DRAFT South Boston Waterfront District Municipal Harbor Plan Renewal and Amendment MHPAC 4.22.16

8/18/2019 DRAFT South Boston Waterfront District Municipal Harbor Plan Renewal and Amendment MHPAC 4.22.16

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Draft South Boston MHP Renewal & Amendment – For Harbor Planning Advisory ommittee Review

and Dis!ussion "#$$#%

South Boston Waterfront District Municipal Harbor Plan Renewal and Amendment

The Municipal Harbor Plan Advisory ommittee

!ei"hborhood Representatives

Joe Rogers

Sara McCammond

#$ %&co

Boston City Council

Councilor Michael Flaherty

Boston City Council

Councilor Annissa Essaibi-George

Boston City Council

Councilor Ayanna Pressley

Boston City Council

Councilor Michelle Wu

Boston City Council

Councilor Bill inehan

Massachusetts State !ouse

Senator inda "orcena Forry

Massachusetts State !ouse

Re#resentati$e %ic& Collins

'overnment Representatives

%ational Par& Ser$ice

Michael Creasey' Su#erintendent

Massachusetts Water Resources Authority

Marianne Connolly' Senior Program Manager

City o( Boston )*ce o( En$ironment' Energy and )#en S#ace

Austin Blac&mon' Chie(

City o( Boston +ns#ectional Ser$ices "e#artment

William Buddy Christo#her' Commissioner

,


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City o( Boston !arbor Master

Sgt Jose#h Chee$ers

At()ar"e Representatives

A Better City

Richard "imino' President and CE)

Greater Boston Chamber o( Commerce

James Rooney' President and CE)

Boston !arbor %o.

Julie Wormser' E/ecuti$e "irector

Boston Society o( Architects

Eric White' E/ecuti$e "irector

Greater Boston Real Estate Board

Greg 0asil' CE)

Sa$e the !arbor Sa$e the Bay

Bruce Berman' "irector o( Strategy' Communications and Programs

ity and State A"ency %&ces

Massachusetts )*ce o( Coastal 1one Management

E/ecuti$e )*ce o( Energy and En$ironmental A2airs

Bruce Carlisle' "irectorBrad Washburn' Assistant "irector

isa Berry Engler' Boston !arbor Regional Coordinator

"e#artment o( En$ironmental Protection

E/ecuti$e )*ce o( Energy and En$ironmental A2airs

Ben ynch' Water.ays Chie(' "i$ision o( Wetlands and Water.ays

Andrea anghauser' Senior Planner' "i$ision o( Wetlands and Water.ays

Boston Rede$elo#ment Authority

Richard McGuinness' "e#uty "irector (or Water(ront Planning

Chris Busch' Senior Water(ront Planner

Eri&& !o&enson' Water(ront Planner ++

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Table of ontents

, +ntroduction

,, South Boston M!P Rene.al

,3 Re4uested Rene.al Period

,5 South Boston M!P Amendment

3 Planning Bac&ground and 6#dates

3, 7rans#ortation Planning

33 )#en S#ace Planning

35 Climate Change Resiliency and Pre#aredness

38 Ci$ic' Cultural and Public Realm Planning

39 City-.ide Planning +nitiati$es

3: South Boston Sea#ort Public Realm Plan

3; South Boston M!P

3< Status o( South Boston Water(ront "istrict M!P

5 South Boston M!P Amendment

5, Pro=ect "escri#tion

53 Parcel Assemblage' ,9> Sea#ort Boule$ard

55 !istory o( ,9> Sea#ort Boule$ard58 Consistency .ith 3>>> South Boston Water(ront M!P

8 Pro#osed Substitute Pro$isions and )2sets

8, ot Co$erage

83 Building !eight

85 )2sets (or +m#acts o( Substitute Pro$isions

9 Climate Resiliency and Pre#aredness

9, Site "esign Measures

93 Building Resiliency

: Consistency .ith State Agency Plans

:, Consistency .ith State 7idelands Policy )b=ecti$es

:3 Consistency .ith State Coastal Policies

A##endi/

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South Boston Waterfront District Municipal Harbor Plan

Renewal * Amendment

+une ,,- ./01

02 3ntroduction

South Boston Municipal Harbor Plan Renewal * Amendment

)n "ecember :' 3>>>' the Common.ealth o( Massachusetts a##ro$ed the City o( Boston?s South

Boston Water(ront "istrict Munici#al !arbor Plan @South Boston M!P' co$ering #ortions o( South

Boston along the Fort Point Channel and the +nner !arbor As #art o( the state re4uirement to

u#date and rene. M!Ps' the City o( Boston (ormally initiated the South Boston M!P Rene.al

Amendment #rocess' as authoried under 5>, CMR 35>:' in a letter (rom Boston Rede$elo#ment

Authority @BRA "irector Brian P Golden to Massachusetts Energy and En$ironmental A2airs @EEA

Secretary Matthe. A Beaton dated "ecember 3,' 3>,9 A total o( DD South Boston M!P Ad$isory

Committee meetings .ere held bet.een February 5' 3>,:' and DDDD DD' 3>,:' and a #ubliccomment #eriod .as held (rom DDDD DD DDDD DD' 3>,: )n DDDD DD' 3>,:' the BRA Board o(

"irectors a##ro$ed the South Boston M!P Rene.al Amendment (or submission and re$ie. by

the EEA Secretary

7he South Boston M!P rene.al co$ers the entire ,>


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open space ob#ectives" the policies and ob#ectives of the $ity%s &nnovation 'istrict and its

civic(cultural needs" and cliate adaptation.

7he South Boston M!P rene.al and amendment includes these additional #lanning layers to better

im#lement state tidelands #olicy ob=ecti$es and the City?s $ision (or the South Boston Water(ront

"istrict

02. Re4uested Renewal Period

7he City o( Boston is re4uesting a rene.al #eriod o( ,> years' to ensure #redictability and continuity

in its e2orts to (ully de$elo# the South Boston Water(ront "istrict into a $ibrant mi/ed-use

neighborhood

025 South Boston MHP Amendment

7he South Boston M!P has been amended t.iceK rst' to accommodate design elements o( the

+nstitute o( Contem#orary Art @Fan Pier Parcel J on "ecember 5,' 3>>3L and second to codi(y theFort Point "istrict ,>> Acres Master Plan on )ctober 33' 3>> 7he current #ro#osed amendment

co$ers an area consisting o( a##ro/imately 38' Sea#ort Boule$ard (raming the .ater(ront along arede$elo#ing B Street corridor 7.o restaurants' the Whis&ey Priest and the Atlantic Beer Garden'

currently occu#y the #ro#erty' .hich ser$es as the ne/us bet.een the Fan PierPier Four

de$elo#ments and the mi/ed-use .ater(ront areas to the southeast' including 7he World 7rade

Center' 7he Fish Pier' and iberty Whar( 7he 3>>> South Boston M!P recommended that these

#arcels remain unchanged' as the restaurants located there attracted local residents and $isitors to

a largely $acant .ater(ront

7he surrounding neighborhood has changed dramatically in the inter$ening si/teen years' and .ith

it the City?s $ision o( the #i$otal role ,9> Sea#ort Boule$ard should #lay in the de$elo#ment o( the

South Boston Water(ront "istrict 7he building #ro#osed (or this site .as designed in res#onse to

Mayor Martin J Walsh?s call (or bold' as#irational architecture and is re#resentati$e o( the Mayor?s

$ision (or the (uture o( Boston 7he &ey goals o( this amendment are to (acilitate the rede$elo#ment

o( the site .ith a signature building and im#ro$e the #ublic realm e/#erience' #articularly by the

com#letion o( the !arbor.al& bet.een Pier Four and 7he World 7rade Center For the rst time in

decades' the current o.ner?s consolidation o( the se$eral #arcels com#rising the #ro=ect site .ill

allo. (or an uninterru#ted !arbor.al& along this entire stretch o( the .ater(ront' a long-sought

#riority o( both the City and the State +t is also the City?s intent to use the rede$elo#ment o( this site

as a catalyst (or other #ublic realm im#ro$ements in the Sea#ort neighborhood that .ere

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en$isioned .hen the South Boston M!P .as a##ro$ed in 3>>> but .hich ha$e not yet been

com#leted

.2 Plannin" Bac6"round and 7pdates

Since 3>>> there ha$e been se$eral #olicy and #lanning initiati$es de$elo#ed that relate to the SouthBoston M!P #lanning area 7he (ollo.ing is a summary o( those #olicy and #lanning e2orts

.20 Transportation Plannin"

South Boston Waterfront Sustainable Transportation Plan 8./09:

)ne o( the conse4uences o( the rate and #ace o( de$elo#ment in the South Boston Water(ront

"istrict has been increased tra*c congestion Currently' many o( the gate.ay intersections to the

South Boston Water(ront' along .ith the MB7A Sil$er ine' are at ca#acity during #ea& hours 7o

address these issues a number o( city and state agencies and de#artments con$ened in 3>,8 to

de$elo# a ne. trans#ortation #lan to better manage e/isting tra*c and transit ca#acity' as .ell as$olumes antici#ated .ith an additional ,; million SF o( build out and :5N tri# increase e/#ected by

3>59

7he resulting 3>,9 South Boston Sustainable 7rans#ortation Plan @the IPlan e/#lores a number o(

multi-modal trans#ortation o#tions and inter$entions that can be im#lemented o$er $arious time

scales to better o#timie the trans#ortation and transit resources that e/ist' and build ca#acity into

the trans#ortation system to relie$e congestion 7he 0ision and Goals o( the #lan see& to realie a

trans(ormation o( the #lanning area to a distinct and $ibrant city district and relate directly to the

ob=ecti$es o( the , Sea#ort Public Realm Plan .hich ser$ed as the (oundation (or the South

Boston M!P 7he #rimary (ocus o( the #lanning e2ort .as on increasing sustainable trans#ortation

modes such as .al&ing' bi&ing and transitL su##ort (or economic gro.thL enhancement o( the #ublicrealm' ensure com#atibility o( solutions .ith en$ironmental and 4uality o( li(e goalsL and' acti$e

management and #er(ormance o( e/isting in(rastructure 7he Plan ser$es as both a strategic #lan

(or trans#ortation systems im#ro$ements o$er ne/t 3> years' and an action #lan outlining more

short term strategies to address mobility issues

Many o( the recommendations #ro#osed in the #lan (unction to im#ro$e and enhance access to the

city?s .ater(ront and su##ort the goals o( the South Boston M!P 7he #lan calls out (or se$eral

recommendations to better connect residential communities to the .ater(ront through im#ro$ed

