The developers of the proposed 47-story Copley Tower filed a Project Notification Form with the Boston Redevelopment Authority (BRA) June 23, taking the next step in making the controversial project a reality. The PNF follows the Letter of Intent Simon Malls filed in March 2008, announcing their intention for the proposed Copley Place renovation.
The project notification further outlines the developer?s plans to build the 47-story tower on top of the existing Neiman Marcus; according to the plans, the developer will add 60,000 square feet of new retail, along with the expansion of the store from 115,000 to 169,000 square feet. Residential housing will accompany this retail space, with 280 condominium units accounting for 660,000 square feet, more than seven times the space used for the initial Copley Place Development.
Originally built in the early 1980s, the Copley Place Development was instrumental in linking together the South End and the Back Bay while stimulating economic growth. The success of the development was retail-based, as only 2.5 percent of the project?s 3.4 million square feet were developed as residential.
The project will also take over the southwest corner of Stuart and Dartmouth Street, now a paved entry plaza to Neiman Marcus featuring outdoor seating and two metal sculptures of horses. The Simon Group hopes this provides a more alluring entrance from, while by extending the sidewalks they can better channel traffic and bring more activity to the area.
"At the heart of our design thinking is the creation of a pedestrian-friendly public realm, which opens up the fa?ade to reveal a new winter garden and the dining and shopping activity within as well as a building that will complement the landmark structures of the Back Bay," said Howard Elkus, principal of Elkus Manfredi Architects of Boston and one of the architects for the project, in a press release issued by the developer.
This project also promises several other benefits: construction could lead to around 1700 jobs and, in accordance with the city?s Inclusionary Development Policy, affordable housing units. The proposed expansion could also generate $7.2 million in new annual property taxes for the city of Boston.
Local residents, who are concerned that the 47-story building could cast vast shadows over the city, increase traffic and resident density, and lead to stronger wind gusts, have expressed their anxiety over the project. With the current tallest building in the Copley Place complex being the 36-story Westin Copley Plaza, the expansion would tower above the city?s skyline. Some, like Ted Pietras, a member of the project?s recently convened Citizens Advisory Group and a longtime South End resident and realtor, remain skeptical of the project. Although he says he hasn?t heard enough to make a decision yet, Pietras said, "People ask for the 47 stories, but at the end of the day they know they?re not getting it."
He went on to question the replacing of an outdoor plaza with a glassed-in public garden, as the Simon proposal indicates, saying he doesn?t, "consider [the] winter garden to be a real good public space."
After the submission of the project notification, the project will now be under review until August 8, when the comment period ends. If there are any serious public concerns with the proposed project, the BRA "may require the developer to change the project?s design or to take other measures to reduce those impacts." The BRA will also be hosting a public meeting on July 15 at 6:30 p.m. at the Boston Public Library located at 700 Boylston St. in Copley Square. At that time, the Simon Property Group will address the audience and take questions from concerned citizens. Please contact John Fitzgerald at
John.Fitzgerald.BRA@cityofboston.gov or call at 617.918.4267 with any questions about the project or the meeting.
