Draft Project Impact Report - Boston Redevelopment Authority

Exeter Residences/888 Boylston
Height and Massing
In response to the comments by PruPAC and other commenters, the height and
massing of the building have been changed from the 2007 NPC/PNF. The height of
the 888 Boylston has been reduced from 19 to 17 stories, the curve of the glass facade
has been relaxed to present a gentler expression to the street, and the two story base
has been redesigned as a distinct podium expression from the building above.
The building will have a height of 242 feet. 888 Boylston is a predominantly vertical
reading building that contrasts with the horizontal nature of its neighbors. It serves
as a foreground element to the Prudential Tower and provides a unique backdrop to
the new plaza. Figures 3-17 through 3-20 provide perspective views of 888 Boylston
and its relationship to the Prudential Center, the surrounding neighborhood and
Boston’s skyline.
The Boylston Street façade is gently curved in order to preserve light and views for
the Mandarin Oriental Boston and the Hynes Convention Center. The Hynes
Rotunda remains in view from the street. Curving the façade will reduce 888
Boylston’s perceived width on Boylston Street, and it will also place new emphasis
on the relationship between the neighboring buildings. In addition, this
configuration opens up views down Boylston Street from within the building. A veil
of glass defines this façade, which is suspended in front of a larger, more solid mass
that includes the penthouse. Figures 3-24 thru 3-27 offer detailed Elevations of 888
Boylston.
Due to the MCCA easement modifications, the northwest corner of the podium has
been brought forward to eliminate the “dark” corner against the Hynes previously
proposed in the NPC/PNF. A proposed restaurant in the northeast corner of the
Hynes will spill out unto the plaza with seasonal dining to enliven the plaza.
Additional retail has also been added to the northeast corner of 888 Boylston to
provide more activity to that area of the plaza. The third floor is set back from the
curved façade above articulating a transition between the podium and main portion
of the building. The third and fourth floors are designed to be either retail space or
office space. A typical office floor for 888 Boylston is depicted in Figure 3-23.
A stepped south elevation follows the footprint of the turnpike and offers corner
offices with views to the Christian Science Center, mitigating against the proximity of
the Prudential Tower. The orthogonal nature of the south, east and west facades
returns the building to the Prudential Center and Back Bay grid, and will be a more
conventional aluminum curtainwall system with both metal panel and glass, and
aluminum mullion caps. Corner windows are emphasized with clear glazing
brought to the floor.
\\Mabos\projects\09916.00\docs\Permits\DPIR\Text\DPIR Chapter 3 Urban
Design.docx Urban Design 3-9