1 A NEW LIBRARY FOR BOSTON ARCHITECTURAL COLLEGE 0 BOYLSTON (CORNER OF MASS. AVE. AND BOYLSTON) BOSTON, MA ARCHITECTURAL PROGRAMMING/CODES TM 7685 04-07-2010 J J E E F F F F R R E E Y Y c c . . E E S S T T E E S S 29 MANSON ROAD KITTERY, MAINE 03904 TELEPHONE: (207) 752-3845 EMAIL: [email protected]
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0 Boylston Street has 373 feet facing Boylston, 140 feet on Massachusetts
Avenue, and 400’ abutting the old ICA Green Line entrance. The site has a ten foot setback on
both roads, and three feet on the back side.
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PHOTOGRAPHS OF THE SITE AND ITS SURROUNDINGS:
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A B
D C
F E
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MAP SHOWING WHERE EACH PICTURE WAS TAKEN FROM:
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A
B
D
C
F
E
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PPAATTHHSS
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From The BAC, there are two paths that lead many
students to the Hynes Stop on the Green Line. A library on
either of these paths would be convenient to the students
who use that stop.
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EEDDGGEESS
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The Library would be best located within the edges of
Mass. Ave. and the Mass. Pike. Heavy edges like these would
separate The BAC from a new Library.
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DDIISSTTRRIICCTTSS
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It is not necessarily important for the library to be in one
district and not another. The biggest concern regarding location
is distance from The BAC.
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NNOODDEESS
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The best location for a Library would be a site where
Multiply paths of Vehicular and Pedestrian traffic converge with
people entering and exiting Public transportation and parking
areas.
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LLAANNDDMMAARRKKSS
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A Floating Landmark could benefit a library, by allowing it to
be located from a distance, but the more important landmark would be
a Grounded Landmark. The most likely point of departure for the
Library would be from the BAC, which would be close by, so a
Grounded Landmark would have a greater effect.
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The site is drawn here with two foot contour lines. The highway is shown running below the site.
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The site is entirely vegetation free, except for the occasional weed that may pop up in the
side walk cracks. The site is surrounded by manmade structure on all sides, except a portion of
the rear, which overlooks a small garden of trees.
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DAYS w/ PRE-
CIP DAYS w/
T-STORMS DAYS w/
FOG AVG.RAIN
FALL(inches)
AVG. SNOWFALL
(inches) DAYS w/
SNOW TYPICAL
SKY COVER
JANUARY 12 N/A 10 2.6 12.02 7 OVERCAST
FEBRUARY 10 N/A 9 2.4 12.02 6 OVERCAST
MARCH 12 1 11 3.0 8 4 OVERCAST
APRIL 12 1 11 3.7 0.98 1 OVERCAST
MAY 12 2 13 3.5 N/A N/A OVERCAST
JUNE 10 3 12 3.1 0 0 OVERCAST
JULY 9 4 12 2.9 0 0 OVERCAST
AUGUST 10 4 13 3.6 0 0 OVERCAST
SEPTEMBER 8 2 11 3.1 0 0 OVERCAST
OCTOBER 9 1 12 3.3 N/A N/A OVERCAST
NOVEMBER 11 N/A 11 3.4 0.98 1 OVERCAST
DECEMBER 11 N/A 10 3.3 8 5 OVERCAST
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AVERAGE WIND
SPEED WIND DIRECTION
JANUARY 16 NW
FEBRUARY 16 NW
MARCH 16 NW
APRIL 15 NW
MAY 14 SW
JUNE 13 SW
JULY 11 SW
AUGUST 11 SW
SEPTEMBER 13 SW
OCTOBER 13 NW
NOVEMBER 15 NW
DECEMBER 15 NW
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12:00 pm
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AVERAGE HIGH
TEMP.
AVERAGE LOW
TEMP.
AVERAGE MEAN TEMP.
HIGH RECORD
LOW RECORD
AVERAGE DAYS BE-
LOW FREEZ-ING
AVERAGE DAYS
ABOVE 90
JANUARY 36 22 29 72 -30 26 0
FEBRUARY 39 24 32 70 -18 23 0
MARCH 46 31 39 89 -8 17 0
APRIL 56 41 48 94 11 2 N/A
MAY 67 50 59 97 31 0 N/A
JUNE 77 59 68 100 41 0 3
JULY 82 65 74 104 50 0 5
AUGUST 80 64 72 102 46 0 3
SEPTEMBER 73 57 65 102 34 0 1
OCTOBER 62 46 54 90 25 N/A N/A
NOVEMBER 52 38 45 83 -2 7 0
DECEMBER 42 28 35 76 -17 22 0
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'
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8:00 am
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8:00 AM
4:00 PM
12:00 NOON
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12:00 pm
4:00 pm
8:00 AM
12:00 NOON
4:00 PM
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SSHHAADDOOWWSS:: SSUUMMMMEERR SSOOLLSSTTIICCEE
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12:00 NOON
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8:00 am
12:00 pm
4:00 pm
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8:00 am
8:00 am
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12:00 NOON
4:00 PM
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VVEEHHIICCLLEESS PPAATTTTEERRNNSS
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Because this will be a library, Traffic was studied during hours the library would
be in use. Below are the total numbers of cars to enter the intersection during each cycle
of the traffic light. Each light was green for approximately 60 seconds.
