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Old 07-08-2008, 07:36 PM   #1
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Complete Boston East | 126 Border St | East Boston Waterfront



From The Globe:
Quote:
EAST BOSTON
On the road to becoming a hot spot

New housing seen as boon to neighborhood's profile

By Elizabeth Gehrman, Globe Correspondent | July 6, 2008

For two decades, East Boston has been touted as the city's next "hot" neighborhood, and residents have eagerly anticipated the redevelopment of its historically industry-heavy waterfront. And now, even as the stalling of work on Roseland's ambitious East Pier has disheartened expectant neighbors, the forward momentum of the 196-unit Boston East project is giving them new reason to hope.

After a series of meetings on the proposed project, slated for a vacant tract of land on Border Steet across the harbor from Charlestown, the city permitting process is drawing to a close. The developer, Trinity Financial, in cooperation with the East Boston Community Development Corp., hopes its plan will sail through state permitting with relative ease. Once that happens, says Trinity project manager Sarah Barnat, financing should fall into place and the project can get started.

"We've tried very hard to design a building that's economically feasible and can support itself," she said, "and I think we've done a pretty good job of that. We've brought investors by and people are really excited about the neighborhood."

Trinity has a track record in East Boston, having developed the well-received, 400-plus-unit mixed-income Maverick Landing site. "One of our hallmarks is we invest in and work on projects that we know we can do and that we want to get done," said Barnat. "We never give up."

That kind of stick-to-itiveness may be just what East Boston needs. "People have been hearing about redevelopment for years, and every time we take one step forward we take two steps back," said East Boston state Representative Carlo Basile. "The new projects need the support of political leaders and of the community, and they'll have it as long as they work with us. This looks like a beautiful development, and we really want to see it happen."

Despite current headlines over the dire state of housing, "The market in East Boston has been very steady," said Tony's Realty owner Tony Giacalone. In the past 60 days, he said, "at least 40 condos have either sold or gone under agreement in the neighborhood." That rate of sales is marginally lower than it was a few years ago, he conceded, but a big part of the reason is that "there's a lack of tolerance for properties that need work, and most of the singles and multi-families over here need a lot of work."

Barnat agreed. "What we've found is it's not that people don't want to be in East Boston," she said. "It's just that there's not the housing stock for them to buy."

Giacalone cited the "extremely successful" Porter 156 lofts in Jeffries Point, which sold "probably 90 to 95 percent" when they were completed in 2005. "I've never seen any unsellable new construction in East Boston that's priced correctly," he added.

The Boston East project will be located between the Central Square commercial hub and the Atlantic Works building, which houses artists' lofts and a successful co-op gallery. It will include 170 one- and two-bedroom market-rate units; 26 units of affordable housing, eight of which will be dedicated live-work artists' spaces; another art gallery; a marine facility; and plenty of public-access space, including an interpretive park and a portion of Harborwalk. Its facade will be brick, with metal and wood elements giving it a maritime feel, and its stepped wings will ensure water views for the majority of units.

Developers, state and city officials, and residents are united in their enthusiasm for the project. At several community meetings usually known for verbal brawls and divisiveness residents actually stood up to thank Trinity Financial representatives for their care in working with the neighborhood and their devotion to the area.

"We're bullish on East Boston," said Barnat. "When we bring investors over, we show them a diverse, safe, wonderfully enriching neighborhood which already has a lot of amenities, but not enough. There has to be a vision."
Giacalone pointed out that vision has never been lacking but that the patience of a Zen master is sometimes required. "If you try to completely change an area, it takes 10 to 30 years," he said. "Look at the Harvard plan for Allston. That's a 50- to 100-year plan. East Boston seems to want to do its waterfront in two."

"We've waited long enough," Basile rejoined. "Now is the time."

It seems Basile will get his wish as the buzz on East Boston finally seems to be translating into action. Boston East is not the only new housing development that's moving forward: The 65-unit Seville at Boston Harbor and the 148-unit New Street residential project are also steaming ahead, and several other projects have been approved by the Boston Redevelopment Authority. The redesign of Maverick Square, including the new T station, is well underway and the city is about to release a multimillion-dollar "transportation action plan" for the area.

