Address. Boston Marine Works, Inc

Transcription

1 Massachusetts Clean Energy Center Massachusetts Offshore Wind Ports & Infrastructure Assessment Existing Conditions Report: East Boston Shipyard, Boston, MA Address Marginal Street, East Boston, MA Latitude Longitude Assessor s Parcel Number(s) (a) (233 Marginal Street) (b) ( Marginal Street) (c) ( Marginal Street) (d) (Marginal Street) Site Size Total acreage: 35.4 acres (a) 22.6 acres (984,820 s.f.) excluding marina, 11.3 acres (b) 14.9 acres (649,712 s.f.) (c) 1.7 acres (73,470 s.f.) (d) 7.6 acres (328,921 s. f.) Owner/Manager Massachusetts Port Authority Joe Sugar Lessee: Dan Noonan Boston Marine Works, Inc

2 May, 2017 This assessment was prepared for: Massachusetts Clean Energy Center 63 Franklin Street, 3rd Floor Boston, MA This assessment was prepared by: Urban Harbors Institute, University of Massachusetts Boston; Apex Companies, LLC; Tufts University; and Ramboll Please refer to MassCEC s East Boston Shipyard Webpage at: to download the final report and view additional materials on the site, such as site plans, photographs, and other documents.

3 SITE LOCUS East Boston Shipyard, Boston, MA

4 Site Summary Card: East Boston Shipyard Location Use Classification Characteristics Attribute Information Notes Municipality: Boston 0.3 miles west of Logan Airport County: Suffolk Boston and surrounds Port Governance/Security: Boston Harbormaster Also U.S. Coast Guard, Boston Police, MA State Police, Homeland Security (Airport) Distance to Ship Channel: 1500 ft (457 m) Boston Ship Channel Distance to Open Ocean: 7nmi (13 km) Using the President Roads Channel Distance to MA Lease Areas: 120 nmi (222 km) Around Cape Cod to land-ward edge 100 nmi (185 km) Through Cape Cod Canal Overhead Restrictions: N/A No bridge overhead restrictions Channel Dimensions (width): 1200ft (366 m) Shipping channel to harbor Channel Depth: ft ( m) MLLW Distance to New Bedford Marine Commerce Terminal: (2) 600 ft (183 m) wide channels run connected in parallel with 35 ft and 40 ft depths 80 nmi (148 km) Through the Cape Cod Canal and Buzzards Bay Distance to Major Roadway: 1.6 mi (2.6 km) To Interstate 90 Distance to Rail connection: N/A No rail connection Navigational Restrictions/ Considerations: Inner Harbor Anchorage Area Anchorage Area 1 is positioned directly between the site and the channel Ownership (Private v. Public): Public Massachusetts Port Authority Leased to: Boston Marine Works, Inc. Zoning Classification: Industrial Within Designated Port Area: In DPA Maritime Economy Reserve Sub-district Neighborhood Type: Shipyard Industrial/Commercial surrounding Proximity to Non-Industrial Use: Environmental Restrictions: Total Acreage: Open Acreage: Acreage Covered by Structures: Closest to North Soil [46.7 acres (18.9 ha)] 35.4 acres (14.3) can be redeveloped ~22 ac (9 ha) ~17 ac (6.9 ha) # Buildings Onsite: 12 Closest residences 0.1 mi (0.17 km) to north Excavation onsite will need a Soil Management Plan Parcel A: 22.6 acres (9.2 ha) >11.3 acres (4.6 ha) available to redev. Parcel B: 14.9 acres (6 ha) Parcel C: 1.69 acres (0.7 ha) Parcel D: 7.55 acres (3 ha) Approx. acreage not covered by buildings Multiple on-site industrial marine buildings Commercial/Industrial offices and industrial buildings For paved & compacted upland areas SF of Building Space: ~200,000 sq ft In 12 onsite buildings Acreage of Paved Area: ~18 acres (7.2 ha) Paved area not covered by buildings Open Acreage Adjacent to ~20 ac (8 ha) Adjacent to waterfront. Additional acreage Waterfront: across on-site street Upland Bearing Capacity: <2000 psf (9.76 t/m 2 ) <1,500 psf (7.32 t/m 2 ) For grassed & undeveloped land areas

