Does the BPDA know how to do anything but push excessive development?

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Let’s find out!

From Jamaica Plain and Roxbury to Winthrop Square, the BRA – now the “Boston Planning and Development Agency” – has been pushing through developments that neighbors say are too expensive, too big, and too damaging to the local environment.

Now the BPDA is looking at 1000 Boylston Street – 324 units of luxury residential housing. One of the two proposed glass towers would be huge – 620 feet tall. The Neighborhood Association of the Back Bay says this would block sun as far as the Commonwealth Ave Mall, the Esplanade, and the Fens(!). With two other towers planned near the same corner, it would create an “urban canyon” filled with wind and traffic. And the developer is only giving lip service to energy efficiency.

NABB is asking people across the city to tell the BPDA: Boston deserves better design. Please contact Phil Cohen Phil.Cohen@boston.gov by this Friday, March 17 and copy elected officials. Questions? Email dtcnabb@nabbonline.com.

More details and talking points:

NABB’s Top 10 Concerns about the Proposed Design

GUIDELINES

  • Neighborhood guidelines ignored. The Developer largely disregarded the “Civic Vision for Turnpike Development” guidelines, designed to protect Back Bay and Fenway neighborhood’s historic character and livability. These were established (by consensus) after public meetings with BRA staff and urban planners. “Only one taller building above 15 stories should be allowed on either Parcel 12 or 15. No other buildings on these parcels should exceed 14 stories.” Further, the guidelines call for no visible parking, 24-foot-wide sidewalks, and some form of public benefit, such as assisted living, childcare, cultural facilities, affordable housing, etc. This proposal includes none of these.

ENVIRONMENTAL IMPACTS

  • Increased shadows. This project will create unacceptable shadow on our parks and will darken many homes. We can expect significant new shadows throughout the year. These are indicated on the minimal shadow studies included in the PNF. See Link for the PNF. During some seasons, shadows will extend across the Comm. Ave. Mall to the Esplanade and Charles River. At times these shadows will adversely affect significant areas of parks, homes, and public buildings for several hours daily. Request additional, specific studies in comments.
  • More wind. Wind studies have not been completed, but these towers will intensify winds in our already gusty neighborhood. Request additional, specific studies in comments.
  • More traffic. Adding 342 residential units (or possibly 700 people) plus 300 cars on this block will have significant impact. Keep in mind that our Fire Station is across the street. Impact studies have not been completed. Request additional, specific studies in comments.
  • Should be greener. This project meets the third-tier quality benchmark (Silver) for LEED certification (Leadership in Energy and Environmental Design). Massachusetts ranks as a top state for sustainable, energy-efficient building. Projects here should be built to Gold or Platinum LEED standards.
  • No green space for pedestrians. Even street trees may not be possible with the current design. However, a small garden belonging to St. Cecilia Parish will disappear. Comments could include requesting an alternative design to construct a park on the portion of the air rights owned by the Prudential to offset this loss.

URBAN DESIGN

  • No justification for increased height. No building of this size has ever been supported by the neighborhoods for Boylston Street (in the Back Bay). The developer has not shown that a project of this scale is financially necessary to offset the costs of building over the Turnpike, although cost arguments alone would not necessarily garner support for the project.
  • Only one design is under consideration. This is not an “all-or-nothing” situation. NABB would welcome a smaller development that conforms to the Civic Vision and avoids this proposal’s lasting harmful consequences to our neighborhood. We propose that an alternative, smaller-scale design must be evaluated before any decisions are made. Even the state Executive Office of Energy and Environmental Affairs requested additional studies in their review: 1) No-Build Alternative, 2) Reduced-Build Alternative originally proposed by the Proponent in 2013, and 3) Preferred Alternative
  • “Urban Canyon” effect. The larger buildings on Boylston Street (500 and 888 Boylston) were set far back from the sidewalk edge to reduce the canyonization of the street and the shadow impact on Newbury Street and the residential neighborhood. In contrast, this project has no significant setback for either tower.
  • More towers coming. Berklee College is approved to add another tower on Mass. Ave. near Boylston Street as part of its Master Plan. Yet another tower is planned on air rights at Mass. Ave. across from the Hynes T stop. Four towers would add tremendous density and shadow to the neighborhood.

Composite Shadow Diagram – One page from the PNF document – Composite shadow study from the PNF only includes hours from 8am to 3pm. Morning and afternoon shadows will be longer. No composite is included for the longest shadows in the late fall and winter. Request additional days/times studies, such as dawn to dusk, more winter days, in comments.

MAKE YOUR VOICE HEARD!

Please email your comments to the BPDA. Send your message to Phil Cohen at the BPDA (with copies to our elected officials) before the Friday, March 17 deadline (or by Sunday night at least). Also copy dtcnabb@nabbonline.com to receive project updates or ask questions.

Sample Message

To: Phil Cohen <Phil.Cohen@boston.gov>

Re: 1000 Boylston Street Project Notification Form (PNF)

Introduce yourself (include where you live)

Give your reasons why BPDA should send the developer back to the drawing board (see stripped-down sample letter  at 1000 Boylston Basic letter)

CC: Cut and paste this to:

Mayor@boston.gov, Michelle.Wu@boston.gov, Bill.Linehan@boston.gov, Josh.Zakim@boston.gov, Ayanna.Pressley@boston.gov, A.E.George@boston.gov, Tito.Jackson@boston.gov, Salvatore.Lamattina@boston.gov, Michael.F.Flaherty@boston.gov, Andrea.pbell@boston.gov, Frank.Baker@boston.gov, Timothy.McCarthy@boston.gov, Matthew.OMalley@boston.gov, Mark.Ciommo@boston.gov, Byron.Rushing@mahouse.gov, Jay.Livingstone@mahouse.gov, William.Brownsberger@masenate.gov, dtcnabb@nabbonline.com, info@nabbonline.com

(Mailing address is: Phil Cohen, Project Manager, Boston Planning & Development Agency, One City Hall Square, Boston, MA 02201)