.aynding' bicycle routes' transit and .ater trans#ortation 7he .ater(ront and !arbor.al& are

also re(erenced as &ey com#onents o( the #ublic realm 7he greatest mode share increase e/#ected

through 3>59 .ill be .al&ing .hich .ill gro. by ,35N' and !arbor.al& .ill be an im#ortant #art o(

the #edestrian net.or& that .ill accommodate these increased .al& tri#s Regarding #ublic realm

enhancements' the #lan re(erences rein(orcing $ie. corridors to the .ater' e/tension o( !arbor.al&

and access to the .ater +m#ro$ed .aynding signage is called out as need to im#ro$e connecti$ity

and legibility (or the district and is a #riority (or the City

7he Plan recognies the im#ortance o( the .or&ing #ort and the need to ensure the by#ass road

and haul road are maintained (or truc& tra*c associated .ith #ort related to the Marine +ndustrial

Par& and Mass#ort?s Conley Cargo 7erminal Water trans#ortation is also re(erenced as an

:


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unta##ed resource in ad$ancing ne. mobility o#tions along .ith e/#ansion o( regular (erry ser$ices

(rom the South Boston Water(ront to %orth Station as .ell as East Boston Oey locations indicated

(or (erry terminals in the South Boston Water(ront include Fan Pier' World 7rade Center and RFMP

"rydoc&

An interagency im#lementation grou# consisting o( re#resentati$es (rom City and state agenciescontinue to meet to ad$ance the recommendations o( the Plan' .hich includeK

• +m#ro$ed Regional Access - Focus on transit and im#ro$ing ca#acity o( Sil$er ine o#erations

and connectionsL relie$e congestion at gate.ays and create ne. transit connections

including .ater trans#ortation

• E/#anded Community Connections +m#ro$e #edestrian and bi&e connections' local bus

ser$ice and street o#erations

• Enhanced +nternal Water(ront Mobility im#ro$e internal #ed and bi&e connections and

in(rastructure' $isibility o( Sil$er ine stations and acti$e transit in(ormation' establish

mobility hubs

• Ad$ance the Public Realm establish an integrated street and bloc& systemL e/tend!arbor.al&' establish s#ecial s#aces and o#en s#ace to anchor subdistrictsL rein(orce $ie.

corridors to the .ater

• +m#lement Su##orti$e Management Strategies and Policies 7ra*c "emand Management

and Par&ing and 7ra*c System u#grades' e/#anding 7MA role

• Maintain State o( Good Re#air maintain trans#ortation in(rastructure in good .or&ing

order

ity of Boston 3nner Harbor Passen"er Water Transportation Plan 8.///:

7he #ur#ose o( this study .as to in$entory e/isting .ater trans#ortation in(rastructure and ser$ice

and #re#are a com#rehensi$e de$elo#ment #lan (or ne. .ater trans#ortation terminals to better

(acilitate $essel transit (or Boston?s residents' commuters and $isitors Four +nner !arbor districts

@"o.nto.n' Charlesto.n' South Boston' East Boston .ere analyed and terminal locations and

(unctions #rioritied to encourage the (ull gro.th o( (erry transit system 7he study (ound the &ey to

stimulate gro.th in the .ater trans#ortation net.or& .as to e/#and ca#acity and im#ro$e the

4uality o( terminal (acilities' along .ith landside intermodal connections

7he Plan re(erences the South Boston Water(ront as the district .ith the greatest #otential (or

gro.ing (erry ser$ice demand due to the Con$ention Center and scale o( ne. de$elo#ment in the

area 7he #rimary recommendations (or the South Boston Water(ront includeK

• E/#anded (erry terminals on both sides o( the World 7rade Center and ha$e the location

(unction as #rimary .ater trans#ortation hub• "e$elo#ment or e/#ansion o( #assenger terminals at Museum Whar(' the Federal

Courthouse' Fan Pier Co$e' Whar( < and Pier , in the Reser$ed Channel

• Establishment o( intermodal connections to lin& the South Boston Water(ront to cross-

harbor connections' #edestrian and bi&e routes as .ell as transit

• ayo$er berthing o##ortunities along %orthern A$enue' the World 7rade Center' Fish Pier

and a recongured Whar(


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Since the #lan?s issuance there ha$e been se$eral .ater trans#ortation in(rastructure im#ro$ements

including a (erry terminal in Fan Pier Co$e' .hich has also been dredged and includes a marina

Water Commons at Pier 8 (unctions (or touch and go access and #ro$ides a .aiting area and

in(ormation on .ater trans#ortation Boston !arbor Cruises also continues their success(ul .ater

ta/i #rogram .hich utilies many o( these doc&s and berthing areas in the Fort Point Channel (or

ser$ice 7he Con$ention Center Authority .ill also be mo$ing (or.ard .ith a Federal !igh.ayAdministration grant to #urchase t.o inner harbor (erries .hich .ill #ro$ide direct ser$ice (rom Fan

Pier Co$e to o$e=oy Whar( at %orth Station' as .ell as ser$ice to the East Boston .ater(ront

.2. %pen Space Plannin"

ity of Boston %pen Space Plan 8./09:

7he City?s )#en S#ace and Recreation Plan is u#dated e$ery 9-years' by the Par&s and Recreation

"e#artment to assess the 4uantity and 4uality o( the city?s o#en s#ace resources and guide (uture

in$estment' #rogramming' o#erations and ongoing #olicy initiati$es 7he #lan re$ie.s all o#en s#ace

resources .ithin the city to de$elo# an integrated #lan (or o#en s#ace #rotection and de$elo#ment

7he e2ort also re$ie.s demogra#hic and socio-economic trends o( the city?s residents and o#ens#ace users 7he #lan recommendations s#ecic to the South Boston Water(ront "istrict includeK

• Com#letion o( !arbor.al& net.or&L e/tend and #ro$ide access to inland neighborhoodsL

establish a com#lete #edestrian net.or& along .ater(ront as the South Boston Water(ront is

a district .ith a greater #ro#ortion o( residents .ithout cars

• Ensure ground Hoor uses are com#atible .ith and encouraging o( the #ublic?s use o( the

!arbor.al&

• 6se signage and landsca#ing to dra. #eo#le to the .ater(ront and inter#ret historic uses

• Ensure $aried acti$e and #assi$e o#en s#ace and recreation needs are met (or #resent and

(uture users

• Encourage recreational use o( the .atersheetL su##ort accessor uses such as restrooms' shgear rental' and restaurants

• !arbor +slands Gate.ayL ha$e the area ser$e as an additional #oint o( access to the islands

Boston Harbor 3slands !ational Recreation Area

7he South Boston Water(ront can #otentially ser$e as an additional gate.ay to the !arbor +slands'

.ith a (erry terminal in Fan Pier Co$e and a #lanned terminal to be constructed by Mass#ort on the

east side o( Common.ealth Pier 7he South Boston M!P s#ecied s#ace as #art o( the build out o(

Fan Pier to be utilied by the +sland Alliance' .hich has recently merged .ith 7he Boston !arbor

Association' .hich can (urther (acilitate interest and access to the +slands Since ,: the 58 harbor

islands ha$e com#rised a %ational Recreation Area' managed by the %ational Par& Ser$ice 7ocoordinate o$ersight o( the islands' the Boston !arbor +slands Partnershi# .as created' a ,5-

member body that im#lements a general management #lan (or the #ar& %on-#rot organiations'

such as the Boston !arbor +sland Alliance' Sa$e the !arbor Sa$e the Bay and Boston !arbor %o.

are in$ol$ed .ith #rogramming' ad$ocacy and #romotion o( $isitation Annual $isitation to the

islands is o$er ,39'>>>' and there is strong interest in gro.ing this number in (uture years

.25 limate han"e Resiliency and Preparedness


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limate han"e Resiliency and Preparedness 8%n"oin":

7he South Boston Water(ront consists #rimarily o( areas that .ere once tidal and lled in the ,>?s

to =ust a (e. (eet abo$e the high' high tide ele$ation ma&ing the area #articularly $ulnerable to

e2ects o( coastal storms and rising sea le$els' .hich are antici#ated .ith a .arming climate 6nder

the Mayor?s leadershi# Boston has been at the (ore(ront o( climate change ada#tation andmitigation #lanning Building on the 3>>; E/ecuti$e )rder Relati$e to Climate Action in Boston the

Mayor has ad$anced se$eral ne. #lanning and #olicy initiati$es to better #re#are Boston (or storms

and sea le$el rise includingK

• City?s 3>,8 Climate Action Plan 6#date .hich (ocuses on Greenhouse Gas ReductionsL

Climate Pre#arednessL Community EngagementL and 7rac&ing Progress

• 7he BRA im#lemented a Climate Pre#aredness and Resiliency Chec& ist in 3>,5 .hich all

#ro=ects going through the City?s Article "e$elo#ment Re$ie. Process must com#lete

7he Chec& ist re4uires #ro#onents to res#ond to #ro=ect design and building management

measures that .ill ma&e the #ro=ect more resilient o$er the #ro=ect?s li(es#an

• 7he City is currently in$ol$ed .ith its Climate Ready Boston initiati$e to loo& more s#ecically

at climate #ro=ections and scenarios and ho. they relate to $ulnerability assessments'

re$ie. and identi(y a##licable resilient design measures and #ractices' and then come (orth

.ith an im#lementation #lan that also #riorities based u#on costs and benets

• 7he Metro Boston Climate Pre#aredness Commitment' .hich .as initiated by Mayor Walsh

in 3>,9 is a regional agreement to establish a common #olicy (rame.or& throughout the

Metro Boston area to #re#are (or climate change 7he e2ort .ill ensure munici#alities ta&e

coordinated action on critical regional in(rastructure and systems' de$elo# best #ractices (or

local go$ernment' #olicy recommendations (or state and (ederal #artners' and (unding and

in$estment $ehicles to meet the challenges o( climate change Partici#ating member

munici#alities .ill share in(ormation' assessments' #lans and identi(ying crucial ga#sL

integrate climate change in #olicies and #rogramsL coordinate #re#aredness actionL identi(y

regional #riorities o##ortunities (or coordination and collaboration A Metro Boston Climate

Pre#aredness 7as& Force .as also established to meet regularly to coordinate regional'

cross-go$ernment action to #re#are (or climate change' e$aluate and im#lement strategies'

and to de$elo# best #ractices' ma&e #olicy recommendations and set regional #riorities