5 Site Summary Card: East Boston Shipyard Attribute Information Notes Quayside Types: Steel sheets/beams Piers 1, 2, 3, 4, 5 w/ Concrete Cap Pier Waterside Infrastructure Wooden Deck on Timber Piles / Concrete Deck on Concrete Piles Former Pier 5 on West End Lot condemned. Concrete portion of pier once held railroad tracks out onto pier. Unused Quayside Length: 2,500 ft (762 m) Not contiguous - Broken up by piers Wharf Construction: Steel Sheet / Piers 1, 2, 3, 4, 5 Quayside Condition: Quayside Bearing Capacity: Graving Dock: Concrete Deck Fair Poor-Fair Poor-Unusable none <1,000psf (4.88 t/m 2 ) <2,000psf (9.76 t/m 2 ) 256 ft (78 m) X 67 ft Pier 3 (Reconditioned). Newer concrete; Piers 1, 2, 4, 5. Concrete spalling, steel sheets corroded; Former Pier 5 West End. Sections of pier have degraded and are unusable in current condition Former Pier 5, West End Piers 1, 2, 4, 5 Pier 3 (Reconditioned) Water depth ~30-feet (9.1 m) (20.4 m) Cranes: N/A No cranes for use onsite Berth Depth: 40-45ft ( m) MLLW Berth Length: 875 ft (267 m) 825 ft (251m) 485 ft (148 m) 80 ft (24.4 m) 235 ft (71.6 m) 495 ft (151 m) Pier 1 Pier 2 Pier 3 Pier 4 Pier 5 Former Pier 5 on West End Lot Berth Width: 155 ft (47.2 m) Bound by steel bulkhead Berth Substrate: Marine silts over clay, sand and gravel, Silt & Clay and till Berth is currently obstructed by steel Fendering Type: N/A cylinders to block ship access Fendering Condition: N/A Utilities Available at Berth: Electric & Water Electric and water from temporary lines Notes: 1. Load bearing capacity estimated through engineer observation without direct testing. Capacity information not available. 2. Information provided by property owner or operator. 3. Airport Considerations and Air Draft Restrictions will vary depending upon use and activity. Requirements as to whether or not a filing with FAA is necessary varies based on factors including: height, proximity to airport, location, and size/shape of structures.

6 Table of Contents 1. INTRODUCTION SITE DESCRIPTION Location and Description Boston Harbor Ownership and Sales History Property Use Community Profile and Surrounding Land Use Access PLANNING AND ZONING Designated Port Area & Chapter 91 Jurisdiction Municipal Zoning Overhead Restrictions SITE INFRASTRUCTURE Site Features Waterside Infrastructure Property Utilities Site Security ENVIRONMENTAL CONDITIONS Soil Groundwater Wetlands and Floodplains Surface Water RESOURCES APPENDIX A: SUPPORTING TABLES APPENDIX B: HISTORIC PHOTOGRAPHS... 30

7 1. INTRODUCTION The acre (18.9 ha) [35.44 acres (14.3 ha) available for redevelopment] East Boston Shipyard is the only ship repair facility in Boston Harbor equipped to serve mid-sized commercial vessels. The Shipyard is also currently home to approximately 30 businesses, including a restaurant, a community arts facility, a steel fabrication facility, a commercial maritime fueling operation, two marine construction companies, the Harbor Pilots, the Nantucket Lightship Museum, a film studio, a medical device manufacturer, and an office building. In February 2017, the Institute of Contemporary Art (ICA) announced an expansion of its artistic programming to the Shipyard. The ICA plans to renovate Building 17 at a cost of $10 million to display artwork and hold public programs there beginning in the summer of The parcels are owned by the Massachusetts Port Authority and leased to Boston Marine Works. The East Boston Marina is not being considered for redevelopment, and is not part of this analysis. The distance to the leading edge of the offshore wind areas south of Martha s Vineyard is approximately miles ( km). The route to the wind energy areas is likely around Cape Cod and not through the Cape Cod Canal, due to the vessel size restrictions for vessels travelling through the Canal. 2. SITE DESCRIPTION The sections below provide information concerning the site characteristics, location, and general description of the East Boston Shipyard. 2.1 Location and Description The four parcels that make up the East Boston Shipyard are located on both sides of Marginal Street in East Boston on the northeast side of Boston Inner Harbor. The Shipyard's piers contain 2,500 feet (762 m) of commercial berthing space, and an operational graving dock. The facility includes 8.9 acres (3.6 ha) of backland with four piers and 12 structures covering a total of over 200,000 square feet (18,581 m 2 ) for commercial offices and industry (World Port Source). Figure 1: Parcels for East Boston Shipyard. 1

