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BOSTON 

PUBLIC 
LIBRARY 




Urban Design 




Fan 
Pier 

Development 



Pier 

4 

Development 




Submitted to: 

The Boston Redevelopment Authority 



Developers: 

HBC Associates (Fan Pier) 

The Boston Mariner Company ( Pier 4) 



MflR 1 fi 1987 




Fan Pier and Pier 4 

Executive Summary 

Urban Design Report 

Prepared for the Boston Redevelopment Authority 

March 1987 



Preface ; Unlike most younger, less traditional cities in the 
U.S., Boston's urban layout is dictated by unique 
combinations of geography and history. From its "cowpath" 
streets to its natural impositions (the harbor, the Charles, 
and the Mystic), Boston's physical look is a product of both 
firm tradition and chance. The volume of growth and 
development since the 1960 's has brought a new face and the 
resulting concern for more carefully controlled and 
coordinated development which adds new, modern dimensions 
without overwhelming the older elements that make Boston 
unique. Carefully imposed restrictions and requirements, 
unheard of in the past, are now necessary pieces of any 
project. The Fan Pier and Pier 4 developers, working with 
the active participation of a whole host of residents and 
government bodies, have sought to design an urban space which 
future generations will consider as important and attractive 
as the historical spaces we treasure today. 

Aims: The Fan Pier and Pier 4 developers are committed to 
building unique mixed-use developments that incorporate the 
finest in urban design techniques with strong elements of 
public access, open space, and amenities. They have 
developed their plans through an open, dynamic design process 
with a high degree of public comment and coordination with 
city and state planners. The developers envision Fan Pier 
and Pier 4 as a distinctive urban environment which will 
enhance the waterfront and downtown areas. 

Specific Design Elements ; The current plans are the result 
of a design process that began in 1981 and has included the 
involvement of city, state and public interest groups. This 
on-going review process will continue for each building even 
after the Board of the Boston Redevelopment Authority (BRA) 
approves the development plans. The design elements 
discussed in the body of the report are outlined below. 

Fan Pier Design ; The Fan Pier project entails the 
construction of a first class mixed-use development 
consisting of approximately 3.1 million square feet of space 
(not including space permitted in order to allow the 
developer to meet its affordable housing commitment) 
contained in nine major buildings situated on the 19 acre 
site. Approximately 60% of the site will be devoted to 
publicly-accessible areas. Twelve acres will host a variety 
of open spaces such as the Harborwalk, a waterfront park, an 



Fan Pier and Pier 4 
Executive Summary 
Urban Design 
Page 2 



oval plaza adjacent to the hotel, and an overlook from which 
pedestrians can view harbor activities. 

The Fan Pier portion of the city-designated seven-mile 
Harborwalk will include a marina boardwalk and promenades 
along the 1,000 foot-long canal traversing the site. 
Together, these pedestrian walkways will total over 
three-quarters of a mile. Also provided on Fan Pier will be 
ferryboat docks and landside facilities, a breakwater/fishing 
pier, and interior walkways and roads. 

As a result of ongoing design reviews with the BRA, 
numerous improvements have been made to the plans for the 
project since the Draft Development Plan and Schematic Design 
submission in November, 1986. Among these improvements are 
the following: 

o Barrier-Free Design: Alterations have been 

made to both site and bridge design' to provide 
barrier-free access throughout the Fan Pier 
project. Public elevators have also been 
added connecting all levels of parking to the 
canal walks and street levels. 

o Public Access: The hotel atrium has been 

redesigned to provide a clear and accessible 
public connection from the central oval west 
of the hotel to the marina boardwalk east of 
the hotel. 

o View Corridors: View corridors established by 
the street grid and building walls have been 
visually reinforced by the landscape design. 
Tree planting has been designed to open up 
view corridors, to reinforce the form of 
public spaces, and to soften the pedestrian 
environment . 

o Open Space Design: A large fountain with a 

nautical theme has been designed to occupy the 
center of the oval east of the hotel. A 
variety of paving and landscape materials will 
be used to differentiate and enrich the 
promenades, paths, and walkways throughout the 
Fan Pier project. The waterfront park has 
been redesigned with a larger central open 
space . 



Fan Pier and Pier 4 
Executive Summary 
Urban Design 
Page 3 



o Hotel Design: The hotel tower height to the 
top of the last occupiable floor has been 
lowered from the 475 feet as submitted to the 
BRA in November to 450 feet. The tower form 
and silhouette have been simplified and 
strengthened as a more conventional shape and 
image. To improve wind conditions, the hotel 
tower has been moved 15 feet inland and a low 
base element has been created. Other 
alterations to the hotel include the 
relocation of internal truck loading areas and 
the introduction of restaurant, cinema and 
retail functions at the street level. 

o Residence Design: Building F, containing 

residential use, has been refined so that the 
design and massing is more responsive to the 
buildings around it. 

Pier 4 Design 

The Pier 4 project entails the construction of a mixed- 
use development consisting of approximately 1.65 million 
square feet of residential, office, hotel and retail space to 
be contained in four buildings situated on the 16.4 acre 
site. 

In all, approximately 60% of the existing land area of 
the Pier 4 site will be devoted to publicly accessible areas. 
Included in twelve acres will be three major open spaces: a 
large plaza overlooking the marina, a landscaped entry 
boulevard, and a linear park overlooking Commonwealth Pier. 
Pier 4's contribution to Harborwalk totals over 2,000 feet in 
length. 