• 7here ha$e also been a number o( e/cellent guidance re#orts' $ulnerability assessments and

design com#etitions s#onsored by A Better City' the Green Ribbon Commission' 6rban and

+nstitute' 7B!A' and the Barr Foundation' .hich (unction as e/cellent resources (or ne.

construction in $ulnerable areas o( the City

6#dates in the (uture to state building code and state en$ironmental regulations .ill also assist in

ad$ancing resilient design re4uirements (or ne. #ro=ects

.2; ivic- ultural and Public Realm Plannin"

>3 the Watersheet Acti$ation Plan .as a collaborati$e e2ort bet.een the

BRA' the Fort Point Channel Wor&ing Grou# and Fort Point Channel Abutters Grou#' the Plan

en$isions the channel as a location (or a .ide range o( .ater?s edge and Hoating #ublic uses'


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including #iers' doc&s and landings (or cultural attractions' recreational boating' sightseeing and

.ater trans#ortation 7he Plan also endea$ors to seamlessly balance these #ublic uses .ith the

e/isting .ater-de#endent uses along the Channel such as the Bar&ing Crab and GilletteProctor and

Gamble (acility and su##ort cultural institutions such as the 7ea Party Shi# and Museum and the

Children?s Museum More recently the Fort Point Channel Watersheet Acti$ation Grant #rogram has

been ad$ancing the #riorities o( the Plan by #ro$iding nancial resources (or ca#ital im#ro$ementsand success(ul #ublic #rogramming .ithin and along the Fort Point Channel

: the BRA conducted an analysis o( Facilities o( Public Accommodation @FPA?s in Boston

!arbor to better understand the suitability o( FPA?s in each .ater(ront community FPA?s com#rise a

range o( (acilities o#en and a$ailable to the transient #ublic' (rom museums to restaurants 7hey

are a re4uired com#onent (or ne. non-.ater de#endent .ater(ront #ro=ects and #lay a central role

in the acti$ation o( Boston?s .ater(ront 7he study .as conducted in t.o #arts and in$ol$ed a re$ie.

o( e/isting cultural' ci$ic and non-#rot FPA?s and antici#ated su##ly and demand o( commercial

retail and restaurant uses Economic and #lanning documents' as .ell as demogra#hic and census

data .ere re$ie.ed along .ith Cha#ter , regulatory #arameters +n re$ie.ing e/isting FPA?s the

study (ound that FPA 4uality and design is as im#ortant as 4uantityL location' $isibility and

connecti$ity to density and a $ariety o( uses is &ey to successL clustered FPA tend to su##ort #ublic

accessL and strong community and City #artnershi#s increase the li&elihood o( success

Regarding the South Boston Water(ront "istrict the 3>>: study determined the area has ,< million

SF o( e/isting and #ro#osed restaurant and retail s#ace and 38 million SF o( total FPA s#ace' .hich

is more than all the other o( the city?s .ater(ront districts combined 7his is largely due to e/#ected

ne. de$elo#ment and the sco#e o( the district .hich includes Common.ealth Flats' the +nner

!arbor-Piers area' Fort Point Channel and ,>>-acres Based u#on 3>>: data o( antici#ated gro.th

in resident' em#loyee and $isitor numbers through 3>5> the re#ort re(erences these numbers as an

o$ersu##ly o( FPA s#ace (or the district

Currently the MA "e#artment o( En$ironmental Protection has regulatory re$isions under re$ie.

related to the Cha#ter , Water.ays FPA re4uirements that .ould allo. greater He/ibility and

additional uses to be considered (or such s#ace should #ro#erty o.ners not be able to ll

designated FPA s#ace 7he re#ort also indicates at (ull build there .ill be ::';, SF o( cultural and

ci$ic FPA s#ace' com#rising 539N o( the cultural and ci$ic FPA s#ace in Boston?s .ater(ront districts

3lluminatin" Boston> The Diamond !ec6lace Pro?ect- )i"ht Boston 8.///:

+n 3>>> ight Boston' +nc' de$elo#ed recommendations (or a number o( lighting design strategies'

including the aesthetic lighting o( sea.alls and the bridges o( the Fort Point Channel to create a

distincti$e and coherent identity (or the district Currently the City and the Fort Point Channel)#erations Board ha$e commenced .ith the Congress Street Bridge ighting Pro=ect .hich .ill

(unction to illuminate the architectural elements o( this historic bascule truss bridge

!orthern Avenue Brid"e Pro?ect 8./01:

,>


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+n March 3>,: Mayor Walsh announced an +deas Com#etition to cro.d source conce#ts (or the

design and (unction o( a ne. crossing o( the Fort Point Channel 7he historic steel three s#an' tri#le

barreled Pratt-ty#e through truss bridge .ill be disassembled in 3>,: .ith the bridge?s steel su#er

structure stored (or #ossible reuse as #art o( a ne. bridge 7he ne. bridge .ill #ro$ide multi-modal

access and ser$e as a #rimary gate.ay bet.een the South Boston Water(ront' "o.nto.n and the

Rose Oennedy Green.ay

5> 7he #lan is

dri$en by community in#ut to determine the best .ays to #romote 4uality o( li(e (or all' access to

=obs' education' housing and ho. to ma&e city go$ernment more res#onsi$e and e2ecti$e 7he

(ocus o( the #lanning e2ort is on articulating a shared $ision (or #ros#erity' inno$ation' education'

health' e4uity' and arts and culture

Boston Creates is a city-.ide cultural #lanning #rocess to better understand' su##ort and build

u#on the city?s creati$e ca#ital 7he #lan can hel# in(orm mitigation (unding realied through

Cha#ter , Water.ays licenses to su##ort local artists and acti$ate .ater(ront districts

Go Boston is a city-.ide trans#ortation #lan that loo&s at de$elo#ing a $ision that #ro#oses ne.

#olicies and #ro=ects to im#ro$e trans#ortation and mobility throughout the city' and ho.

trans#ortation can su##ort im#ro$ements in e4uity' climate and the economy 7he #lan .ill

#romote access to multi-modal trans#ortation o#tions' including .ater trans#ortation' im#ro$e

sa(ety and greater trans#ortation connecti$ity

.21 South Boston Seaport Public Realm Plan 80@@@:

7he Sea#ort Public Realm Plan .as started in ,; and com#leted o$er a t.o year #ublic #rocess

+n the mid ,>?s the South Boston Water(ront .as largely a collection o( #ar&ing lots and

underutilied land With the construction o( the Central Artery Pro=ect' the Sil$er ine' #lans (or the

Con$ention Center and the South Boston Water(ront?s #ro/imity to "o.nto.n and the Air#ort' there

,,


12/34



.as a need to de$elo# a #lan to begin to guide (uture de$elo#ment and clari(y .hat ty#e o( ne.

district .ould e$ol$e 7he #lan includes #rinci#les to create a $ibrant mi/ed use district .ith

commercial' ci$ic and residential uses 7he document also (unctions as a #hysical #lan to #rioritie

o#en s#ace' building locations and massing' ci$ic and cultural uses and street layout 7he $e

#rimary #lanning #rinci#les that e$ol$ed guide the de$elo#ment o( the area and the subse4uent

South Boston M!P areK

• Promote access to Boston !arbor - as a shared natural resource and connect #eo#le' land

and .aterL Boston !arbor Cleanu# and !arbor +slands %ational Recreation Area

• Preser$e and enhance the industrial #ort - and balance the gro.th o( mi/ed use and

recreational acti$ity along Boston !arbor .ith the needs o( maritime commerce

• Plan the district as a $ital mi/ed-use neighborhood - that includes a critical mass o(

residents' a li$ely mi/ o( o#en s#ace' ci$ic and cultural uses and sa(e and con$enient .ater-

transit and trans#ortation' and commercial uses and =ob o##ortunities that are mutually

su##orti$e

• "e$elo# the district as an integral #art o( Bostons economy establish area as a true

destination' enhancing our Citys hotel' commercial o*ce' retail and $isitor industries andour #osition as the economic catalyst (or the region

• Ensure that the South Boston residential community and all neighborhoods o( the City are

not only #rotected (rom #otential im#acts (rom de$elo#ment' but share in the benets o(

#ri$ate in$estment

.2 South Boston MHP 8.///:

7he South Boston M!P embodies and (acilitates the #lanning #rinci#les and #hysical #lanning

conce#ts o( the Sea#ort Public Realm Plan 7he nal M!P a##ro$ed by the Secretary o( Energy and

En$ironmental A2airs re#resents the City o( Boston and Common.ealths ob=ecti$e o( de$elo#ing a

.ater(ront district that is di$erse' mi/ed use area that attracts #ublic (rom around the City and

region and better integrates the harbor into the (abric o( the city 7he intent o( the M!P .as to

create a #ublic realm more reHecti$e o( Boston?s urban character and mi/ed use economy than

.ould ha$e resulted through the strict a##lication o( the Cha#ter , standards 7he Secretary?s

"ecision determined that the M!P .as consistent .ith the state?s tidelands #olicy ob=ecti$es set

(orth in 5,> CMR >>' and the substitute #ro$isions (or the minimum use and numeric standards

and related o2setting measures (unction to ensure an e4uitable distribution o( #ublic benets'

#re$ent #ri$atiation o( the .ater(ront and ser$e to #romote the state tidelands #olicy ob=ecti$es

.ith com#arable or greater e2ecti$eness than those ad$anced by the tideland regulations

7he #rinci#les de$elo#ed through the M!P #rocess to guide (uture de$elo#ment are intended toK

• Enhance access to o#en s#ace resources

• A$oid #ri$atiation o( the harbor shoreline• imit ad$erse e2ects o( .ind and shado. on the #ublic realm

• +denti(y substitutions and en(orceable' 4uantiable o2sets

• Promote o2sets #rioritied by the #ublic

• Ensure that de$elo#ments are carried out in a manner that #rotects the #ublic?s rights in

tidelands

,3


13/34



7he M!P di$ided the South Boston Water(ront into subdistricts due to the #lanning area sie and

di2ering land use conte/ts' historic conditions' o.nershi# and #lans (or (uture de$elo#ment Each o(

the subdistricts had baseline re4uirements and guidelines (or re4uired #ublic benets (or non-.ater

de#endent use #ro=ects' as .ell as substitutions to the Cha#ter , Regulations dimensional and use

standards and related o2setting #ublic benets At the time o( the M!P the +nner !arbor subdistrict

