Seaport Square (Formerly McCourt Seaport Parcels)

Nothing to report from tonight's community meeting.

If you took a vote, I'd say those who turned out tonight would have been 10-1 for the project. Just about every union was represented, as well (including the Movers' and Loaders' union(?!)).

The only question from the audience was, "Where will weez be able to pick up ahz cigarettes and scratch tickets ... oh, and how many Dunkies will there be, in Phase I?"

By the way, the end of the public comment period is July 31, 2008, so send emails and letters of support to the BRA (email address on the "upcoming events" thread).
 
JimboJones said:
The only question from the audience was, "Where will weez be able to pick up ahz cigarettes and scratch tickets ... oh, and how many Dunkies will there be, in Phase I?"
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Well? Did they answer your question?
 
I noticed at the most recent meeting in South Boston, that the model has been updated with what appears to be three new buildings. They are curved high rises, (250'), located directly across from Pier 4. They look great!
 
God, can't they use Eminent Domain to seize and destroy the festering sore that is the Barking Crab? Normally I would be 100% behind saving the local, unique landmark restaurant, but that place is such a shit hole and owned by such complete jerkoffs that I heartily support its destruction. If there were any justice it would have burned down instead of the James Hook.
 
Private developers seizing private property by eminent domain? No, not generally a good idea.
 
Ron Newman said:
Private developers seizing private property by eminent domain? No, not generally a good idea.
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Well, I was joking, but since you want to be smart alecky about it, I do believe that in Kelo v. New London SCOTUS determined that municipal governments could seize private land on behalf of private developers. I don't really think the Barking Crab should be seized, but I wouldn't mind seeing it burn down.
 
Whereas I'd like to keep it where it is. As you said, it's a local landmark and something unique to our city.
 
Boston Needs A ShakeShack said:
God, can't they use Eminent Domain to seize and destroy the festering sore that is the Barking Crab? Normally I would be 100% behind saving the local, unique landmark restaurant, but that place is such a shit hole and owned by such complete jerkoffs that I heartily support its destruction. If there were any justice it would have burned down instead of the James Hook.
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You are absolutely right. Boston needs a shake shack. Make it like the Ace Cafe in London too.

Anyway, the City could take the property under G.L. c. 79 and/or the BRA's "redevelopment" authorization. The Kelo case dealt with this issue, and stands for the proposition that the taking of unblighted land to maximize its profitability and taxability (i.e. bring it to its "highest and best use") is a legitimate public purpose under CT law.

Rep. Walz and House Republicans have a bill pending, H. 1770, that severely curtails the circumstances under which the power of eminent domain may be exercised. It would pretty much foreclose any use of eminent domain in redevelopment. It would, for example, prohibit the taking of the Barking Crab (or any property) to make way for development. While I believe that the taking of public property should be approached cautiously, and is, besides the power of incarceration/execution, the second greatest power exercised by government, the Walz bill seems knee jerk and childish. It is very Boston-centric, or even very Back Bay- South End centric. And, not surprizingly, it shows a lack of mental acuity and wisdom on the part of its proponents.

Let us hope H. 1770 meets a swift, condign defeat.
 
Boston Needs A ShakeShack said:
Well, I was joking, but since you want to be smart alecky about it, I do believe that in Kelo v. New London SCOTUS determined that municipal governments could seize private land on behalf of private developers. I don't really think the Barking Crab should be seized, but I wouldn't mind seeing it burn down.
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Not to be overly lawyerly, but I believe the justification for using eminent domain in the Kelo case was that the city had a vested public interest in the seizure as it would receive more property tax income from the eventual development than had the residential neighborhood been allowed to remain in place. (The city was seizing for the good of the public, more tax revenue, that a private developer also got what he wanted was ancillary. Not a decision I agree with, but there ya go.)

I doubt the city could make an argument for seizing the BC's property for higher tax revenue. Almost nothing larger or taller than the BC can be built on the site as it would be restricted by Ms. Li and our amazing waterfront zoning. (sarcasm)
 
The barking crab is actually quite a valuable site, the MHP will allow for 75' height on this parcel. An excerpt from the secretary's decision below.



