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Old May 10th, 2016, 08:02 PM   #821
curious_33
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Definitely some amazing projects in the works around the Boston area. Can't wait until I will be able to see them in person.
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Old May 25th, 2016, 05:29 AM   #822
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Up to the minute of Boston's largest projects (frequently updated).

BPDA approved 14.7M sq ft of construction in 2016

big projects coming up for possible approval in 2017....

1. 111 Federal St/Winthrop Sq skyscraper 750' 1.4M sq ft
2. Parcel 15 685,000 sq ft + 303 space garage
3. Back Bay Station Air Rights 1.26M sq ft
4. Dudley Sq 393,000 sq ft
5. 2 Charlesgate West 344,000 sq ft

under construction or construction to begin presently.

1. 1 Dalton Street/Four Seasons 61 stories 756' (1st level)

2. South Station Tower; 51 stories 691' (construction early 2017)

3. Govt Center residential tower 45 stories 540' (construction)

4. TD Garden resident tower 45 stories 495' (construction)

5. Wynn Tower/Everett 30 stories 386' (construction)

6. 88 Ames St (Cambridge) 23 stories 290' (1st level)

7. 240 Tremont/Marriot Moxy 23 stories 286' (construction)

8. Quaker Lane/ Congress Square 17 stories 228' (construction)

9. Julie Hall dorm/Emmanuel College 691 beds 267,500 sq ft 19 stories 226' (construction)

10. 1350 Boylston/Skanska Fenway 17 stories 225' (cladding)

11. Emerson College/Boylston Place 18 stories 218' (near completed)


construction to commence;

1. Garden Garage/Equity Residential 44 stories 485'

2. 40 Trinity Place 33 stories 446'

3. 380 Stewart Street/John Hancock Tower #3 26 stories 400'

4. Tremont Crossing Tower #1 22 stories 284'

5. Andrews Sq/South Boston Tower 1 21 Stories, 278'

6. 104 Canal/Boutique Hotel 15 Stories 191' 90 rooms (BPDA approved)

8. Burk Street residence hall #1/Northeastern U 21 stories 242'

9. 104 Canal/boutique hotel 15 Stories 191' 90 rooms (BPDA approved)


Topped +/- cladding or completed;

1. Millennium Tower 60 stories 685' tip (14 July 2016)

2. Avalon North Station/121 Nashua Street 38 stories 450' roof (Oct 2016)

3. Atlantic Wharf 32 stories 436' (2011)

4. 45 Province Street 31 Stories 386' (2009)

5. The Pierce Fenway 30 stories 378' (topped w/ cladding at 60%)

6. The Clarendon 32 stories 375' (2010)

7. Avalon Exeter 28 stories 348' (2014)

8. 45 Stewart St/AVA Theatre District 29 stories 336' (2015)

9. StuVi2/33 Harry Agganis Way/BU 26 stories 323' (2010)

10. 30 Dalton St 26 stories 318' (oct 2016)

11. 100 Stewart Street/W Boston Hotel & Residences 26 Stories 301' (2010)

12. The Kensington Apartments 27 stories 299' (2013)

13. Radian 26 stories 291' (2014)

14. 157 Berkeley Street/Liberty Mutual 22 stories 290' (2013)

15. 888 Boylston 17 stories 286' (2016)

16. The Viridian/Fenway 18 stories 214' (2015)

17. Fenway Trilogy 17 stories 211' 576 units (2009)

18. 160 Mass Ave/Berklee College of Music 16 stories 198' (2014)

19. Grandmarc Tower/Northeastern U 17 stories 198' (2014)

20. The Eddy/East Boston 16 stories 194' (2016)
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Old May 27th, 2016, 04:13 AM   #823
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a Maximum effort to ‘solve housing…’

There has been a lot of mention of gentrification lately regarding new construction of luxury highrises such as Millennium Tower in DXT and new project sites proposed for Boston’s neighborhoods…

The biggest risk to gentrification surely has it’s roots in a long extended critical shortage of housing….

Fix housing and everything becomes workable.

From the ‘Making Boston Better for Artists’ article posted in the Globe a few days ago, someone wrote,

"Ask artists who’ve been around for a while, and they’ll tell Mr. Mayor that Boston’s cost of living, including high rents and taxes, is what discourages them from staying…"

Judging by what they post in the Globe, the loud nimby solution to housing might be to just offer people coupons to just up and ‘move away’ from Boston.

Or they suggest ‘sensible building.’ Translation; endless, low brick to fill in the vacant lots, nooks, and burnouts around the city.

It won’t work.

53,000 units by 2030. Good idea. Not easy…

For a long time, we grew at a fraction of the rest of the country. But, in recent years, the population rose by ~90,000 people… Yet, through the years dating back to about 1990, residential construction has lagged behind with relatively few housing units added until this current cycle.

The Donahue Institute projects Boston’s population could swell by about 100,000 more people by 2035.