Other Pier 4 public amenities that invite visitors to 
enjoy the Harbor are an on-demand water taxi, a display ship, 
dock, a breakwater, a coastal cruiseship landing, and a 
marina. 

The Pier 4 project has been completely redesigned twice 
since 1981. The current plan by Kallmann McKinnell & Wood 
has gained wide favor. Notwithstanding general acceptance by 
the BRA, ongoing improvements are being made to the schematic 
design submission initially presented on September 11, 1986. 
These improvements include: 



Fan Pier and Pier 4 
Executive Summary 
Urban Design 
Page 4 



o refinement of the entry boulevard 

pavement and Northern Avenue presentation 

o strengthening of the East/West Harborwalk 
connections and 

o improvements to the office building 
massing. 

Conclusion ; Boston has a tradition of creating buildings 
that are not more important than the people who use them. As 
planned, the Fan Pier and Pier 4 projects will add diversity 
to an already diverse city, and enrich the fabric of Boston 
immensely. 



I. INTRODUCTION 

A proposal to develop the Fan Pier and Pier 4 sites was 
originally put forth in 1981 when a single master plan was 
prepared jointly by the developers of those projects. This 
original master plan provided for a program of mixed uses similar 
to those currently proposed. Substantial design improvements have 
been made since the creation of the 1981 master plan. The 
original master plan, for example, did not emphasize public 
accessibility to the waterfront or the provision of public open 
space. On the Fan Pier, tall buildings were proposed along the 
curve of the fan, barring visual and public access to the harbor. 
On Pier 4, a tall building was proposed next to the existing 
restaurant at the end of the pier, blocking views to the harbor. 
Both plans required harbor filling and pile-supported decking for 
non-water-dependent uses. In response to public comments on the 
original master plan, the developers began to rethink the design 
assumptions of that plan, and subsequently undertook separate 
efforts to develop their respective sites. 

After consulting with city and state agencies, each developer 
commissioned a new master plan to address the major public 
concerns. City plans and guidelines were thoroughly examined. A 
vigorous attempt was made to lead the public rediscovery of the 
South Boston waterfront and to integrate non-water-dependent and 
water-dependent uses. 

The developer of the Fan Pier first presented a new master 
plan for public review in the spring of 1985. The new Pier 4 
master plan became public in the early summer of 1985. Following 
these presentations, a carefully considered public review process 
was developed with interest groups and governmental agencies at 
the local, state, and federal levels. 

The Boston Redevelopment Authority (the "BRA"), acting in its 
capacity as the City's planning agency, began its design review of 
the projects by designating a joint Fan Pier and Pier 4 Citizens 
Advisory Committee (the "CAC") specifically appointed to represent 
concerned constituencies, including the South Boston 
neighborhoods, local business groups, design professionals, and 
Boston Harbor advocates. Meetings were held with the BRA and the 
CAC during the environmental review process and through design 
development . 

At the state level, a coordinated effort was initiated by the 
Governor's Development Office in cooperation with the developers, 
which resulted in the creation of a State Interagency Coordinating 
Committee. Agencies with environmental interests were brought 
together early in the development of the master plans and asked to 
identify areas of concern and to consider approaches to resolving 
these issues. An interagency group was also assembled at the 
federal level. In addition to the governmental agency reviews, 
both proponents discussed their master plans with many special 



interest groups, among them the Boston Society of Architects, The 
Boston Harbor Associates, and the Boston Preservation Alliance. 

Following the public review of the plans presented in the 
spring and summer of 1985, each proponent modified their designs 
even further to reduce massing, height and shadows and to improve 
overall access to the public spaces. Proposals for the projects 
incorporating these reductions were presented in the Master Plans 
approved by the BRA and the Boston Zoning Commission in February 
and March, 1986, in the draft Development Plans and Schematic 
Design Submissions delivered to the BRA in September and November, 
1986, and in the Final Environmental Impact Report (the "Final 
EIR") for the projects submitted in November, 1986. 

The designs of the Fan Pier and Pier 4 projects have been 
extensively reviewed by the BRA in connection with the BRA Board's 
February, 1986 approval of the Master Plans for the projects. 
Draft Development Plans and Schematic Design Submissions for the 
projects were the subject of additional extensive review and 
analysis. In addition, the BRA has reviewed the design of the Fan 
Pier and Pier 4 projects in connection with the BRA's 
consideration of the Final EIR for the projects. It should be 
emphasized that the design of the Fan Pier and Pier 4 projects 
will continue to undergo intensive review by the BRA. The Boston 
Zoning Code requires BRA design review approval prior to the 
construction of any building in the projects. 

II. THE DESIGN OF THE FAN PIER PROJECT 

The plans for the Fan Pier project as currently proposed are 
included as Exhibit 1 to this report. The Fan Pier project 
entails the construction on the site of a first class mixed-use 
development consisting of up to approximately 3.1 million square 
feet of residential, office, hotel, retail and cultural space (not 
including the square footage of building area required and 
permitted in connection with the developer's affordable housing 
commitment) to be contained in nine major buildings. The Fan Pier 
project will also include approximately 12.2 acres of recreational 
and other open space, including a marina, and a below-grade 
parking garage that can accommodate approximately 2,500 cars. A 
1,000-foot canal will be constructed to the north of and parallel 
to the present Northern Avenue. Two vehicular/pedestrian bridges 
along Farnsworth and Pittsburgh Streets and two pedestrian bridges 
will cross the canal. 