.as largely $acant land com#rised o( #ar&ing lots and a (e. acti$e uses such as Anthony?s Pier 8 andthe restaurant #arcels at ,9> Sea#ort Boule$ard As this area .as antici#ated to ha$e the greatest

concentration o( de$elo#ment and density the substitutions and o2sets a##ro$ed by the Secretary

.ere more s#ecic and related to the larger' master de$elo#ment areas o( Fan Pier' McCourt

Broderic& @no. Sea#ort S4uare' and Pier 8 %one o( the substitutions (or the subdistrict .ere

a##licable at the time o( the M!P to the ,9> Sea#ort Boule$ard #ro#erty as the #arcels .ere

recently con$erted (rom .ater de#endent uses to restaurants and there .as no interest e/#ressed

on the #art o( the #ro#erty o.ners at the time (or ne. de$elo#ment

.2 Status of South Boston Waterfront District MHP

At the time o( the 3>>> M!P much o( the #lanning area consisted o( #ar&ing lots' inaccessible.ater(ront and economically underutilied land 7he Central Artery7hird !arbor 7unnel and Sil$er

ine 7ransit.ay #ro=ects .ere in the midst o( construction' the Boston !arbor Cleanu# Pro=ect .as

ad$ancing' and site .or& had yet to commence on the ne. Con$ention Center 7he , Sea#ort

Public Realm #lan and M!P #ro$ided a #lanning (rame.or& to trans(orm the South Boston

Water(ront and guide one o( the most signicant ne. city building o##ortunities in the city?s history

7hese #lans outlined a bold $ision to build u#on the #ublic in(rastructure in$estments and establish

a dynamic mi/ed use district and re$italied .ater(ront that .ould attract broad #o#ulations and

enhance access to the harbor 7hrough an array o( mitigation o2set (or substitutions related to

non-.ater de#endent de$elo#ment .ithin the #lanning area' signicant ne. ci$ic and cultural uses'

o#en s#ace resources' .ater(ront in(rastructure and su##ort (or .ater trans#ortation ser$ice .ere

ad$anced to ensure the realiation o( the M!P and state tidelands #ublic #olicy ob=ecti$es 7he #lanre(erenced 8';>> linear (eet o( ne. !arbor.al& along the Fort Point Channel and +nner !arbor' and

(or the Fan Pier and Pier 8 de$elo#ments' #ro$isions (or ,3;'>>> SF o( ne. ci$ic uses .ith 9:N o(

these sites dedicated (or o#en s#ace .ith e/#ansi$e ne. o#en s#ace along the .ater(ront

Since the Secretary?s "ecision on the South Boston M!P im#lementation o( the #lan .as delayed by

changes in #ro#erty o.nershi#' u#dates to de$elo#ment #rograms and the global recession o(

3>>'>>>

SF +nstitute o( Contem#orary Art' .hich .as the rst building constructed on the Fan Pier

#ro#erty in 3>>: An additional 8;'>>> SF o( ci$ic cultural s#ace is re4uired to be #ro$ided at

Fan Pier Currently Boston Family Boat Builders occu#ies 8'3;; SF at ,, Fan Pier Boule$ard'

.ith ,5'::: SF dedicated to the Boston !arbor +sland Alliance and %e. England A4uarium at

9> iberty "ri$e' and 35'99> SF in Parcel ! .hich has yet to be constructed Re4uired

,5


14/34



.aterside im#ro$ements com#leted to date include a (erry terminal in Fan Pier Co$e .ith a

tic&eting (acility' a recreational boating (acility' and a #ublically accessible .a$e attenuator at

the outer #ortion o( the co$e )( the a##ro/imately Q99 million .ater trans#ortation

contribution' Q,9 million is being #aid out annually (or .ater trans#ortation o#erations and

ser$ice 7he #ro=ect has also constructed ,';>> linear (eet o( tem#orary and #ermanent

!arbor.al&' and ne. o#en s#ace .ith Fan Pier Green and soon to be com#leted Fan PierPar&

• Sea#ort S4uare 7he 35 acre 3> bloc& mi/ed use de$elo#ment .ill total a##ro/imately :9

million SF .hen com#lete and include o( 3'9>> ne. residential units' 359'>>> SF o( ci$ic and

cultural uses' ne. retail' o*ce' hotel' inno$ation centers' and :9 acres o( o#en s#ace

Currently ten o( the bloc&s are com#lete or under construction Early action mitigation

included the construction o( Par& along Boston Whar( Road and "istrict !all' .here an

ad=acent #ar& is currently being com#leted )nly about t.o acres o( the Sea#ort S4uare

#ro=ect (all .ithin Cha#ter , =urisdiction and sub=ect to the South Boston M!P "ue to the

(ragmented nature o( the #arcels in the #lanning area and site constraints the Secretary?s

"ecision on the South Boston M!P allo.ed (or an o#en s#ace aggregation #rogram (or siteco$erage in e/cess o( 9>N' .ith (unding and o2sets being (ocused on Parcel E ad=acent to

Children?s Whar( Par& and the #ar& #arcel ad=acent to "istrict !all' to establish cohesi$e

o#en s#ace resources 7he Secretary?s e/#ectation o( a signature #ar& along the Fort Point

Channel has yet to be realied' ho.e$er' .ith the recent dedication o( the Children?s Whar(

Par& to the memory o( Martin Richard a ne. design is under de$elo#ment by the Par&s

"e#artment and (unding resources are acti$ely being e/#lored Pro=ects sub=ect to the M!P

that ha$e been com#leted include the En$oy !otel' .hich #ro$ided (or the rehabilitated )ld

Slee#er Street into a ne. #edestrian #romenade' a #ublically accessible roo( dec&' ,'3>> SF

(or the Fort Point Arts Community' and (unding (or access to the harbor islands A #ortion o(

)ne Sea#ort S4uare de$elo#ment #ro=ect is .ithin =urisdiction and .ill be #ro$iding

maintenance (unding (or the #ar& at Children?s Whar(' and the Cha#el at Bloc& ! .ill also be#ro$iding a #ublic #laa on Slee#er Street Remaining #arcels sub=ect to the M!P include

#ortions o( Bloc&?s M, and M3 .hich are currently undergoing #ermitting' and Bloc& G .hich

does not ha$e a de$elo#ment #rogram at this time

• Pier 8 An a##ro/imately 9 acre site com#rised o( the three buildings .hich .ill total =ust

under , million SF o( o*ce' residential' retail' restaurant and ci$ic and cultural uses ,>> Pier

8 .as the rst #hase o( the #ro=ect .hich o#ened in 3>,8 .ith 5: residential units' a

ground Hoor restaurant and 3>'>>> SF o( ci$ic and cultural s#ace that .ill house the Society

o( Arts and Cra(ts As #art o( this #hase Water Commons .as also constructed (or #ublic

doc&ing and much o( the sea.all on the eastern side o( the #ier .as reconstructed 7he

#hase t.o o*ce building is currently undergoing site .or& .ith a #hase three residential

building soon to (ollo. When com#leted there .ill be an additional ,';>> linear (eet o( ne.

!arbor.al&' a one acre #ar& at the end o( the #ier .here Anthony?s Pier 8 .as located' and a

hal( acre Water(ront Plaa ad=acent to the +CA A #ayment o( Q,',:9'>>> to su##ort .ater

trans#ortation is also being #ro$ided u#on com#letion o( the #ro=ect #hases

• Fort Point "istrict ,>> Acres Follo.ing the EEA Secretary?s "ecision in 3>>> and direction

(or (urther #lanning o( the M!P area south o( Summer Street' the City engaged in a #ublic

master #lanning #rocess (or the Fort Point "istrict 7he goal .as to create a #ublic realm

,8


15/34



#lan and #lanning #rinci#les that .ould guide (uture de$elo#ment and ensure the $iability o(

.ater de#endent industrial uses in the area 7he resulting Fort Point "istrict ,>> Acres

Master Plan #ro$ides a (rame.or& (or trans(orming the e/isting sur(ace #ar&ing lots around

the Proctor GambleGillette @IPGGillette #lant' the 6SPS (acility into a $ibrant 38-hour'

mi/ed-use neighborhood anchored by o$er ,, acres o( ne. #ublic o#en s#ace and almost

9 million SF o( de$elo#ment 7he M!P .as amended in 3>> to ha$e the documentrecognie the Master Plan land use and design #rinci#les (or ,5 acres o( the ,>> acre area

sub=ect to Cha#ter , =urisdiction Since the amendment there has been no de$elo#ment

.ithin the ,5 acres' ho.e$er' General Electric has recently announced #lans to relocate their

head4uarters (acility to this area

52 South Boston MHP Amendment

520 Pro?ect Description

7he ,9> Sea#ort Boule$ard mi/ed-use #ro=ect is located on an a##ro/imately 38'';8 SF and .ill hel# to

acti$ate Sea#ort Boule$ard and the .ater(ront 6##er Hoors .ill house a##ro/imately ,38

residential units' and a##ro/imately ,;> underground $alet-only #ar&ing s#aces .ill be #ro$ided on

three le$els (or building residents and restaurant #atrons and em#loyees

7he ,9> Sea#ort Boule$ard #ro=ect .ill #ro$ide a broad range o( #ublic benets Water(ront and

#ublic realm benets includeK

• 7otal clear-to-the-s&y o#en s#ace o( a##ro/imately ';:; SF

• A minimum 3:-(oot .ide setbac&' clear-to-the-s&y along the .ater?s edge' creating

a##ro/imately


16/34



• Financial su##ort to create or im#ro$e o#en s#ace .ithin the South Boston M!P #lanning

areaL

• Financial su##ort o( .ater trans#ortation or tidelands acti$ation as #art o( a long-term

Cha#ter , license

7he #ro=ect also .ill contribute to the neighborhood .ith the (ollo.ing #ublic benetsK

• Annual ta/es o( a##ro/imately Q5':>>'>>>L

• A contribution o( a##ro/imately Q8'9>>'>>> to the de$elo#ment o( 8: o2-site a2ordable

units o( housing (or seniors' .ith an additional unit (or a li$e-in building managerL

• A##ro/imately 8>> tem#orary construction =obsL

• A##ro/imately 3>> #ermanent =obsL

• Side.al& and streetsca#e im#ro$ements to Sea#ort Boule$ard' including landsca#ing' ne.

