PARCEL 9, BOSTON
Component I: Development Proposal
Boston History Center & Museum, Inc.
Cambridge Seven Associates
55 Court Street, Bo,ton. MA 02108
P: 617.)67.1955 F: 61~.367.1957
Board of Directors
~WW. 80\TO:O.Ml.\El. M.ORG
Louis Miller, Chalf
Rac:kl!mann. Sawyer & Hrt:w,ter March 9, 2012
/.ega/ Sea 1-ixi<J,
Richard A. Davey
Janey Bishoff Secretary of Transportation
Br,hoff('ommmucatwn' Massachusetts Department of Transportation
Janice Bourque 10 Park Plaza, Suite 4160
Hercu/e.- /echnology (;rnwlh ('apt/a/
William M. Bulger
Boston, MA 02116
L'mn•rHty of Ma,·,ac.:hu,etl\
Jill Ker Conway Dear Secretary Davey,
Pre.11de111 !'.men/a, Smtih College
Ve1eran.1 Benefit\ llearmghouse The Boston Museum is pleased to submit its proposal for the lease and development of Parcel 9 of
the Central Arteryffunnel Project.
Anne D. Emerson
Pre.}tdenl £menta, Boston Museum
The development ofParce19 represents an historic opportunity. Our proposed museum and
ft . h & Rtchardson
\ market building, linking the city's o ldest block to its newest park, will generate substantial
John Fish economic activity, civic pride, and increased awareness of Massachusetts' rich historical assets.
Ronald Lee Fleming Our project will strengthen the Haymarket Pushcart Market, animate the Rose Kennedy
Town.n:ape lmotllule Greenway, expand the Market District, and provide a new gateway to visitors on the Freedom
Churchill G . Franklin
Acacltan As.\et Management Trail.
Perrin M. G rayson, Esq.
( 'ommunlly Volunteer
Proposals for residential or office use of Parcel 9 threaten the future of the Haymarket Pushcart
Frank T. Keefe
Pre.Hdml and r £0, Bu.\/on Mu>eflttt Market. By contrast, we embrace Haymarket as a cherished part of Boston's living history, and
Don Law welcome the pushcart vendors into our ground-floor marketplace.
Ltve Nalton New England
Alyce J. Lee
Commumty Volunleer We fully accept MassDOT' s goal of beginning construction on Parcel 9 as soon as possible. Our
Ma.uachulell> lmltlule ofTecltnalagy experienced, hands-on development team is working closely with consultants and community
Kevin McCall representatives to assure an expedited approvals process. We acknowledge that we face a
J ane Manopoli Patterson
formidable job in raising the funds needed to build the Boston Museum. As we explain in our
( ·ommunlly Volunteer fundraising feasibility analysis, we are highly confident that our goal is achievable, in a region
James E. Rooney whose other museums have raised $1.5 billion in their recent capital campaigns.
Ma:'isachu,·eu~ Cmn•tmtwn Center Authonty
William B. Tyler
Rackemonn, Sawyer & Brewster
To assure you that we will move quickly, we would be open to having your approval of our
James B. White
li/aw Corpora/ton proposal be contingent on our raising cash and pledges sufficient to begin construction
Linda Whitlock within a specified number of years. Our site designation would expire if we didn't reach this
Ute Witt/lock Group
J . David Wimberly
goal. But our proposal, unlike any other, already has an independent feasibility study and business
Fronlter Capllal Managemenl plan which strongly concludes that if we build the Boston Museum, it will be very successful.
This fact will help ensure the success of our efforts to raise the necessary fu nds.
National Advisory Committee
Lou Casagrande The enormous public benefits of the Boston Museum make our proposal the best choice for the
Spencer R. C rew future usepf this im ortant parcel of publicly owned land. We urge you to accept our proposal.
Drew Gilpin Faust
Henry Louis Gates, Jr.
Doris Kearns Goodwin
Marian L. Heard
Michael P. MacDonald
Thomas H. O'Connor
Robert D. Putnam
Elizabeth Shannon \ E ank T. Keefe, President & CEO
Cathy Douglas Stone, Esq.
Margot Stern Strom
Schedule 1: PROPOSAL FORM
Reference is herein made to a certain Request for Proposals dated December 2011 issued by the
Massachusetts Department of Transportation relating to Central Artery Parcel9 (together with all
figures~ appendices, schedules~ and addenda~ the "RFP"). Initial capitalized terms, unless
otherwise defined herein~ shall have the meanings assigned to such terms in the RFP.
The undersigned (the "Proposer") affirms that it has read and fully understands the terms and
conditions set forth in the RFP~ and hereby agrees to the terms and conditions thereof
1. The Proposer hereby irrevocably submits its Lease Proposal for Central Artery Parcel 9
to MassDOT subject to the lease terms and conditions of the RFP.
2. The Proposer herewith submits a Submission Deposit in the amount of Fifty Thousand
Dollars ($50~000)~ which shall be held and disposed of in accordance with Section V.B.2
3. The Proposer agrees that all of the Proposer's expenses related to the preparation of this
Proposal for Parcel 9 and (if applicable) the consummation of the transaction
contemplated hereby~ including any costs related to any third party representation
engaged by the Proposer~ are the Proposer's sole responsibility.
Executed under seal by the duly authorized President and CEO of the Proposer:
Name of Proposer: Bosto~ History C?ner and Museum~ Inc.
