ISSUE 3: 2023
now+next A dynamic new addition to Boston’s skyline, the Raffles Boston Back Bay Hotel & Residences marks the debut of the global luxury brand in North America. With an inventive cantilevered design, the 35-story glass tower represents an ambitious mix of uses, offering 147 guestrooms, 146 residential condominiums, 16 gathering spaces, and the city’s only sky lobby. The $400M property is designed with particular sensitivity to its surrounding context as the building is located within a neighborhood defined by a dense low-rise historic architectural fabric and adjacent to the iconic Hancock Tower. With an exterior that is sculpturally distinctive, it explicitly distinguishes itself from the adjoining buildings, instantly recognizable for its refined, curved profile. Transforming the relatively narrow urban footprint yielded both programmatic and urban design benefits, granting the structure a contextually scaled street presence while allowing the building a unique freedom of movement on the upper levels. The landmark development, offering one-ofa-kind hospitality experiences, captures the timeless essence of Boston’s character while honoring the legendary hospitality synonymous with the Raffles brand.
UNDERUTILIZED OFFICE SPACE: RIPE FOR REINVENTION Restoring the vibrancy of cities through the adaptive reuse of existing buildings to catalyze positive and sustainable change
Diagram C
B
y now everyone is aware of the public discussion around office to residential conversions as a solution to addressing the eyewatering vacancy rates in downtown office markets brought on by COVID-19. Suddenly an entire nation of office workers realizes that they don’t have to work in an office, which has emptied out city centers everywhere. City officials across the country have embraced the idea of residential reuse to infuse empty office blocks with the 24/7 activity that urban residential uses could bring. In July, Mayor Wu announced a “Downtown Office to residential Conversion Pilot Program” of tax incentives and streamlined permitting for Boston. The next month, Mayor Adams launched a similar program in New York and many other cities are following suit. Despite the boosterism of public officials, the idea has had a lukewarm reception from the real estate community. In conversation and in articles, there seems to be widespread skepticism of the idea. This is intriguing, given that our firm has converted every conceivable structure to housing. It hasn’t mattered how specific the original building design was to its original purpose, there have always been ways to make the buildings work for housing. We have adapted schools, factories, warehouses, hospitals, streetcar trolly garages, and power plants to housing. Given this, we can collectively rise to the challenge of office conversion.
Diagram B
What seems clear, however, is that the naysayers have a certain kind of office building in mind when they express skepticism about office to residential conversion. They are not talking about early 20th century office buildings such as the 23 story 1920’s era Superman Building which TAT is currently converting to 308 units in Providence, Rhode Island. The obstacles commonly cited suggest they are talking about modern office towers. The two issues raised most often are the building envelope and the deep floor plates of typical office towers of the fifties through to the present. These challenges seem overstated. While the skin of a glass office tower is often non operable and, depending on the vintage, not particularly energy efficient, retaining it as is need not be an a priori assumption. Many older glass office towers may need to be reclad anyway and in other cases, sections of curtain wall or stacked storefront exteriors may be selectively replaced with operable sections.
Diagram A
As far as floor plate depth is concerned, the cross-sectional width of the typical office tower may be a market benefit in the work-fromhome environment. The generic modern office layout is 45’, 30’, 45’ in cross-section (see diagram A), the 30’ representing the width of the core and 45’ from the core to the exterior wall. In a multi-tenant scheme this makes the distance from the common corridor to the exterior wall 40’. The typical cross-sectional width of a double-loaded residential building is between 60’ and 70’ with the depth of the apartment 28’ to 32’ measured from the common corridor to the exterior wall. That extra 8’ to 12’ of apartment depth then provides enough space for the much sought-after home office, or even a small interior bedroom with borrowed light. Common restrooms in the core can be converted into revenue-generating tenant storage.
