Principles And Guidelines For Future Development Of The Back Bay
June, 1999
A Report By The Development Committee Of The Neighborhood Association Of The Back Bay, Inc.

Download Principles and Guidelines for the Future Development of the Back Bay - A Report by the Development Committee of the Neighborhood Association of
the Back Bay - (PDF 1MB)

Table Of Contents

Mission Statement

Introduction and Executive Summary

I. Urban Design

II. Land Use

III. Environment and Infrastructure

IV. Transportation and Circulation

V. Community Involvement

Appendix I: Structure of Successful CACs

Appendix II: Back Bay Zoning Map

MISSION STATEMENT

The mission of the Neighborhood Association of the Back Bay (NABB), as
defined in its Articles of Organization, is "To combat community
deterioration in the Back Bay; to preserve and protect the architectural
beauty of the Back Bay; and to further the residential character of the Back
Bay."

The Development Committee seeks to enhance the character and livability of
the Back Bay by protecting the physical fabric of the historic neighborhood
as future development occurs, and by maintaining a healthy balance in the
unique mix of residential, commercial, cultural, and institutional uses that
enrich Back Bay residential life. The goal of the committee, as expressed in
this report, is to:

Encourage the City of Boston to adopt a master plan, or set of strategies,
for the neighborhood, in order to ensure development that is in harmony with
the goal of enhancing the quality of residential life in the Back Bay.

Monitor both public and private development projects that affect the
neighborhood, considering both their individual and cumulative effects.

Work cooperatively with the City and the Commonwealth, and with other
neighborhoods and business, institutional, and cultural groups, in order to
participate effectively in all stages of planning and design review.

INTRODUCTION AND EXECUTIVE SUMMARY

This report was prepared by the Development Committee of the Neighborhood
Association of the Back Bay ("NABB"), which was formed to assist the
community in dealing with the challenges of new growth in an expanding urban
economy. The report provides a framework of basic principles and guidelines
for future development. It outlines the community's vision of a healthy
neighborhood in a thriving city, incorporating important values of
urbanism-diversity, density, complexity, spontaneity and sustainable economic
growth-while protecting community cohesion, stability, continuity, and
pedestrian scale.

The principals proposed are divided into five sections:
I. Urban Design
II. Land Use
III. Environment and Infrastructure
IV. Transportation and Circulation
V. Community Involvement

Each of these areas was addressed by a subcommittee, whose objective was to
define the scope of interest of the neighborhood in each area, identify
important issues; and propose principles and guidelines that will create a
context for appropriate development and adaptation to future conditions.

KEY RECOMMENDATIONS

The following recommendations were identified as key to the success of future
planning for the Back Bay:

Key Recommendation 1. The establishment of an overall Urban Design Master
Plan which addresses the appropriate scale and density for development within
and adjacent to the neighborhood, transitions between different areas,
appropriate building materials, and environmental concerns, as outlined in
Section I, Urban Design.

Key Recommendation 2. Creation of an expanded Special Use District for
Newbury St., Boylston St. and Massachusetts Avenue to limit the number of
bars and restaurants and encourage residential use of the upper floors, as
described in Section II-2, Mixed Use District.

Key Recommendation 3. Emphasis on mass-transit-based development, as
detailed in Section IV. Transportation and Circulation. This effort should
include: expansion of the parking freeze to include corporate as well as
public spaces, zoning changes to prohibit interior parking garages in the
residential district, and emphasis on mass transportation solutions such as a
dedicated train from Seaport District to the Back Bay.

Key Recommendation 4. Responsible management of groundwater to protect the
wooden pile foundations of historic Back Bay houses from damage due to
lowered groundwater levels, as described in detail in III-5, Groundwater.

I. URBAN DESIGN

There is a critical need for an overall Urban Design Master Plan which
expressly addresses and defines limits for development not only within but
adjacent to the neighborhood. Such a plan should include the following key
elements:

The appropriate scale and density for each part of the neighborhood;
Transitions between different areas;
Building materials; and
Environmental concerns (light, air, open space, trees, etc.).

Current issues and specific recommendations concerning these key elements are
identified below.

ISSUES

Several new development opportunities still exist in this almost fully
built-out fabric, notably the Turnpike Air Rights parcels and the large
parking lot at DuBarry's. In addition, approved build-outs at the Prudential
Center and along Boylston Street provide significant opportunities for
growth. In a booming real estate market, these may invite overdevelopment .

Heavy demand for residential space in an area of finite housing stock is
leading to pressure for additions to existing buildings, often inappropriate
in scale, style, use, and materials.