Signature. . j \ ) Date: February 9, 2012
. Fr+ T. Keefe Title: President and CEO
The Proposer hereby designates the following individual as its sole contact person and
representative for purposes of receiving notices in connection with the RFP and the Proposal:
Typed Name: Dan Brody Title: Chief Financial Officer
Street Address: 55 Court Street
City: Boston State: MA Zip Code: 021 08
Telephone: 617-367-1955 Facsimile: 617-367-1957
Electronic Mail: firstname.lastname@example.org
Schedule 3: SECTION 40J DISCLOSURE STATEMENT
DISCLOSURE STATEMENT OF PERSONS HAVING BENEFICIAL INTEREST IN REAL
PROPERTY REQUIRED PURSUANT TO MASSACHUSETTS GENERAL LAWS,
CHAPTER 7, SECTION 40J
Pursuant to the requirements of Massachusetts General Laws, Chapter 7, Section 40J, I, Frank T.
Keefe, as duly authorized representative of The Boston History Center and Museum, Inc., a (X)
corporation, 0 partnership, 0 joint venture, or 0 other business entity; organized pursuant to the laws of
the state of Massachusetts and having a place ofbusiness at 55 Court Street, Boston, MA 02108, provide
the following statement giving the true names and addresses of all persons who have or will have a direct
or indirect beneficial interest in the real property which is the subject of the Proposal to the Massachusetts
Department ofTransportation to which this statement will be attached. If there are no such persons, I have
indicated this by inserting the word "NONE" in the space below.
This Disclosure Statement is signed under the pains and penalties of perjury this 9th day of
Signature of Aloriz<l<!j!epresentative Signing on Behalf of Proposer
Frank T. Keefe
Print Name of Authorized Representative of Proposer
President and CEO
Print Title of Authorized Representative of Proposer
- - - - AMERICA’S STORY - THE - - - OF - - - -
- - - - - - - - - - - - - - - - - - - - - - - - - - - - FINDING - - - - - - - - - - IN - - -HEART - - BOSTON-
3. Development Team
a. Development Entity
The Proposer is the Boston History Center and Museum, Inc., a 501(c) (3) non-profit organization created in 1999
for the sole purpose of establishing a history museum in downtown Boston. Its Board of Directors includes some of
the most prominent business, educational, and civic leaders in Massachusetts.
Frank T. Keefe, President & CEO, has lent his development expertise to a
wealth of projects in the public and private sectors, from the Hotel Commonwealth
in Boston’s Kenmore Square to the Tsongas Arena in Lowell. He played a critical
role in the development of the Salem State College campus, and led the conversion
of the Baker Chocolate Mills in Dorchester into a residential community, a project
that earned several awards for historic preservation. As Director of the
Massachusetts Office of State Planning, he negotiated two important urban mixed
use projects, Copley Place in Boston and Charles Square in Cambridge. In
addition, Keefe has created development strategies for Boston University, Lesley
University, Suffolk University Law School, Joslin Diabetes Center, and McLean Hospital.
Guiding the Proposer’s work will be the Museum’s Board of Directors, many of whose members have extensive real
estate construction and development experience, including the following:
Jill Ker Conway, former President of Smith College. During her 10-year tenure, Ms. Conway oversaw major
renovations of the main library, athletic facilities, and expanded student housing. She also served as a director of the
global construction firm, Lend Lease Corporation for 13 years, and as Chairman of the Board from 2000 to 2003.
John Fish, President & CEO, Suffolk Construction Company. Mr. Fish has grown Suffolk to be one of the largest
privately held construction management companies in the country.
Tunney Lee, Professor of Architecture and Urban Studies and Planning, Emeritus, Massachusetts Institute of
Technology. Previously, Mr. Lee held the positions of Chief of Planning and Design at the Boston Redevelopment
Authority and Deputy Commissioner of the Massachusetts Division of Capital Planning and Operations.
Kevin McCall, President and CEO of both Paradigm Properties and Paradigm Capital Advisors. Mr. McCall
provides leadership and oversees the managerial activities of both companies with particular emphasis on strategy,
client relations, new investments, asset and portfolio management, and raising capital.
Louis Miller, Director at Rackemann, Sawyer & Brewster. Mr. Miller specializes in real estate law and has
extensive experience in the development and public approvals process.
James E. Rooney Executive Director Massachusetts Convention Center Authority (MCCA). Mr. Rooney oversees
the Boston Convention & Exhibition Center (BCEC) and the John B. Hynes Veterans Convention Center in Boston.
The other members of the Museum’s Board are Roger Berkowitz, Legal Sea Foods; Janey Bishoff, Bishoff
Communications; Janice Bourque, Hercules Technology Growth Capital; William M. Bulger, President Emeritus
of University of Massachusetts; Ralph Cooper, Veterans Benefits Clearinghouse; Callie Crossley, WGBH
Commentator; Anne Emerson, President Emerita, Boston Museum; David Feigenbaum, Fish & Richardson;
Ronald Fleming, Townscape Institute; Churchill Franklin, Acadian Asset Management; Perrin M. Grayson,
Esq., community volunteer; Don Law, Live Nation; Alyce J. Lee, community volunteer; Jane Manopoli
Patterson, community volunteer; William B. Tyler, Rackemann, Sawyer & Brewster; James B. White, Elaw
Corporation; Linda Whitlock, The Whitlock Group; and J. David Wimberly, Frontier Capital Management.
The Museum’s National Advisory Committee is comprised of a diverse groups of scholars, museum experts, and
nonprofit leaders, including Lou Casagrande, former President of the Boston Children's Museum; Drew Faust,
President of Harvard University; Henry Louis Gates, Jr., Director of the W.E.B. DuBois Institute at Harvard;
David Gergen, Director of the Center for Public Leadership at Harvard; historians Doris Kearns Goodwin and
Thomas H. O'Connor, authors Michael Patrick MacDonald, Nathaniel Philbrick, and Elizabeth Shannon;
professors Spencer R. Crew and Robert Putnam; Margot Stern Strom, Executive Director of Facing History and
Ourselves; Marian Heard; Cathy Douglas Stone, Esq.; and Andrew Viterbi.
