context, however, there are no prescribed tall building design requirements that will grant BCDC approval.
-
Constraints
context in scale
align to street wall
humanely-scaledstreet wall
height restriction(refer to zoning)
setback(refer to zoning)
through-blockpedestrian way
easily maintainedpublic space
small-scale block
context in scaleorganization of mass
ground level treatmenttype of materials
...contemporary architectural expression would make a more progressive statement regarding Bostons entry into the twenty-
rst century, while still reinforcing the citys more traditional
attributes.
...how a project allows important open spaces to be connected...
...transitions to or extentions from an existing open space.
...how the physical design of open spaces - particularly the edge condition and location -
affect the usability of a proposed space.
...continues to encourage buildings that dene the
streetwall and offer through-block pedestrian passageways.
...the negative impacts that removing inter-building pedetrian
trafc has on the street life.
...how a project recognizes traits distinctive to the city, such as an accomodation for the view of a distant landmark or the use the the citys historic street pattern
and scale.
physical denitionvisability
accessibilitysunlight
special features
well-dened streets shaped by continuous, humanely scaled
street wallssmall-scaled blocks
active ground oor uses
unique shorelinetopgraphic features
USE MASSING HEIGHT SITE DESIGN
BUILDINGS PUBLIC SPACE STREETS AND WALKWAYS CITY CHARACTER
BR
AR
EVI
EW
BC
DC
RE
VIE
W (
60
-90
DAY
PE
RIO
D)
BC
DC
CO
NC
LUS
ION
:AP
PROV
AL, R
EJEC
TION
, OR
MOD
IFIC
A-TI
ON
RE
QU
IRE
D
-
Tall Buildings in Historic Centers32
(from top left): The BCDC seeks to maintain a lively street presence, maintain the urban wall of the city, as well as keeping the streetscapes character. The Commission also seeks to keep the historic street presence of the neighborhood, while providing views through the buildings to pedestrians. By doing so, the BCDC perpetuates active storefronts, the visibility of the project, and ensures that history is mirrored within said projects.
-
Constraints
-
Tall Buildings in Historic Centers34
(clockwise from top left): Tall buildings employ several gestures to create public space at the ground level, including setbacks, canopies, winter gardens, deviations from the urban fabric, stilts and atriums.
-
Constraints
-
Tall Buildings in Historic Centers36
2012
1826
1775
1,000 ft
-
Constraints
2012
1826
1775
1,000 ft
-
Tall Buildings in Historic Centers38
-
Constraints
-
Tall Buildings in Historic Centers40
Old
Stat
e Ho
use
Old
Sout
h M
eetin
g Ho
use
Fane
uil H
all
Old
North
Chu
rch
Park
Stre
et C
hurc
h
Bunk
er H
ill M
onum
ent
Chur
ch o
f the
Cov
enan
t
Trin
ity C
hurc
h
Ames
Bui
ldin
g
Stoc
k Ex
chan
ge B
uild
ing
Custo
m H
ouse
Tow
er
Unite
d Sh
oe M
achi
nery
Com
pany
Bui
ldin
g
New
Engla
nd M
utua
l Life
Insu
ranc
e Bu
ildin
g
John
Han
cock
Ber
keley
Bui
ldin
g
John
Han
cock
Tow
er
Chris
tian
Scien
ce C
ente
r Tow
er
Prud
entia
l Tow
er
One
Bosto
n Pl
ace
Exch
ange
Plac
e
One
Hund
red
Elev
en H
untin
gton
1700
1800
1900
1900
2000
500
100
200
400
700
1000
Old
Sout
h Ch
urch
Flou
r and
Gra
in E
xcha
nge
Build
ing
Citc
o Si
gn
New
Engla
nd T
eleph
one
Build
ing
Fede
ral R
eser
ve B
ank
Build
ing
Inte
rnat
ional
Plac
e
-
Constraints
Old
Stat
e Ho
use
Old
Sout
h M
eetin
g Ho
use
Fane
uil H
all
Old
North
Chu
rch
Park
Stre
et C
hurc
h
Bunk
er H
ill M
onum
ent
Chur
ch o
f the
Cov
enan
t
Trin
ity C
hurc
h
Ames
Bui
ldin
g
Stoc
k Ex
chan
ge B
uild
ing
Custo
m H
ouse
Tow
er
Unite
d Sh
oe M
achi
nery
Com
pany
Bui
ldin
g
New
Engla
nd M
utua
l Life
Insu
ranc
e Bu
ildin
g
John
Han
cock
Ber
keley
Bui
ldin
g
John
Han
cock
Tow
er
Chris
tian
Scien
ce C
ente
r Tow
er
Prud
entia
l Tow
er
One
Bosto
n Pl
ace
Exch
ange
Plac
e
One
Hund
red
Elev
en H
untin
gton
1700
1800
1900
1900
2000
500
100
200
400
700
1000
Old
Sout
h Ch
urch
Flou
r and
Gra
in E
xcha
nge
Build
ing
Citc
o Si
gn
New
Engla
nd T
eleph
one
Build
ing
Fede
ral R
eser
ve B
ank
Build
ing
Inte
rnat
ional
Plac
e
-
Tall Buildings in Historic Centers46
Growing MediumFilter Membrane
Drainage
WaterproongSupport Panel
ThermalInsulationVapor ControlStructure
Different Environmental Aspects can be taken advantage of to create a more environmentally conscious building. Some of these aspects are: Rain, sun and Wind. Rain can be collected through green roofs, (right) sun and wind energy can be collected through solar panels and wind turbines.
-
Constraints
Growing MediumFilter Membrane
Drainage
WaterproongSupport Panel
ThermalInsulationVapor ControlStructure
-
Tall Buildings in Historic Centers48
Different Shading strategies can be used to avoid solar gain. Horizontal strategies are best for the southern exposure, and vertical strategies can be used for east and west.
-
Constraints
-
Tall Buildings in Historic Centers50
Growing MediumFilter Membrane
Drainage
WaterproongSupport Panel
ThermalInsulationVapor ControlStructure
spandrel panel(can insert PV panels)
green roof
wind turbine
grey water collection tank
SUN
Solar PV panels and Passive shading techiniques
RAIN
Grey water collection and Green Roofs
WIND
Horizontal vs vertical wind turbines
Different environmental aspects can be taken advantage of to create a more environmentally conscious building. Some of these aspects are: rain, sun and wind. Rain can be collected through green roofs. Sun and wind energy can be collected through solar panels and wind turbines. Different Shading strategies can be used to avoid solar gain. Horizontal strategies are best for the southern exposure, and vertical strategies can be used for east and west.
