CHAPTER 91 DEVIATIONS APPROVED FOR

BOSTON HARBOR MUNICIPAL HARBOR PLANS 1991-2014

&
COMPARISON TO BRA DRAFT RECOMMENDATIONS
FOR THE DOWNTOWN WATERFRONT
JUNE 24, 2015
CHAPTER 91

SPECIAL SITUATION

SIZE ALLOWED
Heights shall not exceed 55 feet within 100 feet of the high water
mark and may step up one foot for every two feet landward.
310 CMR 9.51(3)(e)
the plan must specify alternative height limits and other
requirements that ensure that, in general, new or expanded buildings
for nonwater-dependent use will be relatively modest in size 301
CMR 23.05

OPEN SPACE REQUIRED

the plan must specify alternative site coverage ratios and other
requirements that ensure that, in general, buildings for
nonwater-dependent use will be relatively condensed in
footprint, in order that an amount of open space commensurate
with that occupied by such buildings will be available to
accommodate water-dependent activity and public access
associated therewith 301 CMR 23.05
310 CMR 9.51(3)(d)

We calculate an FAR for Harbor Garage Site at 5

CHIOFARO PROPOSAL
The BRA proposes to replace the
existing 1991 HarborPark Plan
with a new Municipal Harbor Plan

SPECIAL SITUATION
None: The Downtown Waterfront is a mature, active and lively
waterfront, which would benefit from fine tuning
improvements.

PROPOSED HEIGHT
Proposed 600 feet maximum height

PROPOSED OPEN SPACE

Proposed 0% open space requirement.

Note: As of right under Chapter 91, 45 feet to 155 feet

FAR 23

BRA DRAFT
RECOMMENDATIONS

SPECIAL SITUATION

RECOMMENDED HEIGHT

Recommended 600 feet maximum height

RECOMMENDED OPEN SPACE

Recommend 30% open space

Recommended FAR 15.2

MUNICIPAL HARBOR PLAN
City of Everett
2/10/2014

SPECIAL SITUATION
Clean up of former industrial site adjacent to Mystic River with
creation of new public access to waterfront

(Wynn Casino and Lower Broadway

Developments)

HEIGHT (DEVIATIONS WITH OFFSETS)

Wynn Everett: Maximum height of 55 feet in Area A and 400 feet in
Area B. This regulation will only be applicable to approved gaming
facilities licensed by the State Gaming Commission.
Lower Broadway: Maximum height of 105 feet in Area A and 150
feet in Area B
Note: as of right, under Chapter 91, 55-245 feet without deviation

Fort Point Downtown Waterfront -Phase I

2/12/2013
(Renewal of 2002 Plan)

500 Atlantic Avenue building serves as screen for Big Dig

Vent Tower

Maximum height of:

55 feet within 35 feet of the shoreline
63 feet within 70 feet of the shoreline

OPEN SPACE (DEVIATIONS WITH OFFSETS)

Up to 60% lot coverage, resulting in 40% open space
Offsets: Substantial open space improvements and public amenities, such
as construct and maintain continuous bike path, etc.
Even with greater height at some locations, total project volume is
comparable to Chapter 91 standards

Greatly improved public access, with a requirement of a wider Harborwalk

and the introduction of on-water access by network of floating docks
Height required to hide Big Dig Vent Shaft

 132 feet within 79 feet of the shoreline

(500 Atlantic Avenue)

239 feet beyond 79 feet from the shoreline

East Boston - Part II

102-148 Border Street: Maximum Height of 85 feet

Resulting density higher, but less than double Chapter 91 standard

3/4/2009 (Amendment)
(102-148 Border Street and 125 Summer
Street)
Lovejoy Wharf Amendment
10/12/2006

Unique location where development will promote activation

of isolated and discreet area of waterfront due to
Charlestown Bridge configuration
From the Citys perspective, the massing represents a
substantial improvement over existing conditions, in which
the two warehouse-style buildings . . . appear as one
massive straight-walled structure. In contrast, the proposed
redevelopment scheme is intended to present three district
massing elements.

