1. JEFFREY c. ESTES
29 MANSON ROAD
KITTERY, MAINE 03904
TELEPHONE: (207) 752-3845
EMAIL: jeff.estes@the-bac.edu
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
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TABLE OF CONTENTS
INTRODUCTION 5
CODES 41-44
EXISTING
ZONING SUMMARY 43
7-40 CODES SUMMARY 44
SITE LOCATION: STATE AND REGION 9
CULTURE
SITE LOCATION: NEIGHBORHOOD 10
SITE PLAN 11 45
SITE PHOTOGRAPHS 12
PHOTOGRAPH MAP 13
CULTURAL CONTEXT 47-48
HISTORIC CONTEXT 47
LYNCH DIAGRAMS 14-18 ARCHITECTURAL CONTEXT 47
PATHS 14 DEMOGRAPHY 47
EDGES 15 SOCIAL ISSUES 48
DISTRICTS 16 POLITICAL ISSUES 48
NODES 17 ECONOMIC ISSUES 48
LANDMARKS 18 CULTURAL CONCLUSION 48
TOPOGRAPHY 19
SITE FEATURES
CLIMATE INFORMATION
20
21-23 EVIDENCE 49-54
WEATHER CONDITIONS 21 CONTEXT OF EVIDENCE 51-54
WIND 22 PHYSICAL TRACES 51
TEMPERATURE 23 ADAPTATIONS FOR USE 52
SOLAR STUDIES 24-27 DISPLAYS OF SELF 53
EXISTING WINTER SOLSTICE 24 PUBLIC MESSEGES 54
EXISTING SPRING EQUINOX 25 EVIDENTIAL CONCLUSION 54
EXISTING SUMMER SOLSTICE 26
EXISTING AUTUMN EQUINOX
TRAFFIC
27
28-32 BEHAVIOR 55-57
VEHICLE PATTERNS 28 CONTEXT OF BEHAVIOR 57
VEHICLES STUDY 29 DENSITY 57
WALKING PATTERNS 30 WAYFINDING 57
WALKING STUDY 31 STRESS/ACCIDENTS 57
WALKING RADIUS 32 CONCLUSION 57
PUBLIC TRANSPORTATION 33
SURROUNDING USES
FORMER SITE USE
34
35
INFORMATION 59-64
NOLLI MAP 36 CLIENT PROFILE 61
SITE DETERMINANTS 37 INTERVIEW SUMMARYS 62-64
STUDENT 62
SITE HISTORY 38 STAFF 63
REAL ESTATE VALUE 39 GUEST 64
EXISTING: CONCLUSION 40
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INTRODUCTION
Last semester a class I took asked for the students to place a new building for The BAC at
the corner of Massachusetts Avenue and Boylston Street. As a class, we discussed possible uses
for that site based on what the school needed. A new Library was suggested for this site, which
was elevated above the Mass. Pike.
In this class, when asked to uses a site I was familiar with, for a Library, I instantly thought
back to the idea of a Library for The BAC, and to this site.
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SITE LOCATION: STATE AND REGION
SITE IN RELATION TO THE STATE:
SITE IN RELATION TO THE REGION:
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SITE LOCATION: NEIGHBORHOOD
SITE IN RELATION TO LOCAL STREETS:
SITE IN RELATION TO MASS TRANSORTATION:
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SITE PLAN
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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SITE PHOTOGRAPHS
PHOTOGRAPHS OF THE SITE AND ITS SURROUNDINGS:
A B
C D
E F
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PHOTOGRAPH DIAGRAM
MAP SHOWING WHERE EACH PICTURE WAS TAKEN FROM:
F
B
A
C
D
E
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PATHS
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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EDGES
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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DISTRICTS
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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NODES
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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LANDMARKS
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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TOPOGRAPHY
The site is drawn here with two foot contour lines. The highway is shown running
below the site.
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SITE FEATURES
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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WEATHER CONDITIONS
AVG.