-
Constraints
Growing MediumFilter Membrane
Drainage
WaterproongSupport Panel
ThermalInsulationVapor ControlStructure
spandrel panel(can insert PV panels)
green roof
wind turbine
grey water collection tank
SUN
Solar PV panels and Passive shading techiniques
RAIN
Grey water collection and Green Roofs
WIND
Horizontal vs vertical wind turbines
-
Tall Buildings in Historic Centers52
Wind turbines, courtyards, dense neighborhoods, and rammed earth are all strategies implemented throughout history as ways to make the living environment more manageable without the use of technology.
-
Constraints
-
Tall Buildings in Historic Centers54
Exceptions
IMS 121A URD PDA / EDA
Pre-review Planning Meeting
Applicant Initiating the Reivew
Putblic Notice (within 45 days)
BRA Review and Approval (within 60 days)
Certificate of Consistency
Zoning Commision Approval
Issurance of Permit
General District Zoning Laws
$$
IMS 121A URD PDA
121A DESIGNATION
Gives BRA power to create zoning for specic sites
Allows re-negotiation of pre-established property tax
(15 years max.)
URBAN RENEWAL DESIGNATION
Clear parcels for development
Parcels owned by BRA
Requires approval by zoning commission
PLANNED DEVELOPMENT AREA
Public Process
Have to prove how it ts into context of environment
INSTITUTIONAL MASTER PLAN
Zoning exceptions for institutions over 100,000 sf
Needs to relate to institutions overall plan
PRIVATE PUBLIC
INSTITUTION ECONOMIC GOVERNMENT COMMUNITY
Zoning
The Boston Redevelopment Authority (BRA) dictates zoning restrictions in Boston. Zoning tells developers where they can build, how tall they can build, and how some qualities of shared spaces can be preserved. While general district codes apply to most of the city, there are exceptions in some districts that grant developers the opportunity to build taller. This section will focus on the potentials of these Planned Development Areas (PDAs) and latent opportunities to reinvent Bostons historic skyline.
(clockwise starting top left):Institutional Master PlanUrban Renewal Development121A DesignationPlanned Development Area
-
Constraints
Exceptions
IMS 121A URD PDA / EDA
Pre-review Planning Meeting
Applicant Initiating the Reivew
Putblic Notice (within 45 days)
BRA Review and Approval (within 60 days)
Certificate of Consistency
Zoning Commision Approval
Issurance of Permit
General District Zoning Laws
$$
IMS 121A URD PDA
121A DESIGNATION
Gives BRA power to create zoning for specic sites
Allows re-negotiation of pre-established property tax
(15 years max.)
URBAN RENEWAL DESIGNATION
Clear parcels for development
Parcels owned by BRA
Requires approval by zoning commission
PLANNED DEVELOPMENT AREA
Public Process
Have to prove how it ts into context of environment
INSTITUTIONAL MASTER PLAN
Zoning exceptions for institutions over 100,000 sf
Needs to relate to institutions overall plan
PRIVATE PUBLIC
INSTITUTION ECONOMIC GOVERNMENT COMMUNITY
-
Tall Buildings in Historic Centers56
Boylston St
15 ft min
less than 90 ft
Boylston St
15 ft min
less than 65 ft
L
L1
A
B
C
D
SB1
SB2
SB3
H
25
(opposite):A: Street WallB: Height 1C: Height 2D: Maximum HeightSB: Setbacks
(top):L: Length of wall parallel (or within 45o of parallel) to lot line, measured parallel to lot line.
L1: Length of wall parallel (or within 45o of parallel) to lot line, measured parallel to lot line at greatest length above the height below which no setback is required.
H: Height of building above the height below which no setback is required.
-
Constraints
Boylston St
15 ft min
less than 90 ft
Boylston St
15 ft min
less than 65 ft
L
L1
A
B
C
D
SB1
SB2
SB3
H
25
-
Tall Buildings in Historic Centers58
FAR =total building area (TBA)
total lot area (TLA)
FAR is the measurement that determines the volumetric coverage of the built area within its plot. The higher the allowable FAR of a district, the more dense it becomes with built fabric.
(left): The city is scaled in height according to each districts maximum allowable FAR.
(right): The zoning of the city allows opportunities to add density through Planned Development Areas (rendered in blue).
-
Constraints
FAR =total building area (TBA)
total lot area (TLA)
-
Tall Buildings in Historic Centers60
North End Local Business
North End Waterfront
North End Business
Government Center
Fort Point Bulnch Triangle
Cambridge St.North
Charlestown Chinatown Leather District / South Station
DorchesterBay
Neponset River Midtown Cultural Huntington Ave /Prudential
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%120 ft570,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
lot coverage:height:stories:
TBA:TLA:
district FAR:
88%96 ft870,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
50%120 ft1050,000 sf10,000 sf5
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%156 ft1390,000 sf10,000 sf9
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
distri
ct zo
ning
heigh
t lim
it
100 ft
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
24%396 ft3380,000 sf10,000 sf8
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
40%300 ft25100,000 sf10,000 sf10
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
36%468 ft39140,000 sf10,000 sf14
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
40 40 77 70 23
88 5
0 40 86 8640 40
70 77
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
48 48
36
40
24
23
5 stor
ies
5 stor
ies
13 sto
ries
10 sto
ries
33 sto
ries
13 sto
ries21
stories
8 stor
ies 10 sto
ries
5 stor
ies 7 sto
ries
25 sto
ries
7 stor
ies
39 sto
ries
5 stor
ies
5 stor
ies
13 sto
ries
42 sto
ries
13 sto
ries
42 sto
ries
12
Fixed Site: 10,000 sf Fixed Story Height: 12 ft
-
North End Local Business
North End Waterfront
North End Business
Government Center
Fort Point Bulnch Triangle
Cambridge St.North
Charlestown Chinatown Leather District / South Station
DorchesterBay
Neponset River Midtown Cultural Huntington Ave /Prudential
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%120 ft570,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
lot coverage:height:stories:
TBA:TLA:
district FAR:
88%96 ft870,000 sf10,000 sf7
lot coverage:height:stories:
TBA:TLA:
district FAR:
50%120 ft1050,000 sf10,000 sf5
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
86%84 ft760,000 sf10,000 sf6
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
40%60 ft520,000 sf10,000 sf2
lot coverage:height:stories:
TBA:TLA:
district FAR:
70%156 ft1390,000 sf10,000 sf9
lot coverage:height:stories:
TBA:TLA:
district FAR:
77%156 ft13100,000 sf10,000 sf10
distri
ct zo
ning
heigh
t lim
it
100 ft
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
24%396 ft3380,000 sf10,000 sf8
PDA
lot coverage:height:stories:
TBA:TLA:
district FAR:
23%156 ft1330,000 sf10,000 sf3
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
40%300 ft25100,000 sf10,000 sf10
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
36%468 ft39140,000 sf10,000 sf14
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
PDA
lot coverage:height:stories:
total area:lot area:
district FAR:
48%504 ft42200,000 sf10,000 sf20
40 40 77 70 23
88 5
0 40 86 8640 40
70 77
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
48 48
36
40
24
23
5 stor
ies
5 stor
ies
13 sto
ries
10 sto
ries
33 sto
ries
13 sto
ries21
stories
8 stor
ies 10 sto
ries
5 stor
ies 7 sto
ries
25 sto
ries
7 stor
ies
39 sto
ries
5 stor
ies
5 stor
ies
13 sto
ries
42 sto
ries
13 sto
ries
42 sto
ries
12
Fixed Site: 10,000 sf Fixed Story Height: 12 ft
-
Tall Buildings in Historic Centers62
1
5
2
2
4
3
90 (street wall)115
235
350 (max H)
35
15
15
35
35
35
Franklin St.