Another benefit of the office structure is the ability to provide much higher ceilings which improves penetration of natural light and offsets the greater unit depth. This is especially true if an allglass exterior can be maintained. The floor-to-floor height of a typical office building with a VAV HVAC system is usually around 13’ to allow for air distribution above a dropped ceiling at 9’ (see diagram B). Since residential buildings do not require such extensive air distribution the dropped ceiling could be eliminated or raised to the underside of structure, the lowest sections of which might be almost 10 ½’ above finished floor, or even higher if the ceiling is soffited around structure (see diagram C). The combination of unit depth and ceiling height could be ideal for loft style studios with interior sleeping areas. An intriguing possibility for the financing of such conversions might be the pursuit of historic tax credits. Threshold age eligibility for tax credits is 50 years. Beyond that, state and federal reviewers would have to be persuaded that the candidate tower is historically significant, but if obtained, a federal tax credit of 20% of the cost of construction would transform many office to residential development proformas. The real obstacle to office to residential conversion may not be design or the costs of conversion. It may be in the way office rents are charged compared with the way residential rents are charged. Residential rents are based on assumptions of rents per square foot within the apartment itself. Office tenants are charged not only for the square footage within their space, but also for a portion of all the common areas supporting it, which may be a 20% or 30% premium to their demised suite. This means, of course, that the development proforma takes a 20% or 30% discount on the revenuegenerating square footage. It’s an unattractive exchange. However, as tenant leases turn over and tenants decline to renew or renew for less space, and as landlords face commercial loan resets at higher interest rates, landlords and their lenders may not have any other option.
Michael Liu, AIA, NCARB Senior Partner + Design Principal
RAFFLES B O S T O N B A C K B AY H O T E L & R E S I D E N C E S In a dense historic neighborhood, TAT artfully crafts a striking mixed-use tower for global luxury brand’s long-awaited U.S. debut
The Raffles Boston Back Bay Hotel & Residences is a new 430,000 square foot luxury hospitality, retail, and residential destination lauded as “the city’s most exciting new hotel opening” by Robb Report. With an inventive cantilevered structure and Boston’s only hotel sky lobby, the 400-foot curved glass tower provides a dramatic new skyline statement within a challenging and historic context. The $400-million-plus, 35-story tower offers 147 guestrooms and 146 condominium units. It is the first-ever mixed-use property in North America for the worldrenowned Raffles brand, a part of the Accor world hospitality group. The development team is a partnership comprising Gary Saunders of Saunders Hotel Group, alongside their global development and equity partner Cain International, and Jordan Warshaw of The Noannet Group. “The development represents an ambitious mix of uses, with a design that is particularly sensitive to its surrounding context – the historic Copley Square and iconic Hancock Tower. The exterior is sculpturally distinctive and explicitly designed to set itself apart from the neighboring buildings. Our aim was to bring new design energy to the skyline, a fresh vitality to the area, and capture the distinctive personality of Boston while honoring the impeccable luxury and legendary hospitality synonymous with the Raffles brand.”
— Michael Liu, AIA, NCARB, Senior Partner + Design Principal
Recognizable for its scale and refined, curved profile, the Raffles Boston Back Bay & Residences creates a dramatic presence at the street level and across Boston’s horizon. In a neighborhood defined by a dense low-rise historic architectural fabric and the iconic 60-story, 790-foot-high John Hancock Tower, crafting an appropriate design solution and successfully integrating the structure into the context posed an intriguing challenge. The site has a modest footprint just 65 feet (20m) from the all-glass Hancock building and is adjacent to a historic landmark, the 100-foot-tall University Club. Transforming the narrow urban site required securing air rights over the historic neighbor, demolishing the existing eightstory Boston Common Hotel and Conference Center, and separating its steel structure and walls from the University Club. This allowed for an innovative solution by structural engineer McNamara Salvia. At the new tower’s fourth floor, above the party wall with the University Club, a bold 30-foot cantilever now extends overhead and supports the tower’s upper 29 stories – another 340 feet into the sky, with a second cantilever at the 17th floor. To support the cantilevered structure, a dense field of six-foot-wide caissons was then drilled into bedrock, approximately 120 feet, followed by 1.5 million pounds of steel plate girders and more than 1,428 cubic yards of concrete for the building’s sevenfoot-thick mat slab. The approach yielded both programmatic and urban design benefits, granting the tower a contextually scaled street presence while also allowing the