Automobile accommodation in alleys and on street frontage of buildings is
increasingly displacing vegetation, closing in open space, disrupting the
street-wall and jeopardizing pedestrians.

RECOMMENDATIONS
1. SCALE
1.1 Respect FAR (floor-to-area ratio) and other zoning limits to control
density. Support extension of City of Boston zoning to Turnpike air rights
parcels.

1.2 Avoid 'superblocks' created by street closure and assembly of parcels.
Smaller building lots help to:
Keep buildings in compatible scale,
Keep street-blocks pedestrian-friendly in scale,
Minimize shadows on public areas,
Keep ownership and decision-making incremental,
Maximize opportunities for local residents and businesses,
Maximize diversity.

1.3 Maintain harmony with and appropriate transitions to existing height and
massing of buildings.

1.4 Maintain rhythms of existing street and architectural patterns.

1.5 Build to the street-wall line or zoned building line. Avoid nonconforming
setbacks, front plazas or landscaped buffers that weaken street face and
create ambiguous vacant space around buildings. Where feasible, remove
existing buildouts that disrupt street wall rhythm.

1.6 Facades should be maximally pedestrian-oriented. This includes: providing
frequent entry doors and requiring windows that show through to interior (not
closed display-box windows). Avoid large blank walls, garage ramps, and
interiorized galleria/mall entries.

1.7 Vehicles should not enter buildings across sidewalks. Service and parking
access should be from the alley. Car drop-offs and parking porte-cocheres
should be avoided.

2. TRANSITIONS

2.1 Promote connections among neighborhoods. Avoid architectural and roadway
barriers.

2.2 Promote mixed land uses in the commercial district so that residents are
served within walking distance by institutional, educational, religious,
cultural, commercial, entertainment uses.

2.3 Promote pedestrian connections at grade rather than by bridges or
over/underpasses.

3. BUILDING MATERIALS

3.1 Maintain harmony with historic materials: brick, bearing stone, slate,
wood, copper, iron, rather than concrete, steel, asphalt, glass or stone
building skin;

3.2 Retain craft and art in architecture within the context of the guidelines
of the Back Bay Architectural Commission.

4. ENVIRONMENT
4.1 Protect light and air
4.2 Plan open spaces where useful, rather than accepting residual vacancy,
empty plazas, and token planters. Keep ground plane open for pedestrian use:
avoid large "suburban" planters. Use open space covenants to protect natural
resources.
4.3 Promote connections among open spaces.
4.4 Protect existing mature trees. Reconstruct sidewalks to accommodate and
support trees to mature size, using continuous planting trenches. Avoid
grates and tree-guards, which can damage trees; do not install trees in
planters.
4.5 Lighting: Keep at pedestrian scale, in historically compatible styles.
Discourage uplights on buildings and plantings that cause glare in eyes of
pedestrians and residents.
4.6 Street Furniture: Provide benches, trash cans and drinking fountains
wherever useful. Provide bike racks to encourage bike travel and doggie bag
dispensers to facilitate pickup.

II. LAND USE

Land use in the Back Bay is divided into residential, mixed use, and open
space. (See Appendix II for a map of current zoning districts.)

1. THE RESIDENTIAL DISTRICT

The boundaries of the Residential District are: Arlington Street to
Charlesgate East and Back Street to the alley between Commonwealth Avenue and
Newbury Street, excluding the properties abutting Massachusetts Avenue.

Current uses include: single family homes, condominiums, apartments including
short-term rentals and professional offices (in conjunction with the
professional's residence)--all permitted under current zoning. In addition,
the district contains academic and other institutions, private clubs,
nonresident professional and other offices, lodging houses,
dormitories/fraternities, assisted living facilities, churches, one
restaurant, and a few businesses. All of these are currently either forbidden
or conditional uses under current zoning law. Most of the existing facilities
were grandfathered, having existed when the current zoning was adopted. In a
few instances they are conditional uses for which a permit was obtained.

ISSUES

The residential character of this area, which is set in the midst of the city
adjacent to commercial uses and which currently accommodates a host of
additional uses, is extremely fragile. A number of considerations threaten to
undermine it:

Institutional uses are both beneficial and detrimental. They do not
contribute to the tax base and may displace long-term residents or prevent
the addition of new residents. However, they may also benefit the
neighborhood, for example, when they preserve historic interiors, or provide
spaces for community functions.

The proliferation of corporate rentals displaces vested, long-term residents.
The transient nature of these short-term rentals lessens the community's
integrity.

