Opposing 27% Affordable Housing!

PruPAC divided over projects on Boylston, exeter by Dan Salerno
Back Bay Sun


At a full meeting last week, members of the Prudential Public Advisory Committee (PruPAC) were split nearly down the middle in non-binding votes on whether to oppose new development projects on Exeter and Boylston streets.

The votes indicate committee members are far from in agreement on whether the new towers-one residential, one office and retail complex will ultimately benefit or detract from the community, and the results send an unclear message to the Boston Redevelopment Authority, who will ultimately decide the fate of the projects.
PruPAC voted twice, once on the proposed residential tower known as the Exeter Residences, and once on the modern glass and steel office and retail complex proposed for 888 Boylston Street. The vote on 888 Boylston tipped narrowly towards approval, with 13 members approving and 10 opposed. The vote on the Exeter Residences was a dead-even push, with 11 yays, 11 nays, and 2 abstentions.
In response to the vote, Mayor Tom Menino has asked developers Boston Properties to rethink the design of the Exeter Residences to address residents’ concerns.
“The developer has to go back and see how they can win majority approval for the residences,” Menino told the Boston Herald. “The developer has made concessions on height and affordable housing, but they have to figure out a way to get majority community support for the apartments.”

The projects were also roundly criticized at an open public meeting earlier this fall.

Eliot Laffer, who represents the Neighborhood Association of the Back Bay (NABB) at PruPAC meetings, said the group opposed both projects in their current form for several reasons. Specifically, Laffer said NABB objects to the height of the 888 Boylston building proposed, which, at 235 feet, exceeds the 155 feet allowed by zoning.

Laffer said it was also worth considering that the residents of the neighborhood have been dealing with almost non-stop construction for years.

“The people that live around there have been dealing with continuing construction for a very long time, and a little pause might not be a bad thing to evaluate what might be the total impact of the Mandarin in terms of traffic and other considerations,” said Laffer.

For the Exeter Residences, NABB and most of the dissenters disapproved of the effective loss of "sky," the open space that gives residents of nearby buildings their impressive city views. The new building could result in the loss of some of those views, which are a major part of what owners believed they were buying when they originally purchased their condos.

However, Meg Mainzer-Cohen of the Back Bay Association (BBA) has strongly supported both projects, citing the economic benefit-$1.2 million in projected tax revenue and 600 jobs – and the need for both office space and affordable housing.

"There is very little affordable housing in the neighborhood, and the Exeter Residences would have 27 percent affordable units, which is significant," said Mainzer-Cohen. "I also think that the building design is vastly improved and would be a benefit to the streetscape of Exeter Street." 


Meanwhile, 888 Boylston would provide for much-needed office space. 
 "We continue to have a pretty strong demand for office space, especially at the Prudential Center," she said. "There are tenants that want to relocate, and there isn't enough space." She added she thought the design of the new building fits in well with the surrounding architecture, and that lowering the height of either building would reduce the economic benefit.

However, opposition to the project included not just residents, but also influential elected officials. State representatives Marty Walz and Byron Rushing and City Councilor Mike Ross voted against both projects, citing the concerns of their constituents. Councilor Bill Linehan voted in favor of 888 Boylston Street and against the Exeter Residences.

The final decision now rests with the BRA, which will vote on the matter at its public meeting on December 4. PruPAC advises the BRA but has no actual authority to approve or halt the project. Given the divided nature of last week's vote, it is also unclear what message the body will ultimately send to the BRA. Besides the divided note, calls from the mayor to address concerns with the Exeter Residences - one or both of the buildings - could be in jeopardy in their current proposal.
The project could start construction as early as June if the necessary approvals are obtained. The 888 Boylston building has been rumored to be courting Bloomingdale’s for residence in its proposed lower retail section, and would also be fronted by an expansive new pedestrian plaza with elaborate plantings and fountains.

The Prudential Public Advisory Committee, composed of local residents, business owners, and officials, has been working with the developers on the project for over a year.