chinatown gateway urban design charrette

Chinatown Gateway CharretteSAS/ Design, Inc. January 2008

EXECUTIVE SUMMARY 1

EXISTING CONDITIONSSITE CONTEXT 2EXISTING PARCELS 3GENERAL ZONING HEIGHTS 4URBAN DESIGN ANALYSIS 5

MASTER PLAN STRATEGIESCORE PRINCIPLES 6-10

MASTER PLAN PROPOSALPROPOSED PLANNING 11PROPOSED MASSING 12STREETSCAPE ENHANCEMENTS 13KEY PARCEL AND STREET SECTIONS 14

DEVELOPMENT PARCEL GUIDELINESPARCEL 25 15-16PARCEL 26 17-18PARCEL 27A 19-20

table of contents


I. OVERVIEWIn 2005, the Chinatown Gateway Coalition was formed to continue the planningprocess started by the South Bay Planning Study Task Force, focused on organiz-ing and informing the Chinatown community of the potential development opportu-nities for the Chinatown Gateway parcels. The Gateway Coalition includes: theAsian Community Development Corporation, Chinatown Residents Association,Chinatown Neighborhood Council, Chinese Progressive Association, ChineseConsolidated Benevolent Association, Chinese Economic Development Council,Chinatown Main Street and individual members of the South Bay Planning StudyTask Force.

In 2007, the Coalition initiated a community charrette process with the primaryobjective of examining the development of the Chinatown Gateway District in thegreater context of the Chinatown neighborhood and the Leather District, to deter-mine the optimum vision for the Chinatown Gateway parcels addressing the needsof the residents, business-owners and visitors alike. The parcel designation, areasand location for the Gateway District were drawn from the South Bay PlanningStudy to correlate the efforts of the Chinatown Gateway Charrette with the BostonRedevelopment Authority’s (BRA) planning process and inform the city-led study.

The effort of the Chinatown Gateway Charrette highlights the importance for thedevelopment of this district to reconnect with Chinatown, the Leather District, andsurrounding neighborhoods; to create an iconic image for the southern gateway tothe City of Boston; and to promote the development of the Chinatown GatewayDistrict with a mix of uses and densities consistent with the overall well-being of theneighborhood and of the city as a whole.

The size and location of the Chinatown Gateway parcels makes this a prime smart-growth opportunity, with proximity to existing transportation infrastructure, possibili-ties for air-rights development, and reconnection to historic neighborhoods.

II. STUDY AREAThe study area for the Chinatown Gateway Charrette is 20 acres of land and air-rights bounded by Kneeland Street to the north, Atlantic Avenue and South Stationto the east, the Massachusetts Turnpike to the south, and Albany Street (SurfaceRoad) to the west. North of Kneeland street is the Leather District, east of the studyarea is the Fort Point Channel, south of the study area is the southern gateway toBoston, and west of Albany Street is Chinatown. The study area is identified as theChinatown Gateway Special Study Area in Article 43 of the City of Boston ZoningCode. The development of the study area will be governed by a reassessment ofthe current zoning by the City of Boston and new guidelines will be established.

III. CHINATOWN GATEWAY CHARRETTE PROCESSThe Chinatown Gateway Charrette process was structured around four participato-ry community meetings and a “community tour” presentation to various communityorganizations organized and conducted with representatives from the ChinatownGateway Coalition, local residents, business owners, city officials and interestedparties. The meetings were open to the public and structured to encourage broadparticipation and solicit ideas and feedback.

The objective of the first community charrette was to describe the existing historic,physical, and visual characteristics of the Chinatown Gateway District and the sur-rounding neighborhoods; solicit discussion and input; and establish common groundamong the participants to help create a cohesive vision and blueprint for positivedirection for the development of the Chinatown Gateway District. In addition, asummary presentation of previous planning studies, reports and focus group results,and a presentation by the BRA of its South Bay Planning Study provided generalcontext and overview for the charrette process.

The second community charrette was designed to solicit specific observations andrecommendations from the community to guide the potential development of theChinatown Gateway District. The charrette was organized as a “scavenger hunt”where the participants were organized into five teams and sent out into their neigh-borhoods to photo-document the eight best: places to work, places to live, places toshop and eat, open spaces, and community resources. The charrette teams thenpresented their case-studies, best examples and images to the general session.This information was invaluable to the generation of initial design alternatives andestablished a series of community priorities and core guiding principles.

At the third community charrette, the consulting team presented initial design alter-natives with illustrative drawings, case studies, and 3-D model images. The con-sulting team then introduced experts on issues of transportation, housing and devel-opment economics, and the design of parks and open space. These experts leddiscussion groups with the participants to gain more detailed information regardingthe needs and desires of the community and to provide the charrette participantswith “rules of thumb” for best practices to enable better informed discussion of thepossibilities and realities for development in the Chinatown Gateway District.

After the third community charrette, members of the Coalition and the consultingteam took the initial community priorities, core principles, and design alternatives ona “community tour” of ten meetings to disseminate the charrette finding to a broad-er audience of community organizations. The fifth and final community charretteallowed the Coalition and the consulting team to reaffirm the community priorities,core principles and preferred design alternatives for the Chinatown GatewayDistrict.