The demand for housing in a limited geographic area with competing uses has
created pressure to add floors, ells and decks to buildings, so that the
scale and detail of the historic architecture are potentially compromised.

Parking demand increases with corporate and luxury housing demand. This, in
turn, results in the paving-over of alley rear yard areas and the development
of more garages, closing alley open space. Increased paving to create parking
may have serious negative effects on the groundwater table.

The trend has been towards loss of diversity of housing opportunities as the
residential stock is steadily converted to very high-priced condominiums and
secondary living space is converted to garages. There is a loss of safety
with the loss of ground-floor "eyes on the street" due to conversion of
ground-floor units to nonresidential uses. As parking demand increases, the
pressure builds to punch garage doors into historic facades to create
internal parking.

Parking is one of the most frequently raised and seriously debated problems
affecting the residents in this district. Without doubt, any change which
increases cars parking in this area only exacerbates this problem,
threatening the quality of life for residents.

RECOMMENDATIONS

1.1 Change the current zoning law to:
Preserve landmark quality interiors in the historic district.
Require realtors to inform prospective buyers about historic district
remodeling restrictions.
Treat interior parking as a forbidden use.

1.2 Facade Protection: Provide support and enforcement for the Back Bay
Architectural Commission guidelines.

1.3 Encourage maintaining the openness of Back Bay alleys. (Parking
recommendations are discussed in Section IV).

1.4 Corporate Hotels: Require corporate rentals to obtain conditional use
permits, to track numbers, and to be taxed at the same commercial rates as
hotels.

2. MIXED USE DISTRICT

The mixed use district of the Back Bay is comprised of Newbury Street and
Boylston Street from Arlington to Charlesgate East, and Massachusetts Avenue
from the Charles River to Boylston. It is currently zoned commercial,
although restaurants are conditional on Newbury Street and the north side of
Boylston Street. Apartments and condominiums are permitted uses in the mixed
use district.

ISSUES

The most important goal for the Mixed Use District is to encourage the
continuation of a balanced mix of residential and commercial uses. Recent
developments in the Mixed-Use District appear to be pushing towards its
conversion into a full-fledged "service district" for conventioneers and
tourists, rather than an area comprised of a balance of commercial,
residential, cultural and institutional uses, with adequate open spaces. The
City and the neighborhood must work to ensure that the Back Bay retains its
strong appeal as a special place to reside by discouraging the influx of
chain retail establishments and liquor licenses and restaurants.

RECOMMENDATIONS

2.1 Establish a Special Use District:
Cap the number of bars and restaurants permitted to limit the proliferation
of single uses.
Consider establishment of "floor by floor zoning" for buildings in the
Mixed-Use District to encourage retail uses on lower floors, residential
above.
Study appropriate number of liquor and restaurant licenses in the Back Bay
and decrease numbers by attrition, with no transfers until the target level
is reached.
Provide incentives for residential units on upper floors.

2.2 Consistently enforce conditions specified in the Board of Appeals '
conditional use permits through The Inspectional Services Department.
2.3 Prohibit live entertainment licenses because of close proximity to the
residential district and the residents residing in the mixed use district.

2.4 Prohibit transfer of new all-alcohol licenses into the district,
including those from enclosed malls and hotels within Back Bay (such as
Copley Place and Prudential).

2.5 Efforts should be directed at maintaining a human scale in the Mixed-Use
District and encouraging residents and visitors to view it as a walkable
area. The City and the neighborhood should work to encourage small to
mid-size shops in order to preserve the area's unique nature. Buildings
should remain complementary in their scale and dimension, as well as their
diversity. The small floorplates that exist, particularly on Newbury Street,
should be maintained and larger buildings and uses strongly discouraged.

2.6 Provide consistent enforcement of trash, litter, vandalism, noise,
traffic and parking laws.

2.7 No new dumpsters should be allowed on public property. Encourage removal
of existing dumpsters and the provision of interior storage/compaction for
trash.

2.8 Install covered litter baskets, and empty them more frequently,
especially during period of intense use.

3. STREET SPECIFIC RECOMMENDATIONS

NEWBURY STREET

Current Uses

Residential and Retail. Retail consists largely of specialty shops, art
galleries, salons and restaurants, small private offices. The street has
recently attracted large chains and upscale restaurants; there are currently
54 liquor licenses in 8 blocks.

Zoning

Commercial with residential permitted. The permitted building height is 65
feet with an FAR of 3. Bars and restaurants are conditional uses.

