EAST BOSTON
On the waterfront, some arrivals delayed
By Christine MacDonald, Globe Correspondent, 4/4/2004
In a neighborhood that's waited decades for a waterfront revival, the ships are coming in on some long-delayed projects while others appear beached on hostile fiscal and regulatory shores.
Of the three luxury waterfront complexes planned for the old wharves behind Maverick Square, at least one may break ground by the fall -- but it won't necessarily be the flagship Portside at Pier One.
With Portside developer Roseland Development Company fighting an appeal to the state Department of Environmental Protection, a more likely candidate for a speedy groundbreaking is Hodge Boiler Works, a smaller project of 100 condos to be built around an atrium on a site once used to build ships' boilers. Developer Phillip DeNormandie said he expects to finish city and state permitting in the next few weeks and break ground in early fall.
At Clippership Wharf, next door to Portside, developers are still working with Boston Redevelopment Authority officials on the design and aren't expected to finish the state's environmental impact review until year's end, according to the BRA.
On Porter Street, developer Bill Anderson may beat all three. He expects to have permits in place and break ground later this spring. The project contemplates transforming the shuttered Goddess Bra factory into 218 ''Atrium Lofts" condominiums. Today, the property overlooks rusted and graffiti-splashed airport access ramps, cracked asphalt, and a rundown soccer stadium.
But the area is undergoing a makeover. As part of a Mass Pike-Route 1A interchange highway contract, workers have paved over old railroad tracks to create the first leg of a new greenway. They're also revamping the stadium and building a new park on Bremen Street.
Boston Natural Areas Network's Lauri Webster said the park will begin taking shape this summer and urged residents to get involved.
''It's going to take some effort on the part of the community to make sure what gets built is what was agreed on," she said. ''It's the end of the project, we are on the verge of entering a very important phase from the community perspective."
On the transportation front, the new Airport T station is slated to open later this month, while the Maverick station rebuild is 99 percent designed, according to Massachusetts Bay Transit Authority spokesman Joe Pesaturo. He said a new Maverick stop remains on track for the end of 2006, though whether it can be considered on time depends on when you start counting.
That station was originally scheduled for 2004. Then, MBTA officials pushed back the date to 2008, causing neighborhood uproar and prompting T officials to promise the 2006 opening date.
Also on the tardy list are the long-awaited ''Melting Pot" cafe and the second phase of Piers Park. Michael Cicalese, an investor in the cafe, said he and his partners had been bogged down by the city's permitting process, but hoped to finish remodeling and open the place this summer. There is no start day in sight for Piers Park II, however, which is apparently languishing for lack of state funding.
From The Boston Globe
Eastie Stuff
Started by
Cotuit
, Apr 07 2004 06:22 PM
10 replies to this topic
#2
Scott
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Burg
Posted 08 April 2004 - 05:48 AM
The feeling that you used to get in East Boston was being on the end of the world. The new tunnel has radically changed that. I think that some developers are stalling because they don't want to sell their units at essentially a discount if the neighborhood takes off like Charlestown. Right now the view of an old boiler works or half sunken pleasure boats isn't very inviting in spite of the skyline views.
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Posted 27 April 2004 - 01:20 PM
Ruling clears way for East Boston's Pier One project
Bill Archambeault
Journal Staff
A lawsuit seeking to block the waterfront development of Pier One in East Boston was dealt a strong setback last week when an administrative ruling found that the claim had no merit.
The state ruling, which is expected to be approved by the commissioner of the state Department of Environmental Protection, would clear the way for Short Hills, N.J.-based Roseland Property Co. to redevelop a 13.2-acre parcel owned by the Massachusetts Port Authority. Roseland is planning for a groundbreaking sometime this summer.
The project, called Portside at Pier One, calls for developing eight residential buildings on the site, with ground-floor retail space. To comply with a memorandum of understanding signed by Massport and the DEP on Feb. 15, 2002, Roseland has to provide public and water-based access to the site, including a water taxi stop and public boat landing.