- - - - AMERICA’S STORY - THE - - - OF - - - -
- - - - - - - - - - - - - - - - - - - - - - - - - - - - FINDING - - - - - - - - - - IN - - -HEART - - BOSTON-
b. Other Team Members
Cambridge Seven Associates (C7A) is a world-renowned architecture firm that brings diverse insights and
a wealth of experience to the Boston Museum. Its many local projects include the Boston Children’s
Museum, the New England Aquarium, The Hall at Patriot Place, the Liberty Hotel, and the Yawkey Center
for Outpatient Care. In the museum world, C7A is currently designing the KAFD National Aquarium and
the KAFD Science Museum & Geo-Climate Centre, both in Riyadh, Saudi Arabia, the US Marshals
Museum in Fort Smith Arkansas, the Knock Knock Children’s Museum in Baton Rouge, Louisiana, and an
expansion of the National Aquarium in Baltimore.
Peter G. Kuttner, FAIA, Principal, is President of C7A. He brings the firm’s wealth of experience in
master planning, architecture and exhibit design to every project with a particular focus on complex
museum and academic projects.
Gary C. Johnson, AIA, Principal, is both an architect and urban designer whose skills are utilized on
C7A’s diverse portfolio of projects. He is known for his ability to help clients communicate goals to the
agencies, residents, donors and other stakeholders concerned with the evolution of their projects.
Charles Redmon, FAIA, Principal, brings a command of site content to the design overview of C7A
projects, with an intuitive grasp of large-scale architectural issues. Johnson,
♦ Museum Programming
Richard Rabinowitz, Ph.D., is one of the leading public historians in the United States, and is President of
American History Workshop. Over the past 30 years he has led the creative work of curators, educators,
designers and institutional planners in fashioning over 400 successful and innovative history programs at
sites across the U.S., including the Lower East Side Tenement Museum in New York City.
♦ Legal Counsel
Rooted in a tradition spanning more than a century, Hemenway & Barnes of Boston serves individuals,
business clients and nonprofit organizations with personal and professional counsel at a reasonable cost.
Stephen W. Kidder, Managing Partner, joined Hemenway & Barnes in 1991 after serving as
Commissioner of Revenue for the Commonwealth of Massachusetts. Mr. Kidder concentrates his practice
in the areas of government relations, real estate, taxation and service as a professional fiduciary. Teresa A.
Belmonte, Partner, concentrates her practice in the areas of business and real estate law. Teresa's business
practice includes advising businesses and nonprofit organizations on technology and licensing issues,
privacy law, and strategic partnerships and alliances.
♦ Economic Impact Consultant
ConsultEcon., Inc. provides feasibility and impact studies, business plans and management consulting
services to domestic and international clients in the fields of visitor attractions, travel and tourism, and real
estate. Tom Martin, President and founder of ConsultEcon, has consulted to the museum, travel, tourism,
and historic preservation communities for over 35 years. Local clients have included the New England
Aquarium, Boston National Historical Park, Museum of Science, and the Boston Children's Museum.
♦ Planning and Permitting Consultant
TetraTech is a full-service environmental and engineering services firm providing civil engineering;
transportation planning and design; assessment, remediation, compliance; and natural resource services to
local, national, and international clients. Its planning and permitting experts have moved dozens of high
profile projects successfully through the BRA’s Article 80 Development Review procedures, and through
the Commonwealth of Massachusetts’ MEPA process. Mitchell L. Fischman has more than 40 years of
diversified experience in planning, environmental consulting, and real estate development as a planner and
project manager in both the public and private sectors. He directed the successful permitting for 226
Causeway Street along the Greenway and for Parcel 24 in Chinatown. He supervises project teams of
planners, scientists, engineers, and surveyors on various environmental, planning and permitting projects,
particularly those requiring close coordination with local and state agencies and community interest groups.
4. Development Approach
The creation of the Rose Kennedy Greenway and the development of the surrounding blocks provide a unique and historic
opportunity to create one of the great urban spaces in America. The Boston Museum and Community Marketplace will provide a
pivotal connector between the North End, Waterfront, Freedom Trail, Quincy Market, and Haymarket. A development with a strong
civic and cultural mission will preserve this historically significant parcel for public use, education, and enjoyment. Our proposed
museum and market building, linking the city’s oldest
block to its newest park, will enliven the Rose Kennedy
Greenway and will generate substantial economic
activity, civic pride, and increased awareness of
Massachusetts’ rich historical assets.
We believe that our proposal for Parcel 9 represents
the best possible use of the site. The project is in
keeping with the mission of the Greenway to serve as
new “common ground” for the people of Boston and
visitors. Our Boston Community Marketplace will be
an integral part of the Market District envisioned by the
BRA. Many of the Haymarket pushcart vendors will
move inside the Marketplace on Fridays and Saturdays,
while others will enjoy improved facilities at their
historic location on Blackstone Street.
a. Development Program
In 2005, the Massachusetts Turnpike Authority designated the Boston Museum to develop our Museum on Parcel 12. As part of
our due diligence efforts, we hired Bovis Lend Lease, who determined that the additional cost to build a building on top of open
highway ramps was $56 million. This cost premium made construction of the Museum on Parcel 12 infeasible. The Museum
therefore developed its proposal for Parcel 9.
Our 2009 proposal for Parcel 9 offered to build a pedestrian bridge on Parcel 12 to link the North End and Wharf District parks.
Should we be designated to build the Boston Museum on Parcel 9, we would of course relinquish our designation of Parcel 12 as
the site for the Museum. We would then be eager to work with MassDOT, the City of Boston, and the Rose Kennedy Greenway
Conservancy to determine what should be built on Parcel 12, and who should be in charge of the construction and operations.
i. Program areas
The marriage of commerce and culture envisioned by the Museum and Marketplace befits the parcel’s own past as well as the
future vision for the Rose Kennedy Greenway. The Boston Community Marketplace on the ground floor welcomes visitors and
shoppers from Blackstone and Hanover Streets and from the Greenway. The entrance through glass elevators on North Street
brings visitors to a top floor vantage point from which to see the full expanse of the parks and historic waterfront, including sev
eral Freedom Trail sites.