Issues

Residential uses are under pressure from high-rent commercial demand.
Diversity of commercial retail is threatened by retail chains and
liquor-licensed restaurants that are able to pay higher rents.
Traffic congestion and air pollution threaten pedestrians and residents.
Through traffic to the Turnpike on-ramp at Massachusetts Avenue exacerbates
this problem.
Control of restaurant patio areas is needed, to ensure adequate space for
pedestrian passage.
The Sign Code provisions of the Zoning Code and the requirements of the Back
Bay Architectural Commission are inadequately enforced.

Recommendations

3.1 Recognizing that the low-rise mixed residential-commercial use of Newbury
Street is vital to its attractiveness to tourists and residents, the city
should strive to maintain and enhance these qualities.

3.2 Provide special consideration for resident needs: adequate control of
noise, litter, traffic and vandalism.

3.3 Enforce heightened trash pick-up on Newbury Street during warm weather,
especially between Hereford Street and Massachusetts Avenue.

3.4 Improve street tree plantings and tree pit treatments (pruning, planting
in adequate pits, seasonal light removal).

BOYLSTON STREET

Current Uses

Retail and office; restaurant and bars (37 alcohol licenses). The approved
build-out of the Prudential Center will create a substantial addition to the
residential presence on the street.

Zoning

Zoning is for retail and office; heights vary from 90 to 120 feet and FAR
from 6 to 8, different blocks having different limits. The north and south
sides are treated differently in terms of both use and mass. The Prudential
Center is a special zoning district. The BBAC does not have jurisdiction over
the south side of Boylston Street.
Issues

The street is a visually and functionally incoherent "single-loaded
corridor," discouraging foot traffic and weakening market strength in
attracting and sustaining diverse businesses. Gaps in the street facade
discourage pedestrian traffic on long stretches of the street (e.g., the
Prudential Center's garage ramp area and open space, the Hynes Convention
Center's empty arcade, the library addition's fortress walls, the Turnpike).
Architectural styles are haphazard and incompatible.
Pavements are patchy and discontinuous, often in disrepair.
Street trees are mostly in decline.
Road width and traffic speed make pedestrian crossing difficult.
The trend is to restaurant and bar uses, attracting car traffic and users who
do not respect residents, leading to noise, traffic, graffiti, and drunken
behavior. This trend discourages other types of businesses from moving to the
street, as well as pedestrian traffic, and accelerates the downward spiral.

Recommendations

3.5 A retail presence should be strongly encouraged. Implementation of The
Boylston Street Development Plan, which anticipates an upgraded and more
visually appealing avenue, should be a City priority. Include repaving of
sidewalks in a consistent pattern, installing light fixtures as specified in
the study, and replanting of trees in wide, continuous trenches.

3.6 Encourage development of upper-floor residential use to support diverse
locally-oriented business and all-hour foot traffic, to decrease auto
traffic, and to create a constituency for protection of the street: use
zoning, tax incentives, new-development requirements for residential use. It
should be noted that the Prudential Center Master Plan mandates such
development.

3.7 Encourage commercial and institutional uses that neither generate
traffic and parking nor take away from residential housing, such as
locally-oriented goods and services, schools and small offices.

3.8 Permit no more commercial parking garages or surface parking lots;
encourage businesses to promote transit use by their patrons.

3.9 Within the proposed cap on restaurant and bar uses, encourage sit-down
restaurants that focus on food rather than alcohol.

3.10 Examine enclosing the Hynes Convention Center arcade with small shops.

MASSACHUSETTS AVENUE

Current Uses

Mixed residential, retail, commercial and institutional uses; restaurants
and bars are as-of-right uses.

Zoning

The zoning is commercial. The height limit is 120, with an FAR of 8.

Issues

Traffic congestion, pedestrian hazards and noise are increasing. Turnpike
air-rights development will affect both the character of the street and
traffic. Street trees, if any, are in decline. Sidewalks are in disrepair.
Compliance with the Boston Sign Code is inadequate; illegal neon signs are
proliferating.

Recommendations

3.11 Encourage facade improvements; expand diversity of uses.

3. 12 Provide incentives to encourage stability of neighborhood-oriented
businesses.

3.13 Encourage shop keepers to clean their sidewalks.

3.14 Change signal-light timing to provide longer walk cycles.

3.15 Provide access to the Turnpike from the northbound lane of Massachusetts
Avenue to alleviate traffic on Newbury Street.

