The Boston Redevelopment Authority has dealt stinging setbacks to developers of two key parcels along the Rose Kennedy Greenway, but has also opened the door to significant density at three others.
The BRA unveiled preliminary height guidelines for new developments along the Greenway last night. The new height limits, which may eventually be incorporated into city zoning, trend lower along the park system’s waterfront side, and higher on the side adjacent to downtown.
Kairos Shen, the BRA’s chief planner, said last night the guidelines had been crafted to protect the Greenway, which was created after the demolition of the elevated Central Artery.
Development height decisions were made on the basis of shadow impact on the Greenway, without considering the economics of development, Shen added.
"This is not about financial feasibility, it’s about long-term value for the city, and for the adjoining properties," Shen said. "The market isn’t interested in building a city the way we are. It is not the responsibility of the city to make feasible projects that would otherwise be infeasible."
Shen held up Rowes Wharf as a model for development along the water, and said the city was willing to wait years, if not decades, for developers to build on that scale.
The night’s biggest loser was the Chiofaro Co.’s bid to replace the Harbor Garage with a pair of towers that would top 600 feet. Shen indicated that any development on that site would be on the scale of 200 feet tall.
Chiofaro has repeatedly said the redevelopment’s economics demand significant density, and he may leave the garage in place if he can’t get it.
"If the guidelines will not permit an economically feasible project, we will have to forego the notion of city building and look at all of our alternatives purely as real estate investors," said Chiofaro, who paid $153 million for the garage site.
The new height limits are also uncharitable to the Hook family, owners of a burned lobster operation at the foot of Northern Avenue. The Hooks are joint venturing with the Beal Cos. to redevelop the pier site, but the Greenway limits could cap building heights at the site at 125 feet. It is currently zoned for 155 feet.
"We’re more negatively affected than anyone," said Edward Jager, a Hook family attorney.
The BRA is leaning toward allowing significant height on three Greenway sites, including the Government Center Garage. The preliminary guidelines would allow towers of 400 and 600 feet on the garage site, opening the door to 2.9 million square feet of office, residential and retail development.
The BRA would allow a 52-story, 600-foot residential tower on the block bound by Congress, High and Pearl Streets. That development site is two blocks away from Chiofaro’s International Place. Nine different owners control the buildings at the site of the proposed 600-foot tower.
The city would also green-light a 29-story, 350-foot tower above the NStar parcel adjacent to the 99 High St. office tower. Both projects would involve tricky land assemblages and vertical construction over existing low-rise structures.
Two other Boston development veterans could also stand to gain from the Greenway guidelines. Ron Druker controls an 18,400-square-foot Chinatown building that the BRA has ticketed for a 14-story, 285,000-square-foot residential and retail redevelopment. The city is encouraging the redevelopment of Chinatown’s Lincoln Street parking garage, which is controlled by Boston’s Intercontinental Real Estate.
