For the past year and a half, the Downtown Waterfront Municipal Harbor Plan Advisory Committee has been meeting to provide guidance to the Boston Redevelopment Authority on a Municipal Harbor Plan for the area from Hook Lobster to the Marriott Long Wharf. Consisting of abutters, residents, business and nonprofit representatives, the committee provides input as the city develops a plan for submission to the state, which allows flexibility from state Chapter 91 tidelands regulations while ensuring proper public purpose and supporting water-dependent uses.
In September, the advisory committee was briefed on impacts of The Chiofaro Co.’s proposal to replace the existing Harbor Garage next to Boston Harbor and the Rose Kennedy Greenway with two mixed-use towers. The proposed buildings, with total heights of 615 feet and 538 feet, were analyzed against a baseline Chapter 91- compliant development for shadow and wind impacts.
The net new shadow increase of the proposed development, based on highest occupiable floor, is significant. On Oct. 23 (the day used for analysis by all developers for state review purposes), net new shadow impacts of one or more hours are felt on areas widely used by the public, including the Rose Kennedy Greenway, portions of the New England Aquarium’s plaza, HarborWalk and water taxi dock, the water transportation facility at Long Wharf, and on the water sheet used by boaters and water transportation users. Wind impacts, which are analyzed for specific building design, will need to be further factored into the impacts analysis.
Following the presentations, a number of members called for alternative development scenarios that minimize shadow and wind impacts. As The Boston Harbor Association stated, height in and of itself is not necessarily undesirable. Rather, efforts needs to be focused at all sites – Harbor Garage, Hook Lobster and Marriott Long Wharf – on development alternatives which minimize the shadow and wind impacts of additional height on public open spaces and on water-dependent uses.
A related opportunity for enhancing public use and enjoyment of the waterfront is the addition as well as improvement of open spaces through the Municipal Harbor Planning process. For new developments, the state’s Chapter 91 regulations require 50 percent of a waterfront site to be dedicated for open space. All three development sites – Harbor Garage, Hook Lobster and Marriott Long Wharf – have varying challenges in meeting the open space standard on-site.
An Exciting Time
For the committee, this is a unique opportunity to foster a robust open space network along the water’s edge beyond just the required 12-foot wide HarborWalk.
The committee should help identify opportunities to create new open spaces, such as the potential conversion of parking lots next to the Chart House Restaurant and elsewhere, to green open spaces. As discussed at the meeting, there are also opportunities to further enhance and improve existing open spaces for enjoyment by a diverse general public, perhaps with such amenities as outdoor tables with board game surfaces, additional seating for those with brown bag lunches while viewing the harbor and ships, public art, interpretive signage, ice skating, boating and cultural activities. Fences along properties facing the Rose Kennedy Greenway, erected to protect abutters from Big Dig construction impacts, are dated and should be removed to allow a visual link from the Greenway to the Harbor.
This is an exciting time on Boston’s waterfront under its new mayor. With inclusive programming and greater sensitivity to the pedestrian experience, the Downtown Waterfront can be one of the city’s most inviting areas for all residents and visitors.
Vivien Li is president of The Boston Harbor Association, www.tbha.org. She may be reached at vli@tbha.org.