3.16 Redesign the Massachusetts Avenue bus stop.

4. OPEN SPACES AND RECREATIONAL AREAS

The primary open spaces in the Back Bay are: The Commonwealth Avenue Mall,
the Charles River Esplanade, the park at Charlesgate, the Clarendon St.
Playground, Copley Square, and the Dartmouth Street Mall.

ISSUES

Overuse is causing damage to grass, trees and plantings. Damaged trees and
grass are not being replaced. Irrigation systems are outdated. There is a
general lack of maintenance; walkways are in disrepair. Numerous resident
uses are not being adequately accommodated.

GENERAL RECOMMENDATIONS

4.1 A coherent community based plan which accommodates and encourages
appropriate uses of open space should be developed.

4.2 Proper regulation of public functions, including adequate crowd control
and limitations on the type and number of events, is essential.

4.3 Street tree plantings should be encouraged; a watering campaign should be
developed with local businesses and residents.

COMMONWEALTH AVENUE MALL

4.4 Formalize the relationship between the Commonwealth Avenue Mall
Committee and the Boston Parks and Recreation Department in a working
structure with clear lines of authority and responsibility. Develop a
management plan similar to that created for Copley Square and the Boston
Common. Continue to enhance, where possible, City support, counsel, and
activity beyond routine maintenance (mowing, snow removal, trash removal).

Current Priorities:
Restore and maintain grass.
Install and maintain new irrigation system.
Continue tree replanting of Mall.
Design and replant underpass section of the Mall.
Repair and reactivate water outlets in the green spaces at the
Massachusetts Avenue underpass.
Complete lighting of Mall monuments.
Complete ornamental fencing at Fairfield; install experimental wing fences
at Dartmouth Street.
Add protective curbs around statues.
Redesign Collins base and reset or remove statue entirely.
Resurface walkways. Correct drainage at all cross streets.
Replace existing benches with newly approved three section wood and iron
benches.
Establish a maintenance plan for the trees including pruning,
fertilization, and injection.
Enforce all park rules, particularly the "dog ordinances."

CHARLES RIVER ESPLANADE

4.5 Support neighborhood goals in developing the Charles River Master Plan:
Increase maintenance and care of parkland, memorials and facilities; develop
and enforce guidelines for events at the Hatch Shell and on the Esplanade;
manage traffic and encourage access via public transportation; balance active
and passive recreational use; improve safety in the parkland and on the
pathways; enhance the understanding and appreciation of the Esplanade.

Priorities:
Preserve the open space; protect pedestrians and passive recreational use.
Protect from overuse by marches, performances, and parades.
Maintain and improve accessibility for recreational uses.
Restore or convert playgrounds.
Encourage experimental programs to aid the reintroduction of native species
to the area, such as native trees and a variety of fish for recreational
fishing.
Explore the possibility of dredging the Muddy River and Charles River to
improve water quality and encourage controlled vegetation.

COPLEY SQUARE

4.6 Develop a more regular system of consultations between the Friends of
Copley Square and the Parks Department. Strengthen and improve the
implementation of the Copley Square Management Plan. Continue to enhance City
support, counsel, and activity for Copley Square. Improve routine maintenance
provided by Parks Department (snow removal, trash removal, plantings).

Priorities:
Protect Copley Square from further shadows through state legislation.
Preserve open space for passive use.
Increase enforcement of park ordinances and patrol for monitoring of
skateboarding, rollerblading, panhandling, and dog violations.
Preserve open space from further visual clutter (monuments kiosks, and
other permanent installations).
Limit commercial promotions in connection with events
Increase level of scrutiny of the numbers and types of public events.

DARTMOUTH STREET MALL

4.7 Priorities:
Complete replacement of period appropriate lighting on east side of street.
Repair and restore sidewalks.
Develop and install new tree pit design.
Complete tree planting.
Replace Dartmouth Street T stations with period appropriate structures
sensitive to Old South Church, preferably on the adjacent corner where there
is an existing exit. Handicapped access should be provided.
Redesign newsstand to be a more period appropriate structure sensitive to
the Old South Church

CHARLESGATE OVERPASS PARK

4.8 Total redesign and re-thinking of the space is needed. Design should
focus on making the space less intimidating as well as restoring the link
between the Emerald Necklace and the Charles River. Develop a working group
that includes the MDC and the Parks Department to address the needs of this
derelict space.