Boston’s high rents are hitting all but the affluent very hard. The share of homeowners who are ’cost burdened; (spending more than 30 percent of their income on housing) has skyrocketed from about 25 percent in 2000 to about 40% in 2016. Over this time, the number of cost burdened renters increased from about 38% to 55%.

So Mayor Walsh called for 53,000 housing units to be built by 2030…

i don’t know if the people of Boston have a grasp on what 53,000 housing units is going to look like. Judging by the way many opposed to development post, they must live in some form of alternative reality…

If we want people to have a place to live, we’re going to have to become more open to building…

Boston is an urban zone with the eminence to build.

On February 11, 2016, when a proposal to build a 44-story residence tower at the Garden Garage site passed by a vote of 5-0, a few West End residents expressed a mixture of amazement and grief. After 30 years of knocking 10 or 20 floors off every last box turd in the city, instead of caving to the anti-development nimby agenda – the BRA made a principled decision for Boston on one of the last high rise parcels in the city….

The decision to let ‘Equity’ build across the street from the 450 ft Avalon tower at TD Garden was an easy one; and not just because the general location is already disrupted with the Boston Properties podium construction at TD Garden. It was made with many considerations about what’s best for Boston.

A few loud anti-development people are back making noise about another ‘Equity’ build site: a proposed 377’/mixed income/385 unit apartment tower at 45 Worthington Street, in Mission Hill.

Activist, Kathleen Ryan has warned neighborhood residents "You’re next…" followed by the oft heard battle cry announcing; "Evil Developer’s proposed tower is out of scale and wrong for the Mission Hill neighborhood."

Actually, this site can handle 377’ easily. It has a bit of separation from other large construction on a non-shade challenged parcel. The low highrise would moderately raise the ceiling of the existing ~230’ neighboring apartment boxes and dorms nearby. It’s a home run.

If not here – where??

Instead of singling out 1 project – we should be talking about exactly what fusion of low, medium and tall building will bring an end to the housing crisis.

To people not fond of development; the real numbers are going to look ‘austere.’

We simply can not reach 53,000 units with infill and mid-rise construction alone. Highrise construction is going to have to be in the picture…. ….When you add up all the infill that will be politically feasible in the coming years, we still come up short by as many as 25,000 units.

You begin to see why we can no-longer build Soviet-era 10 story apartments on our last few +137m highrise parcels… Sites eyed for 10 stories will need to go 18. Others good for 14-18 would need to go higher still.

Before we begin tearing through 2 and 3 story neighborhoods (built of wood) from Allston to Dorchester, we’ll need to build as many as 50-55 ~325 unit resident towers +90-120m throughout the city…. Maybe 15-20 built up to +137m in and immediately adjacent to the High Spine… then each of the neighborhoods getting 2 or 3 going to +90~120m from Brighton to the South End, JP to Dorchester.

We have a few luxury highrises going up and people will move in. It takes many years to plan and build these……. Contrary to what some nimby say, people moving up out of lower cost units into luxury low-skyscrapers most certainly do create vacancies for the next tier below, those people in turn, vacate lower cost units and so on… Luxury housing absolutely contributes to the total number of units coming on line. Still, it isn’t going to make up a significantly large portion of the 53,000. But every bit helps.

Colleges submitted their master plans to bring students in from the brownstones off the Emerald Necklace back into new, tall dorms. More space in the neighborhoods will soon be freed up.

Still, at the present time, it looks like we will not get near to the scale of development (required to bring long-term relief) before the nimby’s will be agitating, hurling endless accusations and slander against Mayor Walsh, Dir Golden, and the BRA/EDIC board.

But the nimby makes a largely, a nonsensical argument that pales in comparison to our housing woes… talking in circles, and defaulting back to a thinly veiled message: ‘the critical needs of Boston are an abstract that does not apply to me or my neighborhood. You can’t build that here because i don’t want that built here. My vote is subject to bribery.’ Then followed by non-denial denials that their mischief isn’t harming Boston. It is.

We can’t fail to provide good, affordable housing where it is critically needed. The large majority of people know we wouldn’t just be telling tens of thousands of talented people who want to come and raise families here ‘sorry, you can’t come…’ Businesses will stop locating to Boston or be forced to leave because their employees can’t find a decent place to live.

With respect to preserving space for office development; we should not build 250 foot box turd offices on our last +180m low skyscraper parcels – or tie them off in nimby red-tape for 15 years;

Decisions on where and how tall for future office and resident highrises cannot be based solely upon 60 year old zoning from the dark ages; a few parcels must be transposed, with more emphasis given to 4 criteria:

1. is it good for Boston?
2. access to transportation that will covered by improvements to the MBTA.
3. shade over green spaces.
4. long term revenue considerations.

City planners know we can’t kick the can down the road any longer.