The portion of the Fan Pier site north of the canal will 
contain four buildings, three of which will include primarily 
residential space, together with smaller amounts of retail space. 
These buildings will be located on the parcels designated as Lots 
F, G and H on the plan attached to this report as Exhibit 2. The 
fourth building to the north of the canal will be a hotel with 
approximately 806 rooms and will be located on the Hotel Lot shown 

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on Exhibit 2. A marina will be situated along the eastern 
waterfront of the Fan Pier site north of the canal. Four of the 
five buildings to be located along the present Northern Avenue to 
the south of the canal will be dedicated primarily to office uses. 
These buildings will be located on Lots A through D on Exhibit 2. 
The fifth building to the south of the canal will be located on 
Lot E and will be dedicated to cultural uses. 

The project will improve and expand public access to the 
site. Approximately 60% of the total area of the Fan Pier site 
will be devoted to publicly accessible areas. These public areas 
include the Harborwalk along the Fan Pier perimeter, a waterfront 
park adjacent to the Harborwalk in the northwest portion of the 
site, an oval in the center of the site and a Harborwalk overlook 
adjacent to the central oval. Harborwalk, which will include a 
boardwalk along the marina edge, will link with promenades lining 
the new canal. Harborwalk, including the canal walks, breakwater 
and boardwalk, will total over three-quarters of a mile in length. 
Other public amenities, including walkways, docks, a breakwater 
and a fishing pier, will also be provided. 

The Fan Pier project involves an unparalleled addition to the 
infrastructure and public amenities of the City. In addition to 
the public spaces to be provided in connection with the 
development of the site, the Fan Pier project will include the 
expansion of the street system and the construction of two 
pedestrian bridges and two vehicular/pedestrian bridges. 

Table 1 provides information on the extent of various uses 
that will be located on the Site. 



The Fan Pier project will extend Boston's downtown commercial 
and residential uses across the Fort Point Channel and thus 
accommodate the City's need for controlled continued physical 
growth. From a design standpoint, the Fan Pier project seeks to 
extend onto the site the urban character of South Boston and the 
downtown and to provide distinctive public spaces. In achieving 
these goals, the Fan Pier project's design takes advantage of the 
site's two major attributes: its proximity to the downtown and 
its proximity to the water. Massing, setbacks and materials are 
coordinated to relate to those of the surrounding neighborhood, 
the downtown and the waterfront. The Fan Pier project seeks to 
optimize its waterfront location through intensive treatment of 
water edges, the provision of water views, and continuous public 
access to the waterfront. 

Six urban design elements are used to create the 
organizational framework of the Fan Pier project: (1) the street 
grid, (2) the canal, (3) the marina, (4) the Harborwalk, (5) 
variations in ground elevation, and (6) building uses and massing. 



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1) street Grid ; The plans for the project provide for the 
extension of Sleeper, Farnsworth and Pittsburgh Streets 
within the site, resulting in the creation of traditionally 
sized city blocks that define the project as an integral part 
of the City. Furthermore, the coordinated facades and 
massing of the buildings will act as an important element in 
sustaining the continuity and clarity of the urban fabric. 
Aligned setbacks and horizontal articulations on the facades 
of the structures help to create a cohesive ensemble of 
buildings and spaces. 

2) Canal : The canal provides waterfront views and waterfront 
access to the buildings located in the interior of the Fan 
Pier project. The walkways adjacent to the canal serve as a 
cross-axis to the streets extended onto the site. The axis 
of the canal itself bends to create a major view corridor 
framing the Custom House Tower. To reinforce this view 
corridor, and to emphasize the curved form of the canal, 
building bases are designed to parallel the canal's edge. 
Public promenades lined with retail uses are situated along 
the edge of the canal. These promenades provide an urban 
waterfront environment in contrast to the park-like 
Harborwalk. The canal will be available for use by harbor 
taxis and small recreational craft which can be moored along 
both sides of the waterway. 

3) Marina : The marina to be constructed between the Fan Pier 
project and the Pier 4 development will provide public as 
well as private dockage, and will afford a water entranceway 
to the Fan Pier project from Boston Harbor. The Fan Pier 
portion of the marina will have approximately seventy docking 
spaces, approximately thirty-five in the marina basin and 
approximately thirty-five as floating quays along the canal. 
Access to commercial water-related services will also be 
provided in connection with the marina. 

4) Harborwalk ; The BRA's Harborpark plan for the 
revitalization of Boston's waterfront provides for a 
"Harborwalk" continuing uninterrupted along the edge of 
Boston Harbor. The Fan Pier segment of Harborwalk extends 
the entire perimeter of the Pier from Fort Point Channel to 
the marina basin and along both sides of the canal. 
Pedestrians arriving from the downtown or from the Museum 
Wharf area will be able to walk along the South Boston edge 
of the Fort Point Channel, past the commercial passenger boat 
landing and the promenades paralleling the canal, and over a 
pedestrian bridge. Once across this bridge, pedestrians can 
proceed along the western and northern perimeters of the Fan 
Pier toward the marina, where the Harborwalk becomes a 
boardwalk and links again with the promenades paralleling the 
canal . 



