PUBLIC MEETING #2 April 20, 2022
LONGWOOD PLACE 305 BROOKLINE
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LONGWOOD PLACE
THE LMA IS AN URBAN CORE
A MIXED USE DISTRICT
PUBLIC OPEN SPACE
Imagine Boston 2030 calls for mixed use
A Site at the Intersection of Area Uses
Limited Open Space within the LMA
SITE
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LONGWOOD PLACE
A PLACE TO GATHER
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A PLACE TO WORK
A PLACE TO LIVE
LONGWOOD PLACE
GUIDING PRINCIPLES Let’s Make This A Place
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A PUBLIC HEART FOR THE LMA
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A PERMEABLE AND CONNECTED PLACE
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RESPONSIBLY BUILD OUT THE URBAN FABRIC
LONGWOOD PLACE
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Where We Were & What We’ve Heard Initial PDA Submission
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INITIAL PDA
1.75M GFA
FENWA
Life Science & Research Commercial Office Retail Residential
10% Resi
BOSTON UNIV.
200 Units
2.3 Acres 42% of Site is Exterior Public Open Space
170’-350’+
EMMANUEL COLLEGE
Variety of Building Heights and Building Sizes
7-15 Years
WINSOR SCHOOL
BETH ISRAEL
Phased Build Out Skanska | Sasaki
LONGWOOD PLACE
A PLACE TO CONNECT Mixed-use program
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WHAT WE’VE HEARD
RESIDENTIAL
OPEN SPACE
● Look at increasing residential use/number of units on site
● Examine the variety and balance of open space typologies, i.e. active vs passive and their users
● Consider the distribution of residential use on site
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● Consider the distribution of open space on site
HEIGHT + MASS ● More study around building heights and footprints ● Evaluate massing options for the buildings next to existing condos and Winsor School
TRANSPORTATION ● Consider restricting pick-up/drop-off activities on Pilgrim Rd
● Minimize impacts to existing resident parking
● Pay close attention to shadow impacts on the EN and neighbors
LONGWOOD PLACE
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How We’ve Responded Revised Design Proposal
LONGWOOD PLACE
Project Improvements
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PDA
REVISED PROPOSAL
167,000 SF (10%)
340,000 SF (20%)
200 Units
388 Units
INCREASE AFFORDABLE HOUSING
15%
20%
REDUCE OVERALL SF BY 50,000SF
1.75M SF GFA
1.70M SF GFA
42%
48%
BTW. BUILDINGS
13,000 SF DEDICATED
12,000 SF
15,000 SF
1,039 SPACES
897 SPACES
DOUBLE THE RESIDENTIAL ALMOST DOUBLE RESIDENTIAL UNITS
INCREASE ON-SITE OPEN SPACE BY 19,000 SF
CREATE DEDICATED QUIET GREEN SPACE INCREASED COMMUNITY SPACE REDUCE PARKING
LONGWOOD PLACE
DESIGN EVOLUTION
PDA
REVISED DESIGN FENWAY
FENWAY
4 3
BOSTON UNIV.
2a
WINSOR SCHOOL
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1.75M GFA Delivered in phases over 7-15 yrs
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10% Consolidated To The Northern End Of The Site (in yellow)
42% of the Site
2.3 Acres Public Exterior Open Space
Variety of
Heights Total height including penthouses
EMMANUEL COLLEGE
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WINSOR SCHOOL
From 170 ft to 342 ft
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EMMANUEL COLLEGE
BETH ISRAEL
200 Residential Units
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BOSTON UNIV.