Last edited by odurandina; November 19th, 2016 at 04:54 PM.
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Old May 27th, 2016, 04:58 PM   #824
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111 Federal Street redevelopment poll....

http://www.archboston.org/community/...ead.php?t=5263
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Old June 1st, 2016, 12:19 AM   #825
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Boston's skyline in 4~5 years reflecting the additions of 1 Dalton, Back Bay Station, Hancock 3, Copley Sq, South Station, 111 Fed, 1 Bromfield, 1 Congress residential and office, TD Garden residential, GG, and Avalon tower added....



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Old June 12th, 2016, 05:24 AM   #826
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start ups, and multiple X 1,000,000s of sq ft of new office space coming on line in Boston Seaport + Cambridge.

office space Millions of sq ft

updated Q2 2016

combined NYC metro - 523.4
Manhattan - 359.3
combined Washington D.C. metro 288
Washington D.C. - 144.4
combined Los Angeles + Downtown/Century City/Hollywood/Burbank/Glendale - n/a
Los Angeles Downtown (4 neighborhoods) - 33.2
combined Cook County - n/a
Chicago - 159.0
combined Bay Area metro (S.F./Oak/San Jose + Silicon Valley) - n/a (est 280.0)
San Francisco - 90.5, East Bay/Oakland - 29.5, San Jose - 10.1
combined Boston/Cambridge/Rt 128/495 Technology Belt - 221.6 (87.8 + 134.8)] Q2 2016 updated
Rt 128/495 Boston Technology Belt - 134.8
Boston/Cambridge - 87.2 (65.4 + 22.44) Q2 2016 updated
combined South Florida metro - 79.8
Miami - 30.9, Ft Lauderdale - 27.0, West Palm Bch - 21.8
combined Houston metro - n/a
Houston - 43.0
*Seattle - 52.5 *updated only to 2011

Atlanta - 56.9
Pittsburg metro - 51.1
Minneapolis-St Paul metro - 45.9
combined Baltimore Metro - 45.2
Baltimore - 22.4
Dallas/Ft Worth metro - 42.7
Dallas - 32.0, Ft Worth 10.7
Philadelphia - 42.0
Denver - 35.0
Detroit - 33.9
Kansas City MO/KS metro - 33.5
Portland, OR - 24.8
Charlotte - 22.3
Milwaukee - 21.5
Phoenix - 20.2
Columbus - 19.8
Cleveland - 19.6
Cincinnati - 17.8
Jacksonville - 16.1
Raleigh/Durham metro - 12.28
Orlando - 12.27
Sacramento - 12.2
Nashville - 12.2
St Louis - 11.5
Indianapolis - 11.5
Richmond - 11.0
Hartford, CT - 10.7
Stamford, CT - 10.5
San Diego - 10.4
Tampa metro - 10.0
Austin - 9.6


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Old June 25th, 2016, 10:36 PM   #827
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Today's update: Taken 6-25-2016 by myself. Album with full sized pictures here -> Imgur

Conservatory New Building


1 Dalton St


1350 Boylston


Pierce Boston


Bonus: Muddy River daylighting

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Old July 1st, 2016, 07:22 PM   #828
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absolute disgrace....

http://www.bostonglobe.com/business/...cFI/story.html
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Old July 24th, 2016, 03:15 AM   #829
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...........

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Old July 24th, 2016, 07:07 AM   #830
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disclaimer; This is not an official render; It does not come from the Chiofaro Co, nor is it drawn exactly to scale. It is an illustration to demonstrate that the City of Boston and the developer are not very far apart in being able to solve the $1B impasse at the Harbor Garage site.


By solving a geometry problem, a true solution to the $1B Harbor Garage redevelopment impasse
that works for all the people of Boston has been found.


The Harbor Garage project continues to hold great promise for the future of Boston, Downtown community, our construction market and tax revenue picture. The Harbor Garage project is a huge value proposition for Boston that must not be abandoned.

The Downtown Waterfront Planning Initiative and MHP process faces a crucial challenge in the coming days. It is of critical importance to Boston and the Downtown neighborhood that we have a plan that allows some leeway on density if the site coverage is limited to about 53~54%. We don't want another decade to be lost finding the correct process to sink the Garage.

Thanks to people who care about a great project from a under-appreciated developer, the tide has turned for this project. Concerns by neighbors and area residence can be resolved in a weekend if people would simply be willing to roll up their sleeves, and come to an understanding of the narrow options the development team has for locating the Garage below grade and provide future parking for the future Garage (Tower), Harbor Towers and Aquarium community.


The site plan and massing in this early render conforms to BRA guidelines, shade restrictions over Long Wharf, and the new Downtown Waterfront Municipal Harbor Plan (MHP)/Chapter 91 regulations *but one.

The MHP stipulates: "To facilitate the harbor planning process a range of public benefits and mitigation offsets need to be advanced for projects that propose building metrics that do not conform to Chapter 91 standards."