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5) Variations in Ground Elevation ; The plans for the Fan 
Pier project provide for the entire edge of the site, 
fronting on Boston Harbor, the marina basin and the canal, to 
be located at nominal elevation of +17.0 feet Boston City 
Base. Thus, the edge of the project will be situated at the 
existing ground elevation of the site. In order to provide 
maximum clearance under the vehicular/pedestrian bridges at 
Pittsburgh and Farnsworth Streets, and to allow all parking 
to be located below grade, the area to the north of the canal 
will be at a higher elevation than the area to the south. A 
landscaped grassy slope located along the Fan Pier Harborwalk 
will form the northern and western transitions from the 
higher elevation of the site's interior to the lower 
elevation along its edges. This slope will reinforce the 
shape of the pier. The variations in ground elevation on the 
site will aid in separating pedestrian and vehicular 
circulation, creating a greater variety of public space 
experiences and providing increased water views from the 
interior of the site. 

6) Building Uses and Massing ; The project provides for the 
separation of the major uses to be located on the site. 
Office uses are concentrated on the portion of the site south 
of the canal, along the existing Northern Avenue. The 
cultural facility marks the entrance to the site along Fort 
Point Channel, complementing existing public uses south of 
the site. Residential uses are located on the portion of the 
site north of the canal. The hotel building occupies the 
eastern end of the site to the north of the canal, and its 
tower, which serves as the visual focus of the Fan Pier 
project, will be the site's tallest building. To achieve a 
reduced scale along the waterfront, the Fan Pier project's 
buildings generally step down towards the water's edge with 
the exception of the hotel tower which will stand as a symbol 
and landmark for the Project on the Harbor and City skyline. 

Because the various buildings in the Fan Pier project will be 
designed by a variety of architects, the project will benefit from 
a coordinated master plan, but will at the same time possess an 
architectural diversity often lacking in large developments. The 
intention of the Fan Pier project is to create diverse, 
recognizable and pleasant urban spaces. Working with this common 
goal, the various architectural firms have designed individual 
buildings that contribute to the clarity of the urban form while 
introducing variety and richness to the urban environment of the 
site. 



III. THE DESIGN OF THE PIER 4 PROJECT 

The current plans for the Pier 4 project are included as 
Exhibit 3 to this report. The Pier 4 project entails the 
construction on the site of a mixed-use development consisting of 



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approximately 1.65 million square feet of residential, office, 
hotel and retail space to be contained in four major buildings. 
The project will also include approximately 1.1 million below- 
grade square feet (calculated to provide parking for approximately 
2,650 cars), approximately 5.1 acres of recreational and other 
open space, and approximately 7.5 acres of open water. 

Existing uses on the site are expected to continue, including 
the existing restaurant, retail market, and barge storage. 
Redevelopment of these uses may be desirable concurrent with 
latter phases of the project's construction. Redevelopment may 
entail installation of a display ship or restaurant-related ship. 

The project will improve and expand public access to the 
site. Approximately 57% of the total land area of the site will 
be devoted to publicly accessible areas. Other public amenities, 
including walkways and docks, will also be provided. 

The project involves an unparalleled addition to the 
infrastructure and public amenities of the City. In addition to 
the public spaces to be provided in connection with the 
development of the site, the project will include the expansion of 
the street system. 

Table 3 provides information on the extent of various uses 
that will be located on the site as contemplated by the project 
schematics submitted to the Boston Redevelopment Authority on 
September 11, 1986. It should be noted that square footage 
figures for each use are approximate. Changes in these figures 
are inevitable as the project is subjected to further review, 
design refinement, and changing market conditions over an 
anticipated build out of many years' duration. Any changes, 
however, will respect an approximate overall FAR of 4.25 and 
commercial FAR of 2.0 as established for the project by the Boston 
Redevelopment Authority in its letter dated February 2, 1987. 

The Pier 4 project will extend Boston's downtown uses across 
the Fort Point Channel and thus accommodate the City's need for 
continued physical growth. From a design standpoint, the project 
seeks to extend onto the site the urban fabric of South Boston and 
the downtown waterfront and to provide distinctive public spaces. 
In achieving these goals, the project's design takes advantage of 
the site's two major attributes: its proximity to the downtown and 
its proximity to the water. Massing, setbacks and materials are 
coordinated to relate to those of the surrounding neighborhood, 
the downtown and the waterfront. The project seeks to optimize 
its waterfront location through intensive treatment of water 
edges, the provision of water views, and continuous public access 
to the waterfront. 

Four urban design elements are used to create the 
organizational framework of the Project: (1) the street grid, (2) 

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the marina, (3) the Harborwalk, and (4) the building uses and 
massing. 

1. Street Grid : The plans for the Project provide for the 
extension of the planned Northbound Seaport Access 
Connector Road onto the site, resulting in the Project's 
integration with the fabric of the surrounding area. 
Thus, the street system on the site defines the Project 
as an integral part of the City, not as an isolated 
design fragment. Furthermore, the coordinated facades 
of the buildings will act as an important element in 
sustaining the continuity and clarity of the urban 
fabric. Aligned cornices and horizontal articulations 
on the facades of the structures help to create a 
cohesive ensemble of buildings and spaces. 

2. Marina ; The marina to be constructed between the Fan 
Pier Project and the Pier 4 development will provide 
dock space for approximately 150 recreational craft. 
The marina, providing public as well as private dockage, 
will afford a water entranceway for the Project from 
Boston Harbor. 

