1 Terminal Street and 5 Terminal Street South Boston, MA Latitude Longitude Address. Site Size

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1 Massachusetts Clean Energy Center Massachusetts Offshore Wind Ports & Infrastructure Assessment Parcel C-1 and C-2, Raymond L. Flynn Marine Park, South Boston, MA Address 1 Terminal Street and 5 Terminal Street South Boston, MA Latitude Longitude Site Size Total = 2.7 acres (1.1 hectares) [C-1 = 1.74 acres (0.7 ha) / C-2 = 0.96 acres (0.4 ha)] Owner/Contact Richard E. McGuinness / Dpty. Dir. Climate Change and Env. Plan. Economic Development Industrial Corporation (EDIC) 1 City Hall Square 9 th Floor Boston, MA richard.mcguinness@boston.gov /

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 C-1 and C-2 Site Webpage at and-c-2 to download the final report and view additional materials on the site, such as site plans, photographs, and other documents.

3 SITE LOCUS Parcels C-1 and C-2, Raymond L. Flynn Marine Park South Boston, MA

4 SITE LOCUS Parcels C-1 and C-2, Raymond L. Flynn Marine Park South Boston, MA Logan International Airport Boston Boston Harbor Site Black Falcon Cruise Ship South Boston

5 Location Use Classification Characteristics Site Summary Card: RLFMP Parcels C-1 & C-2 Attribute Information Notes Municipality: South Boston 0.7 nm (1.3 km) SW of Logan Airport. County: Suffolk Boston and Surrounds. Port Governance/Security: Boston Harbormaster Also: Coast Guard, Boston Police, MA State Police, Homeland Security. Distance to Ship Channel: 4,000 ft (1,200 m) Boston Ship Channel at end of slip. Distance to Open Ocean: 7nmi (13 km) Using the President Roads Channel. Distance to MA Lease Areas: 137 nmi (254 km) Around Cape Cod to sea-ward edge 127 nmi (235 km) areas. Through the Cape Cod Canal. Overhead Restrictions: N/A & Airport 3 No bridge overhead restrictions. Airport. Airport Considerations: Logan International Airport is to the NE (Air Draft Restrictions 3 5,500 ft (1,675 m) ) of the site across Boston Harbor. Channel Dimensions 1,200ft (366 m) 2 adjacent shipping channels in harbor. (width): Channel Depth: 35-40ft ( m) 2-600ft (183 m) wide parallel channels, MLLW 35ft and 40ft depths respectively. Distance to New Bedford 100 nmi (185km) Through the Cape Cod Canal and Marine Commerce Terminal: Buzzards Bay. Distance to Major Roadway: 0.6 mi (0.9km) To Interstate 90. Distance to Rail connection: N/A No rail connection at site. Navigational Restrictions/ Inner Harbor Boston Harbor Anchorage Area 1 is Considerations: Anchorage Area between the site and the open ocean. Ownership (Private v. Owned by Boston Economic Public Public): Development and Industrial Corp. Zoning Classification: Industrial Within the Ray Flynn Marine Park. Within a Designated Port: In DPA Maritime Economy Reserve Sub-district. Neighborhood Type: Industrial Maritime Industrial/commercial surrounding. Proximity to Non-Industrial Closest residence is <0.5 mi (<0.8 km) to Closest to South Use: the southwest in South Boston. Environmental Restrictions: Soil Site is parking lots. No Activity & Use Limitations identified, but is urban land. Total Acreage: 2.7 acres Parcel C-1: 1.74 acres (0.7 ha) (1.1 ha) Parcel C-2: 0.96 acres (0.4 ha) Open Acreage: 2.66 acres (1 ha) 1 small building on lot C-1. Size of Structures: ~1,780 ft 2 (~165 m 2 ) 1 small office building on C-1. # Buildings Onsite: 1 Small building in NW corner of lot C-1. Acreage of Paved Area: 2.66 ac (1 ha) Most of site is paved parking lots. Open Acreage Adjacent to 2.7 acres Whole site is next to wharf. Wharf is Waterfront: (1.1 ha) concrete deck on timber piles. Upland Bearing Capacity: <2,000psf (9.8t/m 2 ) 1 Paved parking areas.

6 Site Summary Card: RLFMP Parcels C-1 & C-2 Waterside Infrastructure Attribute Information Notes Timber pile supporting concrete/asphalt Quayside Types: Pile Supported Deck decking. Adjacent to Lots C-1/C-2. Longer wharf Quayside Length: 865 ft (264 m) extends out slip beyond end of site. Timber pile in front of stone block Timber Piles with Wharf Construction: bulkhead with concrete and paved Paved Deck decking. Quayside Condition: Fair-Good Wharf and pier decking are currently common use for fishing, ferry, and emergency vessels. Use of C-1 and/or C- 2 would need to accommodate these uses or negotiate exclusivity. Quayside Bearing Capacity: <1,500 psf (7.3t/m 2 ) 1 Decking on standard marine timber piles. Cranes: N/A No cranes onsite. Berth Depth: 35 ft (10.7 m) MLLW (shallows to 13 ft / 4m) 35 ft (10.7 m) shallows to < 13 ft (4 m) at the West end. Adjacent to Boston Reserve Channel. Berth Length: 865 ft (264 m) Berth in front of C-1/C-2. Site at end of large slip berth extends beyond property edge. Berth Width: 400 ft (162 m) Berth on south side of Black Falcon Pier extension. Berth Substrate: Fendering Type: Silt & Clay Timber Pile Fenders Marine Silts over Boston Clay, Sand and Gravel, underlain at depth by Till. Timber piles & wood cribbing forms fendering. Fendering Condition: Good Fendering in good condition. Utilities Available at Berth: Electric & Water Electric and water available at pier. 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. See airport height restriction map in Report.

