CLICK HERE FOR NEWS OF 1997-1999
 

READ ABOUT FORT POINT'S HISTORIC PAST HERE!

READ SAND'S VISION FOR BOSTON'S WATERFRONT HERE!
 
   
 

DO YOU KNOW these distinctions between "South Boston Waterfront" planning and "Innovation District" planning:

1. The Boston Redevelopment Authority now includes "executive stay" hotel units (90-day rental apartments) in official South Boston Waterfront "Innovation District" residential housing totals.

2. The Boston Redevelopment Authority now includes condo and rental units in the West Broadway neighborhood of South Boston in official South Boston Waterfront "Innovation District" residential housing totals.

3. The Boston Redevelopment Authority ceased accounting for rolling tenancies in the Innovation District, including only incoming tenants, companies and jobs in district totals, and excluding data regarding former tenants and companies. The BRA has also altered accounting practices to include companies relocated from one area of Boston to the Innovation District in official net "new jobs" totals.

4. The Boston Redevelopment Authority includes rehabilitations of existing buildings in net "new development" square footage totals, publishing all Fort Point District rehabs as "New Development." No distinction is made in BRA press releases between new development and existing structures exclusively requiring interior rehab.

5. Of the 70+ companies mapped and published by the Boston Redevelopment Authority as "arriving after 2010" to the Innovation District, nearly all occupy space that had already been fully tenanted by a prior company, non-profit or individual tenant from 1990-2005. A significant number of "innovation economy" companies that occupy new space, notably those leasing on Fan Pier, are receiving subsidized leases which are being extended only on a yearly basis at the discretion of the property owner. None of the above "new" occupancy classes (Fort Point or Fan Pier occupancies) are sustainable once Fort Point warehouse space is exhausted. All new office construction in the Innovation District will be Class A — not the building type required to support incubators and startups. In summary, no Innovation District Master Plan has been developed in over two years of BRA marketing.

6. The BRA's Seaport District Public Realm Plan of 2000, detailing the future of the vast acreage of undeveloped parking lots in the Innovation District, remains untouched since its publication. Zoning variances awarded 5-10 years ago, a veritable gift to property owners, have never been reconsidered to accommodate more contemporary "innovative" urban planning concepts and architectural approaches over large footprints and stocky building forms envisioned by the BRA as being appropriate for the waterfront. In summary, the massive scale of building footprints awarded to property owners by the BRA — with little in return to show for all the variances — allow for neither a stunningly imaginative outcome or the fine grain of street life required of any world-class waterfront.

7. In total, the Boston Redevelopment Authority has announced the approval of over 5,500 residential units on the South Boston Waterfront over the past 15 years, including Fan Pier, Seaport Square, Pier IV and Gillette/USPS 100 Acres. Projects announcements for the development of the same project or same site have been repeatedly announced as "moving forward" over the course of years without any accounting for lapses of approved projects or actual development occuring on the ground. Excluding infill and rooftop additions on existing buildings, no new building construction for residential development has occured on City-zoned land since 25 Channel Center (50 condo units) in 2002. Park Lane Seaport, with 400 units developed on public Massport property not subject to BRA/City of Boston zoning, accounts for more than half of the total actual Seaport housing (rental and condo) built over the past 10 years.

Why the attitude? Because we worked collaboratively with the BRA from 1997 through 2006 in the drafting of a number of world-class mixed-use urban plans — including dense development, retail, critical mass of new housing, civic space, recreational greenspace and public amenities. At the same time, behind closed doors, the BRA created a profitable aftermarket for the purchase and sale of variances from zoning. In other words, the BRA became a candy store for large property owners and developers, requiring little or no development to accompany lucrative approvals and few requirements for the array of civic uses highlighted in the BRA's public press statements. BRA-approved undeveloped projects are routinely flipped to new owners without a single square foot of progress. And land uses flex with little respect for any master plan. Residential projects going through years of meetings and approvals, receiving generous zoning changes and media attention, then are quietly flipped back to office space with no more than a single public meeting. The few entirely new construction projects that have moved forward are value engineered with the architectural standards of a Route 128 corporate office park. And the Boston media has been complicit in trumpeting colorful BRA press releases and utopian renderings of approved projects with no accounting for undeveloped past approvals or the lucrative aftermarket existing in the resale of undeveloped projects.