3. Harborwalk ; The BRA's Harborwalk plan for the 
revitalization of Boston's waterfront provides for a 
"Harborwalk" continuing uninterrupted along the edge of 
Boston Harbor. The Pier 4 segment of Harborwalk extends 
around the entire perimeter of the site, except to the 
north and east of the pier head where existing Anthony's 
Pier 4 restaurant is located. 

4. Building Uses and Massing : The Project provides for the 
integration of the major uses to be located on the site. 
Office uses are concentrated on the portion of the site 
along the existing Northern Avenue. Residential uses 
are located in three out of four of the buildings. The 
hotel occupies the lower half of the site's tallest 
buildings. Retail uses are located on the lower floor 
of all four buildings. To achieve a reduced scale along 
the waterfront, the Project's buildings generally step 
down towards the water's edge. 

It is anticipated that the later buildings in the Project may 
be designed by different architects, according to the master plan 
by Kallman McKinnell & Wood. The intention of the Project is to 
create diverse, recognizable and pleasant urban spaces. 
Individual buildings contribute to the clarity of the urban form 
while introducing variety and richness to the urban environment of 
the site. 

The appearance of all four buildings is intended to relate to 
the traditional masonry warehouses typical of the nearby Fort 
Point Channel District. Building materials are planned to be 

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various colors of brick and light colored stone, with metal copper 
cornices . 



IV. PREVIOUS IMPROVEMENTS TO THE DESIGNS OF THE PROJECTS 

In his letter of February 2, 1987 to Secretary James Hoyte, 
BRA Director Stephen Coyle noted that the following improvements 
to the designs for the Fan Pier and Pier 4 Projects had been made 
prior to the date of that letter as a result of BRA design review: 

1. A 10% reduction in total floor area; 

2. Setback of the hotel tower 100 feet from the water's 
edge and a reduction in height; 

3. Height reduction of 75 feet (from 199 feet to 122 feet) 
in buildings B and C along Northern Avenue at Pittsburgh 
Street to avoid canyonization and increase the amount of 
sunlight reaching the public canal walks; 

4. Other height reductions to the office buildings along 
old Northern Avenue from 395 feet, 420 feet, and 368 
feet to 290 feet, 325 feet, and 334 feet, respectively; 

5. Height reductions of all buildings along the water's 
edge (up to 100 feet) and massing changes that provide 
greater residential scale and character; 

6. Massing modifications and building setbacks to scale 
down facades and relate buildings more strongly to 
Boston's historic character; 

7. A variety of design expressions for the individual 
buildings through the participation of eight outstanding 
architectural firms; and 

8. Reduction of slopes and level changes in the water's 
edge park to ensure easy public and barrier-free access. 

Director Coyle' s letter to Secretary Hoyte also offered a 
number of comments on the designs of the Fan Pier and Pier 4 
projects as those designs were presented in the Final EIR for the 
projects. In response to Director Coyle's comments, numerous 
design improvements were made to the projects. These refinements, 
which are included in the drawings attached to this report as 
Exhibit 1, are summarized below. Further refinements to both the 
Fan Pier and Pier 4 projects will be made during BRA design 
review. 



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V. ADDITIONAL FAN PIER IMPROVEMENTS 

The design improvements listed below have been made to the 
Fan Pier proposal in response to recent comments by Director 
Coyle. 

A. Pedestrian Access 

1. The Pittsburgh and Farnsworth Street bridges have been 
lowered approximately two feet in order to provide 8% 
maximum grades that meet all barrier-free access 
standards. A refined structural system still allows 
suitable headroom for pedestrian access on the sidewalks 
under the bridges. Retail frontage and ample lighting 
under the bridges will create a pleasant environment 
that provides a continuation of an excellent pedestrian 
character along the entire length of the canal walks. 

2. Both pedestrian crossings will be barrier-free, either 
by making them low and operable or by use of handicapped 
ramps or lifts. 

3. Grades to the north of the canal have been decreased in 
order to ease the transition towards the water. All 
paths and walks will have slopes of less than 1:20, 
providing barrier-free access throughout the project. 

4. A new ramp has been located adjacent to the Harborwalk 
overlook providing barrier-free access directly from the 
oval to the Harborwalk. This ramp is shown on drawing 
GP6 included in Exhibit 1 to this report. 

5. Public elevators located in the retail portions of 
Building F will connect all levels of parking to the 
canal walks and street levels. In addition, elevators 
in Building B or C will connect parking to the canal 
walks and bridge level. 

6. The hotel atrium has been redesigned to provide a clear 
and accessible public connection from the oval to the 
marina and breakwater. The current hotel atrium design 
is shown on drawing GP6 included in Exhibit 1 to this 
report . 



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B. Public Space 

1. View corridors established by the street grid and 
building walls have been reinforced by the landscape 
design. The view corridors are shown on drawing GPll 
included in Exhibit 1 to this report. Gates, paths, and 
trees mark and extend Farnsworth Street and the 
Boulevard axes to the water. 

2. The trees along the Boulevard have been relocated from 
the center of the park to the outer sidewalks in order 
to open-up the view from the oval west towards downtown. 

3. A large fountain with a nautical theme has been designed 
for the center of the oval. The fountain will be 
visible from old Northern Avenue and will reinforce the 
view corridor and harborside location of the Fan Pier. 
This fountain can be seen to the west of the hotel on 
drawing GP5 included in Exhibit 1 to this report. 