#a$ing' a dedicated bi&e lane' and .ider side.al&s to im#ro$e #edestrian circulation and

sa(etyL and

• A realignment o( a #ortion o( Sea#ort Boule$ard to #ro$ide im#ro$ed truc& access and

reduce #edestrian and $ehicular conHicts

7he Water.ays regulations at 5,> CMR 95@5@d su##ort Imeeting a community need (or mi/ed-

income residential de$elo#ment 7he a2ordable housing com#onent o( the #ro#osed #ro=ect is

an inno$ati$e a##roach to address s#ecic housing needs in the South Boston community and has

been de$elo#ed .ith the su##ort o( the South Boston %eighborhood "e$elo#ment Cor#oration'

Caritas Communities' and the City o( Boston +n con=unction .ith the 7ishman-S#eyer Com#any and

its de$elo#ment at the ad=acent Pier Four #ro=ect' the ,9> Sea#ort Boule$ard #ro=ect .ill build 8:

units o( a2ordable housing (or seniors #lus , unit (or a li$e-in building manager at a site on

)?Connor Way in South Boston Cronin !oldings C or an a*liated com#any .ill construct the

housing using its Q9 million in$estment (rom the ,9> Sea#ort Boule$ard #ro=ect and a combination

o( city and state (unding sources' including Mass!ousing ta/ credits

7he #ro#osed #ro=ect also includes onsite ser$ices' including social ser$ices' #ro$ided by the South

Boston %eighborhood !ouse' and health ser$ices' #ro$ided by the Geiger-Gibson Community

!ealth Center Both entities .ill ser$e not only the building?s residents but the broader

neighborhood as .ell' .hich is an underser$ed community

With its onsite ser$ices' the #ro#osed senior housing #ro=ect .ill #rioritie senior residents .ho

currently li$e in larger (amily units at the ad=acent Mary Ellen McCormac& Public !ousing

"e$elo#ment' the oldest #ublic housing de$elo#ment in the country' thereby (reeing u# additional

housing (or (amilies

7he #ro=ect site is an im#ortant gate.ay location into both the Sea#ort "istrict and the city +t is

highly $isible (rom the !arbor' (rom air#lanes landing at ogan Air#ort' (rom the +nterstate > e/it

ram#' and (rom numerous #assenger $essels that doc& at the ad=acent Common.ealth Pier' ma&ing

this #ro=ect site one o( the rst ma=or #ro#erties that $isitors see u#on arri$al in Boston From

do.nto.n' a(ter #assing o$er the Moa&ley Bridge into the Sea#ort district' the building .ill anchor

the end o( the corridor o( de$elo#ment running (rom the Fort Point Channel do.n Sea#ort

Boule$ard

,:


17/34



7he building massing is both ins#ired and sha#ed by its connection .ith the .ater 7he sail-li&e

layered massing' .hich #rotrudes slightly o$er the side.al& to the south' has been ste##ed u#' a.ay

(rom the side.al& to maintain a com(ortable .al&ing condition beneath the building and to

graciously em#hasie the directionality o( the building massing to.ards the !arbor 7he main

building massing mo$e occurs along the northern and eastern sides o( the site At ground Hoor' the

building #eels a.ay (rom the side.al& edge' re$ealing the harbor beyond and gi$ing additional o#ens#ace along the .ater(ront to #ublic use 7o (urther em#hasie the mo$ement to.ards the .ater'

the building gently cur$es a.ay in a s.ee# o( serrations 7hese serrated cur$es e/tend u# to 39>?'

and t.ist > degrees' creating a series o( s.ee#ing glass sails (acing the harbor

)ne o( the most im#ortant com#onents o( the City?s .ater(ront re$italiation #rogram .as the

creation o( a !arbor.al& 7he !arbor.al& re-establishes the shoreline (rom "orchester to East

Boston' by creating a continuous #ublic .al&.ay along the .ater?s edge 7he current site does not

ha$e a !arbor.al&' nor does it ha$e any o#en s#ace (or #ublic use along the .ater 7he ,9>

Sea#ort Boule$ard #ro=ect has committed to creating not only a !arbor.al& but generous amounts

o( o#en s#ace (or #ublic en=oyment 7his ne. e/terior s#ace .ill be enhanced .ith the

incor#oration o( ne. site (urnishings such as custom seating' #lanters' shade structures'trashrecycling bins' bollards' railings' lighting and bi&e rac&s 7his !arbor.al& and #ublic o#en

s#ace .ill not only ha$e a connection to the .ater' but .ill also (ollo. the edge o( t.o stories o(

restaurant and outdoor seating areas 7hese restaurants .ill be #rimarily glass (acades and it is the

Pro#onent?s $ision that these eateries o#en u# to the e/terior' (urther acti$ating the building edge

and incor#orating seating elements (or both #edestrians and restaurant #atrons 7he remaining

#rogrammatic uses at the building?s lo.er le$els .ill include a small residential lobby and residential

ser$ices' a loading doc&' t.o discreet #ar&ing ele$ators and mechanical s#ace

7he site is dened to the north and east by the sea.ard e/tent o( the e/isting Cha#ter , license' by

Sea#ort Boule$ard to the south' and by ,>> Pier Four to the .est 7he site is also located o$er an

e/isting ,,9 O0A line' .hich slices through the southeast corner o( the #ro#erty' reducing thebuilding site and aligning the (aTade .ith its neighbor' ,>> Pier 8 +n addition' building height is

ca##ed on the site at 39> (eet by the Federal A$iation Administration @FAA' .hich #ro$ides height

restrictions near air#orts &no.n as 7erminal +nstrument Procedures' or 7ERPS Gi$en its

dimensional restrictions' the site accommodates a #ro#ortional' slender building' arcing u#.ards to

reduce the ground Hoor (oot#rint as a .ay to increase #edestrian access along and to the

.ater(ront

6nli&e its de$elo#ed neighbors' the ,9> Sea#ort Boule$ard site is unusual in its sie' sha#e' and

location 7o ensure the com#letion o( the !arbor.al& at this location' the Pro#onent has

underta&en a #rocess to secure long-term care and control o( the entire a##ro/imately 38'

%orthern A$enue' C @a com#any a*liated .ith the 7ishman-S#eyer Com#any' and the City o(

Boston 7he #arcel assemblage is detailed belo.

,;


18/34



52. Parcel Assembla"e- 09/ Seaport Boulevard Pro?ect

146 – 150 Seaport Boulevard 10,515 SF

Massport easement (historic) 1,90 SFMassport easement (!ar"or#al$) 1,6%% SF

&ishman'Speer easement ,14% SF

*it o+ Boston &rianle parcel ,%0 SF*it o+ Boston Side#al$ area ,%% SFTOTAL 24,884 SF

7o create the #ro=ect site' the Pro#onent .ill demolish the t.o e/isting building structures' and .ill

build an a##ro/imately ;' to the %e. Vor&' %e.

!a$en' !art(ord Railroad Com#any Ito .iden on #iles a #ortion o( its #ier %o 8 in Boston !arbor

at South Boston' and to dredge in its doc& in con(ormity .ith the accom#anying #lan 5,>; and

another @icense U,: on February ' ,,: I to ma&e re#airs to bul&head at the south end o( doc&

%o 8 at the Boston Freight 7erminal by #lacing #lan& behind an e/isting bul&head to hold lling and

,


19/34



tying bac& the e/isting bul&head by dead men steel rods and a ,3 by ,3 stringer' all as sho.n on

the accom#anying #lan

Further e/#ansion o( the site .as authoried on August 3,' ,3 @icense U,>39 I to build and

maintain a #ile bul&head and to ll solid in Boston !arbor at Pier %o 8 o( the Boston Freight

7erminal in the city o( Boston' in con(ormity .ith the accom#anying #lan %o ,>39 Said Bul&headmay be constructed .ith the outer s#ur #iles #ro=ecting ,; (eet easterly (rom said easterly boundary

line o( #ro#erty o( the licensee as sho.n on said #lan 7he area bet.een the #ro#osedX bul&head

and the e/isting bul&head may be lled solid 7he ,3 icense also indicated the e/istence o(

three structures' (rom east to .estK Morello unch' Mass obster sicX' and Po.er !ouse +n ,9:'

the site .as again enlarged under icense U5%orthern A$enue' no. ,8< - ,9> Sea#ort Boule$ard' authoried the o.ner Ito change the use o(

an e/isting t.o story building (rom a sh #rocessing (acility to a restaurant 7he structures

authoriedshall be limited to the (ollo.ing usesK a restaurant' #ublic access to .ater(ront o#en

s#ace (or #assi$e recreational #ur#oses' and #ublic access to na$igable .aters Similar #ro$isions

(or ,8: %orthern A$enue' no. ,8: Sea#ort Boule$ard' .ere incor#orated into a Written

"etermination (or the #arcel but a Cha#ter , license .as ne$er issued due to ensuing legal issues

Both the Written "etermination (or ,8: %orthern A$enue and icense U:;> (or ,8< %orthern

A$enue en$isioned a !arbor.al& around the .ater(ront #erimeter o( the #ro#erty built o$er the

.ater on the ad=acent #arcels !o.e$er' the !arbor.al& .as not constructed because the

icensees did not control the area designated (or the !arbor.al&

+n 3>>>' the BRA submitted the South Boston M!P' .hich included a brie( section on the #ro=ect

site Recogniing its recent con$ersion (rom .ater de#endent to non.ater de#endent use' the

South Boston M!P re4uested no Cha#ter ,-related substitute #ro$isions on the #ro=ect site' seeing

the restaurants as one o( the (e. (acilities along this section o( the .ater(ront that .ould attract the

#ublic to the .ater?s edge 7he South Boston M!P states on # ,:;K

The e)isting restaurants have" in one incarnation or another" been a part of the South Boston

Waterfront landscape for any years and are favorites with residents and visitors ali*e. The

e)isting uses bring an added diension to the area and will support public uses on ad#acent

parcels and watersheet. This Municipal Harbor Plan supports the e)isting uses and structures. We

would li*e to see this Harborwal* connection copleted. +o substitutions" however" are proposed

for these parcels.