Between 1990 and 2010, urban planning experts repeatedly recommended that the Seaport host a dense urban neighborhood with a predominate residential component and a mix of commercial uses. These planners included consultants hired by the Boston Redevelopment Authority (Coopers & Robertson, 2000) and were supported most recently by the former director of planning for Vancouver, Canada. Over the same two decades, Boston's development community and business leaders pressed for commercial density, lending priority to market-driven spot-zoning of office space, hotels, destination-oriented facilities. Click here to read about the Seaport housing shortfall.

IN 15 YEARS of BRA approvals for new development in Fort Point and on the South Boston Waterfront, NOT ONE SQUARE FOOT of public park space or interior civic space has accompanied new construction in the Fort Point District. In the heart of the Fort Point District, over 500 area residents, children and dogs share a single 60 x 100 square foot "postage stamp" park on private property owned by the United States Postal Service (which was itself created by the Central Artery Project in collaboration with USPS).
Click here to read SAND's timeline of Fort Point greenspace planning.
Click here to read SAND's Fort Point Index.

IN 15 YEARS of BRA Fort Point planning, BRA approvals for new and infill construction of office space have pushed the percentage of office space in the Fort Point district from 80% to 87%.

2011

For first time, BRA begins qualification of 90-day lease "executive stay hotels" toward fulfillment of City "residential housing" goals for Seaport District / Innovation District
 9/27/11

Multi-billion taxpayer financed expansion of BCEC moving forward with handpicked supporters
"Quasi-public" authority holding exclusive private meetings with select residents
Drafts of actual "T5" plan unnavailable for public review
Public meeting held May 20, 2010; No other presentations/meetings with Fort Point neighborhood from 2008 inception to present day
4/21/11

March 2011: BRA publishes private Memoranda of Agreement of 2007
MOA reveals gulf between BRA's publicly distributed "100 Acres Master Plan" and BRA's privately drafted legal agreement with Fort Point's large-property owners. The MOA is the binding legal agreement that sets for the obligations of large-property owners in exchange for acquiring 6 million square feet of new density under the 100 Acre Plan: No civic space required in MOA. No groundfloor requirements stated in MOA. Marginal greenspace contribution required in MOA. Multipurpose "sinking fund" allows greenspace funds to be used for roadway improvements. No administration or oversight of sinking fund effected as of 3/31/11, four years after MOA. No community objectives included in MOA.
3/30/11

2010 LATE-BREAKING SAND NEWS

Fort Point 100 Acre Plan Signator #1 completing BRA approvals: Awarded 350,000 square feet of new density across entire portfolio above as-of-right
Contrary to BRA public statements over 5 year 100-Acre planning process (60 meetings), approvals for variances from existing zoning over 5 years (above as-of-right zoning) for Signator #1 produced 0% civic space, 0% cultural space, 0% public space, 0% recreational parkspace, 0% public street improvements, 0% owner-occupied residential
Final project in Signator's Fort Point Porfolio: 319 A Street Rear, now under DPIR 45-day review
Boston Redevelopment Authority failed to fulfill all minimum benchmarks reported publicly through 100-Acre Master Planning Process
7/22/10