IV. COMMUNITY PRIORITIES AND CORE PRINCIPLESThe observations, feedback, and information received from the Chinatown GatewayCharrette process led to the formulation of priorities and principles that the commu-nity used to organize the needs and desires of the residents and business ownersfor the improvement of Chinatown and the surrounding neighborhoods, and to helpguide the potential development of the Chinatown Gateway District. It is the intentof the Chinatown Gateway Coalition to use these priorities and principles to informPhase II of the South Bay Planning Study.

The design alternatives, program of uses and densities presented in this documentare the direct result of these community priorities and core guiding principles andrepresent a broad vision for the implementation of the development for theChinatown Gateway District.

Community Priorities• Reunify and Expand Chinatown

• Affordable Housing for Different income levels

• A Recreational Park

• Jobs for the Community

• Community Space and Library

• Small Business Development

Core Guiding Principles• Mixed-use, Mixed Income Housing on terra firma

• Landscape as an Extension of the Rose Kennedy Greenway

• Cultural Mixed-use for the Trigen Building

• Development that Promotes Local Jobs and Small Businesses

• A Phased Development Overall

page 1executive summary


I. OVERVIEWThe Chinatown Gateway District is the southern gateway to downtown Boston. Theimage at top left shows the district’s relationship to greater Boston. Looking at thecity from this distance shows the different neighborhood patterns within Boston: theBack Bay, Beacon Hill, the North End, Chinatown, the Leather District, and theSouth End. The uniqueness of each of these neighborhoods contributes to theunderstanding of Boston as a whole.

The aerial view from the south (top right image) illustrates the existing massing ofthe Boston city fabric surrounding the Chinatown Gateway District. The imageshows the district’s proximity to the Fort Point Channel, South Station and theMassachusetts Turnpike - former roads and waterways that now offer significantopportunities for redevelopment - as well as the dramatic difference in heightbetween downtown Boston, the Leather District and Chinatown.

The location of the Chinatown Gateway District is at the center of one of Boston'slargest public transportation hubs. Access to the district from the Red, Orange, andGreen T lines, as well as bus and commuter rail transport systems, offers numerousways for people to commute to and from this area.

The color-coded massing of the surrounding districts (bottom right image) furtherillustrate the variety of neighborhood patterns and building massing surrounding theChinatown Gateway District.

The new Rose Kennedy Greenway extends through the downtown, and joins theLeather District with Chinatown and the Chinatown Gateway District. The develop-ment of this greenway provides a series of parks and open space linking the vari-ous neighborhoods of the City of Boston.

page 2site context

Aerial View of Gateway District from the SouthChinatown Gateway District Location within Boston

Surrounding Districts Surrounding District Massing


I. OVERVIEWThe Chinatown Gateway District is identified as a Special Study Area in the City ofBoston Zoning District Map, and this area has been further described in the BostonRedevelopment Authority’s (BRA) ongoing South Bay Planning Study as a numberof potential development parcels. These parcels can be seen in the image shown atbottom left and in the photographs on the right.

The edges and boundaries of the study area are Kneeland Street to the north,Atlantic Avenue to the east, the Massachusetts Turnpike to the south, and AlbanyStreet to the west.

These parcels are significant areas of land situated between ramps and overpass-es of the complex highway system that characterizes the area. The BRA led SouthBay Planning Study is examining the opportunity to “deck over” the highways andadd development potential with air rights.

Parcel 25 (top right) is located at the important intersection of Kneeland and AlbanyStreet and is directly adjacent to the proposed new mixed-use residential develop-ment at Parcel 24 (not part of the current study area). This parcel physically linksChinatown with the Leather District and is a key pedestrian access point to theChinatown Gateway District.

Parcels 26a and b (middle right), fronting on Kneeland Street, physically link theChinatown Gateway District with the Leather District and South Station. The inter-section of Kneeland Street and Atlantic Avenue at these parcels provides an impor-tant link to public transportation for the district. The existing Pagoda Park is locatedwithin Parcel 26a, and the Trigen building is within Parcel 26b.

Parcel 27a (bottom right) is isolated amongst the ramps and overpasses of the com-plex highway system that surround it. This parcel has been identified as the mostproblematic for development because of the difficulty of access from street level.

The Chinatown Gateway Charrette examined how the parcel developments couldbe seamlessly integrated with the historic neighborhood patterns of Chinatown andthe Leather District. This process resulted in establishing a physical design strategyto “build on land first”.

page 3existing parcels

Image at Parcel 25

Image at Parcel 26a and 26b

Image at Parcel 27aSouth Bay Planning Study Parcel Map

Character Images of Chinatown


I. OVERVIEWThe Chinatown Gateway parcels fall within an area currently governed by two adja-cent zoning districts established by the City of Boston: the Chinatown GatewaySpecial Study Area within the Chinatown Zoning District, and the South StationEconomic Development Area (EDA). These zoning districts each contain differentregulations that pertain to allowable use, height and densities.

The image at bottom shows the Gateway study area, the neighboring LeatherDistrict, and the South Station EDA with regard to the allowable heights of each zon-ing district. The Leather District (shown in yellow) is currently zoned for one hundredfeet of allowable building height, as is the Chinatown Gateway District (shown inblue). As can be seen, those parcels within the South Station EDA (shown in red)contain heights up to four hundred feet.

