1 LONGWOOD PLACE BCDC FULL COMMITTEE 305 BROOKLINE September 6, 2022
A MIXED USE DISTRICT
A Site At The Intersection Of Area Uses
PUBLIC OPEN SPACE Limited Open Space Within The LMA
LONGWOOD PLACE BCDC Meeting September 6, 2022 2
SITE SITE
Skanska | Sasaki LONGWOOD PLACE BCDC Meeting September 6, 2022 3 FEB 2022 1.75M GFA Life Science & Research Commercial Office Retail Residential Community 10% Resi 13% Affordable Housing 2.3 Acres 42+% of Site is Exterior Public Open Space 170’-342’+ Variety of Building Heights and Building Sizes 12K SF Publically Accessible Community Space Commissioner Comments: How does the scale of this project relate
the scale
the existing neighborhood? Is this
of density
How
residential
integrated
the site? What
What
permeability
How
site
1 2 3 4 Building 1 - 342’ Lab/Office - 622K sf Building 2 - 239’ Lab - 519K sf Building 3 - 270’ Lab/Office - 424K sf Building 4 - 200’ Residential - 185K sf
to
of
amount
right?
can
be better
into
does it mean to create a Heart for the LMA? And where does that Heart really want to be?
does
look like for this site?
does the Emerald Necklace inform what is happening here and how does this
incorporate that asset?
AN EXPLORATION OF THE HEART
A Study Of Location & Character
Skanska | Sasaki LONGWOOD PLACE BCDC Meeting September 6, 2022 4
Skanska | Sasaki LONGWOOD PLACE BCDC Meeting September 6, 2022 5 1.70M GFA Life Science & Research Commercial Office Retail Residential Community 20% Resi 20% Affordable Housing 2.5 Acres 43+% of Site is Exterior Public Open Space; Dedicated Quiet Space Shielded From Brookline Avenue 170’-333’+ Variety of Building Heights and Building Sizes 15K SF Publically Accessible Community Space APR 2022 1 3 5 6 4 2 Commissioner Comments: Can you make a more significant Heart for the neighborhood? How does the massing at the north of the site engage with the corner? Where can you make stronger connections through the site to the existing context? What does it mean to have a more defined street wall? How do you create more hierarchy between the exterior open spaces? What does diversity of exterior open spaces look like in this public realm? Building 1 - 333’ Lab/Office - 477K sf Building 3 - 239’ Lab - 356K sf Building 5 - 269’ Lab/Office - 517K sf Building 4 - 210’ Residential - 124K sf Building 2 - 180’ Residential - 123K sf Building 6 - 150’ Residential - 103K sf
AN EXPANSION OF THE HEART
A Study Of Scale & Significance
CLEAR HEART
Remove central residential building and redistribute program to remaining residential buildings.
SHORTENED B4
Shorten central building within Heart and redistribute program to remaining residential buildings.
STREET WALL
Remove central building in Heart and rearrange buildings on north half of site to create stronger street wall on Brookline.
PAVILION IN HEART
Remove central residential building and redistribute program to remaining residential buildings. Add small pavilion to Heart.
Skanska | Sasaki LONGWOOD PLACE BCDC Meeting September 6, 2022 6
Skanska | Sasaki LONGWOOD PLACE BCDC Meeting September 6, 2022 7 1.70M GFA Life Science & Research Commercial Office Retail Residential Community 20% Resi 20% Affordable Housing 2.8 Acres 45+% of Site is Exterior Public Open Space; Significant Increase Of Heart Size & Proximity To LMA 170’-320’+ Variety of Building Heights and Building Sizes 15K SF Publically Accessible Community Space Commissioner Comments: What is the right proportion of height between the central commercial buildings? How do these masses become architecture? What guidelines are part of this master plan? JUL 2022 1 3 2 4 5 Building 3 - 239’ Lab - 336K sf Building 2 - 267’ Lab/Office - 440K sf Building 1 - 320’ Lab/Office - 553K sf Building 4 - 210’ Residential - 208K sf Building 5 - 170’ Residential - 163K sf
FEBRUARY 2022 APRIL 2022 JULY 2022
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PROJECT IN CONTEXT Figure Ground
ACTIVE PASSIVE CONNECTOR 1 4 3 2 5 Skanska | Sasaki LONGWOOD PLACE BCDC Meeting September 6, 2022 9 PUBLIC REALM APPROACH
Of Open Space
Hierarchy
Skanska | Sasaki LONGWOOD PLACE BCDC Meeting September 6, 2022 10 REVISED SCHEME Response To Feedback 1 4 3 2 5 Pilgrim Rd Midblock Driveway Brookline Avenue Riverway Larger Heart Stronger Street Wall Massing At Apex Clear Hierarchy Of Open Spaces Strong Connection To Context Multimodal Bike & Ped Connection Winsor School Boston University Emmanuel College Beth Israel Short Street Ext
| Sasaki
PLACE BCDC Meeting September 6, 2022 11
Skanska
LONGWOOD
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CONTEXTUAL RELATIONSHIPS Site Sections
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BUILDING RELATIONSHIPS ENTRANCES & ACTIVE USES GROUND FLOOR CONNECTIONS MASSING RELATIONSHIPS TO PUBLIC SPACES DIVERSITY OF SPACES & EXPERIENCES ACTIVE EDGES STREETWALL ARTICULATIONS HIERARCHY OF EXTERIOR OPEN SPACE COMMITMENT TO PUBLIC & COMMUNITY SPACES DESIGN GUIDELINES
PROGRAMMATIC