Wash
ington
St.
Hawl
ey S
t. Hawley Pl
Milk St.
Wash
ington
St.
Franklin St.
Hawle
y St.
Washi
ngton
St.
Washi
ngton
St.
Washi
ngton
St.
Washi
ngton
St.
Tremo
nt St.
Essex St.
Stuart St.
Tremo
nt St.
Washi
ngton
St.
Boston Common
1
2
3
4
51
2 4 3
1010
1515 90 (street wall)155
625 (max. H)
15
15 90 (street wall)155
400 (max. H)
90 (street wall)155
275 (max. H)10
15
15
15
25
90 (street wall)155
235300 (max. H)
80 (street wall)
32
125 (entry facade)
155465 (max. H)
80 (street wall)155
311 (max. H)
80155
242 (max. H)
1 1
1 4
80
10
Midtown District Huntington Ave. District
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
-
Constraints
1
5
2
2
4
3
90 (street wall)115
235
350 (max H)
35
15
15
35
35
35
1
2
3
4
Huntin
gton A
ve.
Belvidere St.
Bolyston St
.
Huntin
gton A
ve.
Belvidere St.
Bolyston St
.
Huntin
gton A
ve.
Belvidere St.
Bolyston St
.
Hunti
ngton
Ave.
Public Allley 402Bolys
ton St.
Stuart St.
Dartmouth St.
51
2 4 3
1010
1515 90 (street wall)155
625 (max. H)
15
15 90 (street wall)155
400 (max. H)
90 (street wall)155
275 (max. H)10
15
15
15
25
90 (street wall)155
235300 (max. H)
80 (street wall)
32
125 (entry facade)
155465 (max. H)
80 (street wall)155
311 (max. H)
80155
242 (max. H)
1 1
1 4
80
10
Midtown District Huntington Ave. District
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
-
Tall Buildings in Historic Centers64
Lincoln St.
Kneelan
d St.
Boston Proper District_Backbay
12
3
1
2
Downtown District
North Station EDA
400 (max H)300
125 (street wall)
40
35
50
Cause
way S
t.
Nash
ua S
t.
Cause
way S
t.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Nash
ua S
t.Na
shua
St.
Atlantic Ave.
South Station EDA
1
1
400 (max H)
70 (street wall)
295
155
5
15
15
465 (max H)
125 (street wall)
155
295
10
20
20
400 (max H)
40
125 (street wall)
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
1 2
1 2
1
1
-
ConstraintsBoston Proper District_Backbay
12
3
1
2
Downtown District
North Station EDA
400 (max H)300
125 (street wall)
40
35
50
South Station EDA
1
1
400 (max H)
70 (street wall)
295
155
5
15
15
465 (max H)
125 (street wall)
155
295
10
20
20
400 (max H)
40
125 (street wall)
Maximum height
and setbacks as
determined in
design review
Maximum height
and setbacks as
determined in
design review
1 2
1 2
1
1
-
Tall Buildings in Historic Centers66
South Station District North Station District
-
South Station District North Station District
-
Tall Buildings in Historic Centers68
Downtown District Boston Proper District
-
Downtown District Boston Proper District
-
Tall Buildings in Historic Centers70
Chinatown District
Kneeland St.
Marginal Rd.Marginal Rd.Marginal Rd.Marginal Rd.Marginal Rd.
Knee
land S
t.
Kneela
nd St.
Kneela
nd St.
1 2
1 2Fort Point Harbor Water Front District
12
1
2
90 (street wall)
5
300 (max. H)
90 (street wall)125 (max. H)
12 (from the side of the dock)
50 (from the end dock)
250 (max. H)
250 (max. H)
-
Chinatown District 1 2
1 2Fort Point Harbor Water Front District
12
1
2
90 (street wall)
5
300 (max. H)
90 (street wall)125 (max. H)
12 (from the side of the dock)
50 (from the end dock)
250 (max. H)
250 (max. H)
-
Midtown District Huntington Avenue District
-
Midtown District Huntington Avenue District
-
Tall Buildings in Historic Centers74
Chinatown District Fort Point Harbor Water Front District
-
ConstraintsChinatown District Fort Point Harbor Water Front District
-
Tall Buildings in Historic Centers80
50
14 - 18
2.5 SF/LF
15
SIGNS
(top) Typically, tall buildings touch in the ground in three different ways. There is either a standard lobby(left), a base one story element with commercial activity (middle), or a larger plinth that contains moreretail and commercial space (right).(opposite) For the ground fl oor space to be successful, the space typically needs to meet the guidelines diagramed. There are guidelines for bay size (top, middle), sidewalk width (top, right), signage size (bottom, right), and height (bottom, middle).
-
Constraints
50
14 - 18
2.5 SF/LF
15
SIGNS
-
Tall Buildings in Historic Centers82
BENEFITS PRESERVATION AGREEMENT POTENTIAL
SHORELINE MUST BE ACCESSIBLE TO THE PUBLIC
HARBOR WALKWAY MUST BEPRIVILEGED
PUBLIC LAND USED BY PRIVATEDEVELOPER
REQUIRED TO PROVIDE PUBLICSPACE
MORE PUBLIC SPACE ELIMINATESEYE-SORES
ECONOMIC BENEFIT TO PUBLICSPACE
PROVIDE AMENTITIES TO TALLBUILDINGS
EASE NEIGHBORHOODCONCERNS
PRIVATELY OWNED PUBLIC SPACES IN BOSTON
PDA CH. 91 PUBLIC INTEREST PRIVATE INVESTMENT
0 mi
1
5
0 mi
1
5
Privately Owned Public Spaces in Boston
-
Constraints
BENEFITS PRESERVATION AGREEMENT POTENTIAL
SHORELINE MUST BE ACCESSIBLE TO THE PUBLIC
HARBOR WALKWAY MUST BEPRIVILEGED
PUBLIC LAND USED BY PRIVATEDEVELOPER
REQUIRED TO PROVIDE PUBLICSPACE
MORE PUBLIC SPACE ELIMINATESEYE-SORES
ECONOMIC BENEFIT TO PUBLICSPACE
PROVIDE AMENTITIES TO TALLBUILDINGS
EASE NEIGHBORHOODCONCERNS
PRIVATELY OWNED PUBLIC SPACES IN BOSTON
PDA CH. 91 PUBLIC INTEREST PRIVATE INVESTMENT
0 mi
1
5
0 mi
1
5
Privately Owned Public Spaces in Boston
-
Tall Buildings in Historic Centers84
175
75%
25%
w
w
w + d2
40
d
d
w + d2
15
8
2
17
4 - 6
In a 1961 zoning resolution, the City of New York established incentive zoning. The city made concessions to developers to increase the amount of public space in tall buildings. If developers included plazas, arcades, atriums, and other outdoor and indoor spaces in their designs, more floor space could be built beyond the standard allowances as a bonus. Later a resolution was passed to that specified these spaces must include certain amenities. These amenities are then governed by design standards articulated by the administration. On the opposite page, the specific dimensions for outdoor plazas are included. A similar set of guidelines could increase the public space in Boston. The following pages then articulate the types of amenities incorporated in plazas and the other spaces included in the zoning resolution.