Portside at Pier One is part of a larger, $15 million project Roseland is undertaking. The total project totals 26 acres and includes refurbishing the docks and marina at the East Boston Shipyard.
"The East Boston waterfront is poised to take off," said Jamie Fay, president of Fort Point Associates Inc., a Boston-based firm that is handling Roseland's permitting in addition to two other East Boston port projects.
"You could have 3,000 people living there before you know it," Fay said. "It's very exciting to think about, creating a whole new neighborhood in a short time," Fay said. "You've got people who've been looking out at a rotting wharf and falling-down piers for 30 years waiting for the day when this would finally happen."
The site is currently occupied by "a large warehouse in poor condition" and a 5.4-acre pier.
Given that DEP had reached the original agreement with Massport for the development guidelines, the parties involved expect a quick endorsement of the ruling, though DEP officials could not say how long that would take.
Mark Silverstein, administrative magistrate with the state's Division of Administrative Law Appeals, recommended that a suit filed by 10 citizens lacked standing. Silverstein's recommendation cannot be appealed, though the commissioner's decision can be appealed to Superior Court.
Stevan Goldin, a Gloucester resident, filed the petition on behalf of 10 other residents opposed to the project. He could not be reached for comment. The opponents argued that Roseland's project did not meet goals for enhancing water-dependent industrial uses on the waterfront.
But Nancy Sterling, a spokeswoman for Mintz Levin Cohen Ferris Glovsky and Popeo PC, Roseland's law firm, said she would be surprised if there were an appeal, given Silverstein's findings.
"It's a very definitive ruling," Sterling said. "We're looking forward to the commissioner issuing the license shortly. We think it's unlikely they'd appeal."
"Roseland is hoping to transform an East Boston neighborhood and make it a vibrant community," she said.
Michael Leon, a partner at Nutter, McClennen & Fish LLP, the Boston-based law firm representing Massport, said he wouldn't be surprised to see a final decision within a week.
In addition to the development of the current site, Roseland will pay nearly $8 million to support water-dependent uses in the port.
"What's really critical about this project, and what Massport finds most important, is (that) this development is key to providing financial support to the working port. It certainly is in need of it," Leon said.
The DEP issued a waterways license to Roseland on Nov. 21, that requires:
Construction and maintenance of a 22-foot area along the perimeter of Pier One for industrial water-dependent uses.
Pathways and open space along the entire waterfront perimeter of the project.
An outdoor plaza with a "landmark" feature such as a fountain or monument.
At least 25 percent of the ground floor of buildings located on filled tidelands be set aside for public use.
At least 3,200 square feet of ground-floor space facing the water in one of the buildings for public use of events, exhibits and educational uses.
Water-dependent, industrial uses in 48 percent of four buildings, or 33,816 square feet.
A $5.7 million payment by Roseland to support water-dependent industrial uses in the adjacent East Boston Shipyard (to offset the use of upper-floor residences on the site).
A $2.2 million payment by Roseland to support water-dependent industrial uses in the project area or the East Boston Shipyard, additional water-transportation facilities or enhancement of public access or public activities in the project area (to offset private facilities on the ground floor).
Bill Archambeault
Journal Staff
A lawsuit seeking to block the waterfront development of Pier One in East Boston was dealt a strong setback last week when an administrative ruling found that the claim had no merit.
The state ruling, which is expected to be approved by the commissioner of the state Department of Environmental Protection, would clear the way for Short Hills, N.J.-based Roseland Property Co. to redevelop a 13.2-acre parcel owned by the Massachusetts Port Authority. Roseland is planning for a groundbreaking sometime this summer.
The project, called Portside at Pier One, calls for developing eight residential buildings on the site, with ground-floor retail space. To comply with a memorandum of understanding signed by Massport and the DEP on Feb. 15, 2002, Roseland has to provide public and water-based access to the site, including a water taxi stop and public boat landing.
Portside at Pier One is part of a larger, $15 million project Roseland is undertaking. The total project totals 26 acres and includes refurbishing the docks and marina at the East Boston Shipyard.