100 Acre Plan Benchmark Actual (7/22/10)      
         
Number of properties in 100-Acres Signator's original portfolio (prior to flipping buildings once variance approved by BRA) 17      
Number of properties in 100-Acres Signator's original portfolio within 100 Acres boundary 9      
Percentage of original purchased properties approved for commercial use, no residential use 100%      
Number of properties in 100-Acres receiving BRA variances from existing zoning for new construction
(63 Melcher Street, 51 Melcher Street, 319 A Street Rear)		 3      
BRA-Approved New Density including new construction, infill and rooftop additions
approved by BRA above as-of-right under pre-existing zoning, within 100 Acres boundary (estimated)		 350,000 square feet      
Market value of new density for projects approved by BRA, above as-of-right under pre-existing zoning (estimated @ $1000 psf) $350 million      
Residential units produced in Signator's original portfolio in Fort Point 0      
Residential units produced in Signator's original portfolio within 100 Acres boundary 0      
Residential units produced in BRA-approved new construction (Condominium) 0 owner-occupied units      
Residential units produced in BRA-approved new construction (Rental / Dorm Units) 164 rental units
20 dorm units		      
Mixed-use Residential / Commercial Buildings 0      
Civic space produced by 100-Acres Signator on BRA-approved projects (onsite) 0      
Civic space produced by 100-Acres Signator on BRA-approved projects (offsite) 0      
Cultural space produced by 100-Acres Signator on BRA-approved projects (onsite) 0      
Cultural space produced by 100-Acres Signator on BRA-approved projects (offsite) 0      
Recreational Greenspace produced by 100-Acres Signator on BRA-approved projects (onsite) 0      
Recreational Greenspace produced by 100-Acres Signator on BRA-approved projects (offsite) 0      
Sidewalk and public realm enhancements on BRA-approved projects (offsite) 0      
BRA adminstrative budget exacted from Signator unknown      
BRA "Linkage" fund exacted from Signator for production of offsite affordable housing unknown      
Sinking fund exacted from Signator for unspecified enhancements (managed by BRA) $2 million      
Sinking Fund applied to date 0      

Seaport and Fort Point property tax debts extinguished by revenue from illegal overparking
• Cars jammed in No Parking zones, double-parked past stripes, no enforcement of handicap spaces
• Illegal overparking of vehicles reported in 2007, continues today.
• Seaport land has sat fallow for decades, while owners/developers advocated for $billions in public investment in BCEC, CAT/Tunnel, taxpayer subsidized hotels, tax abatements, incremental financing tax incentives, etc.
5/15/10

Newsworthy Updates
60' x 100' park entering construction in 8th year (phase 5) of Channel Center project
Binford Green to move forward 8 years after PDA approval and start of Channel Center construction
BCEC schedules 1st public meeting for Fort Point community regarding Convention Center Expansion
4/23/10

Land use plans solidifying for taxpayer-financed Convention Center expansion into Fort Point
Annual Report April 2009-April 2010 :
Despite repeated requests, not one public meeting was held for residents of Fort Point neighborhood
BCEC held dozens of private presentations during 2009 and Q1 2010; No feedback sought from Fort Point community
4/15/10

10-year anniversary of $1 million Seaport Plan: "urban neighborhood" objectives abandoned
History repeating itself in a new decade: Mayor Raymond Flynn's 1990 Seaport Plan was abandoned in 2000
1/26/10

 

2009 LATE-BREAKING SAND NEWS


Enriched annually by public incentives, tax breaks, BRA approvals and
taxpayer funded infrastructure, parking lot owners promote BCEC expansion
Despite 2 decades and $8 Billion in improvements above private investement in Seaport, acres of parking lots remain
12/1/09

Contrary to publicized Seaport plan, BRA approved paved, private, waterside parking lot
Childrens Museum converted parcel designated for public recreational greenspace to paved, private lot
10/20/09

State DEP steps in to ensure public accomodation at Russia Wharf
9/21/09

Russia Wharf nearing completion, BRA jettisons promised civic and cultural opportunities
9/15/09

Seaport Monovision: Towers rising under the reins of one developer

2008 LATE-BREAKING SAND NEWS

BRA, in reversal, amends 100 Acre Plan to accommodate Archon office park
Agency to approve variances from existing zoning for new construction on Melcher St projects
100 Acre Residential Units required: 0
100 Acre Recreational Parkspace required: 0 square feet
100 Acre Civic Space required: 0 square feet

BRA, abandoning Seaport Master Plan and recently awarded variances,
rewards Lincoln with $5M+ rooftop addition for office project
Agency to approve new variance from existing zoning for new construction on Summer St projects
Residential Units required: 0
Retail requirement: 0 s.f. (developer option, first floor may be office lobby)