Proposed Height Substitute Provision (310 CMR 9.51(3)(e)
? 75 foot maximum height for new or expanded buildings for nonwater-dependent
use.
Analysis
As specified in the Waterways Regulations (310 CMR 9.51(3)(e) the height of new and
expanded buildings for nonwater-dependent use, located over the water or within 100 feet of the
high water mark, shall not exceed 55 feet. When a substitute height provision is proposed for a
nonwater-dependent use structure located over flowed tidelands, I must rely on the MHP to
provide reasons that support a positive determination. In this instance the MHP has
acknowledged that the area immediately to the south of this site, in the Fort Point Historic
subdistrict, has wharf structures that are 75 to 80 feet high, built right on the edge of the channel.
Permitting a 75 foot height on this site would be consistent with the existing character of the built
environment, without harming the pedestrian experience along this portion of the waterfront.
 
I've never eaten at the Barking Crab, but if it's good enough for Ladytron (and this article doesn't quite establish that it is...), then it's good enough for me.

"It's a Monday afternoon, and three-fourths of the electronic-rock group Ladytron is finishing lunch at the nearly empty Barking Crab. Helen Marnie, Mira Aroyo, and Daniel Hunt are seated around a small table by a window overlooking the marina while the sound system pumps out classic rock and '80s metal. The sound of screechy Van Halen guitars fills the restaurant, and David Lee Roth is singing "Panama . . . Panama-ha!""
http://www.boston.com/ae/music/articles/2008/07/18/ladytron/
 
Kemeny tapped for residential work at Seaport Square

Boston Business Journal
By Michelle Hillman
Friday, August 8, 2008

John B. Hynes III has brought on another partner to help him build Seaport Square, the massive project he has planned in South Boston.

It hasn?t been formally announced, but Boston Residential Group led by Curtis Kemeny has emerged as a partner with Gale International and Morgan Stanley Real Estate for the first high-end residential building. The building is located on what is being called ?Site A? and is currently undergoing design review with the Boston Civic Design Commission.

The six-story, 110,000-square-foot building will sit behind the Barking Crab restaurant and contain approximately 35 units, two floors of retail space and more than 30 parking spaces, said Kemeny. It is being designed by Boston-based Hacin + Associates Inc. and will be built by Boston-based Walsh Brothers.

Kemeny wanted to move the Barking Crab from its current location in order to complete the Boston Harborwalk. The Barking Crab turned down Kemeny?s offer to move and will stay in its current location. Gale?s partner for all of the retail space at Seaport Square is W/S Development.

Kemeny will design the site around the Barking Crab and plans to create a pedestrian plaza in the place of a parking lot, trash and loading area that sit adjacent to the restaurant. Kemeny wasn?t sure where the trash and loading area would be relocated but said he?s in discussion with the restaurant.

Kemeny believes the site is the ?gateway? to the Seaport Square development. Seaport Square is a collection of 30 acres in South Boston that will be transformed into 20 blocks of retail, residential, hotel, commercial and civic and public space. A small slice of the site is located near the Boston Harbor, adjacent to the Moakley Federal Courthouse and the 21-acre waterfront development, Fan Pier.

?It is a waterfront property,? said Kemeny. ?It?s a spectacular residential condo site.?

Kemeny, who is known for redeveloping the former Tower Records building into a luxury 54-unit condominium building at 360 Newbury St., is also the developer of the 63-unit condo project at 285 Columbus Ave. The Newbury Street building has long been sold out, and there are 12 units left for sale at the South End project, which went on the market in February. Kemeny?s financial partner at 360 Newbury was Morgan Stanley.

Despite a soured residential market, Kemeny believes condominiums are the way to go.

?This is a project that will be in permitting for probably another year, which means we?d construct it in 2009 and be coming to market in 2010,? he said.

Link
 
They're trying to bully the Crab out of its current location. I hope they lose.
 
Has anybody seen this rendering?

seaport-condos.jpg


I believe that this is the first residential building to be built, next to the Barking Crab. I believe that it is the one that Kemeny was hired to work on.

I kinda like this design. It could be better, but I don't think that it's horrible either. In this case, I like how it is shorter, considering it will be on the edge of the development next to the water. Hopefully, the new retail complements the Barking Crab (I am all in favor of keeping the Crab exactly where it is) rather than taking away from it.
 
That looks like the type of generic contemporary architechure thats popin gup all over WIlliamsburg, Brooklyn nowadays. Get ready for some real shit!
 
Not bad....I like that small scale and the fact that there is something contemporary as opposed to the styleless concrete boxes that are invading the area.

The water shouldn't be dominated, and I think this is an interesting tranisition in scale between the Barfing Crab and what will certainly be larger, blander buildings.
 
Wow - "Tim Jackson" - thank you for the rendering. For a "freshman in college" you sure do have a lot of insider information, and a really well-reasoned and in-depth thoughts on the Columbus Center project.

Keep up the good work ;)
 
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