The three images at the top of the page illustrate general massing envelope extru-sions of the Gateway parcels. This series of three dimensional diagrams show com-parative height relationships between the parcels and the surrounding buildingmassing in the Leather District and Chinatown. The diagrams were used for theChinatown Gateway Charrette to evaluate potential massing heights and determinedesired options for the study area.

As part of any development of the study area, the current zoning will be reassessedby the City of Boston and new guidelines will be established.

page 4general zoning heights

Existing Allowable Zoning Height Envelopes

Parcels at 100’ General HeightEnvelope




I. OVERVIEWTo create a holistic urban design strategy for the Chinatown Gateway District, gen-eral categories of analysis need to be determined. With a concrete understandingof these categories, broader observations can be made that greatly influence thedesign strategy for the parcels in the Gateway District that will enhance and inte-grate the study area into the existing neighborhood districts.

A. External Nodes and GatewaysPeople come to Chinatown everyday to eat in the restaurants, visit the New EnglandMedical Center, conduct business, and pass through to the nearby Financial andTheater districts. In addition to the local residents, the daily influx of foot traffic putssignificant pressure on the existing pedestrian infrastructure. The area is servicedby the Green Line at Boylston Street, the Orange Line at Chinatown and NewEngland Medical Center, and the Red Line and Commuter Rail at South Station. Thetop left image shows two major points of entry into the Chinatown and LeatherDistricts and also shows the location of the historic Chinatown Gate.

B. Streets and CorridorsAs seen in the top center image, a hierarchical system of streets and corridors con-nects Chinatown, the Leather District and the Chinatown Gateway District. Thethree major east/west axes from Boston Common and Chinatown (Boylston, Beach,and Kneeland Streets, shown in red) and the three minor north/south axes, (Lincoln,Utica, and South Streets, shown in green), connect the surrounding districts to theGateway Study Area. Atlantic Avenue and the John Fitzgerald Expressway (shownin blue) border the study area and provide major vehicular routes into and out of thecity. Like the pedestrian traffic generated in the area, the complex level of vehicularthrough traffic should be considered and managed in any development strategy.

C. Influential IntersectionsThe key intersections of Lincoln and South Streets with Kneeland Street are impor-tant visual corridors linking the Chinatown Gateway District with downtown Boston.Further, the intersection of Beach and Lincoln Street is also important because fromthis vantage point one can see South Station to the east and the Chinatown Gate tothe west, thereby providing a strong visual link between Chinatown, the LeatherDistrict and the Chinatown Gateway area.

D. Existing Open SpaceAvailability of and access to green space is vital to many communities. As can beseen in the bottom diagram, the Chinatown Gateway District and surrounding neigh-borhoods have a significant lack of this important resource. With any developmentof these parcels, a strategy to incorporate publicly accessible green space shouldbe considered.

page 5urban design analysis

Existing Open Space

Streets and CorridorsExternal Nodes and Gateways Influential Intersections


I. MIXED-USE, MIXED-INCOME HOUSING ON TERRA FIRMAA fundamental strategy for the development of the Chinatown Gateway Districtparcels is to carefully knit into the existing pattern of blocks along Kneeland Street.This takes advantage of the existing network of transit infrastructure, businesses,housing and streetscapes as a strong foundation for the development of the parcelsin the new district. It is the intent of the Chinatown Gateway Charrette to reconnectthe development opportunities with the fabric of Chinatown and the Leather District.

Two vital components of this strategy are: the continuation of the street wall alongKneeland Street, and the extension of the existing block pattern of the LeatherDistrict to create a seamless integration for the Gateway parcels.

A. Continuation of Kneeland Street WallKneeland Street is a historic east/west crossroad connecting Chinatown with SouthStation and the Fort Point Channel. As shown in the 3-D model image at bottom left,there is a distinct pattern of mixed building heights and densities along both sidesof the street that creates a lively continuous street wall which forms a unique envi-ronment of shops, businesses, and streetscape. The character of this street wallshould be preserved by the development of the Gateway parcels as infill in kind witha complementary mix of uses, densities and massing. The identification of KneelandStreet as an important “crossroad” highlights the need for continuity.

B. Extension of the Leather District PatternThe strategy to “build on land first” on the parcels along Kneeland Street offersgreater flexibility for the development of the Chinatown Gateway District. The char-acter, scale and uses of the Leather District block pattern is appropriate to the con-tinuation of the Kneeland street wall and to knitting the Gateway parcels into a cohe-sive neighborhood pattern. The comparative scale of the Leather District is also suit-able to the size of the Gateway parcels along Kneeland Street.

The proposition to build mixed-use, mixed-income housing on these parcels first,may afford greater economic efficiencies for this type of development and places theresidential uses in closer proximity to the existing residential neighborhoods.

page 6core principle #1

Existing Leather District Footprints

Lincoln and South Street Main Axes

Extension of Leather District Pattern

Kneeland Street: Main Axis

Continuation of Kneeland Street Wall


2. LANDSCAPE AS AN EXTENSION OF THE ROSE KENNEDY GREENWAYAs part of the investigation by the Chinatown Gateway Charrette participants, oneteam documented the best examples of open space. Interestingly, the participantspresented images of parks well outside the Chinatown neighborhood, showingexamples of both active and passive use parks from Boston Common to as far awayas Cambridge. They expressed the need for both these types of parks to be includ-ed in the Chinatown Gateway District.