-
Constraints
175
75%
25%
w
w
w + d2
40
d
d
w + d2
15
8
2
17
4 - 6
-
Tall Buildings in Historic Centers86
water featureartwork (optional)
landscapingseatinglighting
Besides conforming to the larger metrics established on the previous pages, certain amenities must be included in these privately owned plazas in New York. These include items such as seating, lighting, water features, and landscaping. For plazas between five and ten thousand square feet, additional amenities must be provided such as artwork. These plazas can be placed in any number of positions within a site, as seen on the this page.
-
Constraints
water featureartwork (optional)
landscapingseatinglighting
-
Tall Buildings in Historic Centers88
Interior amenities range from large scale programs such as recreation (top, left), retail (top, right), residential (bottom, right), or office space (bottom, left) to lobby features (opposite top, left) (also important in the classification of leasable office space as seen in a later economics spread), food services (top, right) winter gardens (bottom, right) and loading options (bottom, left).
-
Constraints
-
Tall Buildings in Historic Centers90
include the historic renovation of an existing structure complying
with historic preservation regulations
must be located in a historic district or listed on a Historic lists
capture a volume of rainwater on the lot equivalent to no less than one inch across that portion of
the surface area of the lot
or provide measures that otherwise result in on-site
inltration of rainwater
areas subject to Article 32, provide (50%) greater recharge than required under Article 32-6
useful congestion relief
on-site combined electrical power and heat generation
system
shuttle service to public transit stations
parking cash out program for employees using publuc transit
fty percent transit pass subsidy for all on-site employees
garage occupancy information monitors
Pre-tax payroll deduction and distribution for T passes for all on-site employees.
covered secure bicycle storage with shower facilities
on-site ATM and direct deposit of paychecks.
preferential parking spaces for carpools and vanpools
preferential parking for alternative fuel or high efciency vehicles
On-site electric charging plug-in stations
BOSTON GREEN BUILDING CREDITS
MODERN GRID HSITORIC PRESERVATION GROUNDWATER RECHARGE MODER MOBILITY
MODERN MOBIBILTY: TRANSPORTATION DEMAND MANAGEMENT (TDM) REQUIREMENTS FOR OFFICE AND RETAIL PROJECTS
HIGH-VALUE (MEET AT LEAST ONE) BASIC (MEET AT LEAST 4)
In addition to TDM, Prerequisites:
On-Site Transportation Coordinator
Post information about public transportation & car-sharing, transit, bike and pedestrian access informa-
tion on building website;
on-site bicycle racks and storage
Comply with Boston Transportation Department district parking ratios;
join a Transportation Management
Association
US GREEN COUNCIL CATEGORIES
ENERGY AND
ATMOSPHERE
MATERIALS AND
RESOURCES
INDOOR ENVIRONMENT
QUALITY
INNOVATIVATION& DESIGNPROCESS
WATER EFFICIENCT
SUSTAINABLE SITE
Erosion & Sedimenta-tion Control
Development Density
Browneld Redevelop-ment
Alternative Transpor-tation
Light Pollution Reduction
Landscape & Exterior Design to Reduce
Heat Islands
Reduced Site Disturbance, Protect
or Restore Open Space
Stormwater Manage-ment
Water Efcient Landscaping
Innovative Wastewater Technologies
Water Use Reduction
Storage & Collection of Recyclables
Building Reuse
Construction Waste Management
Resource Reuse
Recycled Content
Local/Regional Materials
Rapidly Renewable Materials
Certied Wood
Minimum IAQ Perfor-mance
Environmental Tobacco Smoke (ETS) Control
Carbon Dioxide (CO2 ) Monitoring
Ventilation Effectiveness
Construction IAQ Management Plan
Low-Emitting Material
Indoor Chemical & Pollutant Source Control
Controllability of Systems
Thermal Comfort
Daylight & Views
Innovation in Design
LEED Accredited Professional
Fundamental Building Systems Commission-
ing
Minimum Energy Performance
CFC Reduction in HVAC&R Equipment
Optimize Energy Performance
Renewable Energy
Additional Commis-sioning
Ozone Depletion
Green Power
-
Constraints
include the historic renovation of an existing structure complying
with historic preservation regulations
must be located in a historic district or listed on a Historic lists
capture a volume of rainwater on the lot equivalent to no less than one inch across that portion of
the surface area of the lot
or provide measures that otherwise result in on-site
inltration of rainwater
areas subject to Article 32, provide (50%) greater recharge than required under Article 32-6
useful congestion relief
on-site combined electrical power and heat generation
system
shuttle service to public transit stations
parking cash out program for employees using publuc transit
fty percent transit pass subsidy for all on-site employees
garage occupancy information monitors
Pre-tax payroll deduction and distribution for T passes for all on-site employees.
covered secure bicycle storage with shower facilities
on-site ATM and direct deposit of paychecks.