Therefore; my plan aggressively pursues the maximum public benefit while maintaining economic viability for the developer, Chiofaro Co/Prudential. i urge the BRA staff to examine my credible plan to sink the Harbor Garage below grade and replace it with a low skyscraper.

.......................


A few years ago, the idea of returning to explore for a solution to sink the 1,400 space Garage below grade might have been met with disquieted stares from anyone at the Mayor's office, the BRA Board, Director Golden and Staff.

But, a solution that serves the public interest and can win approval with city planners exists. It's right here.


Why it works...

Although this plan is very austere for the developement team of Chiofaro/Prudential; very close to the bare bones of what is realistically possible, it basically meets the challenges set forth by the BRA before fine tuning...

But, perhaps of even greater import, it addresses the political challenge.

We all know the Harbor Garage has been treated cautiously by many as political dynamite.

Clearly, we need a plan that is responsive to the interests of the people of Boston, and the Commonwealth – but also addresses the pressure that Director Golden, BRA Board, City Council and Mayor Walsh's administration will face in bringing this project through the permitting process.


This plan has a unique design feature that can win the support of the people of Boston convincingly.

Therefore; it can be the driving force for our elected officials and the BRA board to work together with the Chiofaro/Pru group to bring the project to a successful conclusion.

This is because it's key feature would bring about a large new park space to our waterfront....

With this design; at ground level, the Downtown Waterfront neighborhood, City, and Commonwealth stand to gain a singular, continuous, open park space about the size of a soccer field directly off the Greenway at Central Wharf.



Some background;

The Harbor Garage continues to spoil the aesthetic of one of America's truly magnificent urban neighborhoods...













Pretty bad isn't it. YET, you might be surprised to learn that the difference in dispute between 'Yes, we can put that huge thing underground,' or 'no, we can't' (in the end) will come down to deciding on a few feet of tower frontage along Atlantic Ave. In this presentation, i'll make the case that a few feet shouldn't be the deal breaker.

Still, i'm willing to concede Boston deserves to get something 'quite good' in return for allowing the project to move forward.

With this site plan, i believe you'll agree that we get something that far supasses 'quite good.'


overstated, faux opposition...

A group of well spoken individuals have put up an organized front to stop the Harbor Garage redevelopment by pushing a bogus agenda upon an impressionable public. This is accomplished by means of a narrative comprised of 3 parts...

First, alleging that Don Chiofaro grossly overpaid for the Garage; and is seeking permitting from the BRA to redevelop the site in order to avoid the consequences of his poor investment decision.... This is not true. The Garage is a self-sustaining investment acquired at a price reflecting it's true market value. This fact is proven by recent sales of other such properties in the Boston marketplace.

The second part is to indict the BRA; denying they possess the wisdom to weigh developments based on their value to the public good. Anti-development groups cite mistakes made over 50 years ago in the West End. You've heard the rest.

The BRA is for smart development. They're neither beholden to developer's interests, nor the interests of a small minority of activist millionaires from Beacon Hill. They are granted the public trust to view projects on their own merit/s, and act on behalf of all the people of Boston... and continue to be responsive to the opinions and legitimate concerns of neighborhood residents - nearly to a fault.

The third part is to push the lie that the public speaks with a unified voice against the Harbor Garage project and others like it because the waterfront is on the verge of being wrecked by over-development..

One look out at our seaside from Marblehead to Hull clearly demonstrates their 'spoiled waterfront' narrative doesn't represent anything close to the truth. The North End, East Boston and Charlestown are prosperous neighborhoods with hard working people – and are ruled out for building significant height or density that would alter it's character.

We've upgraded pedestrian access, added the Kennedy Greenway... and our waterfront parks are frequented by people from Boston and elsewhere.

The Seaport is designated for growth and density. It serves a vital economic interest to a city facing significant fiscal challenges – but construction is capped at about 255' due to FAA flight path restrictions.


Downtown

Downtown near the lands end is inherently built. We are down to about the last 2 or 3 developable parcels proposed for any significant scale that we'll likely see for many decades... This includes the 305' J. Hook and Co tower – and the Harbor Garage site.

Boston is the core of the 6th largest economic zone in America. We don't so urgently need a harbor plan for Downtown – as we need a skyscraper plan for the metro core to preserve our last skyscraper parcels for height, in proportion to Boston's economic might, present and future infrastructure needs. In any case, that's a discussion for another day.


The real agenda of the anti-development crowd is exclusion. A well-organized group of millionaires wield disproportionate influence in our print media, and apply unyielding political pressure on City Hall. Only a few were in attendance at the Downtown Waterfront Planning meeting in August of 2016. They must have been entertaining their friends on the Vineyard.

When we get not just the Barr Association's view of life near the harbor, with the Globe as their sounding platform, but instead, all sides are presented, the people of Boston join the consensus to support developing the Garage site.