A. Air Rights Parks - “Deck the Freeway”Many cities around the country have joined a movement to deck over the highwaysin their cities to develop parks and open space and reconnect neighborhoods to oneanother and to their waterfronts. The three images at top left show examples of dif-ferent kinds of parks being built over the freeways. The two images at lower leftshow examples of sunken and terraced landscapes to fill the spaces between theramps. These two creative methods are applicable in the Gateway District.

B. Extension of the Greenway and Network of Open SpaceThe tangle of roadways in the Chinatown Gateway District can be seen in the 3-Dmodel image below. Landscape and open space in the Gateway District should beconceived as an extension of the Rose Kennedy Greenway, a system of parks overthe expressway that links Boston from the North End to Chinatown. Decking over aportion of the roadway below provides a large, active use park next to Chinatown.Connecting that park to the Rose Kennedy Greenway and to an extensive network(diagram at left) of public spaces in the Gateway District offers opportunities for var-ied open spaces accommodating both active and passive uses.


Leif Erikson Park, Duluth MN South River Walk Park, Trenton NJ Olympic Sculpture Park, Seattle WA

Example of Sunken Gardens

Example of Terraced Gardens Extension of the Rose Kennedy Greenway and Network of Open Spaces 3-D View of Existing Roadways in Chinatown Gateway District


3. CULTURAL MIXED-USE FOR THE TRIGEN BUILDINGThe discussion of any proposed development for the Chinatown Gateway Districthas frequently involved what to do with the Trigen Plant building. The current powerplant supplies energy to customers in Boston, and the relocation of this service hasbeen discussed as prohibitive to any proposed development. If the current use wereto be relocated, what should be done with the existing building? It could be torndown, the site mitigated, and new development raised in its place, but this buildinghas been around since at least 1938, as can be seen in the image below, and rep-resents a part of Boston’s industrial history.

The participants in the Chinatown Gateway Charrette voiced their need for a cultur-al resource to be included in the Chinatown Gateway District, such as a library,museum, or community resource center. Other cities have designed these uses intoout-moded power plants and factory buildings with great success: the Tate Modernart museum in London, England, inhabits a turn-of-the-century power plant; anentertainment and retail complex was inserted into a power plant on the InnerHarbor in Baltimore, MD; and the City of Minneapolis combined the remnants of oneof its mill buildings with a museum program for the Mill City.

The adaptive reuse option for the Trigen building offers flexibility for the redevelop-ment of Parcel 26 and at the same time introduces the desired cultural resourceswhile preserving a piece of Boston’s past.


Baltimore Power Plant Minneapolis Mill City Museum London Tate Museum

Trigen Building Existing Condition Proposed Cultural Mixed-use for Trigen Building Image from Cover of “Boston Evening Transcript” (1938)


4. DEVELOPMENT THAT PROMOTES LOCAL JOBS AND SMALL BUSINESSAs part of the investigation by the Chinatown Gateway Charrette participants, oneteam documented the best examples of mixed-use development of the scale, char-acter and size desired for the Chinatown Gateway District. The three images at thetop of the page are illustrations of: ground-level retail footprints of a size that is con-ducive to small businesses; an appropriate scale of residential mixed-uses; and thecreation of a lively entertainment and commercial urban room for public use.

The image at bottom left illustrates the fine grained texture of the proposedstreetscape and open space network and the image at bottom right illustrates theintegration of different scales and mix of uses for the disposition of the ground levelbuilding footprints in the public realm. The variety of the types of spaces envisionedin the master plan offers opportunities for both large-scale commercial and small-scale business, promoting the location of small businesses closer to Chinatown andthe Leather District.


Small-scale Retail at Essex Street Residential and Commercial Mixed-use atTremont Street Urban Room at Sony Center, Berlin, Germany

Public Realm Open Space Plan Diagram with Mix of Uses and Smaller Footprints


5. A PHASED DEVELOPMENT OVERALLThe proposition to “build on land first” allows greater flexibility in the potential devel-opment of the Chinatown Gateway District. Each parcel can be considered inde-pendently for an optimum development to occur at any given time, responding tocurrent market conditions. Each parcel has valuable frontage opportunities andadjacencies to existing infrastructure. As the market forces dictate the viability of aspecific use, the parcel corresponding to that use in the proposed master plan canbe developed.

Building on land first does not preclude future decking over of the highway to creategreater development potential or open space. It does however, allow the develop-ment of the Chinatown Gateway District the flexibility for organic growth accordingto changing market conditions and places greater value on the parcels over existingland, reserving air-rights for public use.


Existing Conditions Parcel 25 Parcel 26a and b

Parcel 27a

Overall Massing Composition View from Financial District


I. OVERVIEWThe proposed planning combines the core principles described above into a cohe-sive master plan for the Chinatown Gateway District. The plan represents the resultsof the community charrettes and incorporates direct feedback from various neigh-borhood organizations, business owners and residents.