preferential parking spaces for carpools and vanpools
preferential parking for alternative fuel or high efciency vehicles
On-site electric charging plug-in stations
BOSTON GREEN BUILDING CREDITS
MODERN GRID HSITORIC PRESERVATION GROUNDWATER RECHARGE MODER MOBILITY
MODERN MOBIBILTY: TRANSPORTATION DEMAND MANAGEMENT (TDM) REQUIREMENTS FOR OFFICE AND RETAIL PROJECTS
HIGH-VALUE (MEET AT LEAST ONE) BASIC (MEET AT LEAST 4)
In addition to TDM, Prerequisites:
On-Site Transportation Coordinator
Post information about public transportation & car-sharing, transit, bike and pedestrian access informa-
tion on building website;
on-site bicycle racks and storage
Comply with Boston Transportation Department district parking ratios;
join a Transportation Management
Association
US GREEN COUNCIL CATEGORIES
ENERGY AND
ATMOSPHERE
MATERIALS AND
RESOURCES
INDOOR ENVIRONMENT
QUALITY
INNOVATIVATION& DESIGNPROCESS
WATER EFFICIENCT
SUSTAINABLE SITE
Erosion & Sedimenta-tion Control
Development Density
Browneld Redevelop-ment
Alternative Transpor-tation
Light Pollution Reduction
Landscape & Exterior Design to Reduce
Heat Islands
Reduced Site Disturbance, Protect
or Restore Open Space
Stormwater Manage-ment
Water Efcient Landscaping
Innovative Wastewater Technologies
Water Use Reduction
Storage & Collection of Recyclables
Building Reuse
Construction Waste Management
Resource Reuse
Recycled Content
Local/Regional Materials
Rapidly Renewable Materials
Certied Wood
Minimum IAQ Perfor-mance
Environmental Tobacco Smoke (ETS) Control
Carbon Dioxide (CO2 ) Monitoring
Ventilation Effectiveness
Construction IAQ Management Plan
Low-Emitting Material
Indoor Chemical & Pollutant Source Control
Controllability of Systems
Thermal Comfort
Daylight & Views
Innovation in Design
LEED Accredited Professional
Fundamental Building Systems Commission-
ing
Minimum Energy Performance
CFC Reduction in HVAC&R Equipment
Optimize Energy Performance
Renewable Energy
Additional Commis-sioning
Ozone Depletion
Green Power
-
Tall Buildings in Historic Centers92
spandrel panel
building height
core
oor to oor height
diagonal distance
(dashed, top)
building width
building length
LOW RISE HIGH RISE HIGH RISE SUPER HIGH RISE
HIGH RISE CODE CHANGES APPLIES
Must be constructed of noncombustible material
Shafts and vertical penetrations must be enclosed to prevent the
spread of smoke and re
Stair enclosures are to be seperated by at least 30 feet or not less than 1/4 the length of the max. diagonal dimension,
whichever is less
UNDER 75 FEET OVER 75 FEET OVER 120 FEET OVER 420 FEET
ADDITIONAL FIRE SERVICE ACCESS ELEVATOR
No fewer than two re service elevators required
ADDITIONAL EGRESS & HIGHER RATING
Additional exit stairway or re elevator required
Hardened exit and elevator shafts, concrete or masonry
accepted (risk categories III and IV also)
Min. bond strength for sprayed re-resistant materials increases
IBC & LOCAL CODE APPLIES
Code
Code dictates a number of dimensions that affect the design of tall buildings. These include building height and width, corridor dimensions, elevator cab sizes, and the distances that govern core and egress stair locations. Life safety guidelines prevent the spread of fl ames and other potential dangers for tall building occupants; standards for light sharing and air access are also set to address quality of space issues. This section outlines the code requirements that inform tall building design, with a focus on standard practice of core placement in tall buildings.
-
Constraints
spandrel panel
building height
core
oor to oor height
diagonal distance
(dashed, top)
building width
building length
LOW RISE HIGH RISE HIGH RISE SUPER HIGH RISE
HIGH RISE CODE CHANGES APPLIES
Must be constructed of noncombustible material
Shafts and vertical penetrations must be enclosed to prevent the
spread of smoke and re
Stair enclosures are to be seperated by at least 30 feet or not less than 1/4 the length of the max. diagonal dimension,
whichever is less
UNDER 75 FEET OVER 75 FEET OVER 120 FEET OVER 420 FEET
ADDITIONAL FIRE SERVICE ACCESS ELEVATOR
No fewer than two re service elevators required
ADDITIONAL EGRESS & HIGHER RATING
Additional exit stairway or re elevator required
Hardened exit and elevator shafts, concrete or masonry
accepted (risk categories III and IV also)
Min. bond strength for sprayed re-resistant materials increases
IBC & LOCAL CODE APPLIES
-
Tall Buildings in Historic Centers94
(top): These two plans illustrate the constraints of exit access (IBC 1016.1), corridor width (1018.2), dead ends (1018.4), and stair enclosures (403.5.1).
(opposite, top left): To prevent the spread of fire, exterior openings that are within 5 feet horizontally must be separated with the below story by at least 3 feet. This is typically done with a spandrel panel.
(opposite, top right): Minimum ceiling height is typically 7-6, but it may be reduced to 6-8 in some instances.
(opposite, right): As building height increases from 75 (left) to 120 (middle) an additional fire-service access elevator is required. At 420 (right) egress requirements change as well as fire resistance ratings.
Egress Stair
Janitorial Closet
Electrical Room
Elevator Lobby
Service Elevator
Restrooms
Supply Air
Exhaust Air
Egress Stair
Mechanical Room
Storage
>2.5W
44
44 min.
250 max.
50 m
ax.
-
Egress Stair
Janitorial Closet
Electrical Room
Elevator Lobby
Service Elevator
Restrooms
Supply Air
Exhaust Air
Egress Stair
Mechanical Room
Storage
>2.5W
44
44 min.
250 max.
50 m
ax.
-
Tall Buildings in Historic Centers96
10% of 25sf
6
10
2
3 1
15
34
6 - 8no more than 50% of egress path may be reduced to
7 - 6 min.ceiling height.
(left): Minimum ceiling height is 7-6, but it may be reduced to 6-8 in some instances.
(right): Exterior openings are to open to the outdoors to yards and court. Yard and court sizes are set to provide minimum dimensions for light wells and backyards of multistory buildings so that these areas provide real light and air to the spaces they serve.
(opposite, right): If an interior room is shared with the main room it must have the minimum of 10% of the interior square footage opening in order to allow natural light from the main room.
-
Constraints
10% of 25sf
6
10
2
3 1
15
34
6 - 8no more than 50% of egress path may be reduced to
7 - 6 min.ceiling height.
-
Tall Buildings in Historic Centers98
ZONE
1ZO
NE 2
ZONE
3
median wait time = range of wait time = total trip time per elevatornumber of elevators per bank
2 Car Layout 3 Car Layout 4 Car Layout 6 Car Layout 8 Car Layout
Angled Layout
Alcove Layout
Circular Layout
7AM
Outgoing Interoor Incoming
5%
10%
11%
8AM 9AM 10AM 11AM 12PM 1PM 2PM 3PM 4PM 5PM 6PM 7PM 8PM
POPU
LATI
ON O
F BU
ILDI
NG IN
HABI
TANT
S
(middle): A transfer slab is needed at every floor where there is a transfer between elevator banks.(right): In super tall buildings, those taller than 1,000 feet, banking of elevators is needed to maximize the shafts in the core. At every 15 floors a shift of elevators and at every 36 floors a skylobby is used. In addition to the banking of elevators there are shuttles which lead directly to the upper floors.(opposite, top left): A buildings elevator capacity is typically designed to meet the peak demand that occurs within the 5 minutes prior to the start of day. Additional peaks correspond with mid and end of day traffic.(opposite, bottom): Elevator cars are grouped to minimize the distance from the call button to each door and reduce the time a car must wait at each floor.(opposite, top right): While most groupings are linear or parallel, there are a few notable exceptions.