We propose a Parcel 9 building structure of 110,100 gross square feet, including 10,000 square feet of basement space. The pro
posed Floor Area Ratio (FAR) of 3.4 is within the 4.0 allowed by current zoning. The distribution of building uses is as follows:
Level B Level 1 Level 2 Level 3 Level 4 Level 5 Total
Museum Shop & Restaurant 4,500 4,500
Galleries 15,300 10,000 5,200 3,500 34,000
Community Marketplace 15,000 15,000
Education and Meeting Space 4,500 4,500
Offices and Support 6,800 6,800
Mechanical, Storage 10,000 4,300 8,100 8,900 7,300 6,700 45,300
Total 10,000 23,800 23,400 23,400 19,300 10,200 110,100
ii. Land uses
Almost 300 years ago, Peter Faneuil gave Boston Faneuil Hall, its first mixed-use building, with a market on the ground floor and
a town meeting hall above. We are proud to propose another gift to the people of Boston: a modern structure combining com
merce and civic use. The Boston Museum and Community Marketplace will be open to the public and reflective of Boston’s dual
commitments to tradition and innovation.
At the Hanover Street end of Parcel 9, the Museum intersects with the Freedom Trail. Just inside this entrance will be a replica of
the famed Boston Stone, re-envisioned as a kid-friendly electronic touch-screen guiding visitors to historic sites and attractions in
the neighborhood and in the region.
Beyond the Stone will be the Boston Community Marketplace, which will house Haymarket Pushcart vendors on their traditional
market days and ethnic food vendors the rest of the week. Other ground floor areas will provide support services for the Pushcart
Market and the public spaces (lobby, store, and café) for the Museum. The ground floor
will have many large glass overhead doors, as used at the Boston Children’s Museum, to
allow easy access through the site and to Blackstone Street and the Greenway.
Above the Community Marketplace will be four levels of interactive galleries that cel
ebrate the uniqueness of Boston and its environs through five themed galleries on innova
tion, sports, politics, immigration, and the physical landscape. Visitors will travel via glass
elevators up to the fifth-level Boston Gallery, where they will take in a panoramic view of
the city and gather suggestions for exploration of the city. As visitors descend to the lower
floors, they can stop in one or all of the Museum’s galleries before visiting the rest of the city.
As mandated by the RFP, the Museum will not include any on-site parking. Visitors will be encouraged to use public transporta
tion, with the Haymarket, Government Center, North Station and Aquarium T stops all located within a short walking distance of
Parcel 9. For those who drive into the city, there is ample parking in the immediate vicinity, including the One Congress Street
Garage (2,300 spaces), the Parcel 7 Garage (310 spaces) and the Dock Square Garage (704 spaces.) Museum employees will
receive subsidized MBTA passes.
School buses and tour vehicles will be permitted to use the Greenway side of Parcel 9, which is currently reserved for tour bus
use, as a drop-off/pick-up area. We propose that Haymarket produce deliveries will occur on Blackstone Street, as shown in Con
cept 2 of the RFP. But if the curb along the Greenway is needed for Haymarket produce deliveries on Fridays and Saturdays, we
are willing to ban school buses and tour buses on those days. Schools are of course closed on Saturdays, and Friday is a very light
day for school field trips.
We note that the New England Aquarium accommodates three times the Boston Museum’s projected annual visitation in a loca
tion that offers even less access to curb space than is available at Parcel 9. As is done by the Museum of Science and the Aquari
um, we will require buses to park at Boston Autoport in Charlestown.
iv. Pushcart market/retail uses
The Museum embraces the Haymarket Pushcart market as part of Boston’s living
history. Our warm welcome to the pushcart vendors stands in sharp contrast to the
inevitable conflicts that will exist between the market and any residential or office use
of the site.
The Boston Museum is fully committed to the continued long-term operation of the
Haymarket Pushcart Association (HPA) vendors. The majority of the ground floor
of our building will be used for the direct benefit of the Pushcart Market. The entire
northern half of the ground floor will be available for use by Pushcart Market Vendors
on Fridays and Saturdays. The ground floor of the building will also contain a facility
for Haymarket waste disposal, restrooms for vendors and shoppers, and cold and dry
storage areas. Haymarket vendors who remain on Blackstone Street will be protected from the elements by permanent or semi
permanent awnings extending out from the Museum building. The Museum will provide a hosing system for cleaning Blackstone
Street and electrical outlets for vendor use. We will work with MassDOT, the City, and HPA to rebuild Blackstone Street to cre
ate a curb-less condition that will facilitate movement of pedestrians, products, and refuse through the area, while preserving the
Blackstone Block’s historic street pattern and the granite slabs that line the sidewalk.
The RFP provides little detail about the types of “additional food-related retail or restaurant spaces” that should be included on
the ground floor of Parcel 9 on the days when it is not used by HPA vendors. The Museum is flexible on this subject, so long as
the indoor market is in use seven days a week throughout the year. Pending the development by the BRA and MassDOT of more
specific guidelines for the market, we propose that on Sunday through Thursday the ground floor will be the Boston Community
Marketplace, with vendors from Boston’s diverse ethnic communities selling grocery staples and other packaged foods, fresh
foods, and traditional ready-to-eat items. These vendors would include HPA vendors who choose to operate on additional days of
the week. The Marketplace won’t compete with the Haymarket pushcart vendors or with nearby ethnic groceries (whether in the
North End, Chinatown, or on the opposite side of Blackstone Street), but will instead offer food not now available in downtown
Boston. The range of vendors represented in the Marketplace will include long-established immigrants (e.g., Irish, Portuguese)
as well as more recent arrivals (e.g., Brazilians, Indians, Cambodians). The market stalls will be operated by these community
members. We will select vendors in accord with an overall merchandising plan for the market, favoring vendors who have
demonstrated their ability to establish successful working relationships with shoppers in other settings.