Day/ Time Monday 2-22-2010 Tuesday 2-23-2010 Wednesday 2-24-2010
9:00am 20 - 30
Most from the south
Fewest from the east
25 - 35
Most from the south
Fewest from the east
20 - 30
Most from the south
Fewest from the east
11:00am 15 – 25
Relatively equal from
all directions
10 – 25
Relatively equal from
all directions
20 – 30
Relatively equal from
all directions
1:00pm 20 – 30
Relatively equal from
all directions
20 – 35
Relatively equal from
all directions
20 – 30
Relatively equal from
all directions
3:00pm 20 – 30
Relatively equal from
all directions
20 – 30
Relatively equal from
all directions
20 – 30
Relatively equal from
all directions
5:00pm 25-40
Most from north
Fewest from east
25-45
Most from north
Fewest from east
25-40
Most from north
Fewest from east
7:00pm 20-30
Most from north
Fewest from east
15-25
Most from north
Fewest from east
25-30
Most from north
Fewest from east
9:00pm 15 – 25
Relatively equal from
all directions
15 – 25
Relatively equal from
all directions
15 – 30
Relatively equal from
all directions
Based on several days of studying vehicular traffic at the intersection of Boylston
and Massachusetts, I can conclude that traffic remain consist throughout the day. The
busiest times fall around 9:00am and 5:00pm. The pedestrians greatly reduced the rate of
traffic during peak hours.
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The thin blue lines represent common paths. It is clear which paths are traveled most
frequently.
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Below is the a count of people per minute whom walked past the site along either
Boylston Street or Massachusetts Avenue.
Street/ time Boylston Mass Ave
9:00am-10:00am 6 7
10:00am-11:00am 8 9
11:00am-12:00pm 7 8
12:00pm-1:00pm 14 16
1:00pm-2:00pm 11 10
2:00pm-3:00pm 9 9
3:00pm-4:00pm 10 10
4:00pm-5:00pm 12 14
5:00pm-6:00pm 15 17
6:00pm-7:00pm 14 15
7:00pm-8:00pm 6 7
8:00pm-9:00pm 5 5
9:00pm-10:00pm 4 4
In conclusion, there are slightly more people walking Massachusetts Ave. most of the day.
The peak pedestrian hours seem to be noon and around 5:00. The largest group of users
appeared to be Berklee Students going from one class to the next, but at peak hours, office
workers populated the streets. The Prudential center was a popular destination around lunch
time. In the evening most traffic came to or from the Green Line station.
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The diagram below shows the distance a person could walk to in five and ten minutes.
Blue covers a quarter mile, while red covers one half of a mile.
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PPUUBBLLIICC TTRRAANNSSPPOORRTTAATTIIOONN
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SSUURRRROOUUNNDDIINNGG UUSSEESS
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The site is currently occupied by the Mass. Pike, but the buildable part of the site above the highway is not, and was not used.
FFOORRMMEERR SSIITTEE UUSSEE
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It is very clear in this diagram that building on this site could complete the grid.
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Master Plan
0 Boylston is currently owed by the Massachusetts Turnpike Authority, but there have been talks with developers to sell the air rights over the Highway. The MTA hopes development of this site, and 3 others above the Mass. Pike, will build a better sense of connection among the surrounding neighborhoods.
Historic
When the back Bay was first created, the corner where this site is was intended to be a part of the rectangular city block pattern. With the Mass. Pike occupying the land, this part of the block was lost.
Archeological
As the site is elevated above ground, there would be no purpose for an archeological study.
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Historically, the site was a part of the Back Bay grid. When the Mass Pike was built, it
cut into the city block. Currently, the site sits vacant and inaccessible above the Mass Pike.
SSIITTEE HHIISSTTOORRYY
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The lot at 0 Boylston Street is appraised at $3,508,500.00. This assessment is the land value only, as there is not a building on the site.
The five reasons for site selection that are most significant in directing the program are:
1) Shadow patterns will be very important in the program, as a library will require a comfortable balance of natural light.