8 2.2 Boston Harbor Boston, Massachusetts is New England s largest city and Boston Harbor its largest seaport. It is the closest major deep-water general cargo port to the European market. The City of Boston is the hub of the nation s tenth largest metropolitan area, with a population of nearly 4.8 million. The main deep water harbor is comprised of several sections of dredged channels maintained by the federal government: the Main Ship Channel, Reserved Channel, Mystic River and Chelsea River. These channels provide access at a depth of - 40 feet (12.2 m) at Mean Lower Low Water (MLLW) to the Port s principal terminals. The federal channel in the Chelsea River has an authorized depth of -38 feet (11.6 m) MLLW. Three dredged entrance channels provide access to Boston Harbor from Broad Sound in Massachusetts Bay. The Port of Boston is a combination of public and private facilities under diverse ownership. The marine terminals located throughout the harbor annually ship and receive about 20 million tons of liquid and dry bulk, containerized, and general cargo. The East Boston Shipyard Operates as a public property managed through a private management company. The neighboring terminals of the working port are principally public terminals and are owned and operated by Massport. These include the Conley Container Terminal on the Reserved Channel (handled nearly 250,000 containers in 2016), Cruiseport Boston (visited by 114 ships in 2016), Massport Marine Terminal, International Cargo Port, and Boston Fish Pier, all in South Boston. Massport also owns the Boston Autoport and Mystic Piers in Charlestown. The Boston Planning and Development Agency (BPDA) owns the Raymond L. Flynn Marine Park (RFMP), a 191 acre (77 ha) facility in South Boston, which houses both maritime and general industrial operations (including Massport s Marine Terminal). Further, a number of marine terminals are owned and operated privately, particularly those importing natural gas and petroleum products. All deep-draft terminals on the Chelsea River are privately-owned petroleum terminals with the exception of the SMP Terminal (formerly Eastern Minerals), which receives salt. The SMP, Conoco-Phillips Petroleum terminal, and the inactive Coastal Oil and Northeast Petroleum terminals are located between the bridges. The Gulf Oil, Irving Oil and Global Petroleum terminals are located above the Chelsea Street Bridge around the turning basin at the head of the navigation channel (MassDOT, 2013). A 2012 study of the economic impact of the Port of Boston estimated that $4.6 billion of economic value (direct, indirect, and induced) was related to the activity at the Port of Boston. 2.3 Ownership and Sales History This property is owned by the Massachusetts Port Authority, and is being leased by Boston Marine Works. Table 1: Ownership and Sale History Parcel Current Owner Sale Date Sale Price ($) Acres Massachusetts Port Authority N/A 22.6 (11.3 for portion that removes the marina) Massachusetts Port Authority N/A Massachusetts Port Authority N/A Massachusetts Port Authority N/A N/A

9 2.4 Property Use Current Use: Beginning in January 2012, Boston Marine Works (Coastal Marine Management) holds a lease (Lease Agreement PP-9472) from the Massachusetts Port Authority (Massport) for the approximately 35 acres (14 ha) of property in East Boston known as the East Boston Shipyard. The Shipyard is currently home to approximately 30 businesses, including a restaurant, a community arts facility, a steel fabrication facility, a commercial maritime fueling operation, two marine construction companies, the Harbor Pilots, the Nantucket Lightship Museum, a film studio, a medical device manufacturer, and an office building. Major subtenants include: AMEX Inc.: a leader in the coatings and linings industry, serving petro-chemical, power and water treatment companies and large commercial industrial and marine projects. Boston Bridge & Steel, Inc.: a steel fabrication facility providing structural steel needs for buildings, bridges, marine structures and large floating docks. They Lease 50,000 square feet which is operated on three shifts with a 65 man crew. The steel fabrication facility consists of three separate bays featuring overhead crane lifting in addition to oversized shipping and receiving doors. Downeast Cider: manufactures and distributes hard cider and distilled spirits. Public tours and retails sales are conducted. Harbor Arts: a non-profit public art institution working to transform the Shipyard into a space for creativity and education within East Boston. Harbor Fuels: provides fueling for commercial vessels at outer fuel station or by mobile barge. KO Pies & Catering: serves Australian-inspired food. SeaTow: provides boat towing and on-water assistance. Windy Films: a 2,000 sq. ft. studio inside a century-old fire station that produces documentaries. Most recently, in February 2017, the Institute of Contemporary Art announced an expansion of its artistic programming to the Shipyard. The ICA plans to renovate Building 17, the former carpenter s shop, a 15,000-square-foot building, at a cost of $10 million, to display artwork and hold public programs there beginning in the summer of An outdoor waterfront plaza will offer views of the harbor. 3

10 Massachusetts Offshore Wind Ports & Infrastructure Assessment Figure 2: Shipyard Inventory, East Boston Shipyard. Massachusetts Port Authority, Real Estate & Asset Management, January

11 Figure 3: East Boston Shipyard. Massachusetts Port Authority, Real Estate & Asset Management, April Historical Uses: The East Boston Shipyard has operated as a ship building and repair facility for decades, including during World War II. Massport purchased the Shipyard in 1985 (including the land and water sheet that now comprise the marina) to further its mission of promoting and safeguarding the Port of Boston by preserving one of the last ship repair yards in the Boston Harbor. 2.5 Community Profile and Surrounding Land Use East Boston is one of Boston s 23 neighborhoods. It is just under 4.75 square miles with a population of 40,508 (2010). In the mid-1800s, East Boston was a significant waterfront industrial center with multiple shipyards. At that time it was also a major port of entry to the U.S., and East Boston continues to attract and retain many immigrants. The neighborhood is connected to the core city and the surrounding region by highways and transit in tunnels beneath the harbor. Logan International Airport, operated by Massport, occupies 1,700 acres (688 ha) of East Boston approximately 0.70 miles (1.13 km) from the Shipyard; it is New England s largest transportation center from which 40 airlines carry tens of millions of passengers to more than 100 destinations each year. The Shipyard is one of a diminishing number of properties along the inner harbor waterfront currently supporting water-dependent industrial and commercial uses. Water-dependent industrial uses along the East Boston waterfront include tugboat operations; layover for tugs, barges and water transportation vessels; fish gear distribution; lobster trap storage; pilot 5