Customers of the Marketplace will include Haymarket pushcart
shoppers (many of whom are part of immigrant communities
themselves), ethnic group members from throughout the
metropolitan area who don’t have a market in their neighborhood,
downtown workers, tourists, and Museum visitors.
Between the Haymarket Pushcart Market and the Boston
Community Marketplace, the ground floor will be in use
seven days a week and will provide food to area residents and
shoppers at moderate cost. The Marketplace fully embraces the
Boston Redevelopment Authority’s guidelines for the Parcel 9
market: “a year-round, six- to seven-day-a-week food market
complementing the Haymarket pushcart market in terms of
merchandise, price level and the breadth and diversity of its
clientele.” The ground floor will feel like part of Haymarket,
with 20-foot ceilings and large garage-type doors that can be
opened in mild weather to create a seamless flow of indoor/
outdoor activity along Blackstone Street.
As a non-profit organization, the Boston Museum already meets BRA
guidelines for the management of the Community Marketplace. The
Marketplace will be operated as a breakeven enterprise, either by a separate
division of the Boston Museum or by a new nonprofit we would establish for
this purpose. We are also open to other ownership or management structures,
including district-wide market oversight, merchandising, and coordination.
Given the historic nature of Haymarket and its proximity to the oldest urban
street pattern in the United States, the Boston Museum views the market
activity as both critical to preserve and complementary to the Museum. The
Museum’s historians and exhibit designers plan to build around the Haymarket
traditions using oral histories, photo exhibitions, and educational programs
to link the vendors’ own stories to the broader narratives of immigration and
A mid-20th-century view of the Haymarket pushcart downtown development.
market on Blackstone Street. The buildings on Parcel
9, at right, were demolished in 1954 to make way for Any use of the ground floor that accommodates the needs of the Haymarket
the elevated Central Artery. Pushcart vendors will have to use a large percentage of the Blackstone Street
frontage for restroom, storage, waste handling, and loading facilities. The Boston Museum’s proposed Boston Community
Marketplace is a large, open, undivided market area that will be entirely welcoming to the public. Unlike commercial developers,
we do not seek to make a profit from our use of the ground floor. Therefore, we have great flexibility in designing it in a way that
maximizes its attractiveness to the public and its role as an integral part of the Market District.
Our proposal for the market far exceeds the requirements of the RFP. Our proposal devotes approximately 15,000 square feet to
the market, compared to only 10,000 square feet that is shown in the RFP’s two “Concept” diagrams.
b. Community uses and benefits
The Boston Museum has a strong civic and community mission. We envision a new kind of historical institution, filled with activ
ity and dialogue, commerce and culture. Both the Marketplace and the Museum will invite neighbors and newcomers to affirm the
traditions and stories of the past, and to link them with today’s urban lives and continuously evolving local landscape.
For local residents: the specific benefits to residents of surrounding neighborhoods are many. As indicated throughout this pro
posal, the Museum will preserve and enhance the existing Haymarket and expand the range of reasonably-priced food offerings in
the ground floor Community Marketplace. Additionally, the Museum’s third floor education and meeting center and the fifth floor
Boston Gallery, a function facility, will be made available, at off-peak times and at no charge, for use by neighborhood civic and
For local teachers and students: The educational benefits of the Boston Museum will be significant and long-lasting, enhanc
ing both the knowledge of local history and community pride. Even during its planning phase, the Boston Museum has offered
credited professional development programs for Boston educators to facilitate their exploration of the North End, Greenway,
Waterfront, and Harbor Islands. These one-week immersive seminars, as well as derivative school-based programs for students,
will continue in partnership with downtown cultural institutions and historical sites. The Boston Museum also plans to work with
teachers to create a year-long curriculum project in one or more area schools, allowing students to learn all aspects of the design
and construction of the Museum.
For downtown historic sites and the Rose Kennedy Greenway: A Review of Potential Impacts of the Boston Museum on the
Rose Kennedy Greenway and Historic Visitor Attractions in Boston, prepared by ConsultEcon, Inc. in March 2009, concluded
the following: “The proposed development for Parcel 9 should have a positive impact on both the Rose Kennedy Greenway and
the Freedom Trail attractions and sites.
The Museum will be one of the few public
buildings to face directly on the Green-
way…The Museum will complement other
attractions along the Greenway and help to
support the Greenway as a major resource
for the community. The historic sites along
the Freedom Trail should also benefit from
the development of the Boston Museum.
By bringing more resident visitors to the
area (and easing the ability of groups on
buses, such as school children, to access
central Boston) the Freedom Trail sites will
be exposed to more visitors and should
have the opportunity to increase their visi
tation and where applicable their earned
income.” (The complete report is included
in Component III.)
For the local economy: According to the 2011 Business Plan for the Museum, prepared by ConsultEcon, Inc., “The $150 million
Boston Museum has the potential for one-time construction impacts of $210 million in expenditures, of which $66 million would
be wages and salaries. The ongoing operations of the Boston Museum, as it attracts visitors from resident and visitor markets, will
form a stream of annual economic benefits to Suffolk County and will be an attraction that draws visitors to downtown Boston.
The total potential economic impacts of the Boston Museum including direct, indirect, and induced effects are estimated as to
generate a total estimated annual, mid-range impact of $64 million, of which $11 million will be wages and salaries; and 405 total
jobs will be supported in Suffolk County. For the Commonwealth of Massachusetts, the Boston Museum is estimated to gener
ate $86 million in expenditures, of which $27 million will be wages and salaries; and 1,014 total jobs will be supported in the
State. At the Statewide level, these effects include the support of jobs and economic activity within and outside Suffolk County.