DAYS w/ PRE- DAYS w/ DAYS w/ AVG.RAIN SNOWFALL DAYS w/ TYPICAL
CIP T-STORMS FOG FALL(inches) (inches) SNOW 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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WIND
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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TEMPERATURES
AVERAGE
AVERAGE AVERAGE AVERAGE DAYS BE- AVERAGE
HIGH LOW MEAN HIGH LOW LOW FREEZ- DAYS
TEMP. TEMP. TEMP. RECORD RECORD ING 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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SHADOWS: WINTER SOLSTICE
8:00 AM
12:00 NOON
4:00 PM
'
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SHADOWS: SPRING EQUINOX
8:00 AM
12:00 NOON
4:00 PM
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SHADOWS: SUMMER SOLSTICE
8:00 AM
12:00 NOON
4:00 PM
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SHADOWS: AUTUMN EQUINOX
8:00 AM
12:00 NOON
4:00 PM
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VEHICLE STUDY
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 25 - 35 20 - 30
Most from the south Most from the south Most from the south
Fewest from the east Fewest from the east Fewest from the east
11:00am 15 – 25 10 – 25 20 – 30
Relatively equal from Relatively equal from Relatively equal from
all directions all directions all directions
1:00pm 20 – 30 20 – 35 20 – 30
Relatively equal from Relatively equal from Relatively equal from
all directions all directions all directions
3:00pm 20 – 30 20 – 30 20 – 30
Relatively equal from Relatively equal from Relatively equal from
all directions all directions all directions
5:00pm 25-40 25-45 25-40
Most from north Most from north Most from north
Fewest from east Fewest from east Fewest from east
7:00pm 20-30 15-25 25-30
Most from north Most from north Most from north
Fewest from east Fewest from east Fewest from east
9:00pm 15 – 25 15 – 25 15 – 30
Relatively equal from Relatively equal from Relatively equal from
all directions all directions 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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WALKING PATTERNS
The thin blue lines represent common paths. It is clear which paths are traveled most
frequently.
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PEDESTRIAN STUDY
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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WALKING RADIUS
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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FORMER SITE USE
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.
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NOLLI MAP
It is very clear in this diagram that building on this site could complete the grid.
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SITE DETERMINANTS
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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SITE HISTORY
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.
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REAL ESTATE VALUE
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.
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EXISTING CONCLUSION
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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ZONING SUMMARY
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.
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CODE SUMMARY
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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CULTURAL CONTEXT
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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43. 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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SPRING 2010 CONTEXT OF EVIDENCE
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.
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46. 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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47. 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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48. 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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CONTEXT OF BEHAVIOR
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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CLIENT PROFILE
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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STUDENT INTERVIEW SUMMARY
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.
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STAFF INTERVIEW SUMMARY
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.
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GUEST INTERVIEW SUMMARY
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.
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SPRING 2010 PRECEDENT:
PHILLIPS EXETER ACADEMY LIBRARY
Project: Phillips Exeter Academy Library
Architect: Louis I. Kahn
Location: Exeter, New Hampshire
Year Built: 1967-1972
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SPRING 2010 ANALYSIS:
PHILLIPS EXETER ACADEMY LIBRARY
Circulation:
The circulation at Phillips Exeter Academy Library is
a loop that circles around an open space. The books
and necessary spaces are on the outside of the loop.
This idea will work great for the BAC’s new library,
but the center will contain the study space, around
which will be the books, photocopiers, circulation
desk, etc.
Natural Light:
This library has light coming in and reflecting from
four sides and the center. Nearly all of the building
gets natural light.
The new library could employ this method, providing
natural light for reading.
Structure:
Pushing the structure away from the center allows
light in, while the four columns near the center define
the circulation loop.
The form could be applied to the new library with little
modification.
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SPRING 2010 PRECEDENT:
STOCKHOLM LIBRARY
Project: Stockholm Library
Architect: Erik Gunnar Asplund
Location: Stockholm, Sweden
Year Built: 1918-1927
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SPRING 2010 ANALYSIS:
STOCKHOLM LIBRARY
Circulation:
The arraignment of Stockholm Library allows for easy
movement through the Shelves. Users can circle around or
pass through.
The BAC’s new library could use this pattern or something
similar, so there is always easy access to the surrounding
spaces.
Natural Light:
Light enters this library through windows around the top of
the rotunda, casting light evenly in the rotunda, but no
space has direct day light.
The new library could have similar indirect light, in
addition to spaces being given direct light by other means.
Structure:
With the all structure located at the outer walls, the floor
is free from columns. This would, prevent columns from
interfering with circulation, or dictating the arraignment
of the book shelves.