4. Trees have been added around the perimeter of the oval 
(between Lots F and H, which Lots are shown on Exhibit 2 
to this report) to reinforce the form of the space and 
soften the pedestrian environment. 

5. A variety of paving and landscape materials (brick, 
patterned brick, brick and stone, crushed stone, grass, 
groundcover, shrubs, and seasonal plantings) will be 
used to differentiate and enrich the promenades, paths, 
and walkways throughout the project. For example, 
crushed stone will be used on the softer Harborwalk, 
patterned brick and stone on the more urban canal walks 
and wood decking adjacent to the marina. 

6. The redesign of the waterfront park has provided for a 
larger central open space and a clearer definition of 
spaces. Continued design development and programming 
will integrate a variety of elements such as gardens, 
sculptures, fountains, and lawns for both passive and 
active uses. 

7. A park pavilion with food service and restrooms is being 
considered adjacent to the Harborwalk overlook providing 
a year-round gathering location and pedestrian 
destination. 

C. Hotel 

1. The hotel tower height to the top of the last occupiable 
floor has been lowered from the 475 feet indicated in 
the November, 1986 draft Development Plan to 450 feet. 
The tower form and silhouette have been simplified and 
strengthened into a more conventional shape and image. 



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2. The Fan Pier hotel tower has been relocated an 
additional 15 feet inland from the water's edge and a 
low base element containing active uses has been 
introduced in order to mitigate wind effects at the 
pedestrian level. The center point of the Fan Pier 
hotel tower is now located approximately 150 feet from 
the water ' s edge. 

3. Truck service has been redesigned and internalized. All 
vehicle maneuvering is within the building and the 
presence of the facility on the street has been 
substantially reduced. 

4. The first floor of the hotel has been redesigned to 
introduce restaurant, cinema and retail functions to the 
street level of the hotel fronting on the oval. 
Restaurants and retail functions continue to line the 
canal and marina walks. These features are shown on 
drawing GP6 included in Exhibit 1 to this report. 

5. Refinements to the tower and base facades are the focus 
of ongoing design review and development. 

6. Garage entry and exit ramps have been added so as to 
simplify and improve traffic flow. 

D. Building Design 

1. Building F has been redesigned with a more subdued 
image. The street walls along Pittsburgh Street, 
Farnsworth Street, and the Boulevard have been 
strengthened and the massing has become more responsive 
to the buildings around it. The current design for 
Building F is shown on drawings F7 and F8 included in 
Exhibit 1 to this report. 

2. The arcades of Buildings B and C will be refined as part 
of the ongoing design review process as will the mid- 
block access through the old Northern Avenue buildings. 

Drawings summarizing some of the design improvements listed 
above are attached to this report as Exhibit 1. 



-11- 



VI. ADDITIONAL PIER 4 IMPROVEMENTS 

In his letter to Secretary Hoyte of February 2, Director 
Coyle also commented on the design of the Pier 4 project. In a 
letter addressed to Robert Kroin and dated February 5, 1987, the 
Pier 4 developer responded to the issues raised by Director Coyle 
in his letter of February 2. A copy of this letter from the 
Pier 4 developer to Mr. Kroin is attached to this report as 
Exhibit 4. Included among the ongoing improvements to the Pier 4 
schematic design submission initially presented on September 11, 
1986 are refinement of the entry boulevard pavement and Northern 
Avenue presentation, strengthening of the East/West Harborwalk 
connections, and improvements to the office building massing. 

VII. FLOOR AREA RATIO 

The Development Plan for the Fan Pier provides for a floor 
area ratio ("FAR") of 4.25 based upon the ratio of 3,102,593 
square feet of proposed development (not including the cultural 
facility, up to 50,000 square feet of gross floor area permitted 
in order to allow the developer to satisfy its affordable housing 
commitment and parking facilities) to the Overall FAR Area as 
defined in the Development Plan. The Development Plan for Pier 4 
provides for a FAR of approximately 4.25 based upon the ratio of 
1,650,000 square feet of proposed development (not including 
existing restaurant, below-grade, or mechanical space) to the 
existing 8.9 acres of pier structure and land. A more complete 
discussion of the calculation of aggregate EAR'S for the Fan Pier 
and Pier 4 projects is provided in the Density sections of the 
Development Plans for the respective projects. 



-12- 



TABLE 1 

Proposed Uses by Area 

Approx. Approx. 

S.F.of Approximate S.F. of Approx 

Ground Approx. Percentage Gross Linear 

Area Acres of Site Floor Area-*- Feet 



Site Area 


826,000 


19.0 


100% 


Existing 
Conditions 








Water 


113,000 


2.6 


13.7% 


Land 


713,000 


16.4 


86.3% 


Developed 
Conditions 








Water^ 


199,000 


4.6 


24% 


Land, Board- 
walk and 
Bridges 


657,000 


15.1 


80% 


Built 

Footprint 


294,000 


6.7 


36% 


Open Space 
Including 
Water 


532,000 


12.2 


64% 


Uses 









Residential 826,730 

Office 1,405,760 

Hotel 667,909 

Retail 172,088 

Cultural 110,000 
Parking will include 2,500 spaces 



-13- 



Open Space 



TABLE 1 

Proposed Uses by Area (cont'd.) 

Approx. Approx. 