Priorities:
Repair overpass structure.
Consider removing curved stone walls and replace by soundproof structure
nearer Turnpike.
Create system of pedestrian paths and pedestrian overpasses connecting to
the Charles River and the Fenway.
Pursue dredging of the Muddy River.
Consider adapting Boat Houses for other uses.
Encourage other recreational activities.
Introduce new lighting and other landscape enhancements; support new
plantings with a maintenance plan.
Increase enforcement of park ordinances.
Provide routine maintenance, trash collection and cleaning of waterways.

III. ENVIRONMENT AND INFRASTRUCTURE

ISSUES

Development projects often conflict with environmental goals for air quality,
shadows, water quality, groundwater table, etc. In addition, many utility
systems in Back Bay are aging and in disrepair. Too often, agencies with
jurisdiction over these utilities are uncoordinated and behind the
technological times. Changes in technology may lead to increased demand for
underground utilities; coordination among agencies, both public and private,
is essential to minimize disruption.

Traffic threatens the quality of life in the neighborhood; parking demand
exceeds capacity; the current recycling program does not address larger
buildings and is poorly implemented; water and sewer lines are antiquated and
near capacity; lowered groundwater levels threaten the neighborhood housing
stock; graffiti prevention and removal programs are inadequate.

RECOMMENDATIONS

1. DEVELOPMENT REVIEW

These recommendations are intended to supplement and enhance the guidelines
outlined in the City of Boston's Article 80 regulations, as well as the BRA's
Development Review procedures.

1.1 Support full scoping determination for all projects to provide maximum
protection of the environment and provide documentation of the cumulative
effects of development.

1.2 Eliminate "Scoping Determination Waiving Further Review" for medium and
large development projects as outlined in the City of Boston's Article 80
Development and Approval regulations.

1.3 Identify regional resources such as groundwater that require protection
and understanding.

1.4 Create environmental performance zoning using measurable performance
criteria to require a proposed project to demonstrate that the current
function of a resource area or process will be maintained or improved after
the development is completed.

1.5 Develop accurate and objective cost-benefit analysis of infrastructure
work calculating in not only primary costs such as labor and materials, but
also secondary costs (such as utilities installation that may adversely
impact groundwater and jeopardize the integrity of surrounding pilings).

2. TRAFFIC AND AIR QUALITY

2.1 Perform a City air quality study of Back Bay during the summer.

2.2 Enforce regulations against idling and fine drivers of vehicles emitting
exhaust or noise pollution exceeding standards, especially garbage trucks,
trucks and buses. Enforce stricter inspection and control of motorcycle noise
pollution using the new Department of Transportation certified Sound Decibel
Meters.

2.3 Enforce weight restrictions on roads to prevent premature deterioration
and excessive vibration: identify classes of vehicles not permitted on roads.

2.4 Fill in all potholes.

2.5 Use alternative de-icing materials to avoid salt damage to vegetation,
pavements and cars.

3. RECYCLING

3.1 Establish and publicize a full recycling program, including larger
buildings.

3.2 Establish an awareness program and create regular "drop off" days for
residents to safely dispose of common household hazardous wastes such as
batteries.

4. INFRASTRUCTURE

4.1 Coordinate work of agencies and corporations, and perform cost-benefit
analyses to determine most timely infrastructure investments.

4.2 Encourage use of existing tunnels such as transportation tunnels for
utility lines.

4.3 Streamline coordination process between utilities with respect to
repairing utility lines, streets and sidewalks.

4.4 Support the current MWRA's Combined Sewer Overflows (CSO) program,
scheduled to be complete in 2008.

4.5 Develop and implement a plan to upgrade the water and sewer
infrastructure and determine the carrying capacity of these lines. Limit
development if necessary.

4.6 Implement an adequate flood control plan at the Muddy River and other
potential flooding sites.

5. GROUNDWATER

5.1 Maintain groundwater levels to protect wood pile foundations of houses,
historic buildings, and entire neighborhoods from deterioration.

5.2 Provide financial support for the Boston Groundwater Trust to sustain the
recently initiated monitoring program, develop a computerized data base and
install new wells for the expanded monitoring network as recommended by
previous geotechnical studies.

5.3 Maintain a diligent review of proposed new real estate development
projects. Require preconstruction analysis, construction phase contingency
measures, and post-construction monitoring to avoid damage to groundwater
levels. Where pre-existing deterioriated conditions are identified,
investigate possible contributions to assist in returning groundwater to
normal levels.

5.4 Modify the ordinance for Real Estate Development Linkage Funds to
establish the Boston Groundwater Trust as a possible beneficiary.

5.5 Encourage the cooperation of public utility departments and other
agencies such as the Boston Water and Sewer Commission, the MWRA, MBTA, MDC,
and Turnpike Authority to properly maintain their underground infrastructure
in order to help manage groundwater levels responsibly.