The new library can limit columns to marking circulation
only, if this method is used.
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SPRING 2010 PRECEDENT:
CHAMBERLAIN COTTAGE
Project: Chamberlain Cottage
Architect: Marcel Breuer
Location: Wayland, Massachusetts
Year Built: 1940
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SPRING 2010 ANALYSIS:
CHAMBERLAIN COTTAGE
GOAL THREE
Circulation:
The circulation at Chamberlain Cottage is a continuous
loop, off of which are the frequently used spaces.
The BAC’s new library can use a similar system, because
with a single loop, you never have to worry about heading
down the wrong hall, or incorrect direction.
Natural Light:
This library has two methods of bringing in light. The first
is with full wall height windows, and the second is with
windows just below the ceiling.
The new library can employ both, to give a combination of
indirect and direct sunlight. This will light the whole space
evenly, and brightly light the reading spaces.
Structure:
The Structure is broken into columns, making a visual
connection between spaces, but defining the two as
separate.
The new library should take this approach in forming
reading spaces that are partially separate from the rest of
the space.
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MISSION STATEMENT
Mission: The mission of the Library is to provide an information center which supports
education in Architecture and related design fields
Context: The library should be efficient in function, and comfortable for all users. The
space should welcome users from within and outside the BAC. Library staff must
be able to carry out their jobs in the most efficient way, without interfering with,
or being affected by, users.
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ISSUES
No. 1 Audibility
Conversations
Photocopiers
Library Staff:
How do you rank noise as a distraction to your job? Disruptive or minor
annoyance?
BAC alumni/ local architect:
Is the noise at the same level as would be found in a working office?
Student:
What kinds of noises are most disruptive? Talking? Photocopier? other?
Importance: In addition to making the library more quiet, the site is above a noisy highway, so
it will be important to know how much noise, and what kind can be tolerated
No. 2 Convenience
Location
Enough space to work
Library Staff:
Can you do your job without bumping into other users?
BAC alumni/ local architect:
Is it easy for you to use the Library at the BAC?
Student:
What is the biggest inconvenience about the library? What is most convenient?
Importance: If the location of the library on the 6th floor is preventing people from using it,
moving it to a separate building might as well?
No. 3 Comfort
Seating
Privacy
Library Staff:
Are you able to perform your job without invading the privacy of the uses?
BAC alumni/ local architect:
Do you feel comfortable coming in and using a library with students? Do you
feel like you are intruding on their privacy? Do you find that you are giving up a
seat, or more comfortable seat for students?
Student:
Can you spread out and comfortably use the library?
Importance: Some users might, work around comfort issues, while others may avoid using
the library for extended periods of time.
65
66. No. 4 Circulation
From books to seats
From computer (index) to books
From bookshelves to bookshelves
From Books to copier
Library Staff:
Do you have to walk excessive distance to complete simple tasks?
BAC alumni/ local architect:
Have you noticed excessive circulation?
Student:
Could anything be moved to make circulation easier?
Importance: In a case where users and staff are pressed for time, they do not need to spend
most of their time walking back and forth across a room.
No. 5 Light
Sufficient light for reading
Lighting for bookshelves
Library Staff:
What light conditions need to be met for a usable library? For Students? For
Staff?
BAC alumni/ local architect:
How do you rate the quality of light: Inadequate or no room for improvement?
Student:
Are there any spaces in the library that could use more, or less light?
Importance: Too much natural light may cause damage to books, but too much fluorescent
light may damage students
No. 6 Flexibility
Various users
Changing technology
Library Staff:
Are there any traces in the library now of old technology that make your job
more difficult?
BAC alumni/ local architect:
Does the library limit the way it can be used? (example: allow for computer
research or limited to printed books only?
Student:
Do the spaces limit the way you can use them? Is this good or bad?
Importance: Minute by minute, there will be different users, making different uses of the
spaces, just as year by year, there will be different technologies, requiring different uses.
66
67. THE BAC LIBRARY
JEFF ESTES
SPRING 2010
GOAL ONE
Goal.: To invite outsiders to gain from, and contribute to, the learning experience.
Objective: To cater to BAC students, and the general public’s interest in
Architecture and related fields.
