AMENDMENT TO THE East Boston Waterfront District MUNICIPAL HARBOR PLAN 6-26 NEW STREET, BOSTON EAST AND 125 SUMNER STREET Draft prepared by The Cecil Group CITY OF BOSTON May 15, 2008 Thomas M. Menino Mayor John F. Palmieri Director AMENDMENT TO THE CITY OF BOSTON’S EAST BOSTON WATERFRONT DISTRICT MUNICIPAL HARBOR PLAN – 6-26 NEW STREET, BOSTON EAST, 125 SUMNER STREET Acknowledgements The Boston Redevelopment Authority would like to thank the following individuals and organizations that have contributed to the process, and many other residents, advocacy groups and business representatives who have contributed their time toward the preparation of this Municipal Harbor Plan Amendment for East Boston. Many of their ideas and comments are incorporated into this plan, and it is a better plan because of their efforts and collaboration. The Municipal Harbor Plan Advisory Committee Neighborhood Representatives Fran Rowan Rob Pyles Saúl Perlera Karen Buttiglieri Eleanor Saraceni Karen Maddalena Ex Officio Council President Maureen Feeney Boston City Council Councilor Salvatore LaMattina Boston City Council Senator Anthony Petruccelli Massachusetts State House Representative Carlo Basile Massachusetts State House Government Representatives Massachusetts Port Authority Janeen Hansen Massachusetts Water Resources Authority Marianne Connolly, Program Manager Coordination Lisa Marx (Alternate) Executive Office of Transportation and Construction Bernard Cohen, Secretary Todd Fontanella, Intermodal Policy and Programs (Alternate) Massachusetts Dept. of Environmental Protection Ben Lynch Andrea Langhauser Massachusetts Office of Coastal Zone Management Leslie Ann McGee, Director Steve Mague Brad Washburn East Boston Waterfront District MHP Amendment – 6-26 New Street, Boston East and 125 Sumner Street Page i Boston Environment Department Chris Busch (Alternate) Boston Landmarks Commission Ellen Lipsey At-Large Representatives The Boston Harbor Association Vivien Li, Executive Director Save the Harbor/Save the Bay Bruce Berman Patty Foley (Alternate) City of Boston Office of Civil Rights Stephen Spinetto The Children’s Museum Neil Gordon, Executive VP/Chief Operating Officer A Better City Richard Dimino, President and CEO Jessica Conaway (Alternate) Boston Shipping Association, Inc. Richard Meyer, President Greater Boston Chamber of Commerce Jim Klocke Jim Boyle (Alternate) University of Massachusetts/Boston Urban Harbors Institute Jack Wiggin, Assistant Director National Park Service Terry W. Savage, Superintendent Sarah Peskin (Alternate) Adaptive Environments Valerie Fletcher Chris Hart (Alternate) Boston Society of Architects David Spillane Boston Natural Areas Network Valerie Burns Greater Boston Real Estate Board Mike Mullins Boston Harbor Island Alliance Tom Powers, President East Boston Waterfront District MHP Amendment – 6-26 New Street, Boston East and 125 Sumner Street Page ii Boston Redevelopment Authority Kairos Shen, Chief Planner Richard McGuinness, Deputy Director for Waterfront Planning Valerie Gingrich, Waterfront Planner Carlos Montanez, Senior Planner Consultants The Cecil Group Steven Cecil AIA ASLA Margarita Iglesia AICP Ken Buckland AICP LEED AP Kristen Bendery Kate Lawrence Nancy S. Seasholes, Ph.D. Historian/Archaeologist East Boston Waterfront District MHP Amendment – 6-26 New Street, Boston East and 125 Sumner Street Page iii TABLE OF CONTENTS 1. Introduction and Overview ................................................................................................................. 1 1.1 Purpose of this Amendment........................................................................................................... 2 1.1.1 Proposed Substitutions, Offsets and Amplifications ................................................................ 2 1.1.2 MHP Planning Area ............................................................................................................... 2 1.2 City of Boston Municipal Harbor Plan Overview .......................................................................... 3 1.3 Massachusetts General Laws Chapter 91 and the Municipal Harbor Plan Regulations ................... 3 1.4 The City of Boston MHP and the Secretary of Environmental Affairs Decisions ........................... 4 2. Process for Approval and Implementation .......................................................................................... 6 2.1 The Public Process for the Municipal Harbor Plan ........................................................................ 6 2.2 Use and Density Regulations ......................................................................................................... 6 2.2.1 Article 53 – East Boston Neighborhood District ..................................................................... 7 2.2.2 Urban Design Guidelines........................................................................................................ 7 3. Historic and Planning Background................................................................................................... 10 3.1 History of the East Boston Waterfront ......................................................................................... 10 3.1.1 Recent Developments ........................................................................................................... 11 3.2 Transportation Update ................................................................................................................ 11 3.2.1 Ted Williams Tunnel ........................................................................................................... 12 3.2.2 Boston Transportation Department Study ............................................................................ 12 3.2.3 Bremen Street Park ............................................................................................................... 12 3.2.4 MBTA Blue Line Improvements ........................................................................................... 12 3.3 The City of Boston Municipal Harbor Plan (Harborpark Plan) , 1990.......................................... 12 3.4 The East Boston Master Plan, 2000 ............................................................................................. 13 3.4.1. Land Use ............................................................................................................................. 13 3.4.2. Open Space and Public Environment .................................................................................. 14 3.4.3. Historic Resources and Heritage .......................................................................................... 14 East Boston Waterfront District MHP Amendment – 6-26 New Street, Boston East and 125 Sumner Street Page iv 3.4.4. Transportation ..................................................................................................................... 14 3.4.5. Waterfront Access – Landside .............................................................................................. 15 3.4.6. Water Access - Waterside ..................................................................................................... 15 3.4.7. Development Guidance ....................................................................................................... 15 3.4.8. Regulatory Framework ......................................................................................................... 16 3.4.9. Master Plan Recommendations: Boston East DPA............................................................... 16 3.5 Boston Inner Harbor Passenger Water Transportation Plan ......................................................... 16 3.6 The East Boston Waterfront District Municipal Harbor Plan (EBMHP) ..................................... 17 3.6.1 Harborwalk .......................................................................................................................... 18 3.7 Study of Cultural, Civic and Non-Profit Facilities of Public Accommodation in Boston .............. 19 3.8 Facilities of Public Accommodation, Commercial Retail and Restaurant Market Demand and Supply Analysis .......................................................................................................................... 19 3.8.1 East Boston WED ................................................................................................................ 21 3.9 Port of Boston Economic Development Plan ............................................................................... 21 4. Project-based Planning Context ....................................................................................................... 23 4.1 6-26 New Street – Project Description ........................................................................................ 23 4.1.1 Existing Conditions .............................................................................................................. 23 4.1.2 The Surrounding Area .......................................................................................................... 23 4.1.3 Project Overview .................................................................................................................. 24 4.1.4 Public Impact and Benefits ................................................................................................... 25 4.2 Boston East – Project Description ................................................................................................ 26 4.2.1 Existing Conditions .............................................................................................................