7 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 Wetlands and Floodplains RESOURCES APPENDIX A: HISTORIC PHOTOGRAPHS... 23

8 1. INTRODUCTION Parcels C-1 and C-2 are part of the 190-acre (77 ha) Raymond L. Flynn Marine Park owned by the Economic Development Industrial Corporation of Boston d/b/a Boston Planning & Development Agency (EDIC). The Raymond L Flynn Marine Park is an overlay planning district for marine activity, located in Boston Harbor. Together, Parcels C-1 and C-2 are 2.7 acres (1.1 hectares) that are separated by an access road 1 and offset from the waterside by a pier area managed by the EDIC. The two parcels are currently used as parking lots, containing 257 spaces. C-1 serves as parking for the Passenger Cruise Ship Terminal and C-2, while designated for the Cruise Terminal, is used for BTD and BPDA/EDIC office vehicles. The pier area adjacent to the Sites are used by the Boston Marine Patrol, Boston Fire and Emergency Rescue, and several ferry operations. Use of the pier requires coordination with EDIC to coordinate berthing. Reserve Channel Berth 10 Access Road Berth 10 adjacent to Pier in front of Parcels C-1 and C-2 Figure 1: Boston Economic and Industrial Development Association Parcels C-1 and C SITE DESCRIPTION Parcels C-1 and C-2 are in the Raymond L. Flynn Marine Park (an overlay planning district for marine activity). The sections below provide information concerning the site characteristics, location, and general description. 2.1 Location and Description The two adjacent parcels are located on Terminal Street within the Raymond L. Flynn Marine Park with the neighboring Boston Cruise Ship Terminal at Black Falcon Pier to the east (see Figure 1). 1 Future development cannot obstruct this road, but transit across the road would likely be allowed. 1

9 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. Three dredged entrance channels provide access to Boston Harbor from Broad Sound in Massachusetts Bay. This property is located on the Reserve Channel, which leads directly into Boston Harbor. 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. 2.3 Ownership and Sales History Both parcel C-1 and C-2 are owned by the Economic Development Industrial Corporation (EDIC) of Boston. The parcels were developed into flat open parking lots by EDIC in the early 2000 s (see Figure 2a for a pre-development view). Figure 2a: Boston Economic and Industrial Development Association Parcels C-1 and C-2 during development. 2

10 2.4 Property Use The properties are currently used for surface parking, providing 257 spaces (C-1, 177 spaces; C- 2, 80 spaces) for the Boston Economic Development Industrial Corporation (EDIC) and Massport Cruise Terminal Operations. C-1 serves as parking for the Passenger Cruise Ship Terminal and C-2, while designated for the Cruise Terminal, is used for BTD and BPDA/EDIC office vehicles (BPDA, 2017). Cruise season runs from April to November, with passengers embarking, disembarking and visiting on day-long port calls (EDIC, 2013). The Cruiseport receives 120 port calls per season. A building at the northwest corner of Lot C-1 currently houses the Boston Police Harbor Patrol, which also ties up its vessels at the wharf in front of Lot C-1. In February 2013, the EDIC released a Request for Proposals for Engineering and Design Services for Planning and Feasibility Study for a parking structure with mixed-uses. While current EDIC planning is to accommodate this parking demand with an expansion of a nearby parking garage (not on lots C-1 and C-2), the study did consider lots C-1 and C-2 as a potential future site of a 950 car parking garage. Discussions with EDIC have indicated that a decision as to the future use of these lots has not been finalized, and other uses (such as offshore wind support) could be possible as long as EDIC and Massport can find other suitable arrangements for overflow parking for the Cruiseport Terminal. 2.5 Community Profile and Surrounding Land Use Surrounding land uses in this area of the RLFMP include the adjacent Black Falcon Cruise Terminal and Conley Container Terminal located on the opposite side of the Reserved Channel, both of which are owned and operated by Massport. Businesses immediately surrounding these parcels are the Boston Harbor Police Operation Center, North Coast Seafood, Massachusetts Port Authority, Boston Design Center and Boston Line Company (EDIC, 2013). Immediately to the west of the BMIP is an area developing into a mixed-use district including office, residential, and retail uses (see Massport Context Map in Figure 2b below). Figure 2b: Massport Surrounding Uses Context Map for RLFMP Area. 3

11 The RLFMP has a mission to serve as a reserve for industrial businesses and Boston-based jobs, which is bolstered by state regulations that require the majority of uses at the site be marine industrial in nature. 2.6 Access Waterside: Parcels C-1 and C-2 abut the Reserved Channel, which provides access to Boston Harbor s Main Ship Channel (see NOAA Charts in Figure 2c below). Water depths at these parcels is approximately -29 feet (8.8 m) MLLW immediately adjacent to the wharf in front of lots C-1 and C-2, and becomes deeper (-35 feet (10.7 m) MLLW) in