New Development Proposed Next to Back Bay Station
In a bid to provide more housing and office and retail space, Boston has experienced a building boom in the recent times. However, the move by the developer to erect 365 and 298 feet tall towers was recently protested by the city's iconic churches, Trinity and Old South, citing that the buildings will cast shadows.
The Developer's Plan
The developer filed their plan to revamp Back Bay Station with Boston's Redevelopment Authority in 2016. The developer planned to invest up to $32 million in a bid to develop Back Bay Station as part of a deal for the air rights projects over tracks at the station. Boston Properties planned to combine Back Bay's parcel with the underdeveloped Hancock Garage that they own to create a new development.
The project will include three new towers of 26, 28, and 34 stories to add to the city's growing skyline and provide a mix of office and residential space. Boston Properties also planned to provide 575,000 square feet of office space, 600 housing units, and 100,000 square feet of retail stores and new restaurants with the aim of generating up to $ 16 million in property taxes for the city. The plan was, however, subject to changes before breaking ground.
Back Bay Station was an ideal location for the project given its perfect location and rank as Boston's third busiest transit hub. The proposed project aims at providing a better pedestrian experience and the liveliness that is ideal for the surrounding historic commercial and residential blocks.
The Impact
The churches are concerned that the buildings would block sunlight during particular days of the year. Old South Company is likely to experience the highest impact on its two large sets of stained-glass windows that are fitted on the east and south of the church's sanctuary. The towers are believed to block the sun from hitting the windows in the December festivities during the 9 a.m. and 11 a.m. services.
At Trinity Church, the buildings would create a new shade on the stained glass windows. However, the bigger concern was the winter shadow that usually compromises the structural integrity of the one hundred and forty-year-old church. During winter, shadows cast on the building cause the structure to retain moisture, freeze, and thaw, which causes the development of lichen and moss.
What's more, the structure already has John Hancock Tower casting a shadow on Trinity Church, and erecting more buildings only adds to the impact. The towers' shadows are also likely to impact on Boston's Public Library- McKim Building, historic districts in Back Bay and South End, and the YWCA at Clarendon and Stuart streets.
The Historical Commission's Support
The churches have, so far, garnered support from the Massachusetts Historical Commission, the body responsible for protecting commonwealth historic properties. This commission weighed in on the issue by writing a letter to the state's environmental officials. In the correspondence, the commission cited the adverse effects that the construction has on the churches, library and the other historic districts.
Legislation on Buildings Casting Shadows
Boston has been experiencing bursts of development since the early days. The 1970s saw the city become dense and buildings rise higher. It was then that the residents opposed a proposed skyscraper that would have cast long shadows on the city's Public Garden and Common park. The protest spawned the legislation of a law that restricted any new buildings from casting shadows on the parks for over a day.
The Stuart Street Planning Study that commenced in 2008 also introduced new laws regarding building structures that cast shadows on Boston's public park and garden. This study examined the potential development opportunities and assessed the impact of density and height on the environment. The Stuart Street Zoning makes provisions for new and existing open spaces, historical buildings, pedestrian access and view corridors.
As such, new developments are required to factor in the shadow and wind impacts on adjacent structures like Copley Square, communities of Back Bay and South End, as well as Boston Public Garden. What's more, since most of Back Bay is erected on a landfill, it is important to maintain the appropriate groundwater levels.
Conclusion
In the developers' defense, the project presents lots of benefits to the general public. They also pointed out the creation of new zoning laws that allow them to build the structure with the proposed height. The height casts less shadow than what is allowable under the Stuart Street Zoning policy.