The solution will be seen as austere to a few. But, isn't it always that way in a city? But, economics makes sinking 1400 parking spaces below ground extremely challenging for the development team. The cost of sinking the garage is well over $300M.

Don Chiofaro said he needs at least 1.1~1.2M sq ft to move forward. i happen to believe he's being factual with that estimate. But, i think we can all agree that, at some point, reductions that go further than what can reasonably be done, will not result in something more iconic as the neighborhood activists would have you believe–

Further reductions will kill the project.

At 1.1M, Chiofaro is squeezed to the limit of what is possible in a project beset with extreme design challenges and costs, but in the end will be done right.

In any case, building to the scale of a low skyscraper this one time near the Harbor is the right and proper thing to do: the elimination of the Garage, and large park space Boston and the Commonwealth would be gaining solidifies this point of view.

Therefore, it is clearly in the public interest that we remain open and flexible before we decide to slam the door shut.


In 2015 i began advocating redevelopment of the Garage to counter the foul and misleading agenda put up by a few who oppose it. But, i assumed Mr. Chiofaro's best course of action would be a single, 600' tower slightly over 1M sq ft featuring a large green space to win support from the public, and eventual permitting from the City.

This approach is a significant upgrade for the abutters as well as the city, (as you're about to see).


Like Copley Square, the City, State and BRA consider Long Wharf a national monument. That means no new shade before the 23rd of October. So Don Chiofaro's tower must be located at the south end of the Garage parcel, with a north/south orientation similar to the JHT.

The shade restrictions dictate the roof's extreme angle of pitch.

On the ground, visibility to the harbor is horizontal. If a tower gets built 14 stories or 54 stories, at street level, the view of the waterfront and harbor running back up Milk and India Street/s is the same.

If you walk to the end of Milk Street, you notice the nice patch of green at Central Wharf... Recall that the tower will be located on the south side of the parcel – leaving this side as open space. So, now you see it; With this plan, the Greenway would segue onto an aggregate large park.... but most-importantly, the Harbor now opens completely in the background welcoming the pedestrian from the historical district.

This is why the single tower idea works.


Placing the lawn on the north end of the Garage parcel reveals a surprising result. We're almost there....

Next, you use one section of Milk Street adjacent to the Garage as it's new access ramp, and the remainder as a fire lane for the Aquarium, or simply put all of Milk St around the loop in front of the Aquarium below grade and all the parcels are united. Checking off the space of the IMAX Theater's footprint, and removing the Theater building reveals the full potential of the new opened Waterfront.

Mr. Chiofaro, the City and the Commonwealth can create a large, uninterrupted space nearly out of thin air at the front of Central Wharf, the Harborwalk and Aquarium.



*disclaimer; The render below does not come from the Chiofaro Co, nor is it drawn perfectly to scale...
It is an illustration to demonstrate just how close the City of Boston and the developer are to be able to solve a $1B impasse at the Harbor Garage site.


**Tower makes a slight bend towards the setback roof starting at level 21 on the north side of the tower.

***Shade restrictions over Long Wharf dictate the roof's extreme angle of pitch. But, the mechanicals make very efficient use of the narrow floors.

Total structure height to roof tip; 600'
Total sq ft; 1,050,000
Total floors; 50
Occupied floors; 48
Height at the top of the highest occupied floor 567'
Mechanical floors servicing (residences + offices): 2/33' at tower top
Levels 21-48 Residences; 192 units, 28 stories, 294'
Terrace Restaurant/Bar at Level 21, 273' above the Greenway
Levels 3-20 offices; 18 stories 229'
Level 2 Club Floor; 21'
Lobby/Retail; 23'


*not reflected in all the images: the setbacks on the harbor side of the upper resident tower.













the Northwest and North facing walls would offer spectacular views of the Greenway, Faneuil Hall Marketplace district, Long Wharf, The North End, Zakim Bridge and Marina from levels 21-48.



tower 3 by site builder, on Flickr


Friends, that's lot of uninterrupted, green space at the front of Central Wharf.

As the neighborhood fills in, this would be a much welcomed upgrade for the Rose Kennedy Greenway.


previous harbor view


New tower; the closeness of Central Wharf (in this view) makes the tower appear fatter in proportion to the rest of the Downtown,
(which is considerably further away). The lower section of the tower is 168' along the the harbor frontage.














A design solution for HG that is conformative to chapter 91, + shade restriction/s, and is economically, and politically viable – is very hard to do.

The above combination of mixed use w/ innovation space would ostensibly, allow the Chiofaro/Pru development group to reduce the project from Don Chiofaro's minimum of 1.1M sq ft by an additional 50,000 sq ft down to 1,050,000 sq ft.

Given the marketplace, economics and the design requirements, i believe a number of architects would reach a similar design solution within a single tower.