2) The break that the highway cuts in the grid will play a big role. The library will be conforming to the Back Bay's grid.
3) The site has no existing vegetation or natural features, so the program will not have to work around trees or ledge.
4) This is going to be a flat site, reducing stairs and ramps, which take up floor space.
5) The lack of structure on the site allows for a new structure, as opposed to the unexpected hassles and costs that come with reconstruction.
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CODES
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The lot at 0 Boylston Street in Boston, Massachusetts is zoned for business,
which would make a College Library “conditional.” The BAC is not a state University, and therefore falls under the label of “Business.”
There is a height restriction of either 8 floors of 120’, but the 120’ limit comes with this footnote:
" ^a. Planned Development Areas.* The whole or any part of a subdistrict may be established as a planned development area if such area contains not less than one acre and the commission has received from the Boston Redevelopment Authority, and has approved, a development plan or, if the area contains not less than five acres and is not located in a residential zoning district, a master plan for the development of the planned development area. Before transmittal to the commission, such development plan or master plan shall have been approved by said Authority after a public hearing,
provided, however, that no development plan or master plan shall be approved by said Authority unless said Authority finds that such plan conforms to the general plan for the city as a whole and that nothing in such plan will be injurious to the neighborhood or otherwise detrimental to the public welfare. A development plan shall set forth the proposed location and appearance of
structures, open spaces and landscaping, proposed uses of the area, densities, proposed traffic circulation, parking and loading facilities, access to public transportation, proposed dimensions of structures, and may include proposed building elevations, schematic layout drawings and exterior building materials, and such other matters as said Authority deems appropriate to its consideration of the proposed development of the area."
There is a ten foot setback in the front, three feet on the side, and five feet at the rear. The site is on a corner and triangular, resulting in a setback of 10’ along both streets, and 3’ along the back. Three feet are given along that side, rather than five, because this side does face other buildings, not an alley.
The site is large enough, and the building will be small enough, that there will not be a problem. In use
group A3, with Construction Type IIB, the allowed size is 29,820 square feet and limited to three
stories. This will not be a problem, as the proposed building is 3 stories, and only 25,000 square feet.
The proposed Library will have sufficient egress to comply.
The goal is for the BAC’s new library to achieve a minimum of a silver certification.
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CULTURE
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Historic Context
For the most part, the residents of The Back Bay, and those who frequently pass through
take pride in the history of the Back Bay. Mill Pond, which once sat where The Back Bay is
today, was filled in and a grid of streets was laid on the new land. The grid and its creation set
the neighborhood apart from the rest of the city. Almost anyone familiar with the neighbor is
willing to take a moment to discuss its creation.
Architectural Context
The Back Bay is famous for its Brownstone buildings, but is also home to some more
modern buildings, such as the Prudential Center, the BAC’s 320 Newbury location, and the
Apple store.
Demography
Age: 5% under 18, 87% 18 – 64, 8% 65+
Income: $66,428 Average
Employment: White Collar: 85%
Blue Collar: 15%
Education: No High School: 3%
Some High School: 2%
Some College: 9%
Associates Degree: 5%
Bachelors Degree: 43%
Graduate Degree: 38%
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Social Issues
The Bus Stop and intersection become very difficult to navigate at times, as people meet
here and pause to have a conversation on the sidewalk. There is nowhere to sit, or even seek
shelter, while waiting for a bus.
Political Issues
The site is currently owned by the state, so, for it to be sold or leased, there would
naturally be many political issues that would have to be dealt with. For one, who takes control of
the site? Who maintains the site? How much is it sold or leased for?
Economic Issues
There is a small population of People Standing on the streets asking for spare change.
The span of the open bridge, and wind it causes, might prevent people from walking from
Newbury Street to Boylston along Massachusetts Ave.
Conclusion
The library will likely have no impact on, nor be impacted by, the demographics of the Back Bay, because they are not the population who will be using it. The Pedestrian traffic versus people talking will have the biggest effect, because the library will bring new traffic patterns to the site.
Politics is the second most important factor, as some agreements will have to be made by all parties involved. Possibly, building for ease of access and maintenance will be required in the sale/lease agreement.
Another issue to look at is economic benefits of sheltering people from wind on the bridge.
Because of the blend of old and new architectural styles, there is a choice of which style to build in.
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EVIDENCE
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Physical Traces:
Leftovers
This Lock is evidence that the fence was once used for bicycle storage.
Missing Traces
Nothing is in this space to show it gets used.
CCOONNTTEEXXTT OOFF EEVVIIDDEENNCCEE
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Adaptations for use:
Connections
This woman is making use of the median to get to the bus stop form the T-stop.
Separations
The orange marker is dividing cars from people.
