Concessions haven't ended fighting over 27-floor tower
By Thomas C. Palmer Jr., Globe Staff | December 27, 2007
Developer Ori Ron has made numerous concessions to the opponents of his proposed residential tower over the historic Dainty Dot building on the edge of Chinatown.
He simplified the design and reduced the area the building would occupy next to a new Greenway park. He contributed 2,000 additional square feet to the park and designed a 70-foot-long decorative "folded glass wall" for the outside of the ground floors.
He also promised to save two full sides of the ornate Dainty Dot structure, taking it down brick by brick and reassembling it, if possible.
But he has reduced the height of his proposed tower only by two floors, from 29 to 27. And, largely because he insists on a building that's more than 300 feet tall, he continues to encounter fierce opposition in Chinatown and the nearby Leather District.
Disputes over height are common in Boston, whose officials and residents have had a history in recent years of opposing towers. Bigger, taller buildings can create shadow, wind, and traffic issues. But lately, most notably with Mayor Thomas M. Menino's enthusiasm for a 1,000-foot tower at Winthrop Square, height seems to have lost some of its negative image.
To be sure, Ron's plan for the building, at 120 Kingston St. on the corner of Essex, has considerable support.
The Boston Redevelopment Authority said it received about 500 letters. Forty of them were in opposition to the project, though a review shows many of those supporting Ron's project were form letters.
The Dainty Dot controversy involves not only the Chinatown neighborhood, which is sensitive about being overrun by development, but also a new park on the Rose Fitzgerald Kennedy Greenway that could have a 300-plus-foot wall next to it - more than three times as tall as the current 100-feet city zoning allows.
Menino has not been shy about siding with Dainty Dot opponents on the height issue. Recently asked about the 27-floor plan, the mayor said: "Too high."
But Boston Redevelopment Authority officials will decide how much Ron can build on the parcel he purchased in 2006 for $9 million. The BRA can either waive further review of the project, allowing Ron to go forward, or ask the developer to study alternatives to controversial aspects of the project, including its height.
Menino and BRA officials say he leaves them free to do what they think is best for the city.
Many organizations in Chinatown support Ron's current plan for the Dainty Dot tower, which would have about 170 condominium units and 150 parking spaces. Much of that support is connected to a 47-unit complex of low-income housing for Chinatown residents that would be built on nearby Oxford Street in connection with Ron's project; he would contribute the equivalent of $5.4 million toward its construction.
"I view both developments as immense benefits to the community that far outweigh any negatives," Gilbert Ho, a member of the neighborhood Impact Advisory Group, wrote in a comment letter. "This is a rare opportunity to develop scarce land in Chinatown and should not be delayed."
The Boston Chinatown Lions Club wrote that the two projects "create an abundance of opportunities to help Chinatown grow. . . . In addition, the building integrates well with the park in its proposed state."
Leather District resident Anthony J. Rossi added that "Concerns that such a development would 'open the floodgates' to a proliferation of future towers are unfounded."
The Leather District Neighborhood Association, however, voted to oppose the project.
"We certainly want development in our area," wrote Ogi and Polina Ogas, residents of Lincoln Plaza, across Surface Artery from the site, ". . . but the 350-plus-foot monstrosity will be a spike driven on the very skirt of our neighborhood."
One letter of opposition came from the Mayor's Central Artery Completion Task Force, which is trying to protect the Chinatown Greenway park from encroachment.
Also, the historic resources committee of the Boston Society of Architects, concerned about the Dainty Dot structure, wrote that "this historic building and park should not be casualties in an attempt to place more building on the site than it can support."
While differences within the Chinatown community are not uncommon, this one has heightened emotions. Bill Moy, comoderator of the Chinatown Neighborhood Council, said housing is the overriding issue. "To hell with Dainty Dot and historical preservation," he said. "It doesn't do anything about affordable housing."
Lydia Lowe, executive director of the Chinese Progressive Association, a community organization of individuals and families, said the Chinatown residential community is largely in favor of the affordable housing project. But, she said, "I think the community is being sold the Dainty Dot tower when there are other ways to get affordable housing built."
Ron said his building, which would be the same height as nearby 125 Summer St., fits in.
"Everybody is waiting to see how the BRA reacts to this," said Stephanie Fan, a Chinatown resident and member of the mayor's task force. "For me, it's really up to the BRA to honor the zoning code."