Downtown Waterfront Municipal Harbor Plan (MHP)

My plan would appear to conform to all BRA guidelines and Downtown Waterfront Municipal Harbor Plan (MHP) regulations *but one.

Provisions in the Draft DOWNTOWN WATERFRONT DISTRICT MUNICIPAL HARBOR PLAN with respect to lot coverage, and the offsets required for exceeding the 50 percent lot coverage standard in Chapter 91.

Marriott Long Wharf: Total lot coverage shall not exceed 80%, where the substitute provision shall apply only to single-floor additions that accommodate FPAs to activate the waterfront. For a project site of approximately 108,000 square feet, lot coverage shall not exceed approximately 86,400 square feet, an additional maximum lot coverage of approximately 18,000 square feet.

Harbor Garage: Total lot coverage shall not exceed 70%. For a project site of approximately 58,000 square feet, lot coverage shall not exceed approximately 40,600 square feet, or approximately 11,600 square feet more than the Waterways standard.

All Other New Structures: Any new structure that exceeds the provisions of 310 CMR 9.51(3)(d) shall not exceed 70% lot coverage.


The required offsets for Harbor Garage for exceeding 50 percent lot coverage:

1. The conversion of the Chart House Parking Lot to public open space, subject to the amplification in Section 3.2.1, at an adjusted 2016 estimate cost of $3.8 million;

2. The renovation of Old Atlantic Avenue for public open space, subject to the amplification in Section 3.2.1, at an adjusted 2016 estimate cost of $3.2 million;

3. The renovation of Central Wharf, in conjunction with plans developed by the New England Aquarium, for public open space, subject to the amplification in Section 3.2.1, at an adjusted 2016 estimate cost of $7.0 million; and

4. The renovation of the BRA property between the harbor and the Harbor Garage site, for public open space, above any mitigation for the use of the site for the Harbor Garage development, subject to the amplification in Section 3.2.1, at an adjusted 2016 estimate cost of $4.3 million.

5. The improvement, renovation, or other use of open space within the DTW MHP area that is consistent with the amplifications and offsets in the DTW MHP.

Any additional offsets to be determined in licensing shall be selected from the list of public realm improvements in Section 3.4.4. These include:

Additional open space improvements, including the Northern Avenue Bridge, the current non-universally accessible section of the Harborwalk behind the U.S. Coast Guard building at 408 Atlantic Avenue, and the seaward end of Long Wharf.

Water transportation facilities, including docks, piers, and waiting rooms that are resilient to the impacts of coastal inundation.

Subsidies for water transportation, including scheduled service within Boston’s Inner Harbor, water taxis, and ferries to the Boston Harbor Islands.

Programming or capital improvement funds for exterior public open space areas, within the DTW MHP or within Christopher Columbus Park, the Rose Kennedy Greenway, and the Boston Harbor Islands.



Tall neighbors, height and scale at the Harbor Garage site....

The Harbor Garage has a 600' tower and two 500' towers within a few blocks, and Harbor Towers next door at 396' and 400' respectively.

Iconic architecture and height are not mutually exclusive, not the least of which when the result is vastly better and serves the public good.

Under Mayor Menino, Boston put up a 420' wide/180' high wall at Rowes Wharf, then, went 436' to the roof at Atlantic Wharf.

Surely then, we can go a little taller with a 168' wide tower.

The BRA agrees. Their recommendation for up to a 600' tower and 900,000 sq ft comes within fairly close range of the minimum of what the Chiofaro/Pru group needs to move forward... Why are we failing to recognize this fact? Did the BRA come up with a figure of 900,000 sq ft in good faith to get the garage below grade, and deliver a far more valuable asset above? We must assume that they did.


The case for redeveloping the Garage is arresting.

As mentioned above, by increasing the scale of the project by 150,000 sq ft; in return, we get;

Over $1B infused into the local economy, a prodigious park space, a spectacular entrance to Central Wharf with a wide open line of sight to Boston Harbor, the ugly garage gone - and a vastly improved Greenway vista and Boston National Historical Park setting.

With tax relief or deferral, the 150,000 sq ft mitigation can be reduced, and with it, the frontage of the structure.


Neighbors who oppose highrise development are hurting Boston....

When people living in downtown highrises lobby against others doing so on nearby parcels deemed appropriate to build, it hurts Boston even more.... Politics that opposes density being added in our urban core hurts Boston.

The concerns of the Harbor Towers residents are not insignificant.

They object to the Garage redevelopment because:

1. there will be a large construction project next door.

2. they will experience a loss of parking for a few years.

3. they will see a reduction of previously unobstructed views of the Greenway, Custom House, Boston marketplace and historical sites...

Their grievance falls short of being able to legitimately stop redevelopment at the site.


The Aquarium management staff has no cause to be opposed to redeveloping the Harbor Garage site. Getting a huge park space built out front, and a 24 hour community arrive next door will bring a sizable increase to Aquarium attendance and membership in just a few years.... But our city will benefit for many decades going forward.