Such spending has the potential to generate mid-range fiscal revenue of $432,000 annually to the City of Boston in hotel/meal
taxes and $169,000 in Convention Center financing taxes. The Commonwealth of Massachusetts has the potential to benefit from
an estimated midrange of $3.0 million annually in fiscal revenues including sales and income taxes.” (The report is included in
The Boston Museum creates an animated, transparent window off the Greenway, stepping down in scale from the garage to the Marketplace
c. Building and Site Design
(i) Building Massing and Height
The Boston Museum building is predominantly a four-story structure, with a smaller fifth floor and roof deck, totaling 110,100
gross square feet (sf). The Community Marketplace level at grade is 18 feet to top of slab, with three Museum levels at 16 foot
each, for a total height of 66 feet over two thirds of the site. The smaller fifth floor, set back from the Greenway and Hanover
Street, rises another 16 feet to 82 feet high. Rooftop mechanical space will be shielded from view.
(ii) Building Footprint and Floor Plates
The Community Marketplace, Haymarket storage, and the Museum Lobby, Museum Store and Restaurant occupy a 23,800 sf.
footprint on the site. The main Museum public space covers the 23,400 sf. second level, with Museum galleries on the 23,400 sf.
third floor, 19,300 sf. fourth floor, and 10,200 sf. fifth floor. The basement level is 10,000 sf.
(iii) Pedestrian Access to and Circulation through the Site and Building
The Marketplace exterior wall is completely open to the Greenway to the north, with continuous frontage of operable overhead
doors. The Museum Entry faces North Street, with Museum patrons diverted up an escalator or elevator. Public pedestrian traffic
can flow directly through the Museum Lobby for those heading on to the Community Marketplace. A second fixed entry point
faces Hanover Street at the narrow end of the building, allowing for community access from the North End and the Freedom Trail
through the Community Marketplace to the Museum. Facing Blackstone Street, the open overhead doors continue, except where
space is set aside for Haymarket storage, service, or mechanical core. Pedestrians can circulate on and through all four sides of the
building, and an east-west circulation spine is suggested through the length of the Community Marketplace. While the market area
is left open for maximum flexibility in cart or stall layout, there are also more entries suggested in the center of the Greenway and
Blackstone elevations, creating a through-block connection for the Marketplace and more formal portals for inclement weather.
(iv) Parking and Vehicular Access to, Egress from, and Circulation through the Site
The site is a primarily a pedestrian destination. A drop-off lane has been provided along the Greenway to accommodate buses
without the need for visitors to cross any streets. This side will also function as the valet zone for special evening events in the
Museum. The site can have a designated cab or auto drop zone if required. It is assumed that traffic should not stop on North
Street with the Artery egress so close. Traffic along Blackstone Street will be limited to service vehicles and scheduled to avoid
conflict with the pushcart market. No parking is being provided on-site.
(v) Provisions for Building Delivery or Other Services
Service access to the site will be scheduled for off-hours on the Blackstone Street edge. Waste handling (including three large
trash compactors) and cart storage for the Haymarket Pushcart Association vendors will be in dedicated space near the North
Street end of the building, with secure access to the building here. The restored sidewalk and street, incorporating the historic
Quincy Market Hotel Block
Dock Community Market
The site plan for the Boston Museum creates an active Museum Lobby entry on North Street and Marketplace entries on the other three faces
granite curb set flush with both, will allow vehicles to pull entirely off Blackstone Street to deliver to the Marketplace. There is
on-site service vehicle space adjacent to the storage bays and near the exterior freight elevator at mid-block. The Marketplace will
have a regular grid of floor drains and power drops, along with water supply to support flexible stall layouts. Public restrooms
will be available at street level, for both merchants and the public.
(vi) Vertical Circulation through the Building
Museum use dominates the upper floors, with primary access from the North Street lobby entry. Museum visitors can either go
up the central escalator to the second ticket lobby above, or take an elevator to the second floor. This is the Museum’s paid lobby
level, with access to the changing exhibits gallery, additional public toilets, and the lower two Galleries. The front desk is located
here, with office and ticket queue provided. Meeting rooms and classrooms on the third level may be open for certain events, or
ticketed for others, depending on the content and time. Once paid, visitors use the elevators to go all the way to the fifth floor to
begin their trip by viewing an introductory video, “Where’s Boston Now?”. From there, the visitor can take stairs, moving gradu
ally down through the five major exhibit galleries on levels four, three and two. They return to level two and the changing feature
galley, and complete their trip. There is also escalator/elevator access from the lobby, allowing access near the school entry
directly to the classrooms on level three.