12 operations; and water transportation services. The shipyard site is bounded by a few other smallscale industrial uses and beyond that, a residential neighborhood of two- and three-family homes. 2.6 Access Waterside: The site is located in Boston Harbor, where the Federal Channel (two parallel 300-foot (92 m) wide channels) maintains depths of at least 40 feet (12.2 m) MLLW to open water in Massachusetts Bay. From this site, it is approximately 10.5 miles (16.7 km) to open water at the eastern end of the Broad Sound Entrance Channel. The U.S. Army Corps of Engineers is responsible for the maintenance of the Federal Channel. The shipyard has ready access to Boston Harbor s Main Shipping Channel. The depth of the nearest portion of the Main Shipping Channel to the site is -40 feet (-12.2 m) MLLW. The Ted Williams Tunnel that crosses beneath Boston Inner Harbor seaward of this site limits the depth of navigable waters in the harbor above this crossing. The elevation of armor protection atop the Ted Williams Tunnel I-90 (TWT), may permit deepening of the Main Ship Channel up to a depth of 45 feet (13.7 m). Distance to the leading edge of the offshore wind areas south of Martha s Vineyard is approximately miles ( km); the shorter route measured is for transit through the Cape Cod Canal, and the longer route around Cape Cod. Figure 4: Recommended Plan of Improvement Dredging for Boston Harbor Figure 4: Boston Harbor Deep Draft Navigation Project. 6

13 Overhead Restrictions (On Water) Figure 5: NOAA Charts for East Boston Shipyard. There are no on-water overhead restrictions or bridges for vessels navigating to this site. Landside Access: The property is located off of Route MA-1A N. After traveling through the Lieutenant William F. Callahan Tunnel, vehicles take the exit towards East Boston from MA-1A N, and take Orleans Street to Marginal Street. The property can be accessed from Marginal Street. The property is also located less than a mile from Route I-90. The Callahan Tunnel has a vertical height restriction of 12.5 feet (3.81 m). 7

14 Figure 6: Landside Access from East Boston Shipyard. 3. PLANNING AND ZONING 3.1 Designated Port Area & Chapter 91 Jurisdiction This site is located in the state-designated East Boston Designated Port Area (DPA). The majority of the site is subject to MGL Chapter 91, the Public Waterfront Act, and implementing regulations at 310 CMR 9.0 (Figure 7). Chapter 91 is a state law requiring the Massachusetts Department of Environmental Protection (MassDEP) to authorize by license any activities structures, fill, dredging, use changes in flowed or filled tidelands. 8

15 Massachusetts Offshore Wind Ports & Infrastructure Assessment Figure 7: Chapter 91 Jurisdiction in East Boston Shipyard. (Property within hatchmarks is subject to Chapter 91 jurisdiction) 3.2 Municipal Zoning The property is located Maritime Economy Reserve (MER) sub-district of the East Boston Neighborhood zoning district. Zoning regulations applicable to the site are in Article 53, Sections to of the Zoning Code of the City of Boston. Uses allowed in the MER sub-district include a range of industrial, commercial, community, institutional uses. Residential (houses, apartment buildings, and condominiums) exist abutting the site on the north (across Marginal Street from the main site). 9

16 Figure 8: Zoning Districts City of Boston, Map 3A/3B East Boston Neighborhood District. Adopted by the Zoning Commission of the City of Boston, January 19, Noise The Boston Zoning Code restricts noise levels such that no person shall create or cause to be emitted from or by any source subject to Regulation 2, any noise which causes or results in a maximum noise level, measured at any lot line of any lot in recreational or business use in any Industrial Zoning District in conformance with the Boston Zoning Code, in excess of any level of the Industrial District Noise Standard, Regulation 2.5 (BZC). Any specific questions about hours of operation and noise limits will be addressed by the Planning Board or Zoning Board of Appeals through performance standards and conditions placed on a new use of the property. In addition to town regulations, all properties in Massachusetts are subject to Massachusetts Department of Environmental Protections Policy DAQC Allowable Sound Emissions, which generally restricts noise at a property line to 10dB above ambient sound. 3.3 Overhead Restrictions In accordance with federal law (49 U.S.C. Section 44718), structures that may result in the obstruction of/interference with navigable airspace or interference with air/space navigation facilities and equipment may require studies to determine the impact on safe and efficient use of said airspace, facilities, and/or equipment. The Federal Aviation Administration (FAA) of the U.S. Department of Transportation, is responsible for review of any proposed construction that would intrude into navigable airspace. Federal regulations at 14 CFR Part 77 require the filing of a notice (FAA Form ) for the proposed construction or alteration of certain objects that may affect the navigable airspace. The requirements for filing with the FAA for proposed structures vary based on a number of factors including height, proximity to an airport, location, and frequencies emitted from the structure. In accordance with Part 77.9, a notice must be filed with the FAA at least 45 days prior to the commencement of construction for any construction or alteration that is more than 200 ft (61 m) above ground level (AGL) at its site. Boston Logan International Airport is located less than one mile (1.61 km) from the site, and the site is in the flight path of some of the runways at the airport. A Composite Map of the Critical 10