Props
A lock was used to turn this fence into a makeshift bike rack.
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Displays of Self
Identification
Someone has marked this as their territory by painting their name.
Group Membership
A fan has shown their admiration for this band.
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Public Messages
Official:
Here is a sigh to inform people how to get to the Subway.
Illegitimate:
This seems to be an advertisement someone stuck to the handrail
Conclusion
The two most important discoveries here are: that people are dissatisfied with
the official pedestrian traffic patterns, and people do not occupy the space around the site for a
long length of time.
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BEHAVIOR
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10:00am Wednesday 2-24-2010 Overcast around 40 degrees:
Density:
There was a steady flow of people and cars. About 8 people and 25 cars passed per minute.
Wayfinding: Most people knew where they were going, and appeared to have their favorite places to cross.
Many people did not use the crosswalks. It looks especially difficult for people to exit the
Subway and walk to the crosswalk to get to the bus stop.
Stress/Accidents:
While no accidents were observed, there were many opportunities for collisions between cars
and pedestrians. There were too many people – in cars and on foot – trying to get through the
intersection at the same time.
Conclusion: The biggest Problem is that drivers and pedestrians are in a constant struggle over who gets to go
where and when.
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INFORMATION
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Client: Name: The Boston Architectural College
Address: 320 Newbury Street
Boston, Massachusetts
Building Use:
Library
Description:
The BAC is an independent professional college concentrating on
Architecture, Interior Design, Landscape Design, and Design Studies. The
BAC offers Bachelor’s and Master’s degrees. The BAC was founded in the
1880s as the Boston Architectural Club. Its concurrent learning program
combines classroom lessons with work in architectural firms.
The BAC prides itself on its connection to the community, opening its
gallery to everyone, and continuing its connection to the design community,
from which the BAC began. Everyone is welcome to visit the gallery and
library. The BAC’s staff is made of practicing professionals.
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Interviewee: Name: Mika Gilmore
Place: 320 Newbury St. Rm. 402 (Computer Lab)
Time: 6:00pm 3/9/2010
Conclusion:
Mika is moderately disrupted by talking, but no other regular noise in the
library bothers her. She doesn’t listen to music to block out the noise, because she wants
in to be quiet. She likes to have a place where she can sit with her laptop and work
comfortably, with plenty of space for books. She, and other users, is not happy with the
chairs. Mika would like the books to be in the center, and have work stations all around.
Lights are not as good as they could be. She wants a dedicated shelf to keep the books
she is working with, and she wants access to them 24 hours a day.
SSTTUUDDEENNTT IINNTTEERRVVIIEEWW SSUUMMMMAARRYY
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Interviewee: Name: Whitney Vitale (Employed at BAC for five years)
Place: Library
Time: 5:30pm 3/9/2010
Conclusion:
The level of noise in the library, as it is now, is not a problem for Whitney, but
she fears that she contributes to noise that disturbs users. Her job does not require her to
be in the way of users, but there is the potential for BAC Student Workers to, while
putting away books. The library needs to have private spaces for small groups. Other
libraries she has worked in have had private rooms. As it is today, the alcove gets plenty
of use. As for flexibility, the library isn’t able to keep up with the demand for scanners.
The BAC library employs 7 full time workers, and usually 1 to 3 BAC Student Workers.
The library also has several Clerks who work a few hours a week. The BAC is one of
only a few libraries in Boston that does not allow only BAC students to use the resources.
SSTTAAFFFF IINNTTEERRVVIIEEWW SSUUMMMMAARRYY
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Interviewee: Name: A Wentworth student who would not give his real
name, for fear that he was not really supposed to
be in The BAC's library
Place: The Bac Library
Time: 7 :00pm 03/09/10
Conclusion:
He was afraid that he was sneaking in, but he was, in fact, allowed to be in the
library. It may have been because of the time of day, but he found the noise to be a
distraction. He said if he felt that he was in the way, he would leave and come back
another time. He is, as he pointed out, not paying to use the resources like the BAC
students. If the school were smaller, any new face would get noticed. I, actually, first
tried to interview him as a BAC student, and that was the only way I knew he was from
Wentworth. The fact the current library is on the 6th
floor, is very likely preventing more
people not associated with the BAC from using the library.
My original assumption was that the cost would be somewhere around $10 million. The result was 10 and a half million.
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From my analysis of cost, I can estimate that the total cost should be somewhere around $10.5 million. $4.3 million of that would be the cost of the building itself. The site is valued at $3.5 million, but, being over a highway, would likely only be leased to the school and not sold, so this price will change depending on negotiations between the school and MBTA. If the site is not purchased, the total budget should be around $7 million, but a recurring payment would be made for the lease.