"Personally, I think once we build housing and develop the waterfront," said East Boston City Councilor Salvatore LaMattina, "people are going to see what a beautiful location it is and it will market itself. We just need to get the shovel in the ground."


? Copyright 2008 The New York Times Company
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Old 07-08-2008, 08:14 PM   #2
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Re: Border Street Project, East Boston Waterfront

housing developments like that sure make me want to move

....to another city
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Old 07-08-2008, 09:06 PM   #3
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Re: Border Street Project, East Boston Waterfront

That courtyard will be empty three quarters of the year. The project should consist of more slender figures to create weather protected a promenades with a view to the ocean. The horseshoe with winglets, isn't much better than old housing projects in the generation of defensible and usable space.
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Old 07-08-2008, 10:35 PM   #4
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Re: Border Street Project, East Boston Waterfront

My 1929 West Somerville apartment building is a "horseshoe with winglets". I don't see anything "indfensible" about it.
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Old 07-09-2008, 12:23 PM   #5
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Re: Border Street Project, East Boston Waterfront

Ron, think of the scale. That courtyard is probably 2-3x the size of yours. The configuration really isn't as much of the issue as the proportion.

Your building probably has a window in every room with lower unit to corridor square footage ratio. Newer buildings on the cheap have much deeper units to maximize the number of unit sf to hallway sf ratio. This results in fat buildings with interior rooms, usually bathrooms or kitchens, without windows. Older buildings were designed with no more than 15-20ft to a window within a living or work space depending on the ceiling height. There was a greater emphasis on borrowed light, task light, and natural air circulation prior to HVAC. Now we get dumb deep cave 30-40ft deep units in buildings.

Architects, whom can't make a case enough to recoup costs based on improved sales on the amenity side of natural light/ventilation, slavish follow formulas because modern developers are skittish about what is 'proven' to recoup their finance costs. Most low-rise construction should be following the courtyard models of the 1920s for livability and use of natural light/vent strategies, but the mighty spreadsheet and HVAC wins ever time. LEEDs tendency to make something green by tacking on new fancy HVAC technologies, instead of following simple design strategies, wanes people away from going back to the old proven types.
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Old 07-09-2008, 02:29 PM   #6
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Re: Border Street Project, East Boston Waterfront

I share everyone's lack of excitement with this design. However, in its defense I would say it looks like there is an archway that maintains views to the harbor aligned with Decatur Street. The fact that the building creates a wall-effect on Border Street is probably not inappropriate here, since there are no other perpindicular side streets and blocked view corridors. Any attempt to define a streetwall on Border would be welcome. And, quite frankly, given that this parcel is bounded by an auto-oriented strip mall, industrial uses, and Eastie's largest collection of public housing, (not to mention its the only section of the Eastie waterfront between Chelsea and the airport that does not have views of downtown), I can't help but think this is fairly ambitious given the site (and the continued lack of any development on the much more desirable parcels facing downtown).
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Old 05-27-2010, 09:49 AM   #7
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Re: Border Street Project, East Boston Waterfront

It's slow around here of late, so here's some recent news on a waterfront development in Eastie. Don't know where the money would come from, and I'm disappointed that more of the existing 9 story warehouse won't be preserved (see rendering: http://www.bankerandtradesman.com/news138404.html).




Banker and Tradesman

East Boston Waterfront, Mattapan Health Center Projects Move Forward
05/19/10

--------------------------------------------------------------------------------

The Boston Redevelopment Authority has approved projects for a mixed-use residential development on the East Boston waterfront and a community health center in Mattapan.

The New Street development on the East Boston waterfront will include a restaurant, a new section of the Harborwalk and a small marina with a water taxi landing.

The $90 million New Street development project, located at 6-26 New St., includes a 278,000-square-foot mixed-use addition to an existing 9-story building. The existing 9-story structure will be renovated to include a 7-story addition that will include approximately 165 residential units.