building to express itself as a sculptural form on the upper levels. Another critical design challenge arose from the Raffles tower’s proximity to the Hancock; the aim was to not only visually differentiate the new structure but also accommodate the extraordinary wind conditions resulting from the Hancock’s scale “The complex process behind the cantilever and orientation. To address these design serves as a testament to the deeply considerations, collaborative approach that defined the entire TAT’s designers Raffles project from start to finish. This arrived at the landmark development, with a one-of-a-kind Raffles tower’s hospitality offering, called for unusually complex elegant profile, design and construction techniques – resulting effectively responding to in a design that seamlessly blends the qualities the intense wind of global and local influences, intricately woven load. “We chose into the close-knit fabric of the Back Bay.” glass curtainwall assemblies whose — Gary Kane, AIA, NCARB, color provided a harmonious LEED AP BD+C, Principal contrast to the Hancock while also granting an optimal mix of vision and reflectivity for both residential and hotel uses,” explains Alexander Donovan, LEED AP, Senior Project Manager, responsible for the day-to-day delivery of the project. With a mixed-use program as complex as its architecture, the project team deployed an equally creative approach to the building’s interiors, generating a workable mixed-use program to meet the ambitious objectives of 16 distinct gathering spaces, including a variety of special venues dedicated solely to building residents. Upon entering the Raffles hotel lobby, guests ascend to the 17th floor and its Grand Stair -- an iconic signifier of the brand -- which spirals through the three-story Sky Lobby. Designed to serve several essential functions, including as a reception area, this light-filled space connects guests for socializing and offers four distinct food and beverage venues. Dining experiences include Amar by Chef George Mendes, the Long Bar & Terrace, a Paolo Ferrari-designed lounge with panoramic views of the South End, a moody two-floor Speakeasy and Writer’s Lounge, and a 3,000 square-foot ballroom with sweeping views of Boston. The 4th floor hosts an exclusive state-of-the-art gym, a 66-foot (20m) indoor pool, and the prestigious Guerlain Spa at Raffles Boston. For Raffles’ residents, a separate yet equally compelling entry sequence begins with a set of elegant, custom
wooden doors leading from the street to a dedicated lobby. Residents-only elevators bring homeowners directly up to the condominium levels at floors 15-16 for the pieds-à-terre, floor 21 for typical residences, and floors 34-35 for penthouses. Located on the 21st level is a private amenity space fitted with a library, sports lounge that includes a golf simulator, dining room, tasting kitchen, and secret garden. This level’s south-facing terrace, with its interior-exterior fireplace, provides the residential amenity spaces with a further connection to the South End neighborhood. “A broad range of luxurious amenities and shared spaces is essential to the Raffles brand. These elements are strategically programmed throughout the new tower with a deliberate arrangement that establishes a cohesive interior program, reflecting a carefully considered choreography of spaces and ensuring an exceptional experience for a diverse group of end users,” says Kim McDonald, AIA, project architect. Similarly, the tower’s curved form provides remarkable views from each guestroom and condominium unit. The design’s radial plan allows individual guestrooms and amenity spaces to extend outward, opening with wall-to-ceiling windows that increase natural daylight and offer panoramic views. The striking glass and aluminum exterior forms a distinctly modern impression, while the intimate and welcoming interior refuge is as timeless as Boston itself. PROJECT TEAM Hospitality Design Firm: Stonehill Taylor, designer of the hotel restaurant interiors as well as several hotel amenity spaces Interior Designer: Rockwell Group, designer of the fitness center, spa, residential amenities, and condominium unit interiors Retail Design Team: Studio Paolo Ferrari, designer of the Long Bar venue General Contractor: Suffolk Construction Structural Engineer: McNamara Salvia
Scan this QR code to view a drone video of Raffles Boston Back Bay Hotel & Residences
Photographer: Ed Wonsek
EVERETT MASSACHUSETTS
U
6 PROJECTS 2,023 UNITS
rban rejuvenation and regeneration require intentional collaboration between public and private partnerships to create successful strategies where residents can live, work, and thrive. Supported by a myriad of alliances, the renewal plan for the City of Everett is poised to revolutionize the area’s economic outlook, land use, and transportation planning. This transformation will be achieved by accelerating mixed-use redevelopment that imaginatively derives value from existing assets. With the intent of creating development that aligns with locally defined priorities and values, a primary goal
is to increase the availability and affordability of housing options with a significant shift towards mixed-income, sustainable development. TAT’s design of six new projects has become an impactful part of the city’s economic momentum. These developments breathe new life into former industrial sites and underutilized parcels, generating over two thousand units of housing. The multifaceted strategy seamlessly integrates residential, commercial, and retail spaces, expanding green space, implementing walkable streetscapes, and supporting cultural and community services for multigenerational residents.
