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Old 01-22-2018, 07:56 AM   #801
TheRifleman
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Re: What's Happening With Project X?

Any update on Harbor Garage these days? That development is completely off the grid at this point. Looks like the NIMBYS and the Barr Foundation won. Keeping a garage that blocking the entire Waterfront to the Greenway.

That's great idea to keep Boston from bettering itself.
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Old 01-23-2018, 07:48 AM   #802
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Re: What's Happening With Project X?

When does the lease agreement for the residents parking spaces expire?
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Old 01-25-2018, 05:48 AM   #803
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Re: What's Happening With Project X?

?? http://www.bostonplans.org/news-cale...-group-meeting

?? http://www.bft-capital.com/51-high-st.html
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Old 01-25-2018, 02:15 PM   #804
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Re: What's Happening With Project X?

Per incompetence at this point:

Another Extension for Downtown Waterfront Municipal Harbor Plan; Boston Harbor Now Says Enough

https://northendwaterfront.com/2018/...w-says-enough/

-fourth such extension request- Really who is pulling the strings here?
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Old 01-26-2018, 03:53 AM   #805
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Re: What's Happening With Project X?

Both of these links are very interesting / exciting. I walk by 51 high st all the time and wondered why itís empty. Not sure you could have parking here but a skinny tower would look very cool and hopefully slide through without much opposition.
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Old 02-01-2018, 06:30 PM   #806
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Re: What's Happening With Project X?

the rumors of Garden Garage going u/c would explain the public meeting.

Bostonplans says this one already is u/c......

http://www.bostonplans.org/projects/...arrison-avenue
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Old 02-01-2018, 06:33 PM   #807
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Re: What's Happening With Project X?

Quote:
Originally Posted by odurandina View Post
that would explain the public meeting.

Bostonplans says u/c......

http://www.bostonplans.org/projects/...arrison-avenue
An article in December quoted a March start time.

http://thebostonsun.com/2017/12/22/u...nts-lands-cvs/
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Old 02-02-2018, 01:22 PM   #808
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Re: What's Happening With Project X?

Quote:
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New 20 story residential building proposed for Channel Center!

http://www.bostonglobe.com/business/...doJ/story.html

i hope this wasn't withdrawn.
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Old 02-08-2018, 07:40 PM   #809
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Re: What's Happening With Project X?

anything on The Berkeley/380 harrison ave? ... approved last march

http://www.archboston.org/community/...ead.php?t=5223
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Old 02-09-2018, 05:40 AM   #810
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Re: What's Happening With Project X?

Quote:
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anything on The Berkeley/380 harrison ave? ... approved last march

http://www.archboston.org/community/...ead.php?t=5223
Oh yea! I meant to post about this on monday and forgot to....demo should start any day now. They were putting new fencing up in the street and there were a few backhoes on site.
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Old 02-10-2018, 07:25 PM   #811
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Re: What's Happening With Project X?

Sidewalk is closed now. Work appears to have started
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Old 02-16-2018, 05:34 PM   #812
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Re: What's Happening With Project X?

Thread is closed so I posted this here but seems like some movement on the Harbor Garage project...

http://www.bostonglobe.com/business/...ZcL/story.html
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Old 02-16-2018, 08:42 PM   #813
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Re: What's Happening With Project X?

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Originally Posted by eswwaa View Post
Thread is closed so I posted this here but seems like some movement on the Harbor Garage project...

http://www.bostonglobe.com/business/...ZcL/story.html

As noted in the article, the design is up in the air.
Quote:
The design of the building itself still is undetermined.
From the article, the design is still constrained by parameters set out by the city with respect to total height and massing. The requirement of new shadows on Long Wharf in late October constrains the design; as the city noted back when, Chiofaro can get to 600 feet on the SW corner of the site, but that results in a thin building that has less square feet than a lower building.
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Old 02-16-2018, 08:49 PM   #814
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Re: What's Happening With Project X?