Maximum height of 115-155 feet (and maximum height of 185 at the

top of screened mechanical penthouse)
Note: As of right under Chapter 91, would allow approximately 55
feet everywhere except the southwesterly corner of the site, where a
height of approximately 70 feet would be attainable

47% open space

Offsets of new 4,429 square feet public terrace, interior and exterior
walkways and elevator providing universal access to and from the
Charlestown Bridge and the Harborwalk, rent free visitors center,
connecting Harbor to Charles River

The area is characterized by dense multi-story development,

TD Banknorth Garden, 10-lane Zakim Bridge, Charlestown
Bridge and 156 foot Strada 234 Building
The site lies squarely at a critical juncture of water-oriented
paths the missing link along the water where the Charles
River Basin meets the Boston Inner Harbor.

Fort Point Downtown Waterfront - Phase 2

3/8/2004
(Russia Wharf)

Site occupied by 3 historic buildings constructed between

1897 and 1898, listed in State Registry of Historic Places and
National Register of Historic Places. Also MBTA Silver Line
Transitway underneath

Maximum height of 395 feet (at top of roof occupied floor of) with
high-rise elements set back from the waters edge
Massing of 6 million cubic feet or double the Chapter 91 permitted in
massing
In context of and adjacent to Downtown Financial District, between
Federal Reserve Building (614 feet) and 500 Atlantic Avenue (239
foot building surrounding 287 feet rent stacks)

Allow retention of existing footprint with 25% open space

Due to need to retain historic structure
Offset by conversion of 4,000 square feet parking to publicly accessible
open space at waterfront and restore Nelson Court and widen Congress
Street sidewalk to provide primary pedestrian link to Fort Point Channel and
$1,125,000 contribution to enhance immediately adjacent public open
spaces

Following a wind study and subject to further study and no

exceedance of City pedestrian safety/comfort wind standards
Offset with facilities of public accommodations and $1,000,000 to
City of FPAs and Childrens Wharf Park

South Boston
12/6/2000
(Fan Pier and Pier 4)

Within the 128 acres of land, Fan Pier and Pier 4 are
described as the most significant departure for substitute
height limits

Building heights step back from the waterfront, maintaining Bostons

waterfront neighborhoods
Fan Pier: Heights step up from 175 to 250 feet to 275 and 300 feet
Pier 4: Heights step up from a no-build zone to 100 to 170 to 250
feet
Fan Pier maximum build out of 2,927 million square feet (87% of
Chapter 91 allowed)
Pier 4 maximum build out of 981,700 square feet (87% of Chapter 91
allowed)
Note: Maximum podium height: Base building elements may create
street walls no greater than 75-85 feet high, to frame a low-scale

At least 56% open space and 40% to parks, plazas, etc.

pedestrian environment.
Tower elements set back from the street to minimize the impacts of
massing, with floor plates not to exceed 25,000 square feet

Boston Harborpark Plan

(Curent MHP for Boston Harbor)
5/21/1991
Downtown Waterfront and North End
(includes current Harbor Garage location)

Charlestown

Goals were:
Economic rebirth of stagnant waterfront areas through
private investment, but not at the expense of the publics
quality of life
Revitalize Bostons under-utilized and dilapidated piers and
shoreline by promoting growth through private investment
that is appropriately designed and is a balanced mix of uses
that bring vitality to the waterfront and benefits of
development that are shared by all of Bostons residents
In Charlestown This progressive increase in scale with
decreasing distance to the water is not an approach I would
ordinarily find acceptable, because it is the opposite of the
widely accepted proposition that, within a waterfront district,
successive buildings generally should step down to a
considerable degree as the waters edge is approached. In
this situation, however, I am persuaded that a number of
unusual planning circumstances provide reasonable
justification to depart from this general rule. The principal
factor is that the locale is a transitional one, bordering on a
regime of highly industrialized activity - - the Mystic River
Designated Port Area (DPA) - - which contrasts sharply with
the residential/commercial use pattern on the western side
of Yards End.

Maximum height: 155 feet in the North End and Downtown

Waterfront area, consistent with the historic limits
Reinstatement of height limits specified in the Harborpark zoning
provides for continued growth in the Citys mixed-use economy
without the adverse impacts of projects such as Harbor Towers.

50% open space for new development in the Downtown Waterfront and
North End