-
Constraints
ZONE
1ZO
NE 2
ZONE
3
median wait time = range of wait time = total trip time per elevatornumber of elevators per bank
2 Car Layout 3 Car Layout 4 Car Layout 6 Car Layout 8 Car Layout
Angled Layout
Alcove Layout
Circular Layout
7AM
Outgoing Interoor Incoming
5%
10%
11%
8AM 9AM 10AM 11AM 12PM 1PM 2PM 3PM 4PM 5PM 6PM 7PM 8PM
POPU
LATI
ON O
F BU
ILDI
NG IN
HABI
TANT
S
-
Tall Buildings in Historic Centers100
Center Core Split Core End Core Atrium Core
(bottom): Typical core orientations include center, split, end and atrium.(top): The orientation of the core and the number of tenants per fl oor determine access and the placement of circulation paths. Lease span is the distance from core to exterior wall and determines the usable fl oor area.(opposite): The shape and orientation of a core is often determined by building form and program; each confi guration is unique.
-
Constraints
Center Core Split Core End Core Atrium Core
-
Tall Buildings in Historic Centers102
20121826
1775
-
Constraints
20121826
1775
-
Tall Buildings in Historic Centers104
-
Constraints
-
Tall Buildings in Historic Centers106
building height
plan size
building facade
building proportion
building structure
site constraints
building uses
building articulation
lift strategy
UTILITY WATER
TABLES
UNION CRANES
LANDMARKS BCDC
EROSION
INFRASTRUCTURE
CONCRETE CONSTRUCTION STEEL CONSTRUCTION ADDITIONAL PROCESSES & COSTS
SIT
E W
OR
KS
TRU
CTU
RE
FAC
AD
EC
ON
TRA
CTO
RS
P
RE
LIM
INA
RIE
S
$ $ $ $
$$
$$
$$
$$
$$
$$
$$
$$$
$$$$ $$$$
PERMIT DESIGNSOILS ENGINEER SOILS ENGINEER
Economic
While tall buildings do not necessarily correspond to historic centers, the two possess an amount of physical interaction. Design components, construction methods, and lease and land values are the primary fi nancial factors that determine the viability of tall buildings. The clustering of landmarks indicates the center of historic cities, often the focus of economic activity. Tall buildings are built in these areas to leverage high lease rates and rationalize the economies inherent in building tall in expensive areas, causing tall buildings and landmarks to exist in close proximity.
-
Constraints
building height
plan size
building facade
building proportion
building structure
site constraints
building uses
building articulation
lift strategy
UTILITY WATER
TABLES
UNION CRANES
LANDMARKS BCDC
EROSION
INFRASTRUCTURE
CONCRETE CONSTRUCTION STEEL CONSTRUCTION ADDITIONAL PROCESSES & COSTSS
ITE
WO
RK
STR
UC
TUR
EFA
CA
DE
CO
NTR
AC
TOR
S
PR
ELI
MIN
AR
IES
$ $ $ $
$$
$$
$$
$$
$$
$$
$$
$$$
$$$$ $$$$
PERMIT DESIGNSOILS ENGINEER SOILS ENGINEER
-
Tall Buildings in Historic Centers108
Different methods of construction affect the cost of tall buildings. Here, typical processes for poured-in-place concrete and steel construction are shown, common construction methods for tall buildings in Boston.
-
Tall Buildings in Historic Centers110
(above): Class A buildings represent the highest quality of leasable commercial space and are often commercial buildings constructed after 1970. They provide leased spaces by suite and consequently house many different tenants. Typical vacancy is 5.5%. (center): Class B buildings are the second highest quality of commercial building leases available. These buildings were commonly built from 1800-1925 and have undergone significant renovations to incorporate features such as elevators, lobbies, heating systems, and replacement windows. They also offer property leased by suite. Typical vacancy rate is 18.9%. (right): Class C buildings are characterized as suboptimal commercial property for leasing conditions, and represent the lowest rating for commercial space. They typically are buildings built from 1800-1925 that have not undertaken appropriate levels of renovation.
-
Tall Buildings in Historic Centers112
Desired features and amenities may raise the consumer value of a tall building and enable higher lease rates to offset the buildings initial construction costs. These amenities include street frontage, retail, parking, proximity to services and public transit; corner offices, security, elevators, and an inviting lobby.
-
Tall Buildings in Historic Centers114
A comparison of the heights of current and potential future tall buildings with the relative lease values of these buildings presents a more dense Boston skyline. Historic landmarks provide scale andlogic for tall building clustering.
1,000
100 100 = lease value
$100 / SF
yr= $1,000 ft
$ / SF
yr
-
Constraints
1,000
100 100 = lease value
$100 / SF
yr= $1,000 ft
$ / SF
yr
-
Tall Buildings in Historic Centers116
-
Constraints
-
Tall Buildings in Historic Centers118
$380/sf
$0/sf
$95/sf
The land values of Bostons many districts are determined by a number of factors, such as availability of unoccupied parcels. A mapping of historical landmarks across the citys individual districts reveals correlations between the presence of history, tall buildings, and high land value.
(clockwise starting top left): Central Boston, $380/sf; Back Bay, $302/sf; South End, $174/sf; Charleston, $118/sf; Fenway/Kenmore, $109/sf; South Boston, $44/sf; East Boston, $40/sf; Jamaica Plain, $32/sf; Allston/Brighton, $30/sf; West Roxbury, $27/sf; Mattapan, $23/sf; Hyde Park/Roslindale, $22/sf; Dorchester, $18/sf; Roxbury, $16/sf.
-
Constraints
$380/sf
$0/sf
$95/sf
-
Tall Buildings in Historic Centers120
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
$380/sf
$95/sf
$0/sf
Among Bostons fourteen districts, two of them contain several prominent historic neighborhoods. These districts, the Back Bay and the South End, have the second and third highest land values in the city. The areas exhibit many qualities characteristic of historic neighborhoods, including small parcel and block sizes, narrow streets and alleys, and restricted building height.
-
Constraints
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
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!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
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!
!
!