+n 3>>:' an entity controlled by Jon Cronin #urchased ,8: ,9> %orthern A$enue @,8: ,9> Sea#ort

Boule$ard 7he t.o restaurants on the #arcel' the Atlantic Beer Garden and the Whis&ey Priest'

o#ened in 3>>< and 3>,> res#ecti$ely

52; onsistency with the ./// South Boston Waterfront MHP

,


20/34



7he 3>>> South Boston M!P .as a##ro$ed .ith a series o( substitute #ro$isions' o2sets' and

am#lications that #ro$ided the (rame.or& (or the trans(ormation o( this area (rom #redominantly

sur(ace #ar&ing lots to a dynamic mi/ed-use neighborhood that continues to e$ol$e and mature

Along the +nner !arbor sub-district' the general (rame.or& that .as de$elo#ed allo.ed (or building

heights u# to a ma/imum o( 5>> (eet .ithin the M!P #lanning area' .ith lo.er building heightsste##ing do.n along Fan Pier and Pier Four to.ard the sea.ard #ier edge along Boston +nner

!arbor Along the land.ard side o( Fan Pier Co$e and the area bet.een Pier Four and

Common.ealth Pier7he World 7rade Center' authoried building heights .ere generally 39> (eet

)2sets (or building height substitute #ro$isions .ere generally (ocused on #ro$iding o#en s#ace in

e/cess o( that re4uired under the Water.ays regulations' a dedicated building (oot#rint area (or a

(ree-standing ci$ic or cultural (acility' and other #ublic amenities

For the larger de$elo#ment areas in the Boston +nner !arbor Sub-district' lot co$erage at the Fan

Pier and Pier Four sites .as 88N Along the de$elo#ed #ortion o( the Fort Point Channel Sub-

district' allo.able lot co$erage the Cha#ter , non.ater de#endent use standard' and .as as high

as ,>>N at the Bar&ing Crab site

7he #ro#osed #ro=ect at ,9> Sea#ort Boule$ard is consistent .ith the substitute #ro$isions in the

3>>> South Boston M!P in terms o( allo.able building height and lot co$erage (or smaller' site-

constrained de$elo#ments 7he #ro#osed #ro=ect also com#lies .ith the am#lication re4uirements

in the 3>>> South Boston M!P (or a minimum ,3-(oot .ide !arbor.al&' a ma/imum lot co$erage o(

3>N (or streets and .ays' no sur(ace #ar&ing' and a ma/imum o( 3>N o( the total building (oot#rint

(or ground le$el u##er Hoor accessory uses

;2 Proposed Substitute Provisions and %Csets

7his M!P amendment a##lies the #rinci#les o( the 3>>> South Boston M!P to the ,9> Sea#ort

Boule$ard #ro=ect site' .ith some modications' gi$en the relati$ely small sie o( the site 7here are

t.o #ro#osed substitute #ro$isions' as described (urther belo.

;20 'ot overage – (%) MR *#+% ,(-,d- and (%) MR *#+(,$-,b-,%-

7he rst substitute #ro$ision is (or lot co$erage under 5,> CMR 9,@5@d and 95@3@b@, 7he

#ro#osed ,9> Sea#ort Boule$ard #ro=ect is on lled and Ho.ed Common.ealth tidelands +t has

been designed to minimie lot co$eragebuilding (oot#rint at the ground le$el' .here the building

(oot#rint is a##ro/imately ,,',


21/34



For large #ro=ects' such as Fan Pier and Pier 8' the 3>>> South Boston M!P #ro$ided a total o( 88N

lot co$erage and 9:N o#en s#ace area For a smaller #ro=ect' such as .hat .as en$isioned as a

#ossible de$elo#ment at the Bar&ing Crab' an o#en s#ace re4uirement as lo. as >N .as a##ro$ed'

gi$en the constrained nature o( the site 7he ,9> Sea#ort Boule$ard #ro=ect' although also modest

in sie and .ith se$eral building and o#en s#ace constraints' #ro$ides considerably more o#en

s#ace than the e/isting structure' and the ground-le$el outdoor areas' e$en those .ith cantile$eredcom#onents abo$e them and not o#en to the s&y' #ro$ide a #edestrian e/#erience that is closer to

that at Pier 8 than at the Bar&ing Crab

7o o2set the 3':;9 SF o( lot co$erage' and to ensure that' in general' buildings (or non.ater

de#endent use .ill be relati$ely condensed in (oot#rint' in order that an amount o( o#en s#ace'

commensurate .ith that occu#ied by non.ater de#endent use buildings' .ill be a$ailable (or .ater-

de#endent acti$ity and #ublic access' the #ro=ect #ro#onent' the City' and the Ad$isory Committee

ha$e re$ie.ed #ossible o#tions that are located either on or ad=acent to the #ro#erty !o.e$er' the

site constraints' the #ro$isions o( the 3>>> South Boston M!P that address ad=acent #arcels to the

.est' and the "PA boundary at the World 7rade Center limit the #ossibilities (or #ro/imate o2sets

)2sets de$elo#ed through the munici#al harbor #lanning amendment and rene.al #rocess and#rioritiation o( #ublic benets are s#ecied in Section 85 belo.

;2. Building Height – (%) MR *#+%,(-,e-

7he second substitute #ro$ision under 5,> CMR 9,@5@e is (or building height 7he Cha#ter ,-

com#liant building height (or this site is 99 (eet 7his substitute #ro$ision .ould allo. (or a Cha#ter

, building height o( u# to 39> (eet' but no higher than allo.ed by the FAA 7his substitute

#ro$ision is consistent .ith the 39>-(oot building heights allo.ed in the 3>>> South Boston M!P (or

the #arcels ad=acent to this site at ,>> Pier 8 and on Parcel M, 7he e/isting Sea#ort West building is

also 39> (eet in height 7he 4uantitati$e measure o( the im#act (or building height that e/ceeds the

standard in 5>, CMR 9,@5@e is the amount o( net ne. shado. created by the building %et ne.

shado. is measured as the amount o( ne. shado. created by the building abo$e .hat .ould ha$e

been created by a Cha#ter ,-com#liant structure and e/isting or #ermitted structures (or one hour

or longer on )ctober 35' a &ey date (or the shoulder season .hen shado. might a2ect #edestrians?

use o( the .ater(ront %et ne. shado. is measured .ithin the Shado. Protection 1one' an area

dened in the 3>>> South Boston M!P 7he net ne. shado. (or the ,9> Sea#ort Boule$ard #ro=ect

is a##ro/imately ,:':8> SF' o( .hich a##ro/imately 8'885 SF a2ects land resources and

a##ro/imately ,3',; SF a2ects the .ater sheet

7o o2set the im#act o( net ne. shado. and to ensure that ne. or e/#anded buildings (or non.ater

de#endent use .ill be relati$ely modest in sie' in order that .ind' shado.' and other ground-le$el

en$ironmental conditions .ill be conduci$e to .ater-de#endent acti$ity and #ublic access' a list o(

o2sets and #rioritiation o( #ublic benets ha$e been de$elo#ed through the munici#al harbor

#lanning amendment and rene.al #rocess' as s#ecied in Section 85 belo.

Summary of Pro.osed Substitute Provisions & /0sets

Nonwater

Dependent Use

Standard

Chapter 91-

Complant

Standard

S!"stt!te

#ro$son

O%set

3,


22/34



-ot *overae –

10 *M. 9/51 ()

(d)

ne suare +oot

o+ open space +or

each suare +oot

o+ "uildin

+ootprint, or a

ma2imum o+ 503

lot coverae

-ot coverae o+ up to

503 at the round

level and an

additional 03 o+

overhan "einnin

at 4 a"ove rade +or

a total lot coverae o+

not more than 653

per suare

+oot o+ lot coverae

in e2cess o+ the

7ater#as

standard +or open

space

improvements

Buildin !eiht –

10 *M. 9/51()

(e)

Buildin heiht o+

55 +eet

Buildin heiht o+ 50

+eet

1/ per suare

+oot o+ 88S +or

open space

improvements

;25 %Csets for 3mpacts of Substitute Provisions

Belo. is a #rogram o( o2setting measures de$elo#ed through the munici#al harbor #lanning

amendment and rene.al #rocess that are a##ro#riate to mitigate' com#ensate or o2set thenegati$e im#acts o( substitutions associated .ith the ,9> Sea#ort Boule$ard #ro#erty 7he ob=ecti$e

o( the o2setting #rogram is to mitigate the negati$e im#acts o( shado. associated .ith building

height' and reduction in o#en s#ace associated .ith building lot co$erage' and ha$e the o2sets

(unction to (oster #ublic use and access to the .ater(ront and acti$ate the ad=acent .atersheet

)2sets are generally in-&ind' such as increased Water "e#endent 6se 1one @W"61 in a #ortion o(

the #ro=ect area (or a reduction in W"61 in another area o( the site' or out-o(-&ind' such as

increased o#en s#ace in e/change (or shado. cast by additional height' or 4ualitati$e' such as

(unding (or .atersheet acti$ation #rogramming (or a reduced W"61 7he state also has a

#re(erence (or o2sets being im#lemented concurrent .ith #ro=ect com#letion' as .ell as #ro/imal to

the #ro=ect site "etermining o2sets (or ne. or im#ro$ed o#en s#ace on-site or ad=acent to the ,9>

Sea#ort Boule$ard site has #ro$en challenging due to the site?s sie and constraints' as .ell as itslocation at the eastern e/tent o( the South Boston M!P #lanning area' and being bounded by the

larger Sea#ort S4uare and Pier 8 #ri$ate de$elo#ments Accordingly' the o2set #rioritiation belo.

combines mitigation #ublic benets .ithin the broader M!P #lanning area' and #ro/imal to the

amendment site .here (easible

)2set PrioritiationK

, )#en S#ace +m#ro$ement .ithin the M!P Planning Area - Par& at Children?s Whar( "esign

and Construction

3 Water Commons and .atersheet acti$ation and #rogramming ad=acent to ,9> Sea#ort

Boule$ard

5 Su##ort o( Ci$ic and Cultural S#ace .ithin the M!P Planning Area8 Public Realm +m#ro$ements ad=acent to ,9> Sea#ort Boule$ard

9 Enhanced !arbor.al& abo$e baseline

: Water 7rans#ortation subsidies abo$e baseline

; %orthern A$enue Bridge Gate.ay im#ro$ements

Consistent .ith the South Boston M!P a (ormula a##roach is to be utilied in 4uanti(ying im#acts

and o2sets in the M!P Amendment to ensure clear and #redictable rules to guide (uture Cha#ter ,

33


23/34



licensing decisions and #ro$ide He/ibility should #ro=ect designs e$ol$e o$er time 7he (ollo.ing

ratios are to be used (or 4uanti(ying im#actsK

ot Co$erageK

@,K, )ne s4uare (oot o( building lot co$erage o$er 9>N o( #ro=ect site o2set by , s4uare (oot o(

o#en s#ace im#ro$ements or mitigation (unding $alued at - QDDD

Building !eightK

@3K, 7.o SF o( net ne. shado. o2set by , s4uare (oot o( o#en s#ace im#ro$ements or mitigation

