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Tag: Harborwalk

WalkBoston Comments on Harbor Garage Redevelopment

WalkBoston Comments on Harbor Garage Redevelopment

October 9, 2020

Director Brian Golden
Boston Planning and Development Agency
Attn via email: Ebony DaRosa

Secretary Kathleen A. Theoharides
Executive Office of Energy and Environmental Affairs
Attn via email: Alexander Strysky

Re: The Pinnacle at Central Wharf (Harbor Garage Redevelopment)

Dear Secretary Theoharides and Director Golden:

WalkBoston is Massachusetts’ leading pedestrian advocate. We frequently provide comments on major public and private development and infrastructure projects, with a focus on how those projects serve and affect people walking, biking and taking transit.

The redevelopment of the Harbor Garage has been under discussion for many, many years with major public disagreement about the appropriate scale and mix of uses that the project should comprise. We will not specifically weigh in on those issues because the Municipal Harbor Plan has now set the stage to allow a very large mixed-use development. And while a number of commenters will raise public process issues, broad public benefit issues and questions about the timing of required design and use standards as they apply to the timing and design of this project we look to others to provide detailed and focused attention on these issues.

Our comments focus on a more detailed and fine-grained set of concerns about the ways in which people walking, biking and taking transit to, through and next to the project will be affected.

From a site planning perspective, we believe that the current proposal has a better footprint and urban design than earlier development concepts. Improvements to the sidewalks, landscaping and scale of the pedestrian areas around the site will  contribute to a more comfortable and attractive streetscape than the existing conditions surrounding the garage. However we do have significant concerns.

Garage and loading access

Our significant and consequential comment is that garage access and egress should be removed from Atlantic Avenue in order to provide an acceptable site plan that will be safe for people walking and biking along Atlantic Avenue. 

The building site presents a complicated puzzle for the circulation of people and vehicles because all four sides of the site are public facing, each with its own personality and constituency.

Atlantic Avenue

  • Over many years, the advocacy community has invested an enormous amount of time and energy to establish and preserve the integrity of a wide and pedestrian-friendly sidewalk along Atlantic Avenue, both as a core walking route for thousands of people every day and as a component of the Rose Kennedy Greenway. We remain committed to maintaining the preeminence of this walking route. Atlantic Avenue’s significant pedestrian volumes can only be expected to grow in the coming years.

Milk Street

  • Milk Street is the primary connection from Downtown and the Greenway to the Aquarium,  serves millions of visitors every year, and will be part of the Aquarium’s planned Blueway. Special attention to this walking link to the harbor is an essential component of the site’s redevelopment.

Harbor Walk

  • The Harbor Walk is the City’s waterfront front door and pedestrian corridor with critical public realm and resiliency functions and serving thousands of walkers every day. As one of Boston’s most loved and important pedestrian assets and spaces, the Harbor Walk deserves great attention to design, programming and management.

East India Row

  • East India Row provides access to both the project site and the Harbor Towers residential development. It is used by both pedestrians and vehicles as a key link between Atlantic Avenue and these sites.

Vehicle Access

As currently configured and programmed, vehicle access into the garage for most of the garage users and all of the building deliveries will require vehicles to cross the Atlantic Avenue sidewalk. Access via this garage entrance will be for all passenger vehicles for office, retail, Aquarium and public parking, and for all loading (residential, office, retail). Egress across the sidewalk will serve all loading (residential, office, retail). As shown on the plans in the PNF, the driveway serving the garage entryway looks almost as wide as Milk Street.

According to the PNF (Table 2-7), during the morning peak hour there will be 292 vehicle trips turning across the Atlantic Avenue sidewalk – or about 5 vehicles/minute. The pedestrian data provided in Figure 2-7B indicates that under existing conditions approximately 700 pedestrians walk along Atlantic Avenue during the morning peak hour – or about 12 people/minute. The volume of vehicles turning across this busy sidewalk, without traffic signals to provide a safe time for pedestrians to walk along the sidewalk, is comparable to the right turn volumes of 238 vehicles from Seaport Boulevard onto Atlantic Avenue during the weekday PM peak hour (see Figure 2-6B), and the pedestrian volume walking along Atlantic Avenue of 738 people is also comparable. (PM pedestrian trips along Atlantic Avenue at the project site are even higher than AM trips, so a shift from garage access to garage egress would create even greater conflict.)