A new 6-story building will either contain approximately 59 residential units or approximately 106 hotel/extended stay rooms. The project also includes approximately 8,000 square feet of public accommodation space, of which approximately 5,000 square feet will be used as a restaurant on the ground-level of the six-story building.

Additionally, the project includes the creation of a 36-slip recreational marina and water taxi landing, and approximately 500 linear feet of new Harborwalk and publicly accessible open space along the water, which will improve public access to the waterfront and provide connections to LoPresti Park.

The project will be phased, beginning with the redevelopment of the 9-story building and the construction of the parking garage. The Harborwalk and water taxi landing will be constructed during Phase I. Phase II involves the construction of the new 6-story building, which includes the restaurant, and 36-slip recreational marina.

Construction is expected to begin on the first phase in 2012.
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Old 05-27-2010, 04:11 PM   #8
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Re: Border Street Project, East Boston Waterfront

^^Isn't this a different project? Or did Cresset buy it from Trinity? The renderings are completely different, and so is the design description.
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Old 05-27-2010, 08:00 PM   #9
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Re: Border Street Project, East Boston Waterfront

Can any one post a picture of how the site looks now?
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Old 07-17-2013, 10:11 AM   #10
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Re: Border Street Project, East Boston Waterfront

A Step Forward for the East Boston Waterfront

Total Project Cost: $80 million
Total SF: 311,428 SF
Housing Units: 196
Jobs: 240 construction jobs
LEED: LEED Silver

"The BRA Board unanimously approved new housing for the East Boston waterfront. The project will replace a vacant lot and dilapidated pier with a brick and cast stone building and a publicly accessible maritime history exhibit.

Boston East, located at 102-148 Border Street, will add up to 200 one and two-bedroom units on the desirable East Boston waterfront. The project will also include 167 parking spaces on site, with 26 spaces designated for visitors and employees or the marine building.

The $80 million project will transform a historically marine-industrial and inaccessible 14.2 acres into a bustling and economically viable structure that will contribute to the growth of the East Boston Waterfront."

From: http://www.bostonredevelopmentauthor...ng-forward-13/

Same rendering as in the first post
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Old 07-17-2013, 09:06 PM   #11
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Re: Border Street Project, East Boston Waterfront

Quote:
Originally Posted by Boston02124 View Post
Can any one post a picture of how the site looks now?
I took this shot two weeks ago. The site is to the left. I was standing behind the strip mall looking south.


Boston East. Site Jul 2013
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Old 02-20-2016, 09:36 AM   #12
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Re: Border Street Project, East Boston Waterfront

Boston East project site prep is underway.



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Old 02-20-2016, 11:07 AM   #13
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Re: Border Street Project, East Boston Waterfront

Some more info on this page: http://www.bldup.com/projects/boston...-border-street
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Old 02-21-2016, 08:19 PM   #14
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Re: Border Street Project, East Boston Waterfront

It's Boston East, 126 Border St if someone could update the name of the thread?
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Old 03-14-2016, 07:16 PM   #15
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Re: Boston East | 126 Border St | East Boston Waterfront



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Old 05-18-2016, 09:00 PM   #16
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Re: Boston East | 126 Border St | East Boston Waterfront



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Old 05-24-2016, 09:39 PM   #17
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Re: Boston East | 126 Border St | East Boston Waterfront

Quote:
Originally Posted by BLDUP View Post
Boston East officially breaks ground: http://www.bldup.com/projects/boston...-border-street

They moved a real dirt pile! My heart be still.

Still chrome-plated shovels though.
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Old 05-25-2016, 06:15 AM   #18
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Re: Boston East | 126 Border St | East Boston Waterfront

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Originally Posted by datadyne007 View Post
They moved a real dirt pile! My heart be still.

Still chrome-plated shovels though.
Did they have to go through decontamination after this bit of theatre?
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Old 05-25-2016, 06:45 AM   #19
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Re: Boston East | 126 Border St | East Boston Waterfront

That's a high profile shovel line up for a pretty mediocre project....
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Old 07-29-2016, 10:51 AM   #20
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Re: Boston East | 126 Border St | East Boston Waterfront





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