67
68. P. R. 1: The entrances should be visible from each direction people are walking from.
People will arrive at the library from the parking garage, bus stop, green line stop, and both
streets. this diagram shows what is visible on arrival.
68
69. P. R. 2: People walking past need to be able to see in.
Very few people will enter a building if they do not know what it is.
69
70. P. R. 3: The space outside the entrances must invite people to slow down and
acknowledge the activities going on in the library.
By creating a plaza, people might pause and realize what the building is, and it offers a chance
to explore the activities seen inside.
70
71. THE BAC LIBRARY
JEFF ESTES
SPRING 2010
GOAL TWO
Goal.: To achieve ideal working conditions for library staff.
Objective: To provide the optimum use of space for every task
71
72. P. R. 1: The Archive should be easily accessible from offices and Circulation Desk.
As show, staff can quickly walk back and forth between archive and desk.
72
73. P. R. 2: The Circulation Desk must be within a short distance from the offices.
In only a few steps, a staff member at the desk can be in the offices.
73
74. P. R. 3: The offices and Circulation Desk should be a short distance from user’s work
areas.
Depicted above, the staff is close to the users, and are available to provide assistance.
74
75. THE BAC LIBRARY
JEFF ESTES
SPRING 2010
GOAL THREE
Goal.: To accomplish convenient conditions for users
Objective: To reduce the distance and time spent walking
75
76. P. R. 1: Photocopiers should be located near where students are working
The photocopiers are shown in a separate room, to limit noise, but still close by.
76
77. P. R. 2: The Circulation Desk must be close enough to assist users, but not disrupt.
With the Circulation Desk close to, but not in, the work space, help can be provided with little
distraction to the other users.
77
78. P. R. 3: With the exception of the environmentally conditioned room, all the books
should be located in one space, near work stations and the computer catalog.
If the books are located in the center, they can be accessible from multiple surrounding spaces.
78
79. THE BAC LIBRARY
JEFF ESTES
SPRING 2010
BUILDING FOOTPRINT
Site Dimensions:
400’ abutting the old ICA Green Line stop
373’ along Boylston Street
And
140’ on Massachusetts Avenue
Set Backs:
3’ set back along the old ICA Green Line stop
10’ set back on Boylston St. and Mass. Ave.
79
96. THE BAC LIBRARY
JEFF ESTES
SPRING 2010
COST ANALYSIS
OFFICES: 600
STORAGE: 500
BOOK SHELVES: 8225
CONFRENCE ROOM: 875
STUDY: 900
RESTROOMS: 860
LEARNING RESOURCES: 1050
LOBBY: 1,700
CIRCULATION DESK: 900
GALLERY: 750
COMPUTER LAB: 875
RESERVE COLLECTION: 900
PRIVATE STUDY ROOMS: 1,800
PERIODICAL: 960
COPY ROOM: 240
NET USUABLE AREA: 21,135
GROSS AREA: 25,135
BUILDING EFFICIENCY: 21,135/25,135 = 84%
96
97. BUILDING COST:
25,135sf x $139/gsf (Pena Grand) = $3,493,765.00
FIXED EQUIPMENT:
$3,493,765.00 X 0.08 = $279,501.20
SITE DEVELOPMENT:
$3,493,765.00 X 0.15 = $524,064.75
TOTAL CONSTRUCTION:
$3,493,765.00 + $279,501.20 + $524,064.75 = $4,297,330.95
SITE ACQUISITION:
$3,508,500.00
MOVEABLE EQUIPMENT:
$3,493,765.00 X 0.08 = $279,501.20
PROFESSIONAL FEES:
$4,297,330.95 X 0.06 = $257,839.86
CONTINGENCIES:
$4,297,330.95 X 0.10 = $429,733.10
ADMINISTRATIVES COSTS:
$4,297,330.95 X 0.01 = $42,973.31
TOTAL BUDGET:
$3,493,765.00 + $279,501.20 + $524,064.75 +$3,508,500.00
+ $279,501.20 + $257,839.86 +$429,733.10 +$42,973.31 = $8,815,878.42 X 1.185 (location
factor) = $10,446,815.93
My original assumption was that the cost would be somewhere around $10 million. The
result was 10 and a half million.
