Huge Fenway Center Project Closer to Reality

Boston regulators approved a $4.6 million tax break to spur construction of a new neighborhood near Fenway Park that would straddle the Massachusetts Turnpike and include hundreds of apartments, stores, restaurants, and offices. The tax deal for the $550 million Fenway Center development, negotiated by Mayor Walsh, received unanimous support from the board of the Boston Redevelopment Authority. The tax break will provide an important stimulus to a project that promises to create 1,800 construction jobs and boost economic growth.

The Boston Redevelopment Authority voted to petition the City Council for approval of a Special Tax Assessment Agreement between the City of Boston and MK Parcel 7 Development, LLC, the developer of the Fenway Center project.

The project has languished for years due to legal and permitting challenges, and the developer has struggled to generate enough funding to move forward.

Fenway Center would be among the most transformative development projects in Boston.

The 1.3 million-square-foot complex will be developed over air rights which span eight lanes of the Massachusetts Turnpike. The finished project will include 550 apartments and commercial space in five buildings between Brookline Avenue and Beacon Street; 1,290 parking spots, open space, and streetscape improvements. Plans also call for a farmers market and a bike-sharing station.

The development was approved by the BRA Board in 2011, but has been delayed due to litigation and rising costs.

Fenway Center is particularly costly and complex because it requires construction of a $45 million deck over the Mass Pike to support its main parking garage and a 27-story tower with offices, apartments and stores.

The project would be the first development to be constructed on air rights over the turnpike since Copley Place was built in the 1980s.

“We are going to cover up the highway and build a new neighborhood out of thin air,” said John Rosenthal, president of developer Meredith Management Corp.

Fenway Center will combine:

•     Fully funded, energy neutral MBTA Yawkey Commuter Rail Station
•     1,290 Parking Spaces including 750 shared-use spaces
•     500 Residential Apartments including 10% on-site affordable units and 5% offsite
•     170,000 SF of Office Space
•     Over 90,000 SF of Retail Space
•     Over 30,000 SF of Parks and Green Spaces
•     Bicycle Storage and a Bicycle Share Station
•     Community Space
•     Daycare Center

The tax relief is structured to help fund construction of the project’s retail spaces, not its apartments. The deal will reduce the project’s taxes over a six-year period during its construction and early years of operation.

After its completion, Fenway Center is expected to generate about $5 million a year in taxes. The developer would also pay the state $226 million to lease the 4.5-acre development site over 99 years.

Currently, the property generates about $152,000 a year.

Click images to enlarge

  

Northampton Square Phase II Moves Forward

The second phase of the Northampton Square project, a $154 million development that will bring 371,881 square feet of affordable housing and rooftop open space to the South End, has been approved by the Boston Redevelopment Authority. Phase II will include the construction of Albany Tower, a 26-story tower with 211 luxury apartments, at the corner of Albany and Northampton Streets, and the rehabilitation of the 12-story Harrison Tower residential building at 860 Harrison Avenue.

Click to e30arge

The Northampton Square complex is located in the South End -Lower Roxbury neighborhood, one block away from Boston Medical Center and the Boston University Medical Campuses.

Phase II of development contains two main components - the renovation of 860 Harrison Avenue, and the construction of a new residential tower at the corner of Northampton Street and Albany Street.

Albany Tower will include 211 luxury apartments, consisting of one and two bedroom units and 53,000 square feet of office space for the Boston Public Health Commission. The tower is estimated to cost $85 million to build.

Harrison Tower will include 109 residential units. At least 102 of the units created by Phase II will be affordable. Once the project is completed, the site would have close to 64 percent affordable housing.

Click to enlarge

The plaza on top of an existing parking garage will be renovated into an open space amenity for residents, including areas of green roof and rooftop farming.

The two approved buildings are part of the 3.59 acre Northampton Square Campus, which includes the existing offices of the BHCC, the South End Fitness Center, the Carter Auditorium, and a 538-space parking garage.