2b
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Life Science & Research, Comm Office, Retail, Residential
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Life Science & Research, Comm Office, Retail, Residential
1.7M GFA
Delivered in phases over 7-15 yrs
BETH ISRAEL
388 Residential Units
20% Dispersed Throughout The Site (in yellow)
48% of the Site
2.8 Acres Public Exterior Open Space
From 150 ft to 333 ft
Variety of
Heights Total height including penthouses
LONGWOOD PLACE
CONCEPTUAL DESIGN APPROACH The Heart Of The LMA
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DRAW FROM NEARBY CHARACTER
CONNECT THROUGH THE SITE
EMPHASIZE ACCESS POINTS & GATEWAYS
DEFINE A CENTRAL SPINE
INTEGRATE INTERIOR AND EXTERIOR SPACES
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CONCEPTUAL DESIGN APPROACH Creating Robust Public Realm
ACTIVE EDGES & GATEWAYS
ENGAGING HUBS
CONNECTORS
PASSIVE RETREATS
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GROUND FLOOR PROGRAM | Revised Proposal
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OPEN SPACE | Revised Proposal
MAIN HEART + PASSIVE SPACE PDA: 27K SF NEW PROPOSAL: 35.5K SF
PDA: THIS SPACE WAS LOCATED BETWEEN BUILDINGS
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LONGWOOD PLACE
DESIGN EVOLUTION
1.75M SF GFA
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PDA
REVISED DESIGN
1.70M SF GFA
LONGWOOD PLACE
BUILDING HEIGHTS IN CONTEXT Neighborhood View
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AERIAL | Revised Proposal
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CAPITALIZING ON CONTEXT Forging Connections to Transit, Riverway, Emerald Necklace, & Neighbors
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SITE ACCESS Planning For Safe Multimodal Circulation
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PROJECT PHASING | Revised Proposal Projected Construction over Time
7-15 YEARS DELIVERY
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LONGWOOD PLACE
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Publicly Accessible Open Space
LONGWOOD PLACE
INTEGRATED PUBLIC REALM Rooms Within Rooms
ACTIVE
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ENGAGING HUBS
PASSIVE CONNECTOR
CONNECTOR
GATEWAY
ACTIVE EDGES & GATEWAYS
CONNECTORS
GATEWAY
PASSIVE RETREATS
LONGWOOD PLACE
OPEN SPACE Tapestry Of Characters
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A PUBLIC HEART FOR THE LMA
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2 1
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GROUND FLOOR PLAN GATEWAY
CONNECTOR
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QUIET SPACE
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FORUM
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CENTRAL HEART
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LIVING ROOM
GATHERING
GATEWAY
LONGWOOD PLACE
GATEWAYS An Inviting Landscape
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CENTRAL HEART Active Edges With Flexible Central Open Space
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FORUM Interior Programmable Public Realm
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LIVING ROOM Residential & Community Amenity
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CONNECTOR A Green Pedestrian Link
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PASSIVE QUIET SPACE A Framed Landscape
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Benefits Recap
LONGWOOD PLACE
PUBLIC BENEFITS SUMMARY Community/Social
Public Realm Enhancements
Community space: 15,000 SF on ground floor.
Public Realm: ± $6 million commitment to
Opportunity for Training Hub.
transportation and public realm improvements
Economic Linkage:
± $17 million housing ± $3 million jobs/workforce
along site frontage. Job Creation: ± 5,000 permanent jobs
Housing Creation: ± 388 new rental units (20% affordable units).
Short Street: 28 ft. wide multi-use landscaped
± 5,000 construction jobs
path for bikes and pedestrians. Diverse Retail/Amenities: 44,000 SF of
diverse on-site retail offerings.
Open Space: 2.8 acres of publicly accessible
Transportation: $5/SF Lab Space
on-site open space. Daycare Study: Market and demand study to understand feasibility on site.
Off Site: Construct new sidewalk on Park Dr.
Temporary Uses: Collaboration with MASCO
Emerald Necklace: Construct an accessible
for continuous activation for 10-15yr buildout
ramp to Riverway; Lighting Design Study; Wayfinding/Signage Design and Implementation
Public Art Opportunities: Partner with local
study/Roundhouse improvements.
organizations and schools Skanska | Sasaki
LONGWOOD PLACE
THANK YOU
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LONGWOOD PLACE