S.F.of Approximate S.F. of Approx 

Ground Approx. Percentage Gross Linear 

Area Acres of Site Floor Area-^ Feet 



3,780 



Harborwalk-^ 


102,000 


2.34 


12.3% 


Waterfront Park 


40,000 


.92 


4.8% 


Harborwalk 
Overlook 


6,000 


.14 


.7% 


Breakwater 


5,000 


.11 


.6% 


Oval 


32,000 


.73 


3.9% 


Landscaped Park 


6,000 


.14 


.7% 


Docks 








Canal and 
Other Open 
Water 


199,000 


4.6 


24.1% 


Other Open 
Space 


142,000 


3.3 


17.2% 


Open Space Totals 









220 



3,700 



Harborwalk and 

Associated 

Spaces'^ 153,000 3.5 18.5% 4,000 

Total Open 

Space 532,000 12.2 64% 



In order to permit the developer to satisfy its affordable housing 
commitment, and subject to the BRA's design review approval, the 
residential and office uses may be increased in the aggregate by no 
more than 50,000 square feet of gross floor area. Any increase in 
Table C uses will result in a concomitant increase in the developer's 
linkage contribution. 



-14- 



Notwithstanding the foregoing increases in square footage, the FAR 
for the Project as a whole shall not exceed 4.25 and the FAR for the 
commercial and office retail components of the Project shall not 
exceed 2.25, both as said FAR ' s are established in the Proposed 
Densities section of the Development Plan for Planned Development Area 
No. 23. As set forth in said section, the gross floor area 
constructed to satisfy the developer's Affordable Housing Commitment 
is not included in the computation of the FAR. 

Excludes water under breakwater and boardwalk. Includes navigable 
water under canal bridges. 

-3 

Including canal walks and boardwalk. 

Including Harborwalk, canal walks, boardwalk, waterfront park, 
Harborwalk overlook and breakwater. 



-15- 



TABLE 2 

PROPOSED USES AND DIMENSIONS OF MAJOR STRUCTURES 

Building Principal Gross Floor Area 
Lot Height (feet ) Uses on Lot o£ Buildings on Lot 

A 325 Office 494,590 

Retail 15,570 

B 122 Office 169,630 

Retail 21,700 

C 122 Office 159,930 

Retail 13,610 

D 334 Office 581,610 

Retail 42,280 

E 110 Cultural 110,000^ 

F 220 Residential 426,520 

Retail 44,000 

G 188 Residential 250,460 

Retail 10,420 

H 131 Residential 149,750 

Hotel 450 Hotel 667,909 

Retail 24,508 



Heights given are measured to the top of the highest occupiable 
floor of each building. In order to permit the developer to meet 
its affordable housing commitment, and subject to the BRA's design 
review approval, the height of the buildings located on lots A, B, 
C and D may be increased by no more than 25 feet and the heights of 
the buildings located on lots F, G and H may be increased by no 
more than 30 feet. 

Each gross floor area figure presented is subject to an increase 
of up to 10% provided such increase is accompanied by a 
corresponding reduction in the gross floor area indicated on 
another lot in the Project which gross floor area on another lot in 
the Project is dedicated to the same principal use. In order to 
permit the developer to meet its affordable housing commitment, and 
subject to the BRA's design review approval, the buildings on Lots 
A, B, C, D, F, G, and H may be increased in the aggregate by no 
more than 50,000 square feet of gross floor area. Any increase in 
office uses will result in a concomitant increase in the 
developer's linkage contribution. 

Notwithstanding the foregoing increases in square footage, the 
FAR for the Project as a whole shall not exceed 4.25 and the FAR 

-16- 



for the commercial and office retail components of the Project 
shall not exceed 2.25 both as said FAR's are established in the 
Proposed Densities section of the Development Plan for Planned 
Development Area No. 24. As set forth in said section, the gross 
floor area constructed to satisfy the developer's Affordable 
Housing Commitment is not included in the computation of the FAR. 

^ Includes approximately 3,000 square feet devoted to uses related 
to an adjacent docking space. 



-17- 





TABLE 3 






Uses by Area 




Existing Conditions 


Approx . 
Sq. Feet 


Approx. 
Acres 


Total Site 


712,832 


16.4 


Existing Water 


326,838 


7.5 


Existing Land 


385,994 


8.9 



Percentage of 
Existing Land 



Developed Conditions 
Built Footprint 
Open Space 



166,230 
219,764 



3.8 

5.1 



43% 
57% 



Uses 

Residential 

Hotel 

Office 

Retail 

Parking (below grade; 
calculated to provide 
2,650 spaces) 



728,740 

269,831 

571,890 

79,351 

1,094,000 



Open Space 

Plaza on Marina 

Sidewalks 

including Harborwalk 

Entry Court Pool 

Landscaped Areas 

Roadways 

Open Space Total 



41,000 



.9 



74,000 


1.7 


16,000 


.4 


16,000 


.4 


73,000 


1.7 


220,000 


5.1 



19% 

34% 
7% 
7% 

33% 
100% 



-18- 



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EXHIBIT 4 



LETTER FROM PIER 4 DEVELOPER TO 
ROBERT KROIN, DATED FEBRUARY 5, 1987 



Hi* ■••!•■■ Marlaar 
CcMMiiT, lac. 



Real (state Development 
and Investment 



Mr. Robert Kroin 

Boston Redevelopment Authority 

9th Floor 

Boston City Hall 

Boston, MA 02201 



(lien A. Warts 
President 



February 5, 1987 

Dear Bob: 

I am writing in response to the design concerns which you and your 
staff raised at our meeting on January 30. I offer these reactions 
with the full understanding and concurrence of our architects, 
Kallmann McKinnell & Wood. 