The illustrative site plan shows the general character and disposition of buildingsand public spaces on the parcels and how the parcels connect to the adjacent dis-tricts. The planning also addresses the importance of Kneeland Street as a “cross-roads”. Kneeland Street borders the north side of Parcels 25 and 26, and is a mainaxis from Chinatown to South Station. Ideally buildings should be designed alongKneeland Street that complement the existing fabric and texture of the city. Theseparcels can act as a catalyst to the development of the rest of the study area, forwhen this street becomes activated, the rest will follow.

The first goal is to create parcels and structures that continue the existing fabric ofthe adjacent districts into the new parcels. This is accomplished in the parcels locat-ed between Kneeland Street and the Connector Road. As can be seen at left, eachof these parcels provides a full building frontage along Kneeland Street to continuethe street wall. Once this goal is accomplished, each parcel is developed different-ly to enhance various levels of development and open space.

The second goal is to create usable open space accomplished in a twofold manner:(a) the plan proposes a pedestrian-oriented network of sidewalks, bridges and gen-eral passageway enhancements; and (b) the plan proposes two formal greenspaces - a formal park and a park for active recreational uses.

The formal park, central to the overall plan, is the “Asian Garden” located on Parcel26a and b. This park incorporates elements of traditional asian gardens like water,stone, bridges, footpaths and shelter, providing green space for the residents ofChinatown that could also become a tourist destination for the city of Boston.

The second green space is an active recreation park created by decking over thehighway to the south of Parcel 25. This park is screened with a buffer of trees alongthe edges and contains an open field conducive to many uses and types of activity.

Finally the plan connects to the Fort Point Channel parkland district through apedestrian walkway that bridges over the rail and vehicular roadways. This connectsChinatown, the Leather District and the Chinatown Gateway District to the water.

page 11proposed planning

Proposed Illustrative Site PlanExisting Site Plan

Proposed Public Realm Plan


I. OVERVIEWThe development of the Gateway District parcels is a complex process governed bymany factors fundamental to any plan. Zoning, the context of the surrounding neigh-borhoods, movement of cars and people, availability of open space, and the eco-nomic realities of development, among others, contribute to the implementation of asuccessful plan.

The proposed massing for the Chinatown Gateway District is a direct result of aninvestigation by the Charrette participants of their existing neighborhoods. The par-ticipants were asked to photo-document and present the best of: places to work,places to live, places to shop and eat, open spaces, and community resources. Thisinformation formed the basis for an overall massing diagram for the district illustrat-ing the optimum distribution of building envelope heights and forms, open space,and potential programs of use.

The proposed massing exhibits elements that respect the desires presented by thecommunity such as: building height setbacks along Kneeland Street, higher densi-ties toward the South Station EDA, the adaptive re-use option for the Trigen build-ing, opportunities for local business, and the strategic location of an open space net-work as an extension of the Rose Kennedy Greenway

The image at left shows the proposed massing envelopes for the ChinatownGateway District parcels in relation to the existing neighborhoods. The image belowis a rendering of the potential streetscape and open space elements.

page 12proposed massing

Overall Building Massing Envelopes in District Context Image of Gateway District from Turnpike


page 13streetscape enhancements

I. OVERVIEWThe creation of usable open space by designing a pedestrian-oriented network ofsidewalks, bridges, general passageway enhancements and parks was a priority ofthe Chinatown Gateway Charrette. Generous sidewalks, planters and landscaping,street furniture, and well-designed pavement patterns help define the public realmand encourage pedestrian uses.

A. Kneeland and Lincoln Street EnhancementsThe majority of streetscape enhancements are designed for the south side ofKneeland Street, with complementary upgrades to the existing streetscape on thenorth side of the street. Using a concept of an asymmetrical sidewalk (wider on thesouth of Kneeland Street), an environment is created that is conducive to street life,with sidewalk restaurants and shops, thereby improving the character of the street.

The sidewalk to the south of Kneeland Street on Parcels 25 and 26a and b is a min-imum of 25 feet wide with planters and trees providing a green buffer between thepedestrian and vehicular traffic. The width of the sidewalk should be sufficient forboth passersby and sidewalk cafes in order to enhance the quality of activity in thepublic realm.

This same streetscape language is continued south on Lincoln Street to help movepedestrians through to the South Station Connector road south of the parcels.

B. Connector and Surface Road EnhancementsThe streetscape along the Surface Road west of Parcel 25 connects the RoseKennedy Greenway to the proposed park south of Parcel 25. The gradual set-backof the building massing on Parcel 25 along the Surface Road widens the sidewalkto almost 100 feet and provides landscaping that encourages the continuation ofpedestrian use and movement up to and through the parcel.

From the intersection of the South Station Connector and Surface Road, one cansee both the park south of Parcel 25 and the pedestrian bridge to Parcel 27a whichleads to the great urban room (plaza) at the heart of Parcel 27a.

With these enhancements, using width, material and greenery, the streetscapes forthe Chinatown Gateway District encourage the pedestrian to inhabit the publicrealm.

Connector StreetscapeKneeland Streetscape


I. OVERVIEWThe parcel and street sections are provided for a greater understanding of the inten-tions of the streetscape improvements and the building massing, as well as to helpillustrate how the proposed planning for the Chinatown Gateway District will relateto the surrounding neighborhoods.