17 Airspace Surfaces surrounding Logan International Airport, prepared by Massport (see supporting material on the CEC website for the East Boston Shipyard) indicates that the height restriction surface elevation in the area of the Shipyard is 170 feet (51.8 m). Surface elevations are referenced in feet Above Mean Sea Level (AMSL NAVD88). This map, which can be found at MassCEC s East Boston Shipyard Site Webpage 1, was prepared for information and conceptual planning purposes only and does not replace the FAA s 7460 review process. 4. SITE INFRASTRUCTURE The East Boston Shipyard site contains six piers, five of which are associated with the main property and one pier that is located near the west end of the site. While much of the site could be made to accommodate offshore wind purposes, the current site operators are interested in continuing to operate the onsite marina. As such, the area marked Marina, and Pier 1 adjacent, are not currently available for industrial redevelopment purposes. There are 12 buildings on the site, used for different purposes ranging from a museum, to retail and office space, maritime support, light industrial, and heavy (steel) fabrication. Only a few of the businesses currently on the site include marine industrial water dependent uses. West End Boat Storage Central Building Complex East End Boat Storage Former Pier 5 Pier 5 Marina Pier 4 Pier 1 Pier 3 Pier Site Features The main site features are described in the paragraphs below. Site visits were conducted at the site in March At the time, the site was active with numerous businesses in operation

18 The site features: Nine acres (3.6 ha) of backland for lay down; Three pile supported concrete piers (Piers 1, 2 & 3); Approximately 20 acres (8.1 ha) of water sheet; Boat repair and storage shed; 200,000 square feet (18,580 m 2 ) of commercial office and industrial building area in 12 structures; 2,500 linear feet (762 m) of commercial berthing space; Graving dock (67 ft x 256 ft / 20 m x 78 m) currently not operational (doors off). In 2016, investments were made for: Replacement of sewer main, Building 17; Renovations to third floor office space, Building 31; Renovations to Building 32 for retail - Downeast Cider. Site Entrance. The site is accessed by Marginal Street, which becomes a private street, passes directly through the site, and is gated off at the eastern site border. A three-story cement block building is located at the site entrance and acts as offices and an information center. Conference rooms, administrative offices, and storage exist in the building. Across the street from the information center is the first building noted as part of the Central Building Complex. The property has a unique activity taking place in the form of mega-art that adorns many of the buildings throughout the site (see photo of fish sculpture on top of building). West Yard Winter Boat Storage Area. The west end of the site is an open winter boat and equipment storage area. The land is a 2.15-acre (0.9 ha) un-paved dirt surface in this area, with an estimated load bearing capacity on the landside of <2,000 psf (9.8 t/m 2 ). The periphery of this portion of the site is covered with vegetation, including trees, shrubs, bushes, and grassy patches. A few piles of construction debris and rip-rap stone exist on this portion of the site as well. There is also a large crawler crane at the water s edge that appears to have been unused for some time. 12

19 Boats are stored on the dirt parking area during the winter and launched via the onsite boat travel lift into the marina in the spring. The images above show the boat storage area during the winter and summer. Also located in this area is a large above-ground fuel storage tank (1,000 gallon capacity), surrounded by bollards. The tank is used to house fuel for the onsite vehicles and for vessels. The waterfront side of the lot is dominated by a linear pile of rip-rap stone that forms a protective barrier for the west end boat storage portion of the site. A large crane exists on this portion of the site. 13

