Project Summary Form
The Massachusetts Port Authority (Massport) is seeking Qualifications and Expressions of Interest for development of its Core Block parcels in Commonwealth Flats on the South Boston waterfront. Massport is an independent state authority responsible primarily for operating Logan International Airport and the Port of Boston. Related to these core missions, Massport is authorized to own and develop property on Boston's waterfront.
Massport envisions the Core Block as a high profile, mixed-use development in excess of 1.5 million square feet. Because of the Core Block's large area and its location proximate to regional transportation, the Boston Convention and Exhibition Center (BCEC), and the World Trade Center (WTC), Massport believes that within a mixed-use development program this site should include uses that provide a major year-round destination of regional and local draw, a hotel with a direct physical connection to the BCEC, and a critical mass of residences (Figure 1 , requires Acrobat Reader). This mix of uses could include: destination retail, entertainment and cultural activities; a mid-priced hotel complementary to other nearby hotels; offices; and other uses. It should include elements designed to attract visitors to the area in the winter months.
Massport has completed a development permitting process for its overall Commonwealth Flats properties under the Massachusetts Environmental Policy Act (MEPA). The results of this process provide for streamlined review of individual project filings within Commonwealth Flats, including the Core Block parcels. The project will be carried out under a long-term ground lease arrangement.
The Core Block is the largest development site in Massport's 60-acre Commonwealth Flats development property in South Boston, Massachusetts. The Core Block covers 8.3 acres and is comprised of Massport Parcels C-1 through C-3, Parcel D-2, the Air-Rights Garage parcel and all the other land area within the block framed by Congress Street, D Street, Summer Street and WTC Avenue. This development opportunity, at the respondent's choice, can also include an expanded Parcel D-1 (1.3 acres) and/or Parcel D-3 (2.1 acres) for a total development opportunity of almost 12 acres (Figure 2). Massport encourages responses that include expanded Parcel D-1 within the proposed development. Parcel D-3 is available to be included within the development based upon a demonstration that it is important and desirable for the success of the proposed development and that there are significant additional benefits to Massport for including this parcel.
The Core Block is distinguished in central Boston in that it offers:
The Core Block will be at the heart of almost 7 million square feet of mixed-use development already completed, under construction or pre-permitted on Massport's Commonwealth Flats. In the larger South Boston waterfront context, the Core Block is a prominent part of what the Boston Redevelopment Authority (BRA) has planned as 31 million square feet of mixed-use development in an area that stretches from Fort Point Channel through Massport's Commonwealth Flats (Figure 3).
- Immediately available interstate highway access, an excellent local street network, rapid transit on-site and on-site parking rights for at least 1,700 cars;
- Visual prominence and a central location on the South Boston waterfront,
- Service from a full complement of utilities; and
- Superior waterfront surroundings with Fidelity Investments and Manulife Financial as building owners and occupants, a roster of other Class A office space tenants, the World Trade Center, the new Boston Convention and Exhibition Center, and a new, high-quality public open space system.
The Core Block is served by a highway interchange with direct access to interstates I-90 (east/west) and I-93 (north/south), and incorporates a major rapid transit station on the Massachusetts Bay Transportation Authority's Silver Line. Three major surface streets connect the site with downtown Boston - Congress Street, Summer Street and Seaport Boulevard. The site borders the new Boston Convention and Exhibition Center (BCEC) to the south, overlooks Boston Harbor to the north, and is five minutes away from Boston's Financial District and Logan International Airport by auto or transit.
The Core Block and associated parcels being offered (Parcel D-3 and expanded D-1) have complex and challenging physical characteristics that include air-rights conditions over the I-90 interstate highway tunnel, the Silver Line rapid transit route, active surface streets, and significant changes in grade with potential access / egress points located at different elevations along the adjoining streets. Virtually the entire site has been reworked as a result of the Central Artery/Tunnel Project (CA/T) and Massachusetts Bay Transit Authority (MBTA) Silver Line construction that has occurred over the past several years. Massport has invested in construction of certain foundation elements in anticipation of development. Careful assessment of these and other conditions, along with creative responses, will be necessary to obtain the full development potential that the site offers.
Responses to this RFQ/I should in no way feel limited to the layout suggested by the parcelization Massport established during its planning process (Figure 2) or to the development program tested as part of Massport's pre-permitting for Commonwealth Flats. Reponses should instead strive to create a compelling vision for the site that is organized in a manner that is most effective for the proposed mix of uses and brings long-term value to Massport's Commonwealth Flats property. Massport has designated Parcel D-2 for a hotel; alternative locations within the mixed-use development program are acceptable if a suitable physical connection to the BCEC is provided.
Obtaining Documents and Project Contact Person
Massport will provide copies of the RFQ/I to interested parties for $50.00 per copy. To arrange to receive a copy of the RFQ/I, write to the contact person below and include a check made out to the Massachusetts Port Authority.
Massport has prepared a number of planning, permitting and technical support documents that address the Commonwealth Flats area overall and are directly applicable to the Core Block and associated parcels. The documents are available for review at Massport's offices located at the Boston Fish Pier, on Northern Avenue in South Boston. Please call 617-946-4470 to make an appointment to review the materials. Upon request, Massport will make copies of documents; recipients will be charged for copying documents. A list of the available documents and pricing for copies is included in the Appendix to the RFQ/I.
Core Block RFQ/I contact: Mr. Andrew Hargens Senior Planner / Project Manager Business Development Department Massachusetts Port Authority One Harborside Drive, Suite 200S East Boston, MA 02128-2909 (617) 946-4470 / firstname.lastname@example.org