25 GARVEY STREET
Client: Impact Development Partners + The Neighborhood Developers Located on a former industrial parcel, the 125 unit eco-friendly community will be the first 100% affordable multifamily development in almost 50 years
35 GARVEY Client: Greystar
A 4-acre 450 unit transit-oriented development with more than 12,000 square feet of amenity space, 6,500 square feet of retail space, and new multimodal connections
ARTEMAS Client: Quarterra
A 396 unit, $120M multifamily mixed-income community with 15,000 square feet of amenity space and 1,500 square feet of retail space, within walking distance of Rivergreen Park
SKY EVERETT
Client: V10 Development A 21-story tower comprised of 384 luxury units and 14,000 square feet of amenity space, including a rooftop restaurant and lounge offering panoramic views of the Boston skyline
ST. THERESE
Client: The Neighborhood Developers A new mixed-use community for residents ages 62+, comprised of 77 affordable units and six for-sale townhomes, with onsite supportive services for seniors and a pocket park
THE RESIDENCES AT RIVERGREEN Client: V10 Development
Transforming a long-vacant site, the new 830,000 square foot multifamily community will feature 591 mixed-income waterfront units along a stretch of the Malden River
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THE DOWNS
PORTLAND, MAINE The Downs is part of a 524-acre mixed-use development aimed at revitalizing the former Scarborough Downs racetrack site. The new 66,000 square foot multifamily community is designed with energy-efficient Passive House principles and a focus on Universal Design, fostering an environment conducive to independent living. The program consists of 51 fully accessible units which incorporates innovative smart-home technologies, a common living area for social activities, a dedicated workspace for service providers, and a mobility and assistive technology hub. The long-awaited development will help fill the affordable housing gap for disabled adults and their families. Designed for supportive housing provider 3i Housing of Maine (3i HoME) and national affordable housing advocate Preservation of Affordable Housing (POAH).
thank you.
As we embark on the new year, we would like to express our heartfelt gratitude to our longstanding clients and esteemed colleagues. Together, we share a common goal: to foster positive and meaningful change in the communities we serve. As an advisor and advocate in that process, we firmly believe in the transformative power of architecture. Our gratitude goes out to our talented team members for their unwavering dedication to this vision. They play a pivotal role in advancing our efforts, from generating affordable housing to revitalizing underutilized assets and pursuing more resilient and sustainable designs. In 2024, TAT will continue our foundational commitment. We remain steadfast in elevating living and working standards by creating vibrant, equitable communities through innovative solutions and making the architectural profession an everincreasing service to society. We recognize the trust and confidence you place in us, and for that, we are truly grateful.
Avalon Harbor Isle | Client: AvalonBay Communities | Photographer: Brian Lauer
+fyi Structural engineer McNamara Salvia’s design called for six-foot-wide caissons to be drilled into bedrock, approximately 120 feet, followed by 1.5 million pounds of steel plate girders to bind the caissons together before placing more than 1,428 cubic yards of concrete for the structure’s seven-foot-thick mat slab. Client: Trinity Stuart LLC Photographer: Ed Wonsek