BRA approvals pressing Seaport District office space development to 90%
Lucrative approvals rewarded without concurrent development requirements for mixed-use commercial, civic, cultural, residential
Greater Seaport District residential units under construction: 34
Fort Point residential units under construction: 0
Fort Point recreational parkspace under construction: 0 square feet
Fort Point civic space under construction: 0 square feet
Fort Point cultural facilities under construction: 0 square feet

Mayor Calls for More Housing At Fort Point Office Development
Lincoln Property cites lack of guidance from BRA for ongoing impasse
5/26/08

 

Lincoln Project at impasse at BRA, community wrestles with project outcome
Former approved plans for 87 residential units and 4 artist live/work units abandoned

"Drop it boys -- we've got BRA approval for another office project!"

"Blighted Neighborhood" tax breaks tapped by JPMorgan Chase to find prime Waterfront digs
Boston Seaport to be renamed: "The Only Official Tax-free Backwater of the Financial District"
4/30/08

Skepticism, impatience mounting on Seaport Square phasing, after 10+ years of BRA "Master Planning"
Developer seeks office and hotel approvals based on someday promise of 2,400+ housing units
4/21/08

SAND files comment on Archon/Goldman Triple-Building Office Space Proposal
First 100-Acres Project: Flipped from residential "vision" to Office Space due to "market conditions"
4/18/08

Lincoln Properties Notice of Project Change under microscope at BRA
Developer seeks BRA-approved Summer Street rooftop addition: 18,800 SF of new FAR
Developer nixes BRA-approved project: 87 residential condos and 4 artist live/work units
Developer hopscotches for April BRA Board approval: 140,000 square feet of office space
Update: Developer offers treasured cultural organization 5-year lease, (2) lease extensions + buildout
PUBLIC COMMENT LETTERS: Residential live/work per 2006 PNF or NO ROOFTOP ADDITION
4/15/08

SAND files comment on 316-322 Summer Street Office Space Proposal
Archon/Goldman flipped building as office space after pursuing Residential variance
4/10/08

Archon website: A "valued added play" for "rolling below market tenants", upzoning, flipping
4/1/08

Missing: Archon/Goldman's $2 million neighorhood contribution
3/31/08

BREAKING NEWS
Boston Mayor Thomas M. Menino
and newly appointed BRA Director John Palmieri intervene,
responding to Fort Point community's plea for attention to Master Plan
Planning agency to revisit office space proposals and renew focus on fulfillment of "Neighborhood vision"
3/25/08

10 years and counting: Fort Point Developers privately gaming BRA Master Plans
5 more buildings flipped for 100% office space after capitalizing on BRA variances
Agency selling variances, failing to require one square foot of housing, civic space, parks
3/15/08

Berkeley Investments announces plan to preserve and renovate 368 Congress St. Boiler Room
Developer responds to dialog with Boston Landmarks Commission and Fort Point community
2/13/08

Boston Civic Design Commision (BCDC) hails Archon's Melcher Street Plan:

So says the Boston Civic Design Commission
2/9/08

News from the bizarre world of Boston Seaport planning:
Ex-BRA director lobbying for FBI high security office complex in the heart of evolving residential district
1/16/08

2007

Fort Point property owners begin cherry-picking BRA variances from area Master Plans
Residential projects, Open Space and Civic Plans forgotten or postponed to nebulous "Phase Two"
You Decide: Is Fan Pier architecture worthy of a Pritzker Prize?
10/23/07

MASSPORT SHOCKER: Waterfront parcel to be developed for port activity
Agency takes a breather from "Houston on the Harbor" hotel, office, condo, mall projects
9/17/07

Ex-BRA Director's Scheme: Develop high-security FBI tower in historic neighborhood
As Fort Point plan flaps in the breeze, windsocks and trial balloons rise in the August air
8/21/07

New Fan Pier proposal: Private day care center on 2nd floor is a "Facility of Public Accommodation"
Boston Harbor Association comment letter highlights deficit of civic planning at water's edge
8/17/07