A. Kneeland Street SectionsThe participants of the Chinatown Gateway Charrette determined that any develop-ment along Kneeland Street should appear to be of a similar height to the buildingsof the Leather District, and that additional building height was acceptable if the build-ings simply stepped back from the street frontage.

As can be seen in the two street sections at top left, the buildings step back 20 feetto achieve the appearance of complementary height with the Leather District, pre-serving the Kneeland streetscape without sacrificing potential development. Onecan also see the streetscape improvements described in the previous section,including wider sidewalks on the south side of Kneeland Street, the green buffer,and ground floor retail to encourage street life.

B. Building Portal SectionsWhile the first goal of the Chinatown Gateway Charrette is to integrate any newdevelopment first with the surrounding districts, a secondary goal is for the devel-opment of the parcels to promote and enhance the pedestrian experience. In thetwo sections at top right, this is demonstrated by the creation of over-scaled portalsthrough the proposed buildings on the parcels at ground level to allow a visual con-nection through the block and a secondary pedestrian cross-axis through theparcels. These portals connect the Rose Kennedy Greenway extension on Parcel25, to the Trigen Courtyard on Parcel 26, and to the proposed uses on Parcel 26b.

C. Longitudinal and Trigen Courtyard SectionsThe longitudinal section at bottom left illustrates the network of streetscape andopen space proposed by the Chinatown Gateway Charrette. The heart of this net-work is the three different public spaces: the great urban room in the center ofParcel 27a, the recreational park south of Parcel 25, and the “Asian Gardens” in theTrigen courtyard.

The location of the “Asian Gardens” on Parcel 26 behind the Trigen building createsa formal public oasis accessible half a block from Kneeland Street and the LeatherDistrict that allows the street wall environment to be maintained. As can be seen inthe section, the gardens are terraced up to the street level of the South StationConnector, providing pedestrian access to the Connector from Kneeland Street.

page 14key parcel and street sections

Conceptual Longitudinal Section at Parcels 26a and 27a Section at Trigen Courtyard

Kneeland Street SectionParcel 25

Kneeland Street SectionParcel 26

SectionParcel 26 Portal

SectionParcel 25 Portal

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3 - 5STORIES

5 STORIES

EXISTING 6 STORY BUILDING

EXISTINGSIDE-WALK

KNEELAND STREET 10’ 15’ 10’EXISTING 8 STORY BUILDING

EXISTINGSIDE-WALK

KNEELAND STREET 10’ 15’ 10’

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I. PARCEL 25 - THE CROSSROADSParcel 25 is one of the smallest area parcels for development in the ChinatownGateway District. However, this parcel is significant to the proposed planning of theChinatown Gateway Charrette because of its proximity to both the Leather Districtand the new mixed-use residential development of Parcel 24, as well as the possi-bilities for establishing a strong physical connection to the proposed Rose KennedyGreenway landscape extension.

The proposed building with mixed-use residential uses is envisioned to have a sim-ilar architectural character to the stone and masonry buildings in the Leather District.The building massing incorporates the stepped height along Kneeland Streetdemonstrated in the previous section. The maximum height of the building envelopealso responds to the massing context for the proposed new development on Parcel24. The over-scaled portal through the building along the Surface Road provides thedesired pedestrian cross-axis connecting the parcels along Kneeland Street.

As previously described, the building’s footprint on the parcel will be gradually setback along the Surface Road to widen the sidewalk and provide an important visu-al connection and pedestrian access to the proposed park behind the parcel. Thegradual set-back of the building massing widens the sidewalk to almost 100 feet andprovides opportunities for landscape enhancements to encourage the continuationof pedestrian activity and extend the Rose Kennedy Greenway into the ChinatownGateway District.

page 15parcel 25

Parcel 25 Proposed Streetscape Image and Massing

Parcel 25 Existing Image Along Albany Street


page 16parcel 25 design guidelines

Massing Envelope

50’ SETBACK (MIN.)

10’ GREEN SPACE

KNEELAND STREET

20’ SIDEWALK

135’ TO PORTAL(MIN.)

150’ TO PORTAL(MIN.)

10’ GREEN SPACE

30’ SIDEWALK

90’ SETBACK (MIN.) 20’ SIDEWALK 10’ GREEN SPACE

CONNECTOR

120’

90’ SETBACK(MIN.)

10’GREENSPACE

30’SIDE-WALK150’ TO PORTAL (MIN.)

135’ TO PORTAL (MIN.)

85’

50’

15’

20’ SIDEWALK

10’ GREEN SPACE

50’ SETBACK(MIN.)

20’ SETBACK(MIN.)

120’

60’

50’

15’

30’ SETBACK

Potential Building Massing

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D)

I. PARCEL 25 STRATEGYParcel 25 is located on the corner of Kneeland Street and Albany Street (the SurfaceRoad). The potential height of the building envelope is a maximum of 150 feet, pro-viding a transition from both Parcel 24 and the Leather District massing.