No changes would be made to the garage that currently serves the two existing buildings.

Trinity Northampton Limited Partnership is the developer and The Architectural Team is the architect on the project.

The total development cost for Phase II is estimated at $154 million, and is slated for completion in 2017.

The original complex was built between 1969 and 1973 to house the Boston City Hospital School of Nursing. The Boston Public Health Commission acquired the site in July 1996, and has managed the property since.

In December of 2010, the BPHC selected Trinity Financial to redevelop and manage the various components of the site.

In the fall of 2013, Trinity closed on the financing for the first phase of the redevelopment – the renovations of 35 Northampton Street. These renovations are expected to be completed in December 2014.

Energy Retrofits Now Easier and Faster Than Ever

Download The New Lutron® Energi Advisor™ app from iTunes® 
Lighting retrofits can significantly reduce lighting energy use and meet new energy code requirements. 

With minimal project information, the new Lutron Energi Advisor app, created by Lutron Electronics Co., simplifies energy audits and greatly reduces the time previously required for retrofit system design and proposal generation. 

The Energi Advisor app takes the guesswork out of project proposals and provides users with the following:

- a bill of materials

- anticipated energy savings

- anticipated return on investment

 
After configuring project information (local electric utility rates, rebates, and labor rates), the app guides users through an energy audit requiring only basic information, such as room size, number of fixtures, type of fixtures, and then produces a complete project design and budget. The app supports multiple options for each project to ensure that budget and control requirements can be addressed without compromising performance.

Get started with the Energi Advisor app today:

- Download the Energi Advisor app for iPhone/iPad from the Apple app Store

- The first time you launch the Energi Advisor app you will be prompted to enter your myLutron account credentials—easily create a free account if you don’t have one already

- Set your preferences and start auditing

 
Download the Energi Advisor App for Free 

Download Sell Sheet 

Questions about how to use the app?

† iPad, iPhone and iPod touch are registered trademarks of Apple®, Inc., registered in the U.S. and other countries. Photo courtesy of Lutron Electronics Co.
   

The Ultimate Amenity This Winter: Heated Sidewalks

As heavy, wet snow blanketed New York City then quickly turned to slush, the sidewalks in front of some luxury apartment buildings remained pristine. As if by magic, snowflakes melted as they touched the ground in front of these upscale addresses thanks to what is turning out to be the ultimate amenity this winter: heated sidewalks.
 
Common in ski resorts out west, heated sidewalks are a rarity in New York City. But during this winter season, the feature is drawing new attention. Suppliers say interest and inquiries have picked up recently from homeowners sick of shoveling.

Developers looking for a new way to stand out from an already amenity-laden crowd have taken note, as the immaculate condition of entryways with heated sidewalks has emerged as a clear distinguisher amid the harshest winter in years.

“It’s a big plus for us,” said a well-groomed doorman in a double-breasted overcoat at 535 West End Avenue, where the heated sidewalk is going on its third winter.

“It cuts the work down.” Meanwhile, across the street, at 530 West End Avenue, the sidewalk was equally clean, but the doorman and superintendent were nursing sore backs from shoveling.

High-heeled residents aren’t the only ones who enjoy the warm walkways. Dogs love it too, as there is no need for salt, which can be irritating to tender paws.

Ubiquitous in luxury ski resorts out west; heated sidewalks are a rarity in New York City. That may be partly because the wintry mix the city typically receives is more manageable than the relentless battering of snow, ice and sleet experienced this year.

With a heated sidewalk, not only is the doorway clear, but people aren’t dragging as much snow into the lobby, reducing the probability of slips and falls, he added. Plus, it frees up building staff to focus on other duties. Instead of chopping up ice on the sidewalk, for example, they can make sure that basement pipes are not freezing.

Heated sidewalks can also cut down on winter wear and tear.

Snow melt systems come in two basic varieties. Electric systems, which rely on electric coils under the pavement, can be easy to install but costly to run -- at anywhere from $9,000 to $14,500 a year for 1,000 square feet of sidewalk.

