Project Profile: Boston Seaport Science Center Renovation

The Boston Seaport Science Center Renovation is an office building to a lab science conversion.

Piloted by CBT, the community-focused facility aims to reimagine life science facilities from sealed and sterile to a welcoming amenity-rich space with integrated retail, rooftop gardens, outdoor conferencing, bike rooms, and a future restaurant by Lydia Shire.

Lab Design spoke to Vickie Alani, the senior principal and architect at CBT Architects, to learn more about this project.

Q: What are some considerations of office-to-lab conversions?

A: When thinking about office-to-lab conversions, there are several things to consider, including:

• Location. The right location can be a major differentiator for a life science tenant, and choosing a location that is part of a larger R&D ecosystem can help attract top talent and increase business. For some, it may also be that visibility, logistics, and access to parking or public transit are key considerations in choosing a location. For other companies, it may be important not only to be in an R&D ecosystem but also to have amenities close by, like shopping, dining, and entertainment.  

• Site-specific zoning and Ordinances. It is also important to understand local zoning and how a conversion fits within the existing building volume. For example, many life science conversions require additional height to accommodate the robust HVAC systems necessary to support program requirements.  

Another example is a recent code change in Massachusetts that allows for much higher chemical storage in buildings, making high-rise labs a possibility. This ultimately creates more leasing value higher in the building and will enable developers the flexibility to look for more site-type opportunities.

• Building Infrastructure. Ensuring that the building has the electrical service, backup generation, water and waste service, elevators, and bathrooms, all of which can accommodate typical program requirements. This means looking at capacity for high air change rates, chemical usage, laboratory equipment, electrical demand, and heat loads, for example.

Other important infrastructure considerations include features that cannot change once the building is built, like the floor-to-floor height, structural grid, floor and roof structure, loading capacity, and the exterior envelope. These are all critical considerations as the heavy equipment, vibration criteria, insulation needs, and room for mechanical systems for life science spaces differ greatly from what may have been needed in more traditional office space.

• Loading. The loading dock and related service elevators are critical pieces of infrastructure that need to be carefully considered as part of a conversion. How many bays exist? What size trucks need to be accommodated? How many tenants will be using this space? If undersized, the results could be impactful, delay the shipment or receipt of goods, and quickly affect the business’ bottom line operations.

• Tele-data / Security. Life Science projects may have a higher demand for data and require heightened security, so additional infrastructure may be necessary.

Q: Could you tell us more about the design process? What was it like from conception to execution?

A: We followed an extensive design process for the Seaport Science Center project. We started with a comprehensive assessment of the existing building and related systems. We contracted a Canadian surveying company, looked at existing drawings, and took old-school field measurements. From there, we reviewed the budget, program, and expectations with the owner. We then identified the strengths and assets of the existing building to take advantage of the location. The building is in a high-visibility location with a welcoming corner entry ripe for retail. 

A focus of the project was the Winter Garden, an existing multi-story space to accommodate functions. As most of our current lab designs incorporate access to outdoor space, we quickly looked into a second amenity space on the rooftop, designed to take advantage of the views of the harbor. Our team synthesized the program into the existing building form and overlaid a cohesive design concept to the project while respecting the budget. Another key component of our process was the ownership review and collaboration and ensuring the proper documentation for everything was in place. Finally, we needed to be able to execute and pivot as necessary to account for unforeseen conditions or opportunities throughout the entire process.

Q: Were there any foreseeable limitations or concerns during the design process? How were they addressed?

A: As the design brief was to make the building a class-A lab and to have the building feel like a welcoming hospitality lobby to invite all to ‘mingle,’ it was critical to identify all walls that could be removed, making the spaces as open and efficient as possible.  

The building had a unique existing floor plate and configuration that, at first glance, didn’t look well-suited for a life science space. We conducted extensive planning studies and found that the plate could work quite well, especially the flexibility of such a large plate and spans to accommodate evolving life-science tenant workflows.  

There were also a few key limitations as we worked through the amenity spaces in particular. With the first-floor retail and lobby area, there was limited space available to combine the grand lobby, a first-class restaurant, and all of the uses needed to make this entire program work. Elements such as the back of the house took up half the existing floor plate, leaving little room for things like bike parking after meeting the needs of the lab program and local zoning requirements. Our design team also chose to work around the existing trees in the Winter Garden, as they were too big to move efficiently, instead making them a feature of the new co-working area with views of the harbor.

Another limitation was the loading dock area. The existing dock was originally specified for traditional office building needs but needed to be reconfigured to serve not only the more robust lab tenant needs but also the first-floor amenities and the restaurant.

