Cambridge Crossing (NorthPoint) | East Cambridge/Charlestown | Cambridge/Boston

stellarfun said:
The battle comes on the heels of a devastating Supreme Judicial Court ruling, one expected to force NorthPoint to undergo a lengthy Chapter 91 coastal building review.
Another gift from the NIMBYs (actually, the BANANAs).

It doesn't take much (or many) to leverage "environmental" regulations into a work stoppage.

We may see the day when nothing is buildable.

A few NIMBYs can stop anything. Minority Rule.
 
If NorthPoint just stopped it would be one of the worst things I could think of development wise.
But, as an urbex enthusiast, the prospect of exploring two huge, unfinished condo towers is mouth watering.
 
ablarc said:
It doesn't take much (or many) to leverage "environmental" regulations into a work stoppage.

The people behind the Chapter 91 charge have already admitted their cause has nothing to do with the environment.

It's all about power.

Thus giving a bad name to those who actually do care about the environment.
 
"A key part of the plan involved relocating the Lechmere Green Line station across the McGrath highway and into the planned NorthPoint development. In exchange for paying for this, the railway company was to receive more land in the area on which to build out NorthPoint. But plans to relocate the T station are now close to collapse amid spiraling costs, according to the suit. "


Except that if the station isnt moved, theres no green line extention
 
My understanding is that the main unresolved issue that the neighborhood has with the NorthPoint developers is safe access to the relocated Lechmere station.

The new location, while essential to extending the line into Somervile, is much less useful to residents (and employees and mall shoppers) than the current one. The neighborhood would like to see McGrath Highway depressed in this block, so that pedestrians can safely reach the new station without dashing across 6 lanes of 45-mph traffic.

Access to public transportation is an environmental issue.
 
Ron Newman said:
Access to public transportation is an environmental issue.

But it's not a wetlands issue, which is what Chapter 91 is supposed to protect.

I think depressing the McGrath and the new Lechmere station are great and needed things, both urbanistically and environmentally. By using Chapter 91 they put this project and both those things in jeopardy.
 
Ron Newman said:
The new location, while essential to extending the line into Somervile, is much less useful to residents (and employees and mall shoppers) than the current one. The neighborhood would like to see McGrath Highway depressed in this block, so that pedestrians can safely reach the new station without dashing across 6 lanes of 45-mph traffic.

Access to public transportation is an environmental issue.
I like big projects and big ideas, but tunneling six lanes of traffic is a bigger deal than we need here (Big Dig, anyone?). More reasonable is to tunnel the pedestrians under the highway: one set of escalators at each end, and maybe even a conveyor in between.

(Oh, and don't forget the surveillance cameras.)
 
The Cambridge Street tunnel north of Harvard Yard is the model that I think the neighbors are looking for here.
 
Ron Newman said:
The Cambridge Street tunnel north of Harvard Yard is the model that I think the neighbors are looking for here.
As I said: a big deal.

Oh...and I want ostrich-skin upholstery in my Bentley.
 
OK, but surely you can understand their issue -- the development as planned would make their use of an existing transit station (one that's been there 80+ years) considerably less safe, pleasant, and convenient. This isn't something to sweep under the rug.

I also seriously doubt that this one issue is sufficient to prevent a huge project.
 
Ron Newman said:
I also seriously doubt that this one issue is sufficient to prevent a huge project.
No, but dragging Chapter 91 into the fight is sufficient to kill the project.
There has to be a way for them to work this out together so the neighborhood gets what they deserve and the economics make sense for the developer.
 
Ron Newman said:
OK, but surely you can understand their issue -- the development as planned would make their use of an existing transit station (one that's been there 80+ years) considerably less safe, pleasant, and convenient. This isn't something to sweep under the rug.
I don't have any problem with the issue; of course there should be convenient access to transit for all. My problem is with the proposed solution, which is amateurish in its excess.

Also, what statler says is true.
 
Based on Pan Am Systems (nee Guilford Industries) history, the company is among the most vexatious litigious businesses in New England. (Read the saga of its battles with the Feds and the State of Maine over introducing Downeaster passenger rail service between Portland and North Station some time.) I was actually surprised anyone would ever partner with them.