Friends, the Harbor Garage development impasse and recent scaled back projects at Tremont and Roxbury Crossings is a symptom of a far greater problem Boston faces; that we may fall short of the scale of development (required to bring true housing relief) before the nimby’s will be there agitating, hurling slander against Mayor Walsh, Dir Golden, and the BRA/EDIC board.

We have a few luxury highrises going up and people will move in. It takes many years to plan and build these. Contrary to what some nimby say, people moving up out of lower cost units into luxury low-skyscrapers most certainly DO create vacancies for the next tier below, those people in turn, vacate lower cost units and so on. Luxury housing absolutely contributes to the total number of available housing units in the City.

But the anti-development interests make a largely nonsensical argument that pales in comparison to our housing woes.... talking in circles, and defaulting back to a thinly veiled message: 'the critical needs of Boston are an abstract that does not apply to me or my neighborhood. You can't build that here because i don't want that built here. My vote is subject to bribery. Then it's followed by non-denial denials that their mischief isn't harming Boston. It is.

One other non-truth; Harbor Towers owners' property values will be hurt significantly. This is not likely. The reader can see the size of green patch. The owners of Harbor Towers residences have enjoyed a dramatic windfall in recent years. If anything, prices in the neighborhood will continue to rise after sinking of the garage and creation of a waterfront park.

The function of the BRA is not to be a charity service for millionaire abutters. 45 years ago, buyers at Harbor Towers knew that large-scale development would continue in earnest in the neighborhood. It is wrong for neighbors to wield disproportionate influence in an effort stop city officials from doing their job/s in the core of the Boston metro.

The Aquarium's 3~4 year loss of parking will require shuttling visitors from transportation hubs or garage/s elsewhere in the City. Here again, the reward far surpasses the challenge of visitor access to the Aquarium. The Aquarium staff are working professionals performing a task that benefits the public. It is the people's opinion and choice to back this project that counts.... It is not Aquarium employees' place to lobby Mayor Walsh to stop the project, to serve their narrow interest/s.


conclusions/permitting process w/ Chapter 91/MHP

The Harbor Garage is a huge value proposition for Boston that must not be abandoned.

With the completion of the Avalon on Nashua St, Bulfinch Triangle parcels, public markets, and in the next few years, Govt Center Garage, 3 more TD Garden towers, Valenti Sq and J Hook parcels, the Harbor Garage redevelopment and huge park would serve as the final pieces to the Downtown and Waterfront masterpiece.

The stakes are high, and the margins too narrow for a repeat of what took place with two of the Pike air rights parcels, Columbus Ctr, and Fenway Ctr. We can't afford to allow millionaires either through political pressure, or death by a thousand cuts to kill this project.

The Harbor Garage should be given highest priority and spearheaded through permitting after clearing Chaper 91/MHP easement/s.

Redeveloping the Harbor Garage is far and away, the right choice for Boston.
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Old July 25th, 2016, 06:35 PM   #831
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Globe all in on MT!!

http://apps.bostonglobe.com/unfold/2016/07/millennium/

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Old July 26th, 2016, 06:11 PM   #832
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Some pictures from the other day when I took a trip to the islands.
Album with full size pictures and extra general skyline photos here -> Imgur

Seaport Construction






Avalon North Station
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Old August 2nd, 2016, 08:44 PM   #833
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Iconic architecture in Roxbury will have to wait another 100 years.... And you have Tito Jackson to thank.


Forget the 900,000 sq ft vs 1.1M sq ft conundrum Downtown. The city has put rules up that have made it next to impossible for Don Chiofaro to build at the Harbor Garage site - which, of course, is precisely why he needs the additional 200k sq ft in the first place.
Terrified of height
But, the City finally did things right at Tremont and Roxbury Crossing.... but then, something happened, and we have every right to be furious. Terrified of Height.... The city is comprised of somewhere on the order of 5-8% nimby. But, to appease the rabid dogs, planners end up chopping 10 or 20 floors off nearly every damned building topping 150'..... and as a result, not only is there almost no iconic architecture built into these properties (because they're VE'd nearly to death)-

you can take nearly all the buildings done over 150' in the last 25-30 years and chop 30-40% of the taxes right off them, in what clearly amounts to the rationing of sq ft and height in this city..... Endlessly rationalized by the false narratives of a few angry residents, hyper-activist politicians and city planners who cave to their disproportionate demands.

And all of this - put upon a city with too high a ratio of property taxed at extremely low rates.

They default back to he big 3: "way out of character blah blah blah,' 'will increase traffic blah blah blah,' 'not supported by public transit blah blah blah....'

Tito Jackson is a jerk. Adding insult to injury, he just might become our next mayor. Make no mistake, If he supported development, i'd support him. But, he's aggressively protested every damned building proposed near his community, including several, much-needed dorms. 180'-200' appears to be the new height limit for Boston's precious transportation hubs.

