In April, The Chiofaro Co. filed documents to begin the permitting process for the redevelopment of the Harbor Garage site along the waterfront. In place of the existing seven-story parking and retail structure, two new buildings containing 860,000 sq. ft. of offices, 350,000 sq. ft. of hotel use, 220,000 sq. ft. of residences, and 70,000 sq. ft. retail spaces are proposed. A 40-story office tower approximately 560 feet in height, and a 59-story residential and hotel tower of approximately 690 feet, would be connected by a 770-foot tall “sky frame.”
Within hours, abutters were voicing strong concerns about the project, while construction unions and some local businesses were applauding The Chiofaro Co.’s efforts to help jumpstart the economy. Nearly all agreed that the existing building did not efficiently meet the needs of the 21st century, and all recognized that there will be much give and take during the projected two year review and permitting process.
The project’s proximity to the New England Aquarium, consistently one of Boston’s most visited attractions, offers the potential to further enhance visitors’ experience with Boston’s dynamic harbor while improving the public realm. To realize this potential, a number of issues will need to be addressed during permitting.
Scale and size of the development have been consistent concerns of abutters. As proposed, the larger tower will be the second tallest building in New England, and both towers, if approved as proposed, will be the tallest ever allowed on Boston’s waterfront.
We at The Boston Harbor Association believe that height in and of itself is not necessarily a negative aspect. During the review process, we will be attentive to the wind and shadow impacts of the project upon the pedestrian experience, upon open spaces and parks, and upon users of the watersheet.
Flying High?
During the review of the Fan Pier project along the South Boston waterfront, the Federal Aviation Administration and the Massachusetts Port Authority, which operates Logan Airport, were cautious about heights along the waterfront. Eventually, the FAA approved lower heights on the Fan Pier to ensure aircraft safety in the event of an emergency. We will again look to both Massport and the FAA to make appropriate determinations of aviation safety along this portion of the waterfront.
State “Chapter 91” tidelands regulations specify a 50 percent open space requirement and a 155 feet height limitation at this location. A Municipal Harbor Plan Amendment will be necessary for substitutions to these standards. At public meetings in April and May, the question of whether this project will set height and open space precedents at adjacent waterfront sites, such as the New England Aquarium and 255 State Street, has been raised and will no doubt be carefully watched by other waterfront property owners.
The project proponent has indicated that the number of parking spaces will be less than currently on site, with visitors, workers, and tenants encouraged to utilize public and water transportation. Sustainable design and energy conservation are key elements of the project, and we commend the proponent for his strong commitment to a “green” development while continuing to meet existing obligations to Harbor Tower residents and the Aquarium.
We look forward to learning more about how this project will activate Boston’s revitalized harbor and waterfront. Plans have yet to be disclosed of how boaters and the public will be able to utilize the harbor next to the project, or of ground floor activities which will draw the public to this site. Office lobbies traditionally do not welcome nor encourage general public usage during non-work hours. Hopefully, the project proponent will experiment with evening and weekend activities for families and visitors at its nearby properties at International Place so that successful year-round ground floor activation can be incorporated into the proposed project.
With careful and appropriate planning and programming, the Harbor Garage site can be developed to be an important addition to the Rose Kennedy Greenway and Boston’s waterfront.