The façade facing Kneeland Street rises a maximum of 65 feet and steps back aminimum of 20 feet. A minimum 20-foot wide sidewalk is envisioned along KneelandStreet, and a 30-foot sidewalk along the Connector (both with an additional 10 feetreserved for landscaping). This allows for both streets to be pedestrian friendly.

There is a 50-foot setback from the corner of Kneeland Street and Albany Street anda 90-foot setback from the corner of the Connector and Albany Street. A 60-foot por-tal opening in the middle of the block connects Parcel 25 to the other parcels alongKneeland Street.

II. PARCEL 25 QUANTITATIVE GUIDELINESTotal Area of the Parcel: 66,758 sq.ft. 1.53 acresBuilding Footprint (including portal): 29,875 sq.ft. 0.69 acresGreenspace/Streetscape: 36,883 sq.ft. 0.85 acresPercentage of Greenspace/Streetscape: 55%Floor Area Ratio (FAR): 5.0

Square Footage by Program:Residential: 311,000 sq.ft.Retail: 24,750 sq.ft.

Parking Required (per 1000 sq. ft. of program):Residential: 187-249 spaces (x .6 - x .8)Retail: 10 spaces (x .4)Total: 197-252 spaces

Maximum Building Height 150 ft.

25’


I. PARCEL 26 - COMMUNITY CENTERED DEVELOPMENTParcels 26a and b are combined to support a wide mix of programs, includingmixed-income mixed-use residential, cultural, hotel, commercial, and entertainmentuses. The building massing at the intersection of Lincoln and Kneeland Streets issimilar in character to the building on Parcel 25, and has similar stepped heightsalong Kneeland Street. There is a portal through this building that aligns with theportal at Parcel 25.

The building massing at the intersection of Kneeland Street and Atlantic Avenue isa glass tower designed as a strong focal point for the Chinatown Gateway Districtand as an image for the southern gateway to Boston. The third “building” bridgesbetween the two and arches over the proposed “Asian Gardens” behind the Trigenbuilding.

The participants of the Chinatown Gateway Charrette expressed the desire for apassive, reflective public space similar to the kinds of spaces they had experiencedin China. The “Asian Gardens” (top image) envisions a landscape design with tradi-tional elements of Eastern landscaping. The main focus of the landscape is a large,shallow reflecting pool, and incorporates other elements of Eastern design such assculpture, pergolas, a bridge and a pavilion that overlooks the gardens.

The design strategy for this parcel includes the bold concept of an adaptive reuseoption for the Trigen building imagined as a cultural resource for the GatewayDistrict and the surrounding neighborhoods. Similar to other historic factory andpower plant buildings in Baltimore, Minneapolis and London, the Trigen is well suit-ed to house a cultural use such as a library, a museum or a community resourcecenter. The participants of the Chinatown Gateway Charrette have continuallyexpressed the need for this important community resource for the neighborhoods.

Trigen Building “Asian Gardens”

Atlantic Avenue: Before and After Series Looking South Toward Parcel 26

page 17parcel 26


I. PARCEL 26 STRATEGYParcel 26a is located at the intersection of Kneeland Street and Lincoln Street andincludes the Trigen building. The potential height of the building envelope for thisparcel is a maximum of 150 feet, providing a transition between Parcels 25, 26b andthe Leather District massing. The façade facing Kneeland Street rises a maximumof 65 feet and steps back a minimum of 20 feet. A minimum 20-foot wide sidewalkis envisioned along Kneeland and Lincoln Streets, and a 30-foot sidewalk along theConnector (both with an additional 10 feet reserved for landscaping).

Parcel 26b is located at the intersection of Kneeland Street and Atlantic Avenue. Thepotential height of the building envelope for this parcel is a maximum of 400 feet.One option for the massing envisions two towers separated by an elevated masswith mixed-use program spanning between Parcels 26a and b behind the Trigenbuilding, approximately 50 feet above the ground; this allows the inclusion of a sig-nificant open space at ground level in the middle of the block without reducing devel-opment potential. Parcel 26b also has 20-foot sidewalks, with an additional 10 feetreserved for landscaping. A two-lane road provides access to the rear Parcel 27a.

II. PARCEL 26 QUANTITATIVE GUIDELINESTotal Area of the Parcel: 172,527 sq.ft. 3.96 acresBuilding Footprint (including portal): 71,981 sq.ft. 1.65 acresGreenspace/Streetscape: 92,112 sq.ft. 2.12 acresPercentage of Greenspace/Streetscape: 53%Floor Area Ratio (FAR): 8.5

Square Footage by Program:Residential: 230,000 sq.ft.Retail: 26,000 sq.ft.Commercial: 489,000 sq.ft.Hotel: 671,000 sq.ft.Cultural (Trigen) 30,000 sq.ft.

Parking Required (per 1000 sq. ft. of program):Residential: 138-184 spaces (x .6 - x .8)Retail : 10 spaces (x .4)Commercial: 196 spaces (x .4)Hotel: 269 spaces (x .4)Total: 613-659 spaces

Maximum Building Heights:Building 1: 150 ft.Building 2: 400 ft.Building 3: 100 ft.

page 18parcel 26 design guidelines

Massing Envelope


20’ SIDEWALK10’ GREEN

SPACEKNEELAND STREET

2-LANE ROAD 20’ SIDEWALK10’ GREEN SPACE

20’ SIDE-WALK

BUILDING2

BUILDING1

BUILDING3

(ABOVE)

135’TO PORTAL

(MIN)

10’ GREEN SPACE

20’ SIDE-WALK(MIN.)