Bike volumes in the Atlantic Avenue bike lane are approximately 60-80 bikes/peak hour under existing conditions.

The PNF does not include projected walking and biking volumes (it does include those projections for vehicle trips). Given the rising numbers of walking and biking trips that we are seeing across downtown Boston, we request that these projections be included in the Draft EIR and PIR.

No specific information is provided about the number of loading trips that will enter and leave the building across the sidewalk. This information should also be provided in the Draft EIR and PIR.

In addition to the safety hazards of vehicles turning across people walking and biking, we also believe that vehicles exiting (and possibly entering) the garage will queue up across the sidewalk as they wait to enter the travel lanes along Atlantic Avenue (or potentially as they wait to enter the garage itself).

We do not believe that a garage and/or loading entrance into the project site should be allowed on Atlantic Avenue because it would require vehicles to turn across the sidewalk and bicycles traveling along Atlantic Avenue. We ask the City to require a shift of garage access to East India Row where it will impact far fewer people walking and biking, and where it will not negatively impact one of Boston’s premier walking routes. 

Aquarium and Harbor Towers Parking Long-Term and During the Construction Period

Because the site will continue to provide parking for the Aquarium (as required under the Municipal Harbor Plan) and also for the Harbor Towers, as well as serving the Project’s commercial, retail and residential occupants, it is not realistic to ask that the garage use on the site be eliminated. However, we urge the Proponent, the City, the Aquarium and Harbor Towers to re-examine the amount of parking included and reduce it to the greatest extent possible.  Additionally, we urge the developer to explore the feasibility of repurposing any reduction  of parking into maximizing the number of onsite affordable housing  units.. As the City is in the midst of revising its maximum allowable parking regulations, this Project should at a minimum adhere to these new lower limits. Any reduction in total vehicle trips into the site will reduce the Project impacts on people walking and biking as well as its contributions to traffic and greenhouse gas emissions.

We understand that publicly available parking spaces are needed for the Aquarium to maintain its operations – and especially in light of the financial hardship caused by the ongoing COVID-19 pandemic, it is critical to insure the Aquarium’s healthy operations when the Harbor Garage is out of service. Given that the City and the Proponent will be working closely with the Aquarium to develop a parking plan for the approximately 3-year construction period when there will be no parking at the site,  we believe it would be valuable to explore if any of the short-term parking mitigation sites may serve as a better long-term parking solution than building 500 new parking spaces.

Site Design, Operations and Management Comments

  • Pedestrian circulation around and through the development site
  • Site grade in relation to the surrounding waterfront
  • Public programming to support a lively public realm and welcome a diverse set of visitors
  • Shadow, wind and microclimate
  • Coordination with existing and future waterfront resiliency efforts that will affect people walking

Pedestrian circulation around and through the development site

Pedestrian circulation around the building, on the site and through the building seems to provide attractive pedestrian routes and easy access to all the public spaces within the development. The Proponent has noted that a variety of sidewalk, accessibility and landscape improvements will be made to enhance the walking environment.

We could not find a description of whether the diagonal interior pedestrian passage through the building would be open to the public 24/7.  We ask that the Proponent describe the operating plans for this pedestrian circulation in the next filing.

Relationship between the raised grade of the proposed site plan and the surrounding waterfront

The document provides a description of the proposed grade changes to raise the site level above projected water levels in future years, but it is not clear to the lay reader how the transition between this site and adjacent sites will affect the experience of people walking on this site or adjacent sites. Please include a detailed description and diagrams in the next project filing.

Public programming to support a lively public realm and welcome a diverse set of visitors

While the document provides several sentences describing the Proponent’s intent to provide site programming worthy of this important site and significant development, very little detail is included. We ask that the following questions be addressed in the next filing.

  • How will the Proponent ensure that people of all races, ethnicities and income groups feel welcome and included in both the interior and exterior spaces of the project?
  • What low and no-cost activities will be provided?
  • What will be the annual budget for programming of public activities on the site and how many years of programming will the Proponent provide?
  • Will there be children’s programming to align with Aquarium? Will the Aquarium have the opportunity to provide (and be compensated) for such programming?
  • How will the Proponent enliven the site during winter months?