We recognize the significant improvement which your guidance has 
inspired in the Pier A master plan, and are conunitted to exploring 
your suggestions for further improvements in the design as we proceed 
through design development. Given our assurance on this point, the 
quality of our working relationship with you to date, and the 
relatively minor nature of your concerns as expressed on the 30th, we 
hope you find it possible to recommend approval of the schematic 
design as formally submitted to the Boston Redevelopment Authority on 
September 11, 1987. 

Let me respond to your concerns in order: 

1 . Access Drive: Parking Ramp, Intersection Design, Pool We agree 
that the Pier 4 entry court should herald views of the marina basin 
beyond, and establish the metaphor of the slip of water which existed 
in this location historically. Your idea of extending the pool south 
of the parking garage ramps is an interesting one. Potentially it 
could help us better mask the garage entrance, and reinforce the 
notion of the old slip. We will study various alternatives which 
bring water south of the garage ramps. 

We will also try to improve upon the design of the intersection of 
Old Northern Avenue and the Northbound Seaport Access Connector Road 
located south of the Athanas property. We agree that in its present 
configuration, the island and jug handle are not very pleasing, 
however well they may work from a traffic engineering point of view. 



85 East India Ro« 
Suite 41 E 
Boston, MA 
03110 

617-720 0775 



Mr. Robert Kroin 
February 5, 1987 
Page Two 



2. Harborwalk; Continuity at Restaurant, Width on East Side The 
preservation of the Pier 4 restaurant is foremost cunong our 
development objectives. This will be a very difficult goal to 
achieve given that construction of the Pier 4 project is expected to 
continue for 7-8 years, and that this will have a serious disruptive 
effect on the restaurant's appearance and parking accommodation. 
Accordingly, at the very least, we feel must protect the restaurant 
from any physical changes which would alter its operations. 

Currently, the restaurant's kitchen, with its associated loading 
dock, dumpsters, and saltwater storage barges, is located on the east 
side of the restaurant structure, tight to the eastern edge of the 
pierhead. The restaurant's patio, which is relatively small but 
nevertheless grosses several million dollars a year, extends fully to 
the northern edge of the pierhead (which is also the northern limit 
of the Athanas's ownership). Continuous public access around the 
existing restaurant is thus impossible. Nevertheless, we respect 
your desire to promote this goal. We will work to try and improve 
the quality of public access around the south and west sides of the 
restaurant. 

We will increase the width of the Harborwalk on the east side of the 
site to a minimum of 17 feet, as per your request. We will also 
design the placement of trees and benches so as to create a 
pedestrian walkway of at least 12 feet clear. 

3. Galleria and Arcades: Height, Expression of Entrances and 
Passageways We agree that from an aesthetic point of view, the 
arcades facing the plaza should be greater than one-story. We will 
increase the height of the north-facing arcades — which are those 
immediately adjacent to the galleria — to a height of two-stories. 
We are interested in your ideas about how to increase the height of 
the west-facing arcades at the hotel. If together we can explore 
different ways of accommodating the hotel function rooms and 
mechanical space, we may be able to increase the west-facing arcades 
as well. 

We agree with you that the expression of entrances and passageways 
must be handled very sensitively. We will study ways of giving more 
prominence to the plaza-side expression of both the galleria and the 
E-W passageway through the hotel. We will carefully consider the 
appropriate expression of galleria on Old Northern Avenue, bearing in 
mind that the parcel across the street is likely to be developed as 
public open space. We will also carefully consider the degree to 



Mr. Robert Kroin 
February 5, 1987 
Page Three 



which passageways should be expressed on the entry court, given that 
our overriding urban design goal is, in Michael McKinnell's terms, 
"to cannonize views of the marina." 

U. Massing: Vertical Articulation of Hotel Tower We understand your 
desire to see a stronger transition between the shaft of the 
hotel/condo tower and the ornamental cap. We will try to improve the 
massing in the course of design development. 

5. Truck Dock Location We share your concern about the 
unsightliness of truck docks, and your goal of minimizing the size of 
truck dock openings in building facades. We will provide underground 
truck access for the hotel/condo tower. To minimize the visual 
impact of on-grade truck access, particularly in the office tower 
planned for Phase III, we will investigate your suggestion of 
providing a truck turntable such as at the Christian Science Center. 
We will also test the possibility of using your idea of a 
hammerhead-shaped truck maneuvering area behind a retail facade. 

6. Project Phasing; Interim Plan As you suggested, we will study 
alternatives for landscaping the Pier 4 parking lot in conjunction 
with the first phase of construction. You are quite right to point 
out that this landscaping will be critically important to the overall 
appearance of the project if we are not able to start construction of 
the second phase soon after completing the first. 

In summary, we believe we understand all of your concerns, and find 
ourselves in sympathy with all of your goals with the single 
exception of gaining public access around the existing Pier 4 
restaurant. We are grateful to you and your staff for your 
thoughtfulness about the Pier 4 Project, and constructive approach to 
suggesting improvements. We look forward to answering your concerns 
with a design development submission later this year. 



With best regards, 

tUau4 MU0- 

Ellen A. Watts 



cc. Stephen Coyle 
Susan Allen 
Michael McKinnell 
Michael Lauber 

bra : sg 



BOSTON PUBLIC LIBRARY 



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