Hydronic systems, which rely on plastic tubing looped beneath the sidewalk and contain a mixture of antifreeze and water that is heated by a boiler, have a higher upfront cost but can be less expensive to operate, averaging between $2,000 and $3,000 per 1,000 square feet a year.

Advanced snow melt systems can be programmed to automatically turn on when sensors in the sidewalk detect precipitation combined with temperatures below freezing and have different zones and sensors capable of responding to runoff and other factors.

Cost-wise, it’s expensive, with installation costs in the six-figure range for a large sidewalk. The application process can be onerous, requiring a public hearing and substantial fees for the use of space underneath sidewalks. Not to mention the risk of damage if, say, the city needs to dig up the sidewalk for any reason.

Indeed, heated sidewalks are a luxury; but during this winter season, the feature is drawing new attention. Suppliers say interest and inquiries have picked up recently from homeowners sick of shoveling.

Everybody is looking to differentiate their new developments or conversion from one another. So many things have been done —playrooms, gyms, sky lounges, media rooms. But now developers are looking at the experience of entering the property.

But first, property owners must apply for “revocable consent” from the Department of Transportation for the right to construct and maintain a snow melt system under the sidewalk, as it is city property.

As the name implies, the department retains the right to revoke consent at any time.

On top of this, an annual fee is associated with the use of the sidewalk that is based on factors ranging from the volume of the installation to property values.

The costs for residential developments have annual fees anywhere from $6,000 to $20,000. And that doesn’t count how much it costs to operate.

Ultimately, a huge amount of energy is required to accomplish what one person can do with shovel in 20 minutes. Maybe I’m just old-fashioned.

Electrical Accident Kills One, Injures 2 Others

An electrical accident at a Bossier Parish park in Louisiana killed one worker and injured two others last week.

Brandon Beaver, 34, was killed on the grounds of Cypress Black Bayou Park while working on a ground-level transformer.

There had been some electrical issues reported at the park, and three contractors were working on the equipment when the accident happened.

Park Rangers reported that two electricians had been gripped by the current flowing from a live power line through their bodies. Beaver reportedly shoulder-checked the men from the power line, but was fatally injured in the process.

OSHA is now investigating the incident. OSHA's public affairs office says investigators will interview witnesses and employees, and look for any violations at the area where the accident happened.

The Ultimate Amenity This Winter: Heated Sidewalks

As heavy, wet snow blanketed New York City then quickly turned to slush, the sidewalks in front of some luxury apartment buildings remained pristine. As if by magic, snowflakes melted as they touched the ground in front of these upscale addresses thanks to what is turning out to be the ultimate amenity this winter: heated sidewalks.
 
Common in ski resorts out west, heated sidewalks are a rarity in New York City. But during this winter season, the feature is drawing new attention. Suppliers say interest and inquiries have picked up recently from homeowners sick of shoveling.

Developers looking for a new way to stand out from an already amenity-laden crowd have taken note, as the immaculate condition of entryways with heated sidewalks has emerged as a clear distinguisher amid the harshest winter in years.

“It’s a big plus for us,” said a well-groomed doorman in a double-breasted overcoat at 535 West End Avenue, where the heated sidewalk is going on its third winter.

“It cuts the work down.” Meanwhile, across the street, at 530 West End Avenue, the sidewalk was equally clean, but the doorman and superintendent were nursing sore backs from shoveling.

High-heeled residents aren’t the only ones who enjoy the warm walkways. Dogs love it too, as there is no need for salt, which can be irritating to tender paws.

Ubiquitous in luxury ski resorts out west; heated sidewalks are a rarity in New York City. That may be partly because the wintry mix the city typically receives is more manageable than the relentless battering of snow, ice and sleet experienced this year.