97
98. THE BAC LIBRARY
JEFF ESTES
SPRING 2010
COST SUMMARY
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.
98
100. ASSIGNMENT
Codes 1
JEFF ESTES
SPRING-2010 ZONING COMPLIANCE FORM
Zoning Compliance Form
Your Name and Contact Information: Jeff Estes jeff.estes@the-bac.edu
Project Name: Library Project Address: 0 Boylston Street
Lot Size: 25,830 square feet Frontage: 370' Lot Width: 140'
Zoning Information:
Applicable Zoning Regulations: B-8 120a
Zone Designation: B-8 Special District Designation: 120a
Zoning Use(s): Library
Circle as applicable: A (allowed) C (conditional) F (forbidden)
Dimensional Restrictions: FY (10) SY (3) RY (5) FAR (8)
Attach Plot Plan or Sketch h
100
101. TM 685 & 7685 Programming and Codes
Building Code Worksheet Part 1
Your Name and Contact Information: _ Jeff Estes Jeff.estes@the-bac.edu____
Project Name: ______Library ________Project Address: ___0 Bolyston Street________
Building Code Information:
Applicable Building Code: _________IBC 2003__(Mass. State Building Code)________
Use Group(s): __S-1, A-3, B_______Special Occupancies: ________None__________
Building Area: _____25,000 S.F.__ Building Height (st/ft): _High Rise_
% Perimeter Access: ______56%_ Sprinklered: Yes _X_ No ___
Proposed Construction Type (circle one): IA IB IIA IIB IIIA IIIB IV VA VB
Allowed Height and Area (Table 503): A-3 is most restrictive, h = 2 stories, a = 9,500 _____
___________________________
Sprinkler increase (Height and Area): _ A-3 + 200% = 19,000 s.f.____________
_______ ____ ___
Area Increase for Perimeter Access: __56% x 9,500 = 5320 s. f. ___________________
Max. allowed area: __9,500 + 19,000 + 5,320 = 29,820___________________________
Height and Area: Allowed: __3_______________ Actual: ___3_________________
Fire Separation Distance: N__0______ S _________ E _________ W ________
Percentage of Allowed Openings: N___0_____ S __100____ E __100____W __100___
Attach Plot Plan or sketch here showing fire separation distances:
101
103. TM 685 & 7685 Programming and Codes
Building Codes Worksheet Part 2
Your Name and Contact Information: _Jeff Estes Jeffrey.estes@the-bac.edu________
Project Name: __BAC Library________Project Address: __0 Boylston______________
Table 1: Occupant Load (780 CMR 1008.1.2)
Floor Area Per
Floor Area Occupant
Level Area Occupant
(ft2) Load
(ft2/occupant)
Lobby 3265 20 gross 164
Books 2100 100 gross 21
Floor 01 ComputerLab 870 20 gross 44
Gallery 745 15 gross 50
Floor Total = 279
Circulation Desk 925 100 gross 93
Copy Room 250 50 gross 5
Learning
900 20 gross 45
Resources
Offices 570 100 gross 8
Floor 02 Periodicals 1015 100 gross 11
Private Study 1795 25 gross 78
Reserve Collection 900 100 gross 9
Restrooms 1080 25 gross 44
Study 960 20 gross 48
Floor Total = 341
Books 7015 100 gross 71
Conference 900 20 gross 45
Floor 03
Storage 495 300 gross 2
Floor Total = 118
103
104. Table 2: Minimum Number of Exits (780 CMR 1010.2)
Total Occupant Required Number of Number of Exits
Level Load Exits Provided
Floor 01 279 2 4
Floor 02 341 2 2
Floor 03 118 2 2
Table 3: Exit Capacity (780 CMR 1009.2)
Exit
Total
Allowanc
Occupan
Level e Total Exit Capacity Provided (persons)
t
(in/person
Load
)
South Door East Door
72” Door/.15 = 480 72” Door/0.15 = 480
0.2 (Stair) Capacity = 480 Capacity = 480
North Door West Door
279 0.15 72” Door/.15 = 480 72” Door/.15 = 480
Compliant
Floor 01
(Door) Capacity = 480 Capacity = 480
Total Capacity = 1920
South Door (St 1) North Stair (St 3)
0.2 (Stair) 72” Stair/0.2 = 360 72” Stair/0.2 = 360
68” Door/.15 = 453 68” Door/.15 = 453
Floor 02 341 0.15 Capacity = 360 Capacity = 360 Compliant
(Door) Total Capacity = 720
0.2 (Stair) South Door (St 1) Northwest Stair (St 3)
72” Stair/0.2 = 360 72” Stair/0.2 = 360
0.15 34” Door/.15 = 226 34” Door/.15 = 226
Floor 03 118 Capacity = 226 Capacity = 226 Compliant
(Door)
Total Capacity = 452
104
105. TM 685 & 7685 Programming and Codes
Building Codes Worksheet Part 3
Accessibility
Your Name and Contact Information: _Jeff Estes jeff.estes@the-bac.edu__________
Project Name: _BAC Library_________Project Address: _0 Boylston_______________
Use(s): _________Commercial / Library______________________________________
Applicable Accessibility requirements:
Massachusetts Architectural Access Board regulations 521 CMR: Section 14 Places of
Assembly
Americans with Disabilities Act (describe applicability below):
The American’s with Disabilities Act sets out to make buildings usable for people of all
abilities. In giving a fair opportunity for students, staff, and all users, no one should feel
excluded based on accessibility.