$380/sf
$95/sf
$0/sf
-
Tall Buildings in Historic Centers124
oor to oor height:stories in 240ft:
gross sf:net to gross:
net sf:
9 feet26585,0000.84491,400
20 stories 17 stories
35 stories41 stories55 stories
26 stories240 ft
500 ft
oor to oor height:stories in 240ft:
gross sf:net to gross:
net sf:
12 feet20450,0000.84378,000
oor to oor height:stories in 240ft:
gross sf:net to gross:
net sf:
14 feet17382,5000.84321,000
GROSS AREA =
GROSS AREA NET AREA
(total length) ft X (total width) ft
NET TO GROSS = (gross area) sf
(area of core) sf
GROSS AREA = 150 ft x 150 ft = 22,500 sf
NET TO GROSS RATIO = 22,500 sf
(60 ft x 60 ft)= 0.84
150
ft
150 ft
60 ft 45 ft
9 ft 12
ft
14 ft
60 ft
Shown here are the typical dimensions of high-rise towers. Planning of the typical core drastically affects the buildings floor plan. When considering the design of a tall building, overall footprint defines the buildings gross area. The net to gross ratio defines how much usable space is left after the core has been factored into the buildings plan. The closer the net to gross ratio is to one, the more efficient a tall building is. This allows for the building to have as much rentable space as possible. Shown to the right are the effects of the floor-to-floor height has on the amount of rentable space in a tall building.
-
Constraints
oor to oor height:stories in 240ft:
gross sf:net to gross:
net sf:
9 feet26585,0000.84491,400
20 stories 17 stories
35 stories41 stories55 stories
26 stories240 ft
500 ft
oor to oor height:stories in 240ft:
gross sf:net to gross:
net sf:
12 feet20450,0000.84378,000
oor to oor height:stories in 240ft:
gross sf:net to gross:
net sf:
14 feet17382,5000.84321,000
GROSS AREA =
GROSS AREA NET AREA
(total length) ft X (total width) ft
NET TO GROSS = (gross area) sf
(area of core) sf
GROSS AREA = 150 ft x 150 ft = 22,500 sf
NET TO GROSS RATIO = 22,500 sf
(60 ft x 60 ft)= 0.84
150
ft
150 ft
60 ft 45 ft
9 ft 12
ft
14 ft
60 ft
-
Tall Buildings in Historic Centers126
Within urbanized areas contaminated sites, or brownfi elds, have developed around former industrial sites. These plots, usually located near central business districts, are underutilized as well as underdeveloped. In order to increase density within cities, and create greener sites, brownfi elds can be developed by utilizing the typology of the high rise. By using tall buildings, the developments would prove to be more economically feasible, as well as be more successful in bringing large amounts of people back into urban cores.
Soil Removal
Contamination Cover
Site Injection
-
Constraints
Soil Removal
Contamination Cover
Site Injection
-
Tall Buildings in Historic Centers128
PRIVATEINDUSTRIAL SITE
VOTECost Estimate: 500,000 per acre
LIGHT REMEDIATION
BROWNFIELD GROUNDWATER CONTAMINATION
INDUSTRIAL SITE REMEDIATION
Time Estimate: 0.5 -1 yearsCost Estimate:1,000,000 per acre
MILD REMEDIATION
Time Estimate: 1 yearCost Estimate: 3,000,000 per acre
HEAVY REMEDIATION
Time Estimate: 2 yearsTax Benets: ~$135,000 Tax Benets: ~$300,000 Tax Benets: ~ $990,000
seaport:max height:
price per sq. ft:
groundwater/industrialFAA$492.00
240 ft
somerville:max height:
price per sq. ft:
industrial/browneldBRA Code$288.00
everett:max height:
price per sq. ft:
industrial/browneldBRA Code$148.00
4 stor
ies
36 + sto
ries
24sto
ries
3 stor
ies
36 + sto
ries
PRIVATEINDUSTRIAL SITE
VOTECost Estimate: 500,000 per acre
LIGHT REMEDIATION
BROWNFIELD GROUNDWATER CONTAMINATION
INDUSTRIAL SITE REMEDIATION
Time Estimate: 0.5 -1 yearsCost Estimate:1,000,000 per acre
MILD REMEDIATION
Time Estimate: 1 yearCost Estimate: 3,000,000 per acre
HEAVY REMEDIATION
Time Estimate: 2 yearsTax Benets: ~$135,000 Tax Benets: ~$300,000 Tax Benets: ~ $990,000
seaport:max height:
price per sq. ft:
groundwater/industrialFAA$492.00
240 ft
somerville:max height:
price per sq. ft:
industrial/browneldBRA Code$288.00
everett:max height:
price per sq. ft:
industrial/browneldBRA Code$148.00
4 stor
ies
36 + sto
ries
24sto
ries
3 stor
ies
36 + sto
ries
-
Constraints
PRIVATEINDUSTRIAL SITE
VOTECost Estimate: 500,000 per acre
LIGHT REMEDIATION
BROWNFIELD GROUNDWATER CONTAMINATION
INDUSTRIAL SITE REMEDIATION
Time Estimate: 0.5 -1 yearsCost Estimate:1,000,000 per acre
MILD REMEDIATION
Time Estimate: 1 yearCost Estimate: 3,000,000 per acre
HEAVY REMEDIATION
Time Estimate: 2 yearsTax Benets: ~$135,000 Tax Benets: ~$300,000 Tax Benets: ~ $990,000
seaport:max height:
price per sq. ft:
groundwater/industrialFAA$492.00
240 ft
somerville:max height:
price per sq. ft:
industrial/browneldBRA Code$288.00
everett:max height:
price per sq. ft:
industrial/browneldBRA Code$148.00
4 stor
ies
36 + sto
ries
24sto
ries
3 stor
ies
36 + sto
ries
-
Tall Buildings in Historic Centers130
An issue with building near the water, as well as remediating this site, is that many are alluvial shores. Alluvial shores are areas of heavy soil and silt content which separates the top soil from the bedrock beneath. Due to their tendency to hold much water, these areas are prone to water contamination, and are thus much more expensive to clean than that of an interior site.
contaminated topsoilexisting sandalluvial materials
bedrock
contaminated topsoil
dense clay
bedrock
$
$
-
Constraints
contaminated topsoilexisting sandalluvial materials
bedrock
contaminated topsoil
dense clay
bedrock
$
$
-
TALL BUILDINGS
Each of the precedents shown exhibits a particular interaction with history. We have grouped precedentsinto three categories in order to better examine these relationships. The Scraping Neighborhood category encompasses tall buildings that address their larger surrounding context in some way, including proximity to history as well as fenestration and structural expression. Scraping Neighbor
includes tall buildings that exhibit a direct relationship with their context and may physically interact with an existing building. Tall buildings categorized as
Scraping Infrastructure interact with transportation systems or other historic urban infrastructural conditions. These precedents exemplify built examples of diverse reactions to historical conditions while still addressing the realities of modernity.