(unding $alued at - QDDD

92 limate Resiliency and Preparedness

7he #ro=ect #ro#onent has e$aluated the #ro=ect site in terms o( Hooding in combination .ith

#ro=ected sea le$el rise' as outlined in the Sea ,evel -ise /nderstanding and !pplying Trends and

uture Scenarios for !nalysis and Planning #re#ared by the Massachusetts )*ce o( Coastal 1one

Management @C1M 7he C1M re#ort #ro$ides a number o( sea le$el rise scenarios o$er $arious time(rames and under a range o( emission scenarios established by the +ntergo$ernmental Panel on

Climate Change in their (ourth com#rehensi$e re#ort For this #ro=ect the +ntermediate !igh

Scenario' .ith sea le$el rise o( 38; (eet (or the year 3>;9' .as utilied as the Hood design ele$ation

(or e$aluating resiliency 7he Hood ele$ation o( 3,5 (eet BCB' is accounted (or in all building

design decisions' including the #lacement o( critical in(rastructure and utilities

920 Site Desi"n Measures

7he #ro=ect #ro#onent .ill use resilient design #ractices to limit the #ro=ect site?s susce#tibility to

Hooding (rom #otential sea le$el rise in combination .ith e/treme .eather e$ents

Pa$ing and landsca#ing .ill be designed (or short-term Hooding' Side.al&s .ill be slo#ed to.ard

tree #its' #lanted areas to ca#ture storm.ater during short rainstorms and mediate localied

Hooding Seaside' nati$e and ada#ted #lant material that is salt tolerant and able to .ithstand

occasional Hooding .ill be used throughout the site

92. Buildin" Resiliency

7he #ro=ect #ro#onent .ill include multi#le a##roaches to #ro$iding resiliency against (uture

Hooding' rising sea le$els and changes in energy deli$ery

7he ground Hoor consisting o( the residential entry' restaurant s#ace and bac& o( house (acilities .ill

occu#y an area that is ,


24/34



le$el abo$e grade 7he #rimary structural slab at the ground Hoor .ill also be designed to su##ort a

secondary (raming system o( &nee .alls and salt.ater resistant su##orts to allo. the construction

o( a ne. raised entry-le$el ele$ation in the (uture 7his .ill #ro$ide ,8? Hoor-to-Hoor dimensions on

both the (uture ground Hoor and second le$el restaurant s#aces

Primary mechanical systems .ill be designed as ModularHe/ible in(rastructure that can bemodied andor su##lemented as re4uired to meet (uture building needs All Critical MEPFP

systems are being installed abo$e the FEMA Hood ele$ation to (acilitate o#erability during Hood

conditions Electrical trans(ormers are being installed on a .ater#roo(ed ele$ated #lat(orm' abo$e

the FEMA Hood ele$ation' to (acilitate o#erability during Hood conditions Bac&Ho. #re$ention $al$es

.ill be #laced on storm system outlets to #re$ent the in=ection o( a Hood surcharge into the building

interior +ntegrated Hoodgates .ill be #ro$ided at that entrance o( the garage to #re$ent .ater (rom

entering and ele$ator machine rooms .ill be located at the to# o( the sha(t abo$e the current and

(uture sea le$els

7he #ro=ect #ro#onent .ill locate emergency generators on the roo( to #rotect critical systems

during storm e$ents at the current or #ro=ected sea le$el Potential tem#orary' de#loyable systems.ill also be in$estigated that can be tted to the building (or (uture Hood conditions and Hooding

more se$ere than the ,>>-year storm e$ent

12 onsistency with State A"ency Plans

An M!P must include all (easible measures to achie$e com#atibility .ith #lans or #lanned acti$ities

o( all state agencies o.ning real #ro#erty or res#onsible (or the im#lementation or de$elo#ment o(

#lans and #ro=ects .ithin harbor #lanning area

Mass#ort is the only state agency that o.ns #ro#erty .ithin the M!P amendment area +t also

o#erates a .ater de#endent industrial #ier to the east o( the #ro=ect site at Common.ealth Pier

97he World 7rade Center' the .est side o( .hich is accesses by $essels $ia the ad=acent .ater sheet

120 onsistency with State Tidelands Policy %b?ectives

As re4uired by 5>, CMR 35>9@5' the South Boston M!P Rene.al Amendment must be consistent

.ith state tidelands #olicy ob=ecti$es and associated regulatory #rinci#les set (orth in the state

Cha#ter , Water.ays regulations at 5,> CMR >> As #romulgated' the Water.ays regulations

#ro$ide a uni(orm state.ide (rame.or& (or regulating tidelands #ro=ects Munici#al !arbor Plans

and associated amendments #resent communities .ith an o##ortunity to #ro#ose modications to

these uni(orm standards through the am#lication o( the discretionary re4uirements o( the

Water.ays regulations or through the ado#tion o( #ro$isions that' i( a##ro$ed' are intended to

substitute (or the minimum use limitations or numerical standards o( 5,> CMR >> 7he substitute#ro$isions o( Munici#al !arbor Plans' in e2ect' can ser$e as the basis (or a .ai$er o( s#ecic use

limitations and numerical standards a2ecting non.ater-de#endent use #ro=ects' and thereby reHect

local #lanning goals in decisions in$ol$ing the com#le/ balancing o( #ublic rights in and #ri$ate uses

o( tidelands

7he South Boston M!P Rene.al Amendment contains clear guidance that .ill ha$e a direct

bearing on Cha#ter , licensing decisions .ithin the harbor #lanning area +ncluded in this guidance

38


25/34



are #ro$isions that are intended to substitute (or certain minimum use limitation and numerical

standards in the regulations

7hese #ro$isions are each sub=ect to the a##ro$al criteria under 5>,CMR 35>9@5@b-@e' and as

e/#lained belo.

7he general (rame.or& (or e$aluating all #ro#osed substitute #ro$isions to the Water.ays

re4uirements is established in the Munici#al !arbor Plan regulations at 5>, CMR 35>9@3@c and 5>,

CMR 35>9@3@d 7he regulations' in e2ect' set (orth a t.o #art standard that must be a##lied

indi$idually to each #ro#osed substitution in order to ensure that the intent o( the Water.ays

re4uirements .ith res#ect to #ublic rights in tidelands is #reser$ed

For the rst #art' in accordance .ith 5>, CMR 35>9@3@c' there can be no .ai$er o( a Water.ays

re4uirement unless the Secretary determines that the re4uested alternati$e re4uirements or

limitations ensure that certain conditionsYs#ecically a##licable to each minimum use limitation or

numerical standardYha$e been met 7he second #art o( the standard' as s#ecied in 5>, CMR

35>9@3@d' re4uires that the munici#ality demonstrate that a #ro#osed substitute #ro$ision .ill#romote' .ith com#arable or greater e2ecti$eness' the a##ro#riate state tidelands #olicy ob=ecti$e

A munici#ality may #ro#ose alternati$e use limitations or numerical standards that are less

restricti$e than the Water.ays re4uirements as a##lied in indi$idual cases' #ro$ided that the #lan

includes other re4uirements that' considering the balance o( e2ects on an area-.ide basis' .ill

mitigate' com#ensate (or' or other.ise o2set ad$erse e2ects on .ater-related #ublic interests

6nder 5>, CMR 399@3@a' an M!P must be consistent .ith the rele$ant #rimary state tidelands

#olicy ob=ecti$es For substitute #ro$isions relati$e to the minimum use and numerical standards o(

5,> CMR 9,@5@a@e' 5,> CMR 93' and 5,> CMR 95' any #ro#osal must ensure that non.ater-

de#endent uses do not unreasonably diminish the ca#acity o( tidelands to accommodate .ater-de#endent uses Similarly' substitute #ro$isions (or non.ater-de#endent #ro=ects on

Common.ealth 7idelands must #romote #ublic use and en=oyment o( such lands to a degree that is

(ully commensurate .ith the #ro#rietary rights o( the Common.ealth therein' and .hich ensures

that #ri$ate ad$antages o( use are not #rimary but merely incidental to the achie$ement o( #ublic

#ur#oses' as #ro$ided in 5,> CMR 95

7he 3>,: South Boston M!P Rene.al Amendment is consistent .ith the rele$ant #rimary state

tidelands #olicy ob=ecti$es as described belo.

ategori!al Restri!tions on Fill and Stru!tures – (%) MR *#($

%one o( the #ro#osed site uses or im#ro$ements are categorically restricted in #re$iously lled or

Ho.ed tidelands

1nvironmental Prote!tion Standards – (%) MR *#((

5,> CMR 55 states all #ro=ects must com#ly .ith the a##licable en$ironmental regulatory

#rograms o( the Common.ealth 7he regulatory #rograms s#ecically a##licable to the Pro=ect areK

39


26/34



- 7he Massachusetts En$ironmental Policy Act @MEPAL

- 7he Massachusetts Wetlands Protection Act @a notice o( intent .ill be led .ith the City o(

Boston Conser$ation CommissionL

- Massachusetts !istorical Commission ActL and

- Coastal 1one Management Consistency Re$ie.

onforman!e with Muni!i.al 2oning and Harbor Plans standards – (%) MR *#("

7he Pro=ect meets the re4uirements set (orth in Section 3;P ,9 and Section 83E 9 o( the 1oning

Code (or the issuance o( the Boston Rede$elo#ment Authority?s section ,< recommendation

7he #ro#osed #ro=ect at ,9> Sea#ort Boule$ard .ill con(orm .ith the substitute #ro$isions (or

non.ater de#endent uses included in the Secretary?s a##ro$al o( the 3>,: South Boston M!P

Rene.al Amendment

Standards to Preserve 3ater4Related Publi! Rights – (%) MR *#(+

7he Water.ays regulations at Z59 are designed to #reser$e the #ublic?s rights to na$igation' (ree

#assage o$er and through the .ater and access to 7o.n landing' and to insure that #ublic o#en

s#aces are #ro#erly managed and maintained

7he Pro=ect .ill be located .ithin the connes o( the e/isting Cha#ter , license area' as

recongured andor e/tended in com#liance .ith the 3>,: South Boston M!P Rene.al

Amendment and the Cha#ter , regulations

7he Pro#onent or its successors .ill be res#onsible (or the on-going management and maintenance

o( #ublic o#en s#ace #lanned (or the Pro=ect 7he Pro#onent e/#ects that there .ill be no

restriction on hours o( use o( the #ublic o#en s#ace Similarly' there .ill be no gates or (encing

associated .ith the #ublic areas 7he Pro#onent .ill de$elo# a maintenance #lan that addresses theregulatory standards #resented in 5,> CMR 59