Make no mistake; curbing these projects back so sharply will have a disastrous effect down the road. We're going to be in a very dark place on building in and tax revenue in a few years as operational costs continue to spike.... and we'll be looking at dozens of turd towers that have led directly to Boston's dire economic picture.

And to whom will the most desperately needy in Boston have to thank?
That's right, look no further than anti-development extremists like Tito Jackson.


He just severely cut back two crucial projects, (including hundreds of apartment units) that would have elevated OUR community to heights only dreamed a few years ago. Who's getting hurt? You all are.

Contrary to everything you've been led to believe, it is nimby politics that presents the greatest threat to any community.

And all you folks who give chopping every damned building in Boston a pass, you're giving lousy, VE'd architecture in Boston a pass.... We get an austere environment at the street level, crap aspect-ratio turds, and austere VE'd cladding, half-assed transit cut back community development, and less affordable housing.

So when i seem like such an ass about height, it's because not only is the market screaming for it, but we're behind the 8-ball for new revenue sources, with almost no land with which to do it..... We have a lot of catching up to do for the last 200 or 300 tallest put up in Boston since that Tom Menino took office. This is a very dangerous game these politicians continue to play with our city's economic future.

In a few years they'll see their error, when we're completely out of land for any serious height or density like Tremont Crossing, They're so dumb, we'll be lucky if they even have a suitable place to relocate the USPS.gov holed up at South Station.

Sorry, Mr. Jackson; This isn't Worcester. People have the right to know you're putting the city's future at risk for your personal gain.


Quote:
Originally Posted by odurandina View Post
If i'm reading/interpreting this correctly (a big if), then, it appears they've knocked about 90'/9 floors off each tower: the 365' has been reduced to about 280', and the other, originally to be about 340' has been knocked down to about 250'.

see pages 1 and 11.....

http://www.bostonredevelopmentauthor...b-f85ae0f68b90

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Old August 4th, 2016, 01:12 AM   #834
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Millennium Partners design has been chosen.

Millennium Partners tapped by city to build tower at Winthrop Square



Quote:
City officials have picked Millennium Partners to develop the prized site of the Winthrop Square Garage.

The Boston Redevelopment Authority said Wednesday that it will start negotiations with Millennium — a New York-based developer that just completed the Millennium Tower luxury condo building— to build Boston’s third-tallest building on the site of a squat city-owned garage on Devonshire Street.
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Old August 4th, 2016, 11:59 PM   #835
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Copley Sq Tower will rise in the coming months...

Gonna be the bomb!!











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Old August 5th, 2016, 09:31 AM   #836
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Originally Posted by citylover94 View Post
Looking great! Finally a more soaring and postmodern, kind of Art-Decoish design for Boston. Are there any more renders?
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Old August 5th, 2016, 03:08 PM   #837
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There are a few more.







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Old August 5th, 2016, 04:04 PM   #838
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That concourse is very Calatrava in Toronto. I like it.
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Old August 7th, 2016, 06:05 AM   #839
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750'

Will be the third tallest building in Boston when completed. It will be behind the Hancock tower and 1 Dalton-which is under construction and it will be 1 foot taller than the Prudential Tower.


Millennium Tower not included here:























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Old September 19th, 2016, 10:58 PM   #840
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It can be easily demonstrated that the Harbor Garage construction in 1971 was a huge mistake with lasting implications for Boston. It blocks the waterfront–and it's upfront cost of destroying the asset, it's removal and reconstruction underground totals about $325M.

But, doing just that–and building it underground, will serve a huge benefit to the people of Boston, New England Aquarium and Harbor Towers community. We all stand to gain by the sinking of the Gargage. That is why it has become a high priority for the current City administration.













Some might recall that the tower will be built on ths south side of the parcel (due to shadow considerations over Long Wharf) – leaving the north side of the parcel as open space.


As you see it; with this plan, the Greenway would segue onto an aggregate large park.... but most-importantly, the Harbor now opens completely in the background welcoming the pedestrian from the historical district.

This is why the single tower idea works.

Placing the lawn on the north end of the Garage parcel reveals a surprising result.....

Next, you use the section of Milk Street adjacent to the Garage as it's new access ramp, and the remainder as a fire lane for the Aquarium, or simply put all of Milk St around the loop in front of the Aquarium below grade and all the parcels are united. Checking off the space of the IMAX Theatre's footprint, reveals the full potential of the site.

Mr. Chiofaro, the City and the Commonwealth can create a large, uninterrupted space nearly out of thin air at the front of Central Wharf, the Harborwalk and Aquarium.












the Northwest and North facing walls would offer spectacular views of the Greenway, Faneuil Hall Marketplace district, Long Wharf, The North End, Zakim Bridge and Marina.





Friends, that's lot of uninterrupted, green space at the front of Central Wharf replacing the horrible Garage.

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