Seaport parking lots overparking cars for $$$ despite South Boston Parking Freeze
6/28/07

UPDATE 8/9/07: BRA Responds
Why is the BRA failing to lock in Public Access Provisions of its own Master Plans?
Fort Point property owner reclaiming right to privatize street in BRA-approved 100-Acre Plan
6/26/07

With a windsock on every building, Fort Point plan flaps in the breeze
Residential market down? No problem, we're zoned for Office or Hotel or Whatever!
6/8/07

Latest catch-as-catch-can Seaport trial balloon: Private school
Ten years of Waterfront variances, tax abatements and parking lot revenues for property owners,
Fort Point community vexed by lack of public amenities, schools, civic, fire, police in Seaport plan
6/8/07

Boston's Prime Waterfront Property: Urban neighborhood or high-security gulag?
FBI eyeing move to Fan Pier; institutional office space would trump residential requirements
5/22/07

SAND joins with Chinatown to preserve historic Dainty Dot building
4/15/07

Fort Point added to Groundwater Conservation Overlay District, with some modification
Capture and recharge not required of new projects; No detrimental impact to existing groundwater allowed
3/12/07

Fort Point 19th century wharf buildings placed on 10 Most Endangered list
Non-profit org. Preservation Mass. calls for immediate action to protect district
2/2/07

Jim Kelly, a friend of the Fort Point neighborhood and arts community, passes.
Boston City Councilor James M. Kelly, 1940-2007
January 9, 2007

Need a $2000 liquor license in Boston? No problem, just don't tell the neighbors!
Property owners, abutters and residents sidelined, despite claims of Boston Licensing Board
1/4/07

Fort Point Landmark District Study Committee begins work; public meeting scheduled
One-year process anticipated by committee to complete research, discussion, report
01/03/2007

2006

In Fort Point, a district of over 80% office space, BRA incentivizes... more office space
Available space for residential development dwindling; critical mass seen unlikely
Boston City Council unanimously approves Fort Point historic landmark study committee
 Mayor Menino, Councilors Kelly and Flaherty approve appointments
SAND files comment on Beacon Capital Partners' Channel Center amendment
SAND files comment on Congress Street Hotel
10/12/06


BRA purging numerous historic wharf buildings from "existing" property maps
Five historic brick-and-beam Boston Wharf Co. buildings enter twilight zone
8/22/06


Despite Fort Point plea, BRA purging the term "historic" from City maps, plans
5-year effort to secure Boston Local Landmark historic designation seen languishing
BRA double-counting South Boston affordable housing unit projections
BRA improperly suggests in public document that South Boston is beneficiary of "Community Benefits"
8/11/06


Fort Point 100 Acres Master Plan approved, marred by last-minute BRA reversals
Five years and 100 meetings later, BRA inserts new provisions into Final Draft including:

1.
2.
3.
4.

Residential projections lowered far below critical mass and disproportionate to office space
100 Acre Flip/Flop: Two-story additions on historic buildings suddenly supported
BRA quietly renames "Fort Point Historic North" subdistrict as "Fort Point North"
BRA adopts P&G/Gillette "Phase One" scheme: new streets without concurrent public realm

8/11/06


SAND files comment regarding redevelopment of Archon residential condo
5/29/06


Fort Point excluded from BRA Groundwater Conservation District Plan
City plan to include Chinatown, Back Bay, Beacon Hill, South End
5/23/06


State Environmental Agency disbands waterfront access working group
Real estate organization sought common ground, terminated participation two months later
Coincidence? Legislators seeking to gut key waterfront public access provision
3/30/06


Fort Point public realm plan to hilight access to Channel
BRA modifies 100-Acre plan to include signature recreational park
3/28/06


Murdoch to purchase and develop McCourt parcels
2/22/06


Double-dipping at the public trough — parcel owners turn from zoning to subsidy
Fort Point parking lots seen as placeholder while lucrative sweeteners flow
2/17/06


Fort Point National Historic District excluded from groundwater program
Historic buildings, past and current, irreparably damaged by declining water table
2/15/06