Standards to Prote!t 3ater4De.endent 5ses – (%) MR *#(

7he regulations at 5,> CMR 5: are designed to #rotect any .ater-de#endent uses occurring at or

#ro/imate to the site 7his includes .ater-de#endent uses .ithin the $e years #rior to the ling o(

the license a##lication

7he Pro=ect site is a$ailable to the #edestrian #ublic 7he Pro=ect .ill result in a number o( signicant

im#ro$ements to the .ater-de#endent as#ects o( the #ro#erty' including the considerable

e/#ansion o( #ublic o#en s#ace (or #assi$e recreational use

1ngineering onstru!tion Standards – (%) MR *#(6

All structures .ill be designed and constructed in a manner that is structurally sound and .ill be

certied by a Registered Pro(essional Engineer

3:


27/34



7onwater De.endent 5ses on 7ew Pile Su..orted Stru!tures – (%) MR *#+%,(-,a-

%on.ater de#endent structures on ne. #ile-su##orted structures generally shall not e/tend

beyond the (oot#rint o( e/isting' #re$iously authoried #ile-su##orted structures or #ile elds 7he

Pro=ect .ill re4uire ne. #ile-su##orted structures but they .ill be located .ithin the connes o( the

e/isting Cha#ter , license area' as recongured andor e/tended in com#liance .ith the 3>,:South Boston M!P Rene.al Amendment and the Cha#ter , regulations

7onwater De.endent Fa!ilities of Private 8enan!y – (%) MR *#+%,(-,b-

For non.ater de#endent uses on #ile-su##orted structures' 5,> CMR 9,@5@b #rohibits Facilities o(

Pri$ate 7enancy on any #ile su##orted structure on Ho.ed tidelands' or on ground Hoor o( any lled

tidelands .ithin ,>> (eet o( a #ro=ect shoreline 7he South Boston M!P rea*rms this conce#t' and

(urther re4uires that any u##er Hoor accessory uses on the ground Hoor be limited to 3>N o( the

building (oot#rint 7he #rinci#al ground Hoor uses are #ublic o#en s#ace and a restaurant

3ater De.endent 5se 2one – (%) MR *#+%,(-,!-

E/ce#t as authoried in the 3>>> South Boston M!P and its 3>>3 and 3>> amendments' the 3>,:

South Boston M!P Rene.al and Amendment com#lies .ith the W"61 standard at 5,> CMR 9,@5

@c

'ot overage – (%) MR *#+% ,(-,d-

For the lot co$erage standard at 5,> CMR 9,@5@d' an M!P must s#eci(y an alternati$e lot

co$erage' ratios and other re4uirements' that ensure' in general' buildings (or non.ater de#endent

use .ill be relati$ely condensed in (oot#rint' and must demonstrate that the substitution #ro$isions

set (orth .ill' .ith com#arable or greater e2ecti$eness' ma&e a$ailable an amount o( o#en s#ace to

accommodate .ater-de#endent acti$ity' and associated #ublic access' commensurate .ith that

occu#ied by buildings containing non.ater-de#endent uses

7he South Boston M!P Rene.al Amendment s#ecies an o$erall lot co$erage o( a##ro/imately

:,N' and no more than :9N' i( necessary to mitigate #edestrian-le$el .ind im#acts' resulting in

a##ro/imately 3':;9 SF o( building (oot#rint in e/cess o( the Cha#ter ,-com#liant standard .hich

.ill be o2set

+n addition' the #ro#osed #ro=ect eliminates a #ortion o( the e/isting building (oot#rint on the

eastern and southern sides o( the #ro=ect site' o#ening u# $ie. corridors to the harbor (rom Sea#ort

Boule$ard and B Street Ca##ing the ground Hoor building (oot#rint at 9>N o( the #ro=ect site

(urther e/#ands e/terior #ublic s#ace and #ro$ides an im#ro$ed connection to the harbor (rom

Sea#ort Boule$ard 7he a##ro$al standards (or lot co$erage are met through a combination o(K @,building and site designL @3 a recongured o#en s#ace area along the .ater(ront sides o( the #ro=ect

that maintains a minimum 3:-(oot .ide building setbac&L and @5 the #ro#osed o2set 7he amount

o( u##er Hoor accessory ser$ices on the ground Hoor shall not e/ceed 3>N o( the total building

(oot#rint as #ro$ided as an am#lication in the 3>>> South Boston M!P

Building Height – (%) MR *#+%,(-,e-

3;


28/34



For the building height standard at 5,> CMR 9,@5@e' an M!P must s#eci(y an alternati$e height

limit that ensures that' in general' ne. or e/#anded buildings (or non.ater-de#endent use .ill be

relati$ely modest in sie- as a##ro#riate (or the harbor in 4uestion' in order that .ind' shado.' and

other conditions o( the ground-le$el en$ironment .ill be conduci$e to .ater-de#endent acti$ity and

#ublic access 7he a##ro$al standards (ocus on ho. a building?s mass .ill be e/#erienced at the

#ublic o#en s#aces on the #ro=ect site' es#ecially along the .ater(ront and &ey #ath.ays leadingthereto

7he Plan s#ecies a change in building height (rom 99 (eet under the #ro$isions o( 5,> CMR 9,@5

@e to 39> (eet 7his alternati$e height dimension is consistent .ith #re$iously a##ro$ed ad=acent

#arcels in the 3>>> South Boston M!P and in other #ortions o( the immediate neighborhood 7he

#ro#osed #ro=ect .ill generate ,:':8> SF o( net ne. shado. .hich .ill be o2set Wind im#acts .ill

be mitigated through building design re$ie. to ensure there are no negati$e im#acts on ground-

le$el conditions 7his substitute #ro$ision' cou#led .ith the #ro#osed o2setting measures' .ill not

im#air .ater-de#endent acti$ity or #ublic access to the .ater(ront' and .ill a##ro#riately ser$e to

meet the ob=ecti$es o( 5,> CMR 9,@5@e

5tili9ation of Shoreline for 3ater De.endent Pur.oses – (%) MR *#+$

7his section o( the Water.ays regulations re4uires that Ia non.ater de#endent use #ro=ect that

includes ll or structures on any tidelands shall de$ote a reasonable #ortion o( such lands to .ater

de#endent use' including #ublic access in the e/ercise o( #ublic rights on such lands 6nder

subsection @,@a' non.ater de#endent use #ro=ects .ith a W"61 must include Ione or more

(acilities that generate .ater de#endent acti$ity o( a &ind and to a degree that is a##ro#riate (or the

#ro=ect site' gi$en the nature o( the #ro=ect' conditions o( the .ater body on .hich it is located' and

other rele$ant circumstances 7he #rimary #ublic ob=ecti$e at this site is to com#lete the

!arbor.al&' and' gi$en the constrained site and the limited .atersheet area' #ublic access is the

(ocus (or .ater de#endent #ur#oses

7he #ro#osed #ro=ect meets this standard by #ro$iding a minimum ,3-(oot .ide clear-to-the-s&y

!arbor.al& around the #erimeter o( the #ro=ect site' a W"61' additional o#en s#ace areas' and

e/terior #ublic s#ace' through .hich the #ublic may access the .ater(ront but .hich is not clear-to-

the-s&y 7he relati$ely small #ro=ect site is located bet.een the (ully accessible #ublic doc&ing area

at the Water Commons at Pier Four and the .ater trans#ortation terminal at Common.ealth Pier

97he World 7rade Center Additional .ater de#endent uses are readily a$ailable in #ro/imity to the

#ro=ect site and' there(ore' such uses are not #art o( the #ro=ect due to site constraints and to a$oid

conHicts .ith these t.o other (acilities

A!tivation of ommonwealth 8idelands for Publi! 5se – (%) MR *#+(

6nder 5,> CMR 95' a non.ater de#endent use #ro=ect Ithat includes ll or structures on

Common.ealth tidelandsmust #romote #ublic use and en=oyment o( such lands to a degree that

is (ully commensurate .ith the #ro#rietary rights o( the Common.ealth therein' and .hich ensures

the #ri$ate ad$antages o( use are not #rimary but merely incidental to the achie$ement o( #ublic

#ur#oses +n addition' the #ro=ect Ishall attract and maintain substantial #ublic acti$ity on the

site on a year-round basis' through the #ro$isions o( .ater-related #ublic benets o( a &ind and to a

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degree that is a##ro#riate (or the site' gi$en the nature o( the #ro=ect' conditions o( the .aterbody

on .hich it is located' and rele$ant circumstances I

As discussed abo$e' the #ro#osed #ro=ect meets this standard by #ro$iding a minimum ,3-(oot .ide

clear-to-the-s&y !arbor.al& around the #erimeter o( the #ro=ect site and additional o#en s#ace (or a

W"61' additional o#en s#ace areas' and e/terior #ublic s#ace' through .hich the #ublic may accessthe .ater(ront but .hich is not clear-to-the-s&y 7he interior area is acti$ated to attract the general

#ublic through a t.o-le$el restaurant (acing Sea#ort Boule$ard and Boston !arbor' and u##er Hoor

accessory ser$ices at the ground le$el are limited to 3>N o( the building (oot#rint' in accordance

.ith the 3>>> South Boston M!P 7he relati$ely small #ro=ect site is located bet.een the (ully

accessible #ublic doc&ing area at the Water Commons at Pier Four and the .ater trans#ortation

terminal at Common.ealth Pier 97he World 7rade Center Additional .ater de#endent uses are

readily a$ailable in #ro/imity to the #ro=ect site and' there(ore' are not #art o( the #ro=ect to a$oid

conHicts .ith these other t.o (acilities

6nder 5,> CMR 95@3@a' the #ro#osed #ro=ect must also I#romote .ater-based #ublic acti$ity

including but not limited to (erries' cruise shi#s' .ater shuttles' #ublic landings ands.immingshing areas' e/cursioncharterrental doc&s' and community sailing centers As stated

abo$e' the sit

DRAFT South Boston Waterfront District Municipal Harbor Plan Renewal and Amendment MHPAC 4.22.16

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Transcript of DRAFT South Boston Waterfront District Municipal Harbor Plan Renewal and Amendment MHPAC 4.22.16