"The East Boston waterfront is poised to take off," said Jamie Fay, president of Fort Point Associates Inc., a Boston-based firm that is handling Roseland's permitting in addition to two other East Boston port projects.
"You could have 3,000 people living there before you know it," Fay said. "It's very exciting to think about, creating a whole new neighborhood in a short time," Fay said. "You've got people who've been looking out at a rotting wharf and falling-down piers for 30 years waiting for the day when this would finally happen."
The site is currently occupied by "a large warehouse in poor condition" and a 5.4-acre pier.
Given that DEP had reached the original agreement with Massport for the development guidelines, the parties involved expect a quick endorsement of the ruling, though DEP officials could not say how long that would take.
Mark Silverstein, administrative magistrate with the state's Division of Administrative Law Appeals, recommended that a suit filed by 10 citizens lacked standing. Silverstein's recommendation cannot be appealed, though the commissioner's decision can be appealed to Superior Court.
Stevan Goldin, a Gloucester resident, filed the petition on behalf of 10 other residents opposed to the project. He could not be reached for comment. The opponents argued that Roseland's project did not meet goals for enhancing water-dependent industrial uses on the waterfront.
But Nancy Sterling, a spokeswoman for Mintz Levin Cohen Ferris Glovsky and Popeo PC, Roseland's law firm, said she would be surprised if there were an appeal, given Silverstein's findings.
"It's a very definitive ruling," Sterling said. "We're looking forward to the commissioner issuing the license shortly. We think it's unlikely they'd appeal."
"Roseland is hoping to transform an East Boston neighborhood and make it a vibrant community," she said.
Michael Leon, a partner at Nutter, McClennen & Fish LLP, the Boston-based law firm representing Massport, said he wouldn't be surprised to see a final decision within a week.
In addition to the development of the current site, Roseland will pay nearly $8 million to support water-dependent uses in the port.
"What's really critical about this project, and what Massport finds most important, is (that) this development is key to providing financial support to the working port. It certainly is in need of it," Leon said.
The DEP issued a waterways license to Roseland on Nov. 21, that requires:
Construction and maintenance of a 22-foot area along the perimeter of Pier One for industrial water-dependent uses.
Pathways and open space along the entire waterfront perimeter of the project.
An outdoor plaza with a "landmark" feature such as a fountain or monument.
At least 25 percent of the ground floor of buildings located on filled tidelands be set aside for public use.
At least 3,200 square feet of ground-floor space facing the water in one of the buildings for public use of events, exhibits and educational uses.
Water-dependent, industrial uses in 48 percent of four buildings, or 33,816 square feet.
A $5.7 million payment by Roseland to support water-dependent industrial uses in the adjacent East Boston Shipyard (to offset the use of upper-floor residences on the site).
A $2.2 million payment by Roseland to support water-dependent industrial uses in the project area or the East Boston Shipyard, additional water-transportation facilities or enhancement of public access or public activities in the project area (to offset private facilities on the ground floor).
#5
Cotuit
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Posted 16 January 2005 - 05:26 PM
On the waterfront, luxury, conflict loom
By Christine MacDonald, Globe Correspondent | January 16, 2005
Ballyhooed plans to trade East Boston's scruffy old working port for a new waterfront neighborhood of luxury housing, sparkling marinas, and chichi boutiques, bistros, and a bed-and-breakfast moved a step closer last week.
The city's Zoning Board of Appeal voted to approve the Hodge Boiler Works luxury condo project, one of three planned developments that will bring more than 1,000 new luxury apartments and condominiums to the Maverick Square area overlooking the city's Inner Harbor and downtown. Once an important shipbuilding hub, the area is expected to shrug off its industrial past in the next few years as luxury housing goes up alongside a new harbor walk, greenway, and subway station.
Several elected officials representing East Boston voiced support for the Boiler Works project at the Jan. 11 zoning board hearing, but the plans were not without criticism. Joseph Mason, president of the East Boston Land Use Council, urged board members to order additional community review. Mason was particularly critical of plans to include an eight-room bed-and-breakfast inside the building.