McCourt reportedly selling Seaport site
1/14/06

2005

Developers propose viable maritime use for Seaport; Massport follows
11/3/05


BRA 100-Acres draft excludes Fort Point subdistrict from historic identification
Area formerly named "Fort Point South Historic Subdistrict" renamed "100-Acres" in new BRA plan
9/23/05


Is the South Boston Waterfront on the map for BRA groundwater plans?
Not yet, according to Citywide Groundwater Emergency Taskforce
9/21/05


Summer 2005 100-Acres Meetings concluded, no change to June 2005 DRAFT
Fort Point Advisory Committee strongly recommends redraft with major changes
9/16/05


Fan Pier purchased by local partners
8/18/05


Plans drafted privately, BRA and Fort Point’s large-property owners ready for State approval
BRA PLAN: FORT POINT CHANNEL HIDDEN BY WALL OF 100-200' OFFICE BUILDINGS ALONG 'A' STREET
BRA PLAN: FORT POINT DISTRICT's ONLY RECREATIONAL PARK: 1/2 MILE FROM SUMMER ST.
BRA PLAN: HEIGHT AND DENSITY INTRODUCED TO PUBLIC IN SUMMER '05, NO CHANGES POSSIBLE
Updated 8/3/05


After one year of private negotiations, BRA to host summer series of public meetings
Cement dry on 100 Acres Plan — no change expected through public process
7/22/05
BRA publishes DRAFT of Fort Point 100 Acres Plan
7/8/05
 


Russia Wharf plan and amenities, years in planning and approvals, changed overnight
Market forces, not planning or zoning, determining fate of Waterfront projects and public accommodation
Public Market opens on Old Northern Avenue Bridge
7/8/05


Waterfront developers embroiled in lawsuit over zoning variances
Russia Wharf project stalled by abutter suit over zoning process and rights
Boston Globe weighs in on stalled Fan Pier project
7/7/05


Boston Mayor threatens Fan Pier permits due to developer inaction
Supreme Court backs eminent domain land taking for private development
6/25/05


Turning community talk into action, Midway Artist Studios opens for business
Court Square Press developer weighs in on design ideals for residential projects
6/22/05


Goldman Sachs Frontrunner in Chase for Boston Wharf Holdings
BWCo. Pres. Bob Kenney, longtime friend of Fort Point arts community, signals farewell
Water shuttle to offer connection between Boston’s waterfront neighborhoods
6/20/05


Dozens of public realm planning meetings hosted by BRA —Result: No Change
Private plans roil Fort Point community — scale and tax breaks trump master plan
Community ideals for public realm absent from plan, residential development seen lagging
Why public process matters: SAND takes a look at recent BRA approval
Pedestrians now face long city block with no “doors on the street” — Jane Jacobs be damned
What are SAND’s stated objectives for the Fort Point 100-acres?
Community members, largely pro-development, consistently advocate for mixed-use neighborhood
6/15/05


Fort Point community views BRA plan for land use, height and density
No change seen to Open Space plan since 2002; BRA to move forward with private agreement
5/31/05


Lennar revisiting Fan Pier -- and Fan Pier plan -- for possible purchase.
5/18/05


Fort Point development tax incentives under consideration
5/8/05


BRA and large property owners nearing private agreement on
Fort Point land use, height and density Memorandum of Understanding (MOU)
Agreement to mark culmination one year of private meetings at City Hall
Boston Wharf Co. sells entire remaining porfolio
4/25/05


Boston Wharf Co. sells 3 additional Fort Point properties
2/17/05


SAND files comment on Pier 4 Final Environmental Impact Report (FEIR)
2/03/05


Housing shortfall on Boston Waterfront now under 50% of BRA’s published goal
Full build: 70% of Waterfront employees would be forced to look for housing in other neighborhoods
1/31/05


Waterfront-based Gillette Co. to be acquired by Cincinnatti-based P&G
Pier 4 plans moving forward through State approvals
1/28/05


BRA, developers solidify Fort Point height, density and land use plans in private process
Six month series of private meetings at City Hall trump public discussion
1/08/05

2004

2003

2002

2001

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