5.6 Make necessary administrative changes to make the Boston Water and Sewer
Commission responsible for groundwater management.

5.7 Address groundwater quality by initiating a program to identify small
(under 1,000 gallons), unregulated underground oil tanks to determine their
soundness and their removal if leaking

6. GRAFFITI CONTROL

6.1 Enforce plan for systematic graffiti discouragement and removal. Replace
with: Establish a coordinated program for graffiti control and removal from
public and privateproperty.

6.2 Implement a graffiti discouragement education program, involving the
Police Department, to be presented at area schools.

IV. TRANSPORTATION AND CIRCULATION

ISSUES

Circulation is impaired by volume and inadequate traffic management; parking
demand exceeds supply.

Visitor traffic in Back Bay is causing increasing pressure on parking spaces,
congestion and air pollution problems. New development projects generally
focus on suburban and tourist patrons, who usually drive in to the city.
Developers are generally permitted to build the maximum number of parking
spaces.

Pedestrian circulation is jeopardized by increased traffic volume and light
cycles that favor traffic flow.

Car ownership in the neighborhood is increasing as the income levels of
residents rise and as more suburban families return to the city. Additional
pressure on parking comes from restaurant valet parking, which blocks streets
with double parking and occupies resident parking spaces.

Traffic problems are exacerbated by private shuttle buses, which often travel
nearly empty, and by through traffic which cuts through residential streets
to Storrow Drive and the Turnpike. The development of the Convention Center
and the Seaport district will increase these problems.

There are serious issues with mass transit. The Green Line is at capacity.
Pedestrian access to Back Bay Station and the Orange Line is difficult. The
MBTA entrance to the Hynes Station at ICA is closed.

Many special events such as charity walks and marathons are held in Back Bay,
causing traffic confusion and congestion.

RECOMMENDATIONS

1. Follow up on the June 1991 BTD Transportation Strategies for the Back Bay
Transportation Plan, to ascertain status of recommended strategies.

2. Regularly evaluate development project impacts on traffic after
construction, and compare to projections in EIR. Maintain up to date traffic
data for evaluation of new development proposals.

1. LIMIT CAR INFLUX

1.1 Obtain BRA and BTD commitments to the philosophy of limiting private
vehicle commuting. Explore ways to reduce numbers of vehicles using Back Bay
streets.

1.2 Work with the BRA, BTD and MBTA to enhance transit use to limit car
influx by visitors.

1.3 Create transit programs with local tourist-draw businesses, employers,
and hotels.

1.4 Require new developments in Back Bay to be transit-oriented and
convenient for pedestrians, with no parking garages.

2. TRAFFIC CONTROL MEASURES

2.1 Enforce existing traffic regulations and speed limits.

2.1 Install traffic-calming measures rather than traffic-expediting measures,
particularly in the residential district, to discourage car use and enhance
pedestrian safety. Keep turning radii tight and keep roadways to minimum
widths; remove lanes, narrow lanes, remove medians; remove wide right turns
and refuge islands; put the space into sidewalks instead.

2.2 Study ways to reduce overall car volumes rather than simply shunting
traffic from one street to another.

3. PEDESTRIAN TRAFFIC, BICYCLE TRAFFIC AND SAFETY

3.1 Where possible, build "neck-downs" at intersections to shorten crossing
distance for pedestrians.

3.2 Provide safe travel lanes for bicycles.

3.3 Study and rationalize signal timing to maximize safe pedestrian flow.

3.4 Link pedestrian movement to and through neighboring communities.

4. PARKING

4.1 Study residential parking sticker system to maximize existing parking
for residents, including those who do not own cars. Enforce requirement that
those using residential parking spaces be annual permit holders. Limit use of
residential space by commercial vehicles.

4.2 Examine residential zoning to determine whether 0.6 space per unit
parking ratio should be a maximum rather than a minimum.

4.3 Do not grandfather existing surface spaces into new development parking
allowance.

4.4 Enforce the parking freeze and extend to cover all off-street parking
spaces.

4.5 Prohibit new or temporary commercial surface parking lots and the
development of new public parking facilities.

4.6 Enforce valet parking regulations. Enforce ban on new individual valet
parking spaces. Implement plan to consolidate individual valet parking spaces
into zones for use by several establishments.

5. ENFORCE TRUCK-ROUTE LIMITATIONS IN RESIDENTIAL
NEIGHBORHOOD
5.1 Enforce truck restriction between 11:00 p.m. and 7 a.m. on Beacon Street.