Wind, shadow, and microclimate

We are pleased that the developer has explicitly worked to design a building façade/skin that is intended to reduce the wind impacts of the building and we look forward to seeing the wind studies that will be provided in future filings.

A project of this scale will have unavoidable shadow impacts on the streets, sidewalks and open spaces around it and this project is no exception.

Given the hope that this project will invite many people to enjoy the waterfront, we urge the developer to look in detail at ways to create comfortable outdoor spaces that are sheltered from the existing windiness of the waterfront; are shaded in the summer; and take full advantage of the sun in colder months. We suggest that the design team look at best practices for creating human-friendly microclimates on the site. This could mean spray stations for the summer, seating with solid legs and backs and wind protection for the winter, and different orientations to take advantage of the sun at every season. We look forward to learning more about the designs in the next filings.

Coordination with existing and future waterfront resiliency efforts that will affect people walking

The development plan meets the City’s resiliency guidance for the development site itself. We ask that the developer formally commit to working with the City and with other waterfront property owners and managers to ensure that public access to the HarborWalk will be safe and attractive over the long term as sea levels rise.

Thank you for the opportunity to comment on this significant new project. WalkBoston would be pleased to answer any questions about our comments and to meet with City or development team staff.

Sincerely,

Stacey Beuttell
Executive Director

Comment letter on Waterways Application #W18-5358: Proposed bike/ped path from 80 Alford St/Route 99 to Draw Seven Park Ch 91 license

Comment letter on Waterways Application #W18-5358: Proposed bike/ped path from 80 Alford St/Route 99 to Draw Seven Park Ch 91 license

January 24, 2019

Jerome Grafe
MassDEP Waterways Program
1 Winter Street, 5th floor
Boston, MA 02108

RE: Waterways Application # W18-5358: Proposed bike/ped path from 80 Alford St/Route 99 to Draw Seven Park Ch 91 license

Dear Jerome,

WalkBoston is excited to hear of the proposal for a new bike/ped path connecting Draw Seven Park in Somerville to Route 99 in Boston/Charlestown. This path, atop the new MBTA sea wall at 80 Alford Street, will be a terrific boon to the Mystic River path network.

We support the Friends of the Community Path (FCP) and the Somerville Transportation Equity Partnership (STEP) in asking for the following revisions to the proposed path design:

  1. Widen the path from 10’ to 12’-14’ wherever possible.
  2. Ensure that the path design will be harmonious with the ongoing Mystic River bike/ped bridge design, so that there will be an appropriate path connection to the future Mystic River bike/ped bridge at the Draw Seven Park edge of the MBTA busway property.
  3. Ensure that the path design does not preclude a signalized crosswalk over Route 99 for safe bike/ped access to Ryan Playground, the Schraffts building, and the Boston Harborwalk. Plans for a safe bike/ped crossing at this location will also need to take future roadway projects on Rutherford Avenue into account.
  4. Connect the path to one of the public roads (Beacham Street or Moosal Place/Sherman Street) that connect to Broadway, so that pedestrians and cyclists need not go all the way to Assembly Square and then turn back in order to reach Broadway.

We also support FCP and STEP’s call for a public meeting about this proposal. Given that this path will be an important link in the Mystic River path network, many stakeholders and members of the public have a compelling interest in these issues. WalkBoston looks forward to continued engagement to ensure that this critical path connection moves forward.

Sincerely,

Wendy Landman
Executive Director

Charlestown – Medford Street Walk Audit

Charlestown – Medford Street Walk Audit

With the sponsorship of the Mystic River Watershed Association, WalkBoston recently conducted a walk audit of Medford Street to identify opportunities and challenges to creating stronger connections between the Charlestown community and the Mystic River waterfront and Harborwalk.

Read the full report here:
WalkBoston-CharlestownMedfordStreetWalkAudit

Comments on The Draft Downtown Waterfront Municipal Harbor Plan (DTW MHP) 11/18/16

Comments on The Draft Downtown Waterfront Municipal Harbor Plan (DTW MHP) 11/18/16

November 18, 2016

Mr. Richard McGuinness
Deputy Director for Waterfront Planning
Boston Planning and Development Agency
One City Hall Square
Boston, MA 02201

Dear Mr. McGuinness,

We write to you with comments regarding the Draft Downtown Waterfront Municipal Harbor Plan (DTW MHP), with particular reference to the relationship of that plan to the future of the existing historic Northern Avenue Bridge.