With a heated sidewalk, not only is the doorway clear, but people aren’t dragging as much snow into the lobby, reducing the probability of slips and falls, he added. Plus, it frees up building staff to focus on other duties. Instead of chopping up ice on the sidewalk, for example, they can make sure that basement pipes are not freezing.

Heated sidewalks can also cut down on winter wear and tear.

Snow melt systems come in two basic varieties. Electric systems, which rely on electric coils under the pavement, can be easy to install but costly to run -- at anywhere from $9,000 to $14,500 a year for 1,000 square feet of sidewalk.

Hydronic systems, which rely on plastic tubing looped beneath the sidewalk and contain a mixture of antifreeze and water that is heated by a boiler, have a higher upfront cost but can be less expensive to operate, averaging between $2,000 and $3,000 per 1,000 square feet a year.

Advanced snow melt systems can be programmed to automatically turn on when sensors in the sidewalk detect precipitation combined with temperatures below freezing and have different zones and sensors capable of responding to runoff and other factors.

Cost-wise, it’s expensive, with installation costs in the six-figure range for a large sidewalk. The application process can be onerous, requiring a public hearing and substantial fees for the use of space underneath sidewalks. Not to mention the risk of damage if, say, the city needs to dig up the sidewalk for any reason.

Indeed, heated sidewalks are a luxury; but during this winter season, the feature is drawing new attention. Suppliers say interest and inquiries have picked up recently from homeowners sick of shoveling.

Everybody is looking to differentiate their new developments or conversion from one another. So many things have been done —playrooms, gyms, sky lounges, media rooms. But now developers are looking at the experience of entering the property.

But first, property owners must apply for “revocable consent” from the Department of Transportation for the right to construct and maintain a snow melt system under the sidewalk, as it is city property.

As the name implies, the department retains the right to revoke consent at any time.

On top of this, an annual fee is associated with the use of the sidewalk that is based on factors ranging from the volume of the installation to property values.

The costs for residential developments have annual fees anywhere from $6,000 to $20,000. And that doesn’t count how much it costs to operate.

Ultimately, a huge amount of energy is required to accomplish what one person can do with shovel in 20 minutes. Maybe I’m just old-fashioned.

Electric Shock Causes Bizarre Eye Damage

An electrician's eyes were damaged, leaving star-shaped cataracts after he received a tremendous shock from a work-related incident in California. The 42-year-old electrician's left shoulder contacted 14,000 volts of electricity, according to a report. The current passed through his entire body, including the optical nerve.

It’s what you’d expect when your favorite cartoon character gets electrocuted, but not a real man: jumping in the air, body convulsions, drooling, and stars in their eyes.

But in a case reported by the New England Journal of Medicine, a 42-year old electrician in California developed star-shaped cataracts in his eyes after being shocked by 14,000 volts of electricity while on the job. The case was featured because of the images of the eye damage.

The man's left shoulder came into contact with 14,000 volts of electricity, and an electric current passed through his entire body, including the optic nerve — the nerve that connects the back of the eye to the brain. A retinal detachment eventually developed.

"The optic nerve is similar to any wire that conducts electricity," said Dr. Bobby Korn, an associate professor of clinical ophthalmology at the University of California, San Diego, who treated the patient. "In this case, the extreme current and voltage that passed through this important natural wire caused damage to the optic nerve itself."

A cataract is a clouding of the lens of your eye. People who have cataracts usually view the world as if they’re looking through a severely fogged up window. Though it normally develops slowly, eventually it impacts people’s eyesight.

Symptoms of cataracts include clouded vision, sensitivity to light, seeing halos around lights, and double vision in a single eye. Most cataracts develop either as part of the aging process, or as a result of an injury like the one reported in the New England Journal of Medicine.

The only effective treatment for cataracts is surgery to remove the cataracts from the eye and implant a new lens.

The electrician underwent cataract extraction and implantation of an interocular lens, which was followed by improvement in visual acuity to 20/400, but he could only count fingers. Although legally blind, he is now able to independently commute on public transportation.