Developer Phillip DeNormandie characterized the planned inn as a "public amenity," part of his bid to satisfy a state law that requires new waterfront construction to include public spaces such as parks, restaurants, and cultural or community centers. But Mason scoffed at the notion that the bed-and-breakfast would serve neighborhood residents.
"What use do the people of East Boston have with a bed-and-breakfast?" Mason asked at the hearing.
Reached after the meeting, DeNormandie defended the plans.
"We look at this as a huge amenity," said DeNormandie, who said he expects neighborhood residents to use the bed-and-breakfast to put up guests, for instance.
The board approved plans for the bed-and-breakfast, 109 condos, and a 45-slip marina on a dilapidated pier, where boilers needed to convert clipper ships to steamships were once built. DeNormandie said some units will retail for more than $1 million. Despite the hefty price tag, he said he has already begun receiving calls from people interested in buying the condos, though construction won't start until later this year at the earliest.
"Clearly people are keeping an eye on what's going on in East Boston," DeNormandie said.
Before construction begins, DeNormandie plans to go back to the board to seek approval for design changes that will add seven units to the total. DeNormandie sought approval for all 116 units last week, but the board declined to grant it, because the design changes had not been publicized before the hearing.
Also last Tuesday, the board approved a plan of the Neighborhood of Affordable Housing Inc. for the Chelsea side of the neighborhood waterfront. NOAH won approval to build 14 condominiums for first-time homebuyers on the corner of Border and Falcon streets. The $3.8 million project is set to start construction next year. NOAH plans to pick first-time homebuyers for the affordable-housing units via a lottery system in 2006, according to Philip Giffee, NOAH's executive director.
Giffee, whose organization has been building affordable housing in East Boston since the mid-1980s, described the changes as a double-edged sword.
"Things are finally beginning to happen for East Boston after decades and decades of planning," Giffee said. "The question is, how much affordability will remain in the neighborhood over time."
From The Boston Globe
By Christine MacDonald, Globe Correspondent | January 16, 2005
Ballyhooed plans to trade East Boston's scruffy old working port for a new waterfront neighborhood of luxury housing, sparkling marinas, and chichi boutiques, bistros, and a bed-and-breakfast moved a step closer last week.
The city's Zoning Board of Appeal voted to approve the Hodge Boiler Works luxury condo project, one of three planned developments that will bring more than 1,000 new luxury apartments and condominiums to the Maverick Square area overlooking the city's Inner Harbor and downtown. Once an important shipbuilding hub, the area is expected to shrug off its industrial past in the next few years as luxury housing goes up alongside a new harbor walk, greenway, and subway station.
Several elected officials representing East Boston voiced support for the Boiler Works project at the Jan. 11 zoning board hearing, but the plans were not without criticism. Joseph Mason, president of the East Boston Land Use Council, urged board members to order additional community review. Mason was particularly critical of plans to include an eight-room bed-and-breakfast inside the building.
Developer Phillip DeNormandie characterized the planned inn as a "public amenity," part of his bid to satisfy a state law that requires new waterfront construction to include public spaces such as parks, restaurants, and cultural or community centers. But Mason scoffed at the notion that the bed-and-breakfast would serve neighborhood residents.
"What use do the people of East Boston have with a bed-and-breakfast?" Mason asked at the hearing.
Reached after the meeting, DeNormandie defended the plans.
"We look at this as a huge amenity," said DeNormandie, who said he expects neighborhood residents to use the bed-and-breakfast to put up guests, for instance.
The board approved plans for the bed-and-breakfast, 109 condos, and a 45-slip marina on a dilapidated pier, where boilers needed to convert clipper ships to steamships were once built. DeNormandie said some units will retail for more than $1 million. Despite the hefty price tag, he said he has already begun receiving calls from people interested in buying the condos, though construction won't start until later this year at the earliest.
"Clearly people are keeping an eye on what's going on in East Boston," DeNormandie said.
Before construction begins, DeNormandie plans to go back to the board to seek approval for design changes that will add seven units to the total. DeNormandie sought approval for all 116 units last week, but the board declined to grant it, because the design changes had not been publicized before the hearing.