20 Central Building Complex. The main industrial buildings occupy the central area of the site along the waterfront, and consist of mainly concrete block storage, shop, and light fabrication buildings flanking, on either side, a pair of large concrete block and corrugated steel industrial shed buildings with open architecture. The buildings are concrete slab on grade, and the area around the buildings is paved. The western-most buildings in the area are used for heavy industrial fabrication. Central Building Complex: East Side Central Building Complex: Boston Bridge and Steel Central Building Complex: West Side Central Building Complex West Side. Two concrete block garage buildings with offices (Buildings 15 and 24/34) with overhead doors to the quayside take up 45,000 ft 2 (4,180 m 2 ) and 55,000 ft 2 (5,110 m 2 ) of the lot, respectively. These buildings are used for storage of materials and laydown for onsite businesses. The area just to the west of the buildings (between the buildings and the west end boat storage area) is a paved driveway and access road for the onsite travel lift (at the quayside). SeaTow. The East Boston Shipyard is one of the SeaTow locations in Boston Harbor. One of the smaller buildings in the central building complex is a SeaTow storage building. SeaTow is a commercial marine safety company that provides towing services for mariners in the harbor. Several SeaTow vessels were noted at the site. 14

21 Boston Bridge & Steel. The large open shed buildings in the central building complex were being utilized by a bridge component and steel fabrication business, Boston Bridge and Steel, at the time of the site visit. The large buildings open on the waterside via large overhead doors to allow for load out of fabricated components via water. Boston Bridge & Steel in Central Building Complex The interior of the fabrication shed buildings is characterized by high ceilings and open areas. Fabrication of large specialty steel bridge components was occurring in the building at the time of the site visit. The west fabrication shed consists of a 20,000 ft 2 (6,100 m 2 ) open fabrication area, with a ceiling height of 36 feet (11 m) to cross-beams. The east fabrication shed consists of a 25,000 ft 2 (7,620 m 2 ) open fabrication area, with a ceiling height of 45 feet (14 m) to cross-beams. 15

22 The interior of the fabrication sheds house equipment and raw materials for steel fabrication. Steel I-beams along the walls provide support for overhead cranes that are operating in the buildings. According to facility managers, there are three overhead cranes in the main fabrication shed: Two 25-ton overhead cranes; and One 20-ton overhead crane. On the waterside of the buildings, large overhead doors lead from the fabrication sheds out onto the quayside. The area is paved. This photo (right) shows the typical construction style of the buildings. 16

23 Central Building Complex East Side. East Side of Central Building Complex Buildings The east side of the central building complex is a series of small corrugated and concrete block buildings with a number of different tenants, including storage for a marine constructor, a fabrication facility for an underwater robotics fabricator, and offices for Boston Bridge & Iron. 17

24 East of the Central Building Complex Portion of Site: Steel Laydown Yard. To the east of the main central building complex is a steel laydown yard used by Boston Bridge & Steel and Patriot Marine (Construction), and another winter boat storage area (see aerial below). These areas are unpaved but compacted surfaces. The photo of the open storage yard area to the east of the central building complex shows surfaces that are a mixture of paved and unpaved compacted earth [estimated load bearing capacity <1,500 psf (7.3 t/m 2 ) for compacted earth surfaces, to <2,500 psf (12 t/m 2 ) for paved surfaces]. Load bearing capacity was estimated from visual observation. No testing was conducted (determination of true loading capacity requires testing). The parking area and boat storage just east of the central building complex is paved and currently used for parking of vehicles for workers in the central building complex east side, and for the storage of boats in the winter (photo at left). East End Boat Storage / Parking Area. At the eastern extent of the property (east of the steel laydown yard and east of a graving dock that exists on the site) there is a second boat storage yard and a vehicle storage yard. The boat storage yard portions of this area have paved surfaces, and an estimated load bearing capacity of <2,500 psf (12 t/m 2 ), estimated by visual observation (no testing conducted). 18

25 These two photos depict 2-story buildings on either side of the graving dock, which houses office space and common areas. The building on the west side of the graving dock houses the Boston Marine Pilots Association Headquarters. The area around these buildings, and around the graving dock, is paved for vehicular traffic. 4.2 Waterside Infrastructure. The East Boston Shipyard sports a complex quayside and waterfront, which is comprised of a bulkheaded quayside, a series of finger piers, and a rip-rap slope. 19

26 At the west end of the lot, between the harbor and the west end boat storage area, the coast is rip-rap frontage to the water. An old pier (former Pier 5 ) exists here, which is dilapidated. It has two parts a wooden deck finger pier on timber piles (which is mostly collapsed) and a concrete finger pier on concrete piles that once held a rail line that extended out onto the pier. The concrete section of the pier is also in poor condition, with numerous collapsed segments; however it represents infrastructure that is currently unused that could be rehabilitated or replaced. (Above photos: Former Pier 5 at east end of property. Wood portion is collapsed and concrete section is in poor condition.) 20

27 Marina (Pier 1). [EXCLUDED]. The East Boston Marina portion of the property (pictured in the photo below) is to remain as a marina and is not available for redevelopment at this time. Long Pier (Pier 2). The next pier to the east of the marina, known as Pier 2, is an old concrete deck on a steel sheet, concrete and timber pile pier. The pier itself is aging; however, the site manager indicated that the apron leading out onto the pier has been strengthened and repaved within the last several years to accommodate the seasonal storage of vessels on top of the pier (as seen in aerial below). Pier 2 Above photos: Pier 2 Spalling is apparent in multiple places along the pier. Floating steel bumpers keep vessels from docking at the pier at present for safety considerations. Load bearing capacity is estimated at <1,000 psf (<5 t/m 2 ) or less (lower at the edges where spalling is evident). 21