Q: What was the most rewarding part of the design process?
A: The most rewarding moment in a project like this is always seeing the final product. When the vision truly comes to life, and you can walk through it, seeing people enter and look around – slow down – and appreciate the design elements is always incredibly rewarding. We put so much care and thought into each detail, each selected art piece, and each material chosen; it’s just incredible to experience the harmony of it all once it is complete. Along the way, it is always a fun journey of collaboration and exploration. 

Knowing that we wanted to create a unique, art-filled, and welcoming environment in one of the most signature buildings in Boston’s Seaport to attract the world’s leading thinkers and scientists, we were thrilled to take this on. From the moment one enters this grand-scale work of art (the building is like a sculpture!) to arriving at the six-story-high Winter Garden (more than 7,400 square feet itself), the “wow” moments simply continue throughout.

Q: How did sustainability inform your design?
A: The existing building is in the process of acquiring its core/shell LEED certification and is already platinum-certified for operations and management. Given the sustainable nature of the building, we wanted to make the most of the opportunity to extend this. Raw yet refined materials were selected throughout, including white oak and natural stone, and the Winter Garden’s ample interior landscape contributes to healthy indoor air (in addition to providing serenity and calm to building occupants and visitors). The designed spaces leverage the ample natural light filling the building at the lobby and upper-level Winter Garden. We also sourced hand-crafted art pieces, including glass from the rural Czech Republic, and the bike room mural and other art were designed by artists local to Boston.

Q: How long did the project take to complete? Was it within your projection?
A: It is an interesting story. CBT has been working on the phased repositioning of this remarkable building for several years and throughout the ownership transition from John Hancock Life Insurance Co (the former owner/occupant) to BioMed Realty Trust (the current owner). This most recent – and the grandest – phase of work was started in 2020 for BioMed and was completed last year, as projected. The work includes the building’s main lobby, the stunning upper-floor Winter Garden with pre-function space, and an expansive new roof terrace.

Q: What feature was the most enjoyable to design? And what was the most challenging?

A: I’d say that the most enjoyable was the creation of the oculus glass sculpture that adorns the main building lobby. Constructed of hundreds and hundreds of pieces of hand-blown glass from the Czech Republic, Oculus is a truly marvelous sculpture to behold as you enter the building’s main lobby. Knowing that many of the region’s most prestigious organizations and events will be holding their functions in this space, it was a delight to be able to design this piece into the project. With changing times of day and creatively colored internal LED lighting within the piece, it is an ultra-dynamic design element. And it’s huge at 29 feet in diameter and 30 feet in height! It is visible from blocks away – like a beacon welcoming the neighborhood into the new warm and inviting lobby.

The most challenging? Hard to say that every project comes with its challenges, but nothing particularly stands out with the Seaport Science Center. It certainly was the most unique building shape in which to design, but that also made the project very exciting for us.

Q: Are there any standout design features that make this design unique?

A: A real differentiator for this project is the inviting nature of the ground floor. As envisioned by the owner, this project is meant to draw in the neighborhood to linger. This allowed us to transform the ground floor into a warm hospitality-inspired lobby with custom art pieces meant to attract people from blocks away.  

Q: What are some of the amenities offered?

A: Today’s life science workers are in incredibly high demand, and retention is a big challenge for the industry. So, it was a priority to offer unique amenities in this unique location to excite and inspire the tenants.

With that in mind, the building now offers a destination restaurant on the ground floor - one that spills into the hotel-like lobby with furnishings and art as a backdrop for casual meetings and gatherings. The building also has a flexible event space in the Winter Garden overlooking the neighborhood and distant views of the harbor and islands. Additionally, the repositioning added a large outdoor deck that is literally a breath of fresh air for all tenants.

Q: What is your favorite part of the design?

A: The organic nature of the design is a way to integrate the curved forms of the building and make a cohesive whole of this new life science center. The project’s concept centers on a reinterpretation of the four elements, which was both a whimsical exercise and an in-depth study of materiality and the creative use of natural components. We knew we would achieve a high-end result and wanted to explore some unconventional design strategies to apply to this sculptural building.

Q: What are some emerging trends in the next generation of urban life science development? Were some of them incorporated into the design?

A: There are so many, and absolutely! Urban life science buildings are no longer what they used to be, which were hermetically sealed buildings where only the occupants were welcome. With our changing times, this project type has evolved to match what people really want in a building they occupy. This means light, air, open space, gathering space, retail/pop-up food and drink options. The public is welcome on the ground level, which will feature a locally renowned chef’s newest restaurant. The multi-story Winter Garden on the upper floors is an oasis away from the office/laboratory. It is wide open, loaded with lush greenery and daylight, and offers sightlines to the tenant spaces that surround it. These connections are a key part of what life science tenants are looking for now and into the future – no longer the sealed-off and restricted daily experience. The roof terrace is also an incredible amenity that makes for an idyllic break in the sun, with views of Boston Harbor, plenty of grass and plantings, seating options, and an unsurpassed view of the city skyline.