Students are often carrying books, book bags, and other school related materials while at
The BAC. Commonly, students’ work is carried in large boxes, which will make climbing stairs,
opening doors, maneuvering around corners, or seeing what is on the floor in front of them
nearly impossible. With the use of cell phones and audio players distracting people today, it is
not always easy to hear the sounds around them.
Please provide a narrative of compliance for your project with the applicable accessibility
requirements below or on a separate sheet of paper:
The BAC’s new Library will not separate those who are recognized as handicapped from
those who are not. As we are all sometimes handicapped, the design will assume all occupants
do not have the use of two hands, can not see, or have a difficult time hearing.
105
106. TM 685 & 7685 Programming and Codes
Building Codes Worksheet Part 4
Sustainability
Your Name and Contact Information: _Jeff Estes jeff.estes@the-bac.edu__________
Project Name: __BAC Library________Project Address: _0 Boylston______________
Your client has asked you to either a) achieve LEED certification for your project, or b) identify
four strategies from the AIA 50/50 list that you will incorporate.
Describe how you will comply with this request below. Use additional paper if required.
A) Download a LEED for New Construction v 2.2 Project Checklist
(www.usgbc.org/DisplayPage.aspx?CMSPageID=220 )
Circle level of LEED certification sought:
Certified (26-32) Silver (33-38) Gold (39-51) Platinum (52-69)
State how many points will be sought in each category. Remember to seek more than the
minimum in the certification category you are targeting.
Sustainable Sites __4_ Water Efficiency __4_ Energy and Atmosphere __7_
Materials and Resources __8_
Indoor Environmental Quality _11_ Innovation and Design Process _1__
Attach checklist indicating which points in each category you will be targeting.
106
112. ASSIGNMENT
TWO
JEFF ESTES
SPRING-2010 STUDENT INTERVIEW
Interviewee:
Name: Mika Gilmore
Place: 320 Newbury St. Rm. 402 (Computer Lab)
Time: 6:00pm 3/9/2010
Question 1) What kinds of noises are most disruptive? Talking? Photocopier? other?
Talking bothers her most. She wants silence.
Question 2) What is the biggest inconvenience about the library? What is most convenient?
She likes the place by the magazines. She says she can sit and work there
for hours. It would be better if it were open 24 hours.
Question 3) Can you spread out and comfortably use the library?
There are no comfortable places to sit. [voices came from the background
saying the chairs are from the 60s, and not inviting.] The triangle chairs are far
from comfortable. There is no space for a laptop computer. She wants there to be
a high counter with stools to work at.
Question 4) Could anything be moved to make circulation easier?
It would be better if books were at the center, and work stations
surrounded them.
Question 5) Are there any spaces in the library that could use more, or less light?
The lighting is horrible. It should have task lighting. The library needs
indirect lighting. She feels it should have warm lights, rather than cools lights.
Question 6) Do the spaces limit the way you can use them? Is this good or bad?
She wants there to be spaces for users to store books and come back to
later – like lockers.