28 Quayside between Piers 2 and 3. The quayside between the Piers 2 and 3 is of steel sheet with concrete decking. The area between the buildings in the central building complex area next to the quayside is concrete paved for higher load bearing capacity. The estimated load bearing capacity is <2,000 psf (<9.8 t/m 2 ). A travel lift exists at the quayside here servicing the marina and the other tenants (i.e., SeaTow). The travel lift extends out into the berth on steel and timber pile supports. The quayside berth here is approximately 275 feet (84 m) long, and has a draft of approximately 45 feet (13.7 m) MLLW according to composite bathymetric information (NOAA and private data) collected as part of this study. Load bearing capacity for the quayside adjacent to this berth is estimated to be <2,500 psf (<12 t/m 2 ). Central Pier (Pier 3). To the east of the quayside bulkhead in front of the central building complex, Pier 3, a narrow finger pier, extends out into the harbor 485 feet (148 m). The pier is approximately 30 feet (9 m) wide and is of concrete deck construction on steel sheets/piles. According to site operations personnel, Pier 3 was recently resurfaced and rehabilitated (including a new concrete surface), and as such it is expected that the load bearing capacity is estimated to be less than 22

29 1,500 psf (7.32 t/m 2 ). At the time of the site visit, several large tug vessels related to Boston Marine Pilots Association operations were parked at Pier 3. Above: Photos of Pier 3 showing new concrete decking. Tugs parked at dock. Bollards, electrical box, and other infrastructure on the pier. Pier 4 and the Quay between Piers 3 and 4. The area between Pier 3 and Pier 4 is a quayside of concrete deck on timber pile bulkhead. Pier 3 itself is a small finger pier (175 feet by 20 feet / 53 m by 6 m) in size. It is of concrete deck on timber piles, and is in relatively poor condition. To the east of Pier 4 (between Pier 4 and Pier 5) is the graving dock and associated infrastructure. The graving dock dates to a period when the site produced new vessels. The graving dock itself is approximately 256 feet by 67 feet (78 m by 20 m), and is currently showing a depth in site 23

30 bathymetry of approximately 15 feet (4.5 m) MLLW. The graving dock does not appear to have been used in some time, and the doors that would close the dock off from the harbor have been removed and are leaning up against the quayside near the graving dock entrance. Pier 5. The eastern-most pier on the property is Pier 5, which is a concrete deck on steel sheet foundation. The pier is approximately 250 feet by 40 feet (76 m by 12) in size. The pier currently has a number of dredge plant equipment (hopper scow and bottom dump scow) tied up at the dock. An attached house-boat office used by the Boston Marine Pilots is docked at the end of the pier. Two Pilot vessels were in port at the time of the site visit. 24

31 4.3 Property Utilities The property is serviced with overhead and underground electric utilities, including electric pedestals on a number of the piers. The property has underground water and sewer in the onsite buildings. 4.4 Site Security Site security is currently provided by a patrolling private security force and supplemented by the East Boston Police. The site has fencing at its eastern border and surrounding the western boat storage area. 5. ENVIRONMENTAL CONDITIONS The site is a centuries old pier and shipyard. As such, it is expected that contamination persists in soils at the site, with some low levels of fuel based and/or metals based contamination present. Work where the site surface will be disturbed should be conducted under a Soil Management Plan. 5.1 Soil Release of Contaminants on Site The Massachusetts Department of Environmental Protection (MassDEP) tracks efforts to ensure timely and effective responses to reported releases of hazardous substances. According to their records, there were seven reportable releases on the site between 1987 and One release site, highlighted in the Figure below, has an activity and use limitation (AUL). Figure 9: Activity and Use Limitation Area in East Boston Shipyard. 25