-
Tall Buildings in Historic Centers134
The John Hancock Tower is obliquely placed at the southeast corner of Copley Square in Bostons Back Bay, adjacent to H.H. Richardsons Trinity Church and the John Hancock Berkeley Building. Its singular, monolithic form and trapezoidal fl oor plan accentuated the sharpness of this angle and minimize its presence within the square. A highly refl ective glass faade mirrors the historic architecture surrounding a triangular entry plaza at the towers base. At upper levels, the tower disappears into the afternoon sky refl ected in the facade. The placement, shape and refl ectivity of the tower combine to honor the historic architecture and reduce the impact of a sixty-story building on the neighborhood.
Scraping Neighborhoods
-
Constraints
-
Tall Buildings in Historic Centers136
200
ft
600 f
t
One Boston Place
One Boston Place is situated at the intersection of State and Washington Streets in Bostons historic fi nancial district. The corner is home to the Old State House and the citys fi rst skyscraper, the thirteen-story, masonry structure Ames Building. The dark and structurally expressive 600 foot tower is among the tallest in the city and commands a sense of permanence amid the skyline while diminishing its presence at the ground level, meeting it at only the core and each corner. The sides of the base are open and do not compete with the historic architecture opposite each street.
-
Constraints
200
ft
600 f
t
One Boston Place
-
Tall Buildings in Historic Centers138
The Seagram Building steps back from Park Avenue in midtown Manhattan and surrenders space to an urban plaza in response to the neo-classical Racquet Club of McKim, Mead and White directly opposite. The plaza creates habitable public space in the dense urban environment and refl ects the architecture of the historic club through materiality, symmetry and the classical proportioning of the towers structural bays. An abstract representation of a neo-classical column can further be found in the composition of the tower and expressed in the vertical fl uting of the mullion applique.
-
Constraints
-
Tall Buildings in Historic Centers140
250
ft 75 f
t668 f
t
Seven World Trade Center is located within the dense urban fabric of lower Manhattan in close proximityto the World Trade Center Memorial. The oblique plan and refl ective faade of the building clouds its profi le so that is seamlessly vanishes into the sky. This effect respects the adjacency of the memorial and produces a minimal impact on the sensitive site. It also creates an airiness not found in the surrounding buildings and a welcome contrast to the neighborhoods density.
-
Constraints
250
ft 75 f
t668 f
t
-
Tall Buildings in Historic Centers142
500 Park Avenue shares a narrow site in midtown Manhattan with the former Pepsi Cola building, originally designed by SOM. The towers faade is a combination of masonry, which maintains the character of the historic avenue, and curtain wall, which absorbs the horizontal banding of the existing building to create a cohesive block. A glass volume on the side of the tower cantilevers the existing building to maximize space on the limited site.
Scraping Neighbor
-
ConstraintsConstraintsConstraints
-
Tall Buildings in Historic Centers144
Atlantic Wharf is located along Bostons historic Fort Point Channel and incorporates three existing mercantile buildings. The Russia Building which fronts Atlantic Avenue is preserved in its entirety while the brick facades of the other two buildings are renovated and form the base of the thirty-two-story tower. The restorations of the old warehouses preserve the texture of the historic site and recall its once maritime industrial function, a theme that is expressed throughout the buildings details. The primary entry is located between the Russia Building and the base of the tower, creating a ninety-foot atrium that highlights the brick faade at the rear of the Russia Building.
-
ConstraintsConstraintsConstraints
-
Tall Buildings in Historic Centers146
25-0The Bank of America Tower is sited at the northwest corner of historic Bryant Park in midtown Manhattan and preserves the existing faade of the Henry Miller Theater on Forty-Third Street. Landmark policy allows the theater interior to be reconstructed while restoring the exterior as an element in the towers faade and retaining an important piece of Broadway history. The canopy height in the park and the massing of the surrounding buildings infl uence the form of the tower at its base near the park.
-
Constraints
25-0
-
Tall Buildings in Historic Centers148
9 stories
Citicorp Center is located on Lexington Avenue in midtown Manhattan on the site of St. Peters church, originally built in 1905. To accommodate the historic structure, the building is set on four nine-story stilts positioned at the center of each faade that allow its corners to cantilever seventy two feet above the church and a public plaza below. This cantilevering is possible because of a structural system consisting of six eight-story inverted chevron trusses that transfer their load onto the four centered piers.
-
ConstraintsConstraintsConstraints
9 stories
-
Tall Buildings in Historic Centers150
140 75
The Custom House Tower that features prominently amid Bostons waterfront skyline was an early twentieth century addition to the original, mid-nineteenth century Greek revival building which forms the towers base. At the time of its construction, the tower was allowed to exceed the citys 125 foot height limit because it was federally owned, making it the tallest building in the city for half a century. Thestructure of the tower uses the original building as a foundation, preserving the historic dome at the center of the old building and creates an expansive public space within it.
-
Constraints
140 75
-
Tall Buildings in Historic Centers152
Boston Exchange Place is located at the intersection of State and Congress Streets in Bostons historic fi nancial district, steps from the Boston Massacre site. The 500 foot glass tower steps back from its State Street front and retains the twelve-story, rusticated stone faade on the nineteenth century Boston Stock Exchange. The primary entrance, on Congress Street, is placed between the rear of old building and the base of the tower, creating a six-story atrium that highlights the connection to the historic building and contrasts the architectural styles.
-
Constraints
-
Tall Buildings in Historic Centers154
40 ft modulespans 4 floors
The Hearst Tower utilizes the cast stone faade of the original, 1928 headquarters building as the sixstorybase of a 600 foot glass tower. The initial plan of the old building proposed the future construction of a skyscraper; it was delayed by the great depression and realized nearly seventy years later. The new tower projects upwards from the original building envelope, highlighting the contrast between the historic faade and the towers steel structure is displayed in the open atrium space a level above the public entry. This structure forms a diagonal grid on the towers faade and stands out amid its surroundings near Columbus Circle in midtown Manhattan.
-
Constraints
40 ft modulespans 4 floors
-
Tall Buildings in Historic Centers156
3 stories
The Massachusetts Eye and Ear Infi rmary consists of the original 1824 building and an addition that expands the space within the boundaries of the existing site while maintaining as much of the old building as possible. The tower accommodates both constraints by adding vertical space that stays within the tight limits and slipping over the shell of the original building. It utilizes three large piers to receive the forces of the tower above without obstructing the faade of the historic building.
-
Constraints
3 stories
ConstraintsConstraints
-
Tall Buildings in Historic Centers158
The Penn Mutual Tower is delicately placed among its historic neighbors in downtown Philadelphia. Onthe site of the old Pennsylvania Fire Insurance Company, the tower fronts Independence Park, adjacent to one of the most historic buildings in the country, Independence Hall. The four-story, Egyptian revival faade of the old insurance building is preserved to create a free standing screen at the towers entry which visitors must pass around. The historic faade provides not only a contrast to the glass tower but a scale that respects Independence Hall. The fenestration structure of the tower mimics the proportions of the preserved facade.
-
ConstraintsConstraintsConstraints