Several elements of the draft plan are particularly relevant to our comments, and we have attached a number of citations from the DTW MHP and the Greenway District Planning Study Use and Development Guidelines that underlie our comments.

The Northern Avenue Bridge is an important contributing element to the downtown waterfront, and in fact, is a critical piece of the existing Harborwalk. Yet, the Bridge was seldom discussed at the public meetings. Mention of it was consistently dismissed or put on hold citing the City’s sponsored competition and unclear future plans for the fate of the historic bridge.

Part of the Downtown Waterfront vision included in the public realm plan includes clearly defined connections with well-­‐organized, high quality, and walkable pedestrian links. Failure to include a meaningful discussion of benefits and proposed interim connections to the Northern Avenue Bridge, we feel is shortsighted. As made clear from decades of resident and visitor use, the Bridge is key to enhancing pedestrian access and should be included and acknowledged in the Municipal Harbor Plan.

  •  The Bridge is a critical element of the walking environment providing the most convenient, attractive and harbor-­‐connected way for people to walk between the waterfront, downtown and the South Boston Harborwalk. This connection is called out as a core component of the MHP. Because the bridge is flat, is directly adjacent to the Harbor, and provides at-­grade connections to the street grid it is uniquely well suited to serve pedestrians and bicyclists.
  • The Bridge’s historic character is one of the most important contributors to District’s sense of place and connection to Boston’s industrial past. As stated in the DTW MHP (page 10), “Boston’s history and development are inextricably linked to the Downtown Waterfront District.” What better way to provide continuity than to keep the historic Bridge as a lively and well-­‐used element of the Harbor and Harborwalk.

We urge the City to include the Northern Avenue Bridge in the revisions to this draft Municipal Harbor Plan, with a discussion of the relevance of its flat profile, the proximity to the water surface that it provides for Harborwalk users, and the contribution of its industrial superstructure to the downtown waterfront environment. Not doing so is a conspicuously missing piece of what is otherwise an excellent draft plan.

Thank you for the opportunity to provide comments on the draft plan.

Sincerely,

Greg Galer, Boston Preservation Alliance
Jill Valdes Horwood, Boston Harbor NOW
Paul Farrell, Michael Tyrrell, Dan McNichol, Friends of the Northern Avenue Bridge
Sara McCammond, Joe Rogers, Fort Point Neighborhood Association
Wendy Landman, WalkBoston

Cc Matthew A. Beaton, Secretary, EEA
Bruce Carlisle, Director, CZM
Ben Lynch, Waterways/Chapter 91 Program Chief, DEP
Brona Simon, SHPO, Massachusetts Historical Commission
Susan Goldberg, Circuit Executive, First Circuit Court of Appeals

Relevant citations from the DTW MHC and Greenway District Planning Study Use and Development Guidelines

From page 5 of the DTW MHP: “The DTW MHP implements the goals established in the Request for a Notice To Proceed (“RNTP”). The six goals in the DTW RNTP are to: 1. Continue to Develop the District as an Active, Mixed-­‐Use Area that is an Integral Part of Boston’s Economy; 2. Promote Access to Boston Harbor, the Harbor Islands and Water Transportation; 3. Improve Waterfront Wayfinding and Open Space Connections; 4. Enhance Open Space Resources and the Public Realm; 5. Create a Climate-­‐Resilient Waterfront; and 6. Implement the Greenway District Planning Study Wharf District Guidelines.”

And, from page 30 where the goals for the plan are described: “Connectivity: Strengthened connections from Downtown to the Harbor, Downtown to the South Boston Waterfront, from the Greenway to the waterfront, and from north to south. Boston has an incredible wealth of linear park systems and paths, from the Freedom Trail to the Walk to the Sea to the Rose Kennedy Greenway. This plan is an opportunity to enhance these connections and their relationship to the waterfront, and strengthen the Harborwalk and the Greenway—to draw people along the water’s edge and along one of the great park systems of the city. The key priorities are:

  •  North-­‐south connections, along both the Harborwalk and the Greenway. • East-­‐west links between the Greenway and the waterfront, building on the
  • Crossroads Initiative.

o  Connections from Northern Avenue to the South Boston Waterfront.
o Increasing water transit opportunities and connections, both within the Inner
o Harbor and beyond to neighboring communities.
o  Increasing accessibility by all modes, with a special emphasis on the pedestrian.