(vii) Proposed Architectural Treatment, Materials, and Features
The taller Marketplace main level of the building acts as a
strong stone and concrete base for the Museum above. The
Museum’s north edge reflects the curve of the tunnels below
in the sweep of gallery circulation spaces facing the Green-
way. The curved glass façade becomes a gracious backdrop to
the North End Park. This glass circulation zone addresses the
Greenway park, while the more solid masses of support spaces
face the Blackstone Block with their masonry skin. This façade
is masonry, a blended, Boston brick, with the warm colors and
texture of the Blackstone Block’s brick buildings, and exists
in contrast to the contemporary detail of the glass curtain wall
facing the Greenway. The Museum’s lobby and public spaces
extend out to form its North Street entry, coupled with pair of The Greenway elevation of the Museum provides a backdrop to the
glass elevators to further animate this public face to the city. park, animated with entries to the cafe and Community Marketplace
Viewed from Quincy Market on North Street, the Boston Museum maintains views to the Greenway and beyond, creates a strong portal to the
Haymarket, and presents the Blackstone block with a brick facade that is complementary with the masonry of the existing buildings
(viii) Nature, Size, and Location of Landscape Areas on
the Parcel and their Relationship with Adjacent Parks,
Buildings, and Areas The Community Marketplace, with
its many openings to sidewalks facing the Greenway and the
Blackstone Block, will provide new connections between the
Wharf District Parks, the North End Park, the Freedom Trail,
and the Market District. Upper floor overlooks and green roof
gardens at the fourth and fifth floors will further reinforce these
The Museum was designed to preserve the views to the Tunnel
Administration Building. We will adjust the building design as
needed to protect this view corridor
The stepping of the Museum creates a rhythm of heights and setbacks
that relates to the buildings across Blackstone and the nearby area
The Blackstone elevation of the Museum is broken into a series of bays reflecting the galleries within, and traditional and regular window patterns
The Hanover elevation of the project provides a pedestrian scale entry to the Community Marketplace, the Boston Stone exhibit, and the Museum
The North Street elevation is the primary lobby entry to the Boston Museum, connected with a circulation spine directly to the Community Marketplace
The Greenway elevation of the Boston Museum provides visitors with park views, and the stepped massing responds to the Freedom Trail and Haymarket
(ix) How Proposed Building would Impact the Existing Highway Improvements
The building’s placement accommodates and reinforces all of the new traffic movements. Northbound traffic exiting the O’Neill
Tunnel at Parcel 12 towards Government Center will have a dramatic vista of the Boston Museum entry, with views into the
different exhibit galleries along the museum’s public circulation corridors. The design proposes to reinforce the Freedom Trail
corridor at its Hanover Street end with a raised intersection that acts as a traffic calming device, improving public safety.
(x) How the Proposed Building and Site Design would Satisfy the Design Guidelines in Article 49 of the Zoning Code
The proposed Marketplace and Boston Museum respects the intimate and historic nature of the Blackstone Block, while expand
ing to frame the openness of the Greenway. On the Blackstone Street side, the building height steps down in three movements.
Because the site tapers, these three sections of the building have been further articulated with window openings, scaled to the
character of the Blackstone Block. Together, this creates a face that feels more like an ensemble of functions, in character of the
rhythm of the segmented buildings it faces. On the Greenway side the reverse is true, where the simple and clean glass curtain
wall reflects the openness and broad scale of the linear park. These two sides come together on North Street, embracing the exten
sion of the Museum’s lobby as it extends out to welcome visitors to both the Community Marketplace and the Museum.
The RFP states that “the community may support a variance exceeding the 55’ height limit for a portion of the Parcel, nearest
North Street, if it is accompanied by reduced massing on the portions of the ground floor devoted to general market or, if appli
cable, HPA operations at the Hanover Street end.” The design of the Museum follows this guideline. The FAR of 3.4 is below the
4.0 permitted by current zoning. The building height ranges from 18 feet at Hanover Street to 82 feet at North Street. This height
is approximately the same as that of the Millennium Bostonian hotel across the street. It is also within the 85-foot height limit
that was recommended for the Blackstone Block by the BRA’s Greenway District Planning Study in 2010.
(xi) How the Proposed Building Incorporates Sustainable Design Principles
The Museum intends that its design will be LEED certified. The proposed massing steps down in height towards the north, with
green roofs that increase insulation, retain storm water, and reduce the heat island effect. Natural light enter along its Greenway
facade to provide for Museum day lighting. The Marketplace will be open and naturally ventilated as well, with operable walls
and individual controls. The energy systems will be evaluated for life-cycle costs, and materials will be low VOC and recycled
BOSTON 66 ft
GROWTH 50 ft
INNOVATION SPORTS 18 ft
Ramp Tunnel Beyond
The longitudinal section shows how the Museum mass creates an urban scale variety of heights and creates a pedestrian scale for the Market
A small basement in the volume left by the ramp
tunnels provides support and mechanical space B
The curved columns along the Greenway follow the walls of the ramp tunnels to carry the
load, with the floors above cantilevered to the sloped window wall of the Gallery circulation
Level 5 City View Roof Terrace
Boston Gallery with
Where’s Boston Now?
Growth Gallery and
People + Politics Galleries
and Education Center
Sports + Innovation
Lobby and Service
Shop Public Toilets
This exploded isometric of the Museum floor plans illustrates how the experience connects visitors with the history of Boston and the Marketplace
The Boston Museum presents its welcoming entry and atrium lobby to pedestrians on the Greenway and to cars arriving from the underground artery
The Boston Museum Visitor Experience
Arriving via the dramatic entry on North Street, or passing through the Community Marketplace, the Museum visitor will be
carried by escalator, stair, or elevator to the Boston Museum’s ticketing lobby on the second level. Once they purchase a ticket,
they have the option to visit the frequently changing travelling exhibit, or travel by elevator to the top of the Museum. There the
many stories of Boston’s history unfolds.
Arriving at the fifth floor’s Boston Gallery, and the City View Terrace in good weather, the visitor is immediately treated to an
overview of the North End and the Greenway, with long views to Boston Harbor and Charlestown beyond. Interactive exhibits
explain the many destinations and attractions available to discover in our City. The Museum trip then begins with Where’s
Boston Now?, a 10-minute multi-media, surround experience - a video upgrade of the renowned show from the National
Bicentennial. This introductory video experience gives the visitor some background, with unique bits of local lore, linking Boston
lives to communities overseas. The contributions and creative ingenuity of Bostonians are everywhere, drawing global energy
back to the “home of the bean and the cod.” Recognizing that many Boston visitors are particularly interested in the American
Revolution, this immersion experience begins with a narrative overview of the Revolution and its Boston origins, helping to frame
the visitor experience along the Freedom Trail, at Dorchester Heights or in Lexington and Concord.