5.2 Enforce truck exclusion on Commonwealth Avenue, Marlborough Street, and
cross streets. Replace signs that have been removed.

6. MASS TRANSIT

6.1 Promote the convenience and reliability of T service to the public.
Provide public information about the T, promotional events, passes, and free
days.

6.2 Regularly reassess maximum capacity and actual use. Maximize train
lengths and minimize headways. Provide 24-hour service.

6.3 Redesign pedestrian access to Back Bay Station to encourage use.

6.4 Provide a dedicated convention train from hotels in Back Bay to Seaport
area/South Station.

6.5 Examine effect of proposed North-South rail link on Back Bay station.

7. SPECIAL EVENTS

7.1 Designate official alternate event walk routes in various parts of the
city, and require that groups use different routes on a rotating basis.

V. Community Involvement

Good development can benefit both the city and the neighborhood. However, no
plan or objective can be successful without comprehensive and continuous
community and government interaction and involvement. Therefore, the NABB
Development Committee strongly urges that public involvement be incorporated
into all planning and development review processes.

One of the most successful techniques for public involvement is the formation
of a Citizen Advisory Committee (CAC). To be effective, CACs need to be
familiar with the concerns of the affected communities. Reports such as this
and community-based Master Plans can provide guidance to a CAC, enabling it
to work more effectively and ensuring that ongoing neighborhood concerns
are addressed in the review of a specific development project.

RECOMMENDED PROCESS

As the representative organization of the Back Bay residential community,
NABB should continue to be proactive in planning and project review, as
described below:

As a matter of BRA policy, all projects and policies affecting the Back Bay
must be submitted for neighborhood review.

Adequate time for public input should be assured. Where outside consultants
and legal assistance are required, the City should make the necessary funding
available.

NABB and other interested neighborhood organizations should be briefed by
the BRA at a standing monthly meeting concerning any pending and ongoing
plans for development or other policies or activities affecting their
communities. The results of these meetings should be reviewed internally by
the attending organizations. The attending neighborhood organizations should
also monitor ongoing projects for adherence to approved plans.

If a large-scale project is contemplated, the BRA will convene a Civic
Advisory Committee. The CAC should be structured as outlined in Appendix I.

Appendix I. The Structure of Successful CACs

Civic Advisory Committees (CACs) have become an accepted and productive
vehicle to study the potential benefits as well as the negative effects of
large projects on the surrounding neighborhoods and the city as a whole. The
largest project currently active is the Prudential Center, now in Phase II
of its process.

NABB has a long history of participation in these reviews, beginning in 1972
with the Park Plaza CAC. The Boylston Street zoning and planning effort, the
New England Building, Copley Place, and Prudential also underwent the CAC
process. All of these bodies were made up of representatives of the
constituencies most affected by the project - - neighborhood groups, labor,
government and business.

In general, the successful CACs have been deliberative and have not felt any
pressure to rush to judgment. The process may take from two to four years,
depending on the magnitude of the project, and must not be hurried by the
City, the developer, or public opinion.

A successful CAC is a complicated process that requires of its
members sound judgment, persuasive ability, political skills, and the ability
to follow the mandate of the constituent groups.

The most productive CACs have been characterized by the following elements:

A clearly defined assignment, and clearly defined advisory authority.

Strong project review powers, with CAC involvement in all phases of the
project .

Established communications, procedures and meeting schedules.

Funding for independent consultants and staff.

Independence from the BRA.

A balance between neighborhood and business interests. The CAC should be
large enough so that all affected neighborhoods are represented. A majority
of CAC members should be selected by the affected communities.

An elected, rather than appointed, Chair.

Experienced, dedicated neighborhood members and alternates appointed by
their neighborhood groups. These representatives should have clear mandates
from the neighborhoods they represent and maintain close touch with their
constituent groups.

An agreement that no building will begin until the CAC has finished its
deliberations and made a final recommendation.

Appendix II: Back Bay Zoning Districts

Key to symbols: H = residential use; B = business. First number indicates FAR
(floor area ratio, which is the allowed gross area of the structure in
relation to the total area of the lot). Second number indicates maximum
allowable height for occupied space. Thus, H-3-65 means the area is
residential, with an FAR of 3 and a maximum height of 65 feet; B-8 means a
commercial area with an FAR of 8 and no maximum height. Shaded area indicates boundary of the Back Bay Architectural District.

Chairs: Kathy Kolar
Richard Silverman