Also last Tuesday, the board approved a plan of the Neighborhood of Affordable Housing Inc. for the Chelsea side of the neighborhood waterfront. NOAH won approval to build 14 condominiums for first-time homebuyers on the corner of Border and Falcon streets. The $3.8 million project is set to start construction next year. NOAH plans to pick first-time homebuyers for the affordable-housing units via a lottery system in 2006, according to Philip Giffee, NOAH's executive director.
Giffee, whose organization has been building affordable housing in East Boston since the mid-1980s, described the changes as a double-edged sword.
"Things are finally beginning to happen for East Boston after decades and decades of planning," Giffee said. "The question is, how much affordability will remain in the neighborhood over time."
From The Boston Globe
#6
Cotuit
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Megalopolis
Posted 17 February 2005 - 08:42 AM
New East Boston Condominiums Offer Residents ‘True Loft Living’
Boston, MA - Atrium Lofts, LLC, a collaboration of Metric Corporation and ELV Associates, Inc., both of Boston, announced Porter 156, a new enclave of condominium lofts at 156 Porter Street in East Boston. The restoration of a vacant manufacturing facility, along with the Central Artery and Greenway projects, have spurred the revitalization of East Boston and have opened the doors for an influx of new residents at this unique property.
Porter 156 is a 217-unit development featuring “true loft living,” including large operable windows, 10-17 foot ceilings and an industrial yet refined look. These loft condominiums will provide residents with breathtaking views of the Boston skyline to the west and the currently under construction East Boston Memorial Stadium Park and Greenway immediately to the east.
156 Porter Dongik Lee renderingUnits at Porter 156 will range from 700 to 1,500 square feet with prices spanning from the low $200,000s to the high $500,000s. Each loft unit will feature an open living space, mezzanine levels on floors one, two and three and a contemporary kitchen and a separate bathroom and utility room; emulating Manhattan-style artists’ lofts in size and design. Many fourth floor units have generous sized balconies and select units on the park side on floors one, two and three also have balconies. Construction began on Porter 156 in May of 2004 and is expected to finish in fall of 2005. The first residents are projected to move into the building, which is four stories in some parts and five stories in others, by the end of 2005.
“We wanted to give residents the very best in ‘true loft living’ in a neighborhood rich in tradition and history,” said Scott Jenkins, president of ELV Associates of Boston. “With the development of Porter 156, this unique loft community will become the destination of choice for those seeking a stylish, affordable residence in an up-and-coming neighborhood.”
Mayor Menino with PlanThe development team also worked in conjunction with Mayor Menino’s office to create an affordable housing component of Porter 156 that is part of the city’s inclusionary housing initiative.
Available in over 50 different sizes and styles, Porter 156 units will offer predominantly single-floor living. There are also a number of two-level penthouse units, which encompass the ultimate in loft living with 19 feet glass walls and panoramic views of Boston’s skyline. All lofts feature contemporary finishes and fixtures, including stainless steel countertops and appliances, Beckerman cabinetry (a division of Siematic) and bamboo hardwood floors. Other amenities at Porter 156 include an underground parking garage and a secured outdoor parking lot. A large community roof deck is available for all residents to enjoy, in addition to a community room for parties and art openings.
From High-Profile
Boston, MA - Atrium Lofts, LLC, a collaboration of Metric Corporation and ELV Associates, Inc., both of Boston, announced Porter 156, a new enclave of condominium lofts at 156 Porter Street in East Boston. The restoration of a vacant manufacturing facility, along with the Central Artery and Greenway projects, have spurred the revitalization of East Boston and have opened the doors for an influx of new residents at this unique property.
Porter 156 is a 217-unit development featuring “true loft living,” including large operable windows, 10-17 foot ceilings and an industrial yet refined look. These loft condominiums will provide residents with breathtaking views of the Boston skyline to the west and the currently under construction East Boston Memorial Stadium Park and Greenway immediately to the east.