The show ends when the curtains rise, presenting visitors with a view back towards Quincy Market and City Hall - the Boston
of today! Once prepared, the visitors flow down to the next three floors of the Museum, through a series of five themed galleries
telling the history of Boston through unique and exciting perspectives. From the geological forces that created the New England
Coast, and the waves of immigration that populated our community, to the conflicts and politics that formed how we live together,
and then on to the sports that engage us and the innovations that enrich our lives, these exhibits inform who we are today.
The panoramic vista from the Boston Gallery and the City View Terrrace introduces visitors to the many geographical and historical features to explore
Look down on the an e
animation of the glacier that formed
achusetts Bay. Hear the boom of the ice cra acking. Watch
w k o
the sw amps of Back Bay form. Gradually the modern city
emerg es. Visitors witness the creation of the transportation
i t n
m i e
system, the overlay of parks, the fire of 1872, the land-making,
n t , e
the an nexation of cities and towns, the “experiment” of urban
Bosto as a crossroads of cultures and identities. The visitor
tand in a surround theatre to experience the diverse voices
will st u e s
a y o
and fa ces of the city, then step into the shoes of new arrivals
who h ave shaped and re-shaped the American identity and the
urban American experience. At “video capture” stations,
r d e e
visitor s will be asked to record their own experiences as they
relate to the evolution of America over four centuries.
Bosto explosive, ofte groundbreak
on’s history of e en king social
ct ourse of Americ political an economic
conflic shaped the co ca’s nd
y r l f
history . In this gallery, visitors will witness the 1855 seizure of
v o n t
fugitiv e slave Anthony Burns, stand in the picket line during
o e o
the po lice strike of 1919 that propelled Calvin Coolidge to the
e e o
White House, join protesters at the trial of Sacco and Vanzetti,
a c g
and ta ke part in the debates over school desegregation and gay
Bosto is the most passionate sports town in the nation – and
there’ s never been a better time to build on the city’s love affair
t h l
with it s sports franchises. This gallery will showcase Boston’s
a e p
pivota l role in the development of professional sports.
a u a
Intera ctive exhibits will allow young fans to measure up to Bill l
e t a e
Russe ll, throw a virtual pitch to David Ortiz, take part in a
a b c
simula ted marathon race up Heartbreak Hill, discover the
Revolutionary-era underpinnings of “The Greatest Rivalry”
betwe en the Boston Red Sox and the New York Yankees, and
watch the Patriots set an NFL record by winning 34 games in a
h e o g
From the American Revolution to the revolution in biotech, the e
creativ of Boston’s citizens has allowed the city to reinvent
itself o ver and over again. The Innovation Gallery will present
k o i
case s tudies in thinking though problems; narratives of the
n e n
adven ture of discovery; simulation games and models. Visitors s
will d e c u
discover how cell phones, microwaves, mutual funds and
much more were the products of Boston ingenuity. t
e. Permits and approvals
U.S. Department of Transportation Review and Approval (via MassDOT) of Non-Highway Use of Highway ROW
Federal Highway Administration Surplus Approval – Confirmation of Action
U.S. Environmental Protection
General Permit for Stormwater Discharge (NPDES)
Mass. State Historic Preservation
Section 106 Review
Executive Office of Environmental
Mass. Department of Transportation Development Plan Approval; Design Review and Approval; Construction
Management Plan Approval; Development Rights Agreement/Lease
Mass. Highway System Advisory
Review (via MassDOT)
Mass. DEP, Division of Water
Sewer Connection/Extension Permit
Mass. Water Resources Authority Temporary Dewatering Permit; Possible Sewer Use Discharge Permit
Mass. Historical Commission Sec. 106 and Chapter 254 Review; Determination of No Adverse Effect
Mass. Department of Environmental Pre-Construction Notices of Commencement of Demolition and Construction
Protection, Division of Air Quality
Control Approval of fossil fuel burning equipment (if required)
Boston Redevelopment Authority Article 80 Large Project Review; Article 37 Green Buildings Review and
Approval; Greenway District Planning Study Review
Boston Zoning Commission/Board of
Zoning Relief (Article 49 Review)
Boston Civic Design Commission Schematic Design Review
Boston Water and Sewer Sewer Use Discharge Permit; Local Water Tie-In Permit; Site Plan Approval;
Commission Sewer Extension/Connection Permit; Stormwater Connection Permit
Boston Landmarks Commission Project Review (Section 106 review)
Boston Air Pollution Control Comm. Parking Freeze Exemption (if parking spaces are provided)
Curb Cut Permit(s); Street Occupancy Permits (construction period);
Boston Department of Public Works
Groundwater monitoring wells
Boston Public Improvement Comm. Streetscape Improvements; Foundation System; Canopies and Awnings
Boston Transportation Department Transportation Access Plan Agreement; Construction Management Plan
Boston Fire Department Assembly Permits; Fire Alarm/Sprinkler Systems
Boston Public Safety Commission,
Flammable Materials License; Parking Garage Permit
Committee on Licenses
Boston Inspectional Services Dept. Building Permit; Certificate of Occupancy
Boston Parks and Recreation Comm CBC Ordinance 7-4.11 Review and Approval
*This is a preliminary list based on project information currently available. It is possible that not all of these permits or
actions will be required, or that additional permits and approvals may be needed.
The Boston Museum
Year 2012 2013 2014 2015 2016 2017
Quarter 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2
Development Agreement Signed
Development Plan Submitted
Ground Lease Executed
Design and Permitting Process
Prepare and submit ENF/PNF
Prepare and submit DEIR/DPIR
Conclude MEPA/BRA Process
Campaign Feasibility Study
Campaign Nucleus Fund
Campaign Public Phase
Construction of Museum
Bid Construction Documents
Execute GMP Contract