32 5.2 Groundwater Groundwater data at the site was not available at the time of the site visit. The site is an historic industrial site however, and as such, it is expected that contamination persists in soils and groundwater at the site, with some low levels of fuel-based and/or metals-based contamination present. Work where the site surface will be disturbed should be done under a Soil Management Plan. 5.3 Wetlands and Floodplains Wetlands There are no coastal wetlands other than the waters of Boston Harbor on this site. The Massachusetts Wetlands Protection Act, (MGL Ch. 131, Section 40, and implementing regulations at 310 Code of Massachusetts Regulations (CMR) 10.00) define the resource areas and activities subject to regulation, and the wetland interests or values to be protected. The interests protected by the Act are: flood control; prevention of storm damage; prevention of pollution; and protection of fisheries, shellfish, groundwater, public or private water supply, and wildlife habitat. The 100-year floodplain (see next section) is a resource area defined by and subject to the Massachusetts Wetlands Protection Act which is implemented by the City of Boston s Conservation Commission. Any project on (or within 100 feet (30.5 m) of certain resource areas) requires a permit (called an Order of Conditions) from the Commission. Floodplains According to the latest Federal Emergency Management Agency s (FEMA) Flood Insurance Rate Map (FIRM) dated March 16, 2016, (map number 25025C0081J) most of the shipyard property south of Marginal Street and most of the property north of Marginal Street are in Special Flood Hazard Area AE (el. 12). Areas so designated are defined as any land that would be inundated by a flood having a 1-percent chance of occurring in a given year (referred to as the base flood). Development may take place within a SFHA as long as the development complies with the city s floodplain management ordinance. The City of Boston s Flood Hazard District regulations are in Article 25 of the city s Zoning Code and reference Appendix 120.G (Flood Resistant Construction and Construction in Coastal Dunes) of the Massachusetts Building Code which contains the regulations for new construction and substantial improvements in flood hazard areas. Generally, within SFHAs, all buildings or structures erected or substantially improved within a flood-hazard zone shall be elevated so that the lowest floor is located at or above the base flood elevation, in this case, 12 feet NAVD88. 26

33 Figure 10: Base Flood Elevations for the AE. (FEMA, 2016). 5.4 Surface Water There is no surface water at the site (other than within the graving docks). Catch basins and storm drains were noted on the street that bisects the site during the site walk, as well as in a number of the paved areas on the site. The catch basins and storm drains connect to the city s storm water management system in the area. 27

34 6. RESOURCES Plans provided by Boston Marine Works, Martin Associates. Economic Impact of the Port of Boston. Prepared for the Massachusetts Port Authority. Massachusetts Department of Transportation, 2013, The Ports of Massachusetts Strategic Plan Technical Memorandum Number 2 Maritime Port System Infrastructure and Existing Operations. Massachusetts Port Authority and US Army Corps of Engineers New England District, 2013, Final Feasibility Report and Final Supplemental Environmental Impact Statement/ Massachusetts Final Environmental Impact Report for Deep Draft Navigation Improvement: Boston Harbor Boston, Chelsea and Revere Massachusetts. Boston Transportation Department. South Boston Transportation Study, in association with the Boston Redevelopment Authority and Massport. ESS Group, Inc The Identification of Port Modifications and the Environmental and Socioeconomic Consequences. U.S. Department of the Interior, Bureau of Ocean Energy Management, Washington, DC. OCS Study BOEM pp. Massachusetts Department of Environmental Protection Chapter 91 Licenses. Massachusetts Division of Watershed Management Massachusetts Year 2014 Integrated List of Waters. CN: Massachusetts Department of Environmental Protection. Massachusetts Port Authority Massport Marine Terminal: Development Issues and Alternatives Analysis. Business Development and Maritime Departments. Department of the Army, New England District Boston Harbor, Massachusetts Navigation Improvement Project Final Feasibility Report and Final Supplemental Environmental Impact Statement and Massachusetts Final Environmental Impact Report (EOEA #12958). 28

35 APPENDIX A: SUPPORTING TABLES RTN City/Town Site Name/ Location Aid Reporting Category Notification Date Compliance Status Date Phase RAO Class Chemical Type BOSTON- EAST BOSTON MASSPO RT NONE 1/15/1987 RAO 7/5/1996 PHASE II A BOSTON- EAST BOSTON BOSTON MARINE WORKS TWO HR 3/1/1994 RAO 3/17/1997 A1 Oil BOSTON- EAST BOSTON NO LOCATIO N AID TWO HR 5/20/2003 RAO 7/21/2003 A1 Oil BOSTON- EAST BOSTON ALONG WATERF RONT 120 DY 1/24/2007 RAO 7/27/2010 Hazardous Material BOSTON- EAST BOSTON BOSTON- EAST BOSTON WATER LINE REPAIRS/ SEWER LINE REPAIRS 120 DY 1/26/2007 RAO 7/27/2010 COMMER CIAL PROPER TY TWO HR 8/29/2015 PSNC PHASE III A3 10/29/201 5 PN Oil Hazardous Material BOSTON- EAST BOSTON EAST BOSTON SHIPYAR D MARINA TWO HR 11/10/2016 PSNC 12/21/201 6 PN Oil Table A1. Release Tracking Numbers for 256 Marginal Street. The highlighted row has an Activity and Use Limitation. 29

36 APPENDIX B: HISTORIC PHOTOGRAPHS The site has operated as a shipyard since approximately the early 1900 s. Aerial photographs from the 1990s show the shipyard as active, with large (dredge) barges parked in the onsite slips. The aerial images below depict a timeline for the site s use. 30

37 31