As noted above, the DTW MHP includes as one of its goals the implementation of the Greenway District Planning Study Use and Development Guidelines that include the following Wharf District Guidelines:

“The Hook Lobster Site (15 Northern Avenue), the U.S. Coast Guard Building and 400 Atlantic Avenue together frame important new connections to the emerging South Boston waterfront. These include the Old Northern Avenue Bridge, a part of the Oliver Street/Northern Avenue Crossroad, and the Moakley Bridge. While these sites are limited in size and development potential (particularly the Hook site), they nonetheless offer the possibility of increased legibility for both pedestrians and motorists where it is currently lacking. These parcels should contribute to the continuity and accessibility of the Harborwalk, which presents a significant challenge where the Moakley Bridge ramps up above grade. (Page 20)

“All developments in the Wharf District should enhance the continuity and accessibility of the Harborwalk by providing additional points of connection from the Greenway and by “repairing” breaks in the community caused by grade changes and buildings or other obstructions.” (Page 21)

Comments on the Marine Wharf Project ENF 95585

Comments on the Marine Wharf Project ENF 95585

September 23, 2016

Matthew Beaton, Secretary
Executive Office of Energy and Environmental Affairs
Attn: MEPA Office Analyst: Alex Strysky
100 Cambridge Street, Suite 900
Boston, MA 02114

Re: Marine Wharf ENF 95585

Dear Mr. Beaton,

WalkBoston appreciates the opportunity to comment on this project and the pedestrian services it provides. The project is very interesting as it occupies a key site in the South Boston Seaport District.

The site is proposed to be developed as a 245 room hotel, which will be able to take advantage of the good and direct walking access to major sites nearby: within a radius of about 2-3 city blocks (1/4 mile) are the Boston Convention and Exhibition Center, the Black Falcon Pier and Cruise Terminal, and the Boston Design Center. In addition the site is about 300 feet from a direct view of the Reserved Channel and its port activities – an exciting area of the Seaport District.

Other sites in the Seaport District are more difficult to access from the development site. Although both the performance space at the Blue Hills Bank Pavilion on the waterfront and the Harpoon Brewery and Beer Hall are within ¼ mile of the site, they are accessible only via Harbor Street, through a heavily industrial district dominated by truck traffic – not uninteresting, but somewhat unpleasant as a walking route.

Bus service along Summer Street is excellent, connecting both to South Boston and Downtown. An adjacent transit service that is somewhat complex is the Silver Line, which runs a branch along Black Falcon Avenue that connects into the main tunnel to the World Trade Center Pier and South Station. To reach the airport via the Silver Line, riders must transfer at Silver Line Way Station, not far from this site, but difficult to access because there is no direct walking route leading to it. The proponent may want to work with public agencies to secure more direct and safe pedestrian access to Silver Line Station, which is nearby – slightly more than 500 feet away as the crow flies.

Waterfront walks in the area surrounding the site are not encouraged, despite the location adjacent to the Reserved Channel. The Boston Harborwalk will someday pass directly through the Raymond Flynn Marine Park adjacent to the site, because it is a major land connection between the Seaport District and South Boston. However, at the moment the Harborwalk route is not completely signed between Northern Avenue and the South Boston parks and historic sites, leaving this area without a designated portion of its route.

Wayfinding signs would help hotel patrons find the many attractions of the South Boston Seaport more easily. The proponent should work closely with the group of organizations that have been planning and experimenting with wayfinding networks throughout the Seaport over the last year.

Sidewalks surround the proposed development on both Summer Street and Drydock Avenue. The lovely Raymond Flynn Marine Park, immediately adjacent to the site, affords additional open space for hotel patrons, but has not been incorporated into plans for the building and service areas.

Thank you very much for the opportunity to submit these comments.

Sincerely

Robert Sloane
Senior Planner