Correct. The long list of requirements leaves no room for error, and forms the shape of the tower.

i see; 12-20 floors of offices; w/ a terrace over the Greenway, then, narrow condo tower rising above w/ the Mechanicals at the south edge of the tower's roof.



Last edited by odurandina; 02-16-2018 at 09:12 PM.
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Old 02-17-2018, 06:13 AM   #815
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Re: What's Happening With Project X?

Quote:
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As noted in the article, the design is up in the air.


From the article, the design is still constrained by parameters set out by the city with respect to total height and massing. The requirement of new shadows on Long Wharf in late October constrains the design; as the city noted back when, Chiofaro can get to 600 feet on the SW corner of the site, but that results in a thin building that has less square feet than a lower building.
Since the developer seems to be giving to the area instead of taking. Why not just issue him a 100million in tax breaks to build within the parameters to get rid of the garage that blocks 95%of the waterfront from the public.

Like every other corporation and developer in the city

Unless you believe the garage is a better option for the public than chiofaro plan.
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Old 02-17-2018, 07:48 AM   #816
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Re: What's Happening With Project X?

The garage doesn't t block the waterfront from the public. There is a passage to the east of the garage, between East India and Milk, even has trees and benches.
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Before getting too excited about progress, Mr. Chiofaro has a $90 million balloon note due this summer. He either has to pay it off, or re-finance. Five years ago, he re-financed the previous balloon note. If the note's not paid, and there's no re-financing, he could wind up like the Kushners with their white elephant of a building in New York, where Vornado greedily awaits.

THe current note.
https://www.boston.com/uncategorized...-harbor-garage

The previous note.
https://www.businesswire.com/news/ho...-Boston-Harbor
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Old 02-17-2018, 09:23 AM   #817
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Re: What's Happening With Project X?

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The garage doesn't t block the waterfront from the public. There is a passage to the east of the garage, between East India and Milk, even has trees and benches.
______________________________

Before getting too excited about progress, Mr. Chiofaro has a $90 million balloon note due this summer. He either has to pay it off, or re-finance. Five years ago, he re-financed the previous balloon note. If the note's not paid, and there's no re-financing, he could wind up like the Kushners with their white elephant of a building in New York, where Vornado greedily awaits.

THe current note.
https://www.boston.com/uncategorized...-harbor-garage

The previous note.
https://www.businesswire.com/news/ho...-Boston-Harbor
Not sure if you understand finances. I donít know the developers financial situation or the overall details of the deal
But according to bostons market for parking garages.
Winthrop garage just sold for 155million just for the development rights.
Harbor garage including its parking revenues and priceless location is worth much more in my opinion

That garage location has some serious value. It wouldnít surprise me if celebrities and athletes buy Chiofaro condos. These condos will break records prices in my opinion as long as the market hangs in there.
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Old 02-17-2018, 02:05 PM   #818
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Re: What's Happening With Project X?

When I would sit down with Госпла́н, they too would ask if I knew anything about finances.

MP gets 1.6 million sq ft; Chiofaro gets 900,000. Chiofaro paid $153 million for the property way back when, MP will be paying a bit north of $160 million, when all is said and done, for the Winthrop garage property.

Chiofaro's last estimate (2014) of the cost of demolishing the garage and rebuilding it was $185 million. Basically, his sunk cost before he starts building above grade is >$335 million ($185 + $153).

Permanent financing for a new garage: $185 million for 20 years at 4.25% would be $13,750,000 a year, about $37,500 a day. A thousand cars a day, every day, paying an average of $37.50 for parking would cover the financing costs.

So I would answer, 'немного'.
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Old 02-17-2018, 02:28 PM   #819
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Re: What's Happening With Project X?

So youíre saying after all is said and done this may not be financially feasible...


Anything going on with Sullivan courthouse ? I thought that was good to go now.
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Old 02-17-2018, 02:35 PM   #820
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Re: What's Happening With Project X?

Even as a simpleton dog, I can still sniff a govno zabarchi process. (Apologies for Romanization, my 70's era Russian is fading.)
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