Their checkered business history can be gleaned from reading Wiki.

http://en.wikipedia.org/wiki/Pan_Am_Railways
http://en.wikipedia.org/wiki/Pan_Am_Systems
http://en.wikipedia.org/wiki/Boston-Maine_Airways

From today's Boston Globe
Partners' row may threaten project
NorthPoint creators suing each other over payments, contracts

By Thomas C. Palmer Jr., Globe Staff | May 5, 2007

A partnership formed to create one of the most ambitious mixed-use developments in the Boston area, more than 5 million square feet centered in East Cambridge, is coming apart at the seams.

While the first two residential buildings of the 20-building NorthPoint complex are nearing completion, the two parties -- Cambridge North Point LLC and the Boston and Maine Corp. -- are suing each other in Boston and Delaware.

They are "hopelessly deadlocked with respect to continued development of the project," according to one document in the court docket, that is full of allegations of breach of contract and missed payments. Millions of dollars and the future of the project, a planned mini-city with 10 acres of green space and a location along a new MBTA Green Line station, are at stake, according to court papers.

Boston and Maine, a unit of Guilford Transportation Industries Inc., now known as Pan Am Railways Inc., owns 75 percent of the project, planned for 44 acres of former railroad yards in Cambridge, Somerville, and Boston. Cambridge North Point LLC is a group of nearly 100 investors who own the other 25 percent.

Boston and Maine is also suing Jones Lang LaSalle, a publicly traded real estate firm that is managing development, construction, and leasing of the project. In early 2006, Jones Lang LaSalle purchased the privately owned Boston real estate firm Spaulding & Slye, which had made the original NorthPoint deal with Boston and Maine, also a private firm.

Under an agreement that each side says the other has breached, the partners in 2001 formed a separate company to plan, permit, and build 2.2 million square feet of commercial and retail space, about 2,500 residential units, and garage space for 5,000 vehicles.

But in March, Boston and Maine charged in a lawsuit in Suffolk Superior Court that Cambridge North Point, the managing partner, did not make "any substantial development progress for the first four and one-half years of the project."

Boston and Maine alleges breach of contract, breach of fiduciary duties, and fraud.

A spokesman for Cambridge North Point yesterday denied the allegations, saying that the other side was trying to force the company off the project. "Boston and Maine is now taking aggressive steps to eliminate CNP," spokesman Scott Farmelant said. A lawyer for Boston and Maine could not be reached to comment late yesterday.

In April, Cambridge North Point filed suit in Delaware, where both companies are based, charging breach of fiduciary duties and asking that the partnership with Boston and Maine be dissolved.

The suit said Boston and Maine owes but has not paid more than $500,000 for development costs incurred in 2006, and $1.6 million for 2007. The suit was reported in yesterday's Boston Herald.

An agreement signed with the MBTA under which the developers would be given land to build a modern transit station is endangered, court documents say.

One residential condo building is supposed to be completed by June, another by the end of the year. Construction on those continues, a Jones Lang LaSalle spokesman said, but progress on parks and roads at the site has slowed because of the partners' differences. The spokesman said Jones Lang LaSalle has fulfilled all its obligations.

The Cambridge North Point complaint says the project's development potential could shrink by 40 percent, there could be "a loss of confidence in the marketplace regarding the project's image and viability," and some or all of the 100 or so condo purchasers in the first two buildings could seek to cancel their agreements.

Despite the claims in the lawsuit, "The long-term viability of the project is not an issue," said Farmelant.
 
^ Legally, it's just a swamp anyway.



Give it back to the ducks.
 
Revised plans released ...

Whoa, that was fast.

Revised plans for the project have been released.

Original plans:

cambridge3hx2.jpg


Revised plans:

np.jpg
 
^^


That only serves to remind us how massive the development is
 
If that project did provide that much open space maybe all the people fighting against the development would be happy?

Actually what are people complaining about with this project? There are no direct abutters. Is main complaint regarding the Lechmere relocation?
 

Back
Top