50’OVERHANG

TRIGENBUILDING(EXISTING)

30’ SIDE-WALK(MIN.)

10’ GREEN SPACE

CONNECTOR

400’

20’ SIDEWALK

2-LANE ROAD

15’

130’

50’

85’ 20’

20’ SIDEWALK10’ GREEN SPACE



10’GREEN SPACE30’ SIDEWALK

15’

120’(MAX.)100’

130’

350’

15’

50’

35’

15’

75’150’

SOU

TH S

T

LIN

CO

LN S

T

20’ SIDEWALK10’ GREEN SPACE

135’TO PORTAL

(MIN)


I. PARCEL 27A - THE URBAN ROOMJust as the City of Boston has evolved and transformed organically over time,Parcel 27a is envisioned as an organic composition of curvilinear structures enclos-ing a great urban room conceived as a plaza open to the public.

The graceful curve of the buildings rise in height from southwest to northeast as apurposeful gesture toward the highest building (proposed for parcel 26b) in theChinatown Gateway District. This strategy will also allow the scale of the buildingsto respect the massing of the surrounding neighborhoods, lower toward Chinatownand Albany Street, higher toward the intersection of Kneeland Street and AtlanticAvenue near the South Station EDA.

The otherwise isolated Parcel 27a will be made accessible via a vehicular drop-offand pedestrian concourse at the street level of the Connector. The extension ofSouth Street through Parcel 26b beneath the Connector will allow vehicular accessto the structured parking proposed at the ground level of this parcel.

The great urban room concept combines traditional urban plazas with more con-temporary open-air “winter gardens” to create a unique and lively public amenitysimilar to the Sony Center plaza in Berlin, Germany, among others. This plaza, andthe majority of the potential building program, will be on top of the base of two floorsof structured parking.

The combination of commercial and retail programs with the urban room conceptcreates a unique opportunity for high-end commercial mixed-use development onthis parcel and a retail hub destination for pedestrians, residents and tourists forshopping, restaurants, and related activities. The landscaped concourse from theConnector transitions the pedestrian from the texture of the surrounding neighbor-hood into a sophisticated, multi-level environment that would be unique in the city ofBoston. The continuation of a pedestrian bridge through the east side of the parcelconnects this urban room experience to the proposed park along the Fort PointChannel, completing the important network of streetscape and open space in theChinatown Gateway District into a vibrant public realm.

The isolation and distinctive shape of Parcel 27a position the development of thisparcel as a potentially groundbreaking and innovative project that could become animportant contemporary image for the southern gateway to Boston in the ChinatownGateway District.

page 19parcel 27a

Interior View of Parcel 27a Plaza

East - West Section: Parcel 27a Plaza

Exterior View of Parcel 27a from the South


page 20parcel 27a design guidelines

I. PARCEL 27A STRATEGYThe strategy for Parcel 27a consists of three organically shaped massing envelopesdesigned to reflect the layout of the parcel and enclose a public room. Building 1 hasa maximum desired height of 150 feet (above two floors of structured parking).Building 2 has a maximum desired height of 120 feet (above two floors of structuredparking). Building 3 has a maximum desired height of 80 feet (above two floors ofstructured parking). A 60 foot wide separation between Buildings 1 and 2 isdesigned to provide a pedestrian walkway connection to the Fort Point ChannelPark. An 85 foot wide separation between Buildings 1 and 3 is designed to providea pedestrian walkway connection to the Connector.

A minimum of two floors of structured parking is located underneath the three build-ing masses and the public room. The parking is accessible from both the Connectorand the road on Parcel 26b. The public room is a plaza with landscaping. This plazais accessible through the use of a ramp from the Connector to the 85-foot separa-tion. A continuous balcony extending 20 feet from the face of the buildings will sur-round the plaza.

II. PARCEL 27A QUANTITATIVE GUIDELINESTotal Area of the Parcel: 152,690 sq.ft. 3.50 acresBuilding Footprint: 120,122 sq.ft. 2.76 acresGreenspace/Streetscape: 55,429 sq.ft. 1.27 acresPercentage of Greenspace/Streetscape: 36%Floor Area Ratio (FAR): 6.0

Square Footage by Program:Retail: 97,250 sq.ft.Commercial: 787,500 sq.ft.

Parking Required (per 1000 sq. ft. of program):Retail & Commercial: 354 spaces (x .4)

Maximum Building Height (above parking decks):Building 1: 150 ft.Building 2: 120 ft.Building 3: 80 ft.


Massing Envelope

CONNECTOR

85’ SEPARATION(MIN.)


BUILDING1

BUILDING2

BUILDING3

120’ (MAX.)

2 FLOORSPARKING(MIN.)


80’ (MAX.)

150’(MAX.)

2 FLOORSPARKING

(MIN.) 85’ SEPARATION(MIN.)

75’

2 FLOORSPARKING

60’ SEPARATION

150’

2 FLOORSPARKING

85’ SEPARATION

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