156 Porter Dongik Lee renderingUnits at Porter 156 will range from 700 to 1,500 square feet with prices spanning from the low $200,000s to the high $500,000s. Each loft unit will feature an open living space, mezzanine levels on floors one, two and three and a contemporary kitchen and a separate bathroom and utility room; emulating Manhattan-style artists’ lofts in size and design. Many fourth floor units have generous sized balconies and select units on the park side on floors one, two and three also have balconies. Construction began on Porter 156 in May of 2004 and is expected to finish in fall of 2005. The first residents are projected to move into the building, which is four stories in some parts and five stories in others, by the end of 2005.
“We wanted to give residents the very best in ‘true loft living’ in a neighborhood rich in tradition and history,” said Scott Jenkins, president of ELV Associates of Boston. “With the development of Porter 156, this unique loft community will become the destination of choice for those seeking a stylish, affordable residence in an up-and-coming neighborhood.”
Mayor Menino with PlanThe development team also worked in conjunction with Mayor Menino’s office to create an affordable housing component of Porter 156 that is part of the city’s inclusionary housing initiative.
Available in over 50 different sizes and styles, Porter 156 units will offer predominantly single-floor living. There are also a number of two-level penthouse units, which encompass the ultimate in loft living with 19 feet glass walls and panoramic views of Boston’s skyline. All lofts feature contemporary finishes and fixtures, including stainless steel countertops and appliances, Beckerman cabinetry (a division of Siematic) and bamboo hardwood floors. Other amenities at Porter 156 include an underground parking garage and a secured outdoor parking lot. A large community roof deck is available for all residents to enjoy, in addition to a community room for parties and art openings.
From High-Profile
#7
monsoon
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Megalopolis
Posted 04 February 2006 - 04:56 PM
We here at UrbanPlanet are happy to see older areas of a city come back to life as described in this article. Looks as if those who got in early are going to do well.
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Cotuit
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Posted 06 February 2006 - 11:34 AM
Next, a greener shade of Greenway. Rezoning new park could force removal of nearby billboards. [Boston.com]
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Cotuit
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Megalopolis
Posted 16 January 2007 - 09:16 AM
Change of scenery in East Boston. Building starts on luxe housing development as waterfront shows signs of renewal. [The Boston Globe]
#10
JDC
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Burg
Posted 13 February 2007 - 04:52 PM
Great to see so much happening in the neighborhood of my birth.
I'd love to one day see a bridge with pedestrian access span the harbor from East Boston to downtown, like the Mass. Ave Bridge over the Charles. I don't know if that's even possible, but it'd sure be great
I'd love to one day see a bridge with pedestrian access span the harbor from East Boston to downtown, like the Mass. Ave Bridge over the Charles. I don't know if that's even possible, but it'd sure be great
#11
atlrvr
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Posted 15 May 2007 - 07:50 AM
The Hope VI redevelopment of Maverick Gardens public housing complex into mixed-income Maverick Landing is officially compelete. Yesterday, there was a ribbon cutting ceremony for a park on the site.
Link to the globe article.
Here is a link to the project on the developer's website which includes a few more images, plus so pictures of the previous Public Housing projects.
http://www.trinityfi...b/maverick.html
Quote
Maverick Landing's last 166 units were completed early this year, and the entire complex is occupied. The first 230 apartments and 30 condominiums opened two years ago.
...
Neighborhood streets that were cut off years ago are now restored, and 305 of the units are apartments that rent at affordable prices, for households earning about $50,000 a year or below. On the water side, at Carlton Wharf, with breathtaking views of the harbor and the downtown skyline, are 30 condominiums, priced for households making about the average income for the area. Maverick Landing includes 91 market-rate rental units.
...
Neighborhood streets that were cut off years ago are now restored, and 305 of the units are apartments that rent at affordable prices, for households earning about $50,000 a year or below. On the water side, at Carlton Wharf, with breathtaking views of the harbor and the downtown skyline, are 30 condominiums, priced for households making about the average income for the area. Maverick Landing includes 91 market-rate rental units.
Link to the globe article.
Here is a link to the project on the developer's website which includes a few more images, plus so pictures of the previous Public Housing projects.
http://www.trinityfi...b/maverick.html