112
113. ASSIGNMENT
TWO
JEFF ESTES
SPRING-2010 STAFF INTERVIEW
Interviewee:
Name: Whitney Vitale (Employed at BAC for five years)
Place: Library
Time: 5:30pm 3/9/2010
Question 1) How do you rank noise as a distraction to your job? Disruptive or minor
annoyance?
Noise is not an issue. Her office does not have noise, and the tasks she
performs in the library do not require silence.
Question 2) Can you do your job without bumping into other users?
BAC Student Workers do all the stocking.
She is afraid she disturbs users while helping to find books.
Question 3) Are you able to perform your job without invading the privacy of the uses?
She wishes there were private rooms students could use when working in
groups. There is an alcove that gets a lot of use when students want
a private space.
Question 4) Do you have to walk excessive distance to complete simple tasks?
Whitney is constantly walking down to her office on the fifth floor, and
back up again. She is not the only staff member who has to go up and down the
stairs. Archives and another office are in the Mass. Ave. Building.
Question 5) What light conditions need to be met for a usable library? For Students? For
Staff?
Natural light and other natural conditions cause harm to the oldest books
that are in a separate sealed room. Current lighting was in place before the room
became a library.
Question 6) Are there any traces in the library now of old technology that make your job more
difficult?
The library began to use more technology in the 1990s. At that time, the
file cabinet went away and was replaced with computers. The space does not
have enough scanners. Under ideal conditions, there would be plenty of scanners.
113
114. ASSIGNMENT
TWO
JEFF ESTES
SPRING-2010 GUEST INTERVIEW
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
Question 1) Is the noise at the same level as where you are coming from?
“I have never been in the Wentworth Library at a time when noise was an issue.
Here, I moved from the chairs near the copier to the tables at the back, because
the noise from the copier”.
Question 2) Is it easy for you to use the Library at the BAC?
“As long as no one kicks me out. It is not at Wentworth, but it is worth coming
to. There are not many people here, so I'm not in the way.”
Question 3) Do you feel comfortable coming in and using a library with students? Do you
feel like you are intruding on their privacy? Do you find that you are giving up a
seat, or more comfortable seat for students?
“I think I am the only visitor, but there is no one stopping me. I don't think I
am invading. I try to give them respect.”
Question 4) Have you noticed excessive circulation?
“I am coming from outside the school, so I have to walk up 6 floors to get
here.”
Question 5) How do you rate the quality of light: Inadequate or no room for improvement?
“The light doesn't make it impossible. I am mostly just photocopying pages to
read later, therefore light is not a problem for me.”
Question 6) Does the library limit the way it can be used? (example: allow for computer
research or limited to printed books only?
“I don't use anything except the photocopier, and I waited until it was
available. There are not enough computers that I could use one if I wanted.”
114
115. THE BAC LIBRARY
JEFF ESTES
SPRING 2010
SOURCES
Page 9:
Maps: Google Maps
Page 10:
Maps: Google Maps
Page 11:
Base image: www.mapjunction.com
Page 13:
Base image: www.mapjunction.com
Page 19:
Base image: www.mapjunction.com
Page 20:
Base image: www.mapjunction.com
Pages 21, 22, and 23:
Climate information: www.myforecast.com
Page 30:
Base image: www.mapjunction.com
Page 32:
Base image: Google Maps
Page 33:
Base image: www.mapjunction.com
Page 44:
Base image: www.mapjunction.com
Page 36:
Base image: www.mapjunction.com
Page 37:
Historical information: www.bostonherald.com
115
116. Page 38:
Photograph: Google Maps
Page 39:
Real Estate Value: www.gis.cityofboston.gov
Page 43:
Zoning: Boston Redevelopment Authority
Pages 47 and 48:
Cultural information: www.homes.point2.com,
www.cityofboston.gov
Page 61:
Description and photograph: www.the-bac.edu
Page 67-72:
Information and
Base images: www.greatbuildings.com
Page 61:
Description and photograph: www.the-bac.edu
Page 107-108:
Cost Estimating: Pena, William. Problem Seeking: An Architectural
Programming Primer. 4th ed. New York: John Wilel &
Sons, Inc, 2001. Print.
Page 111-112:
Zoning: Boston Redevelopment Authority
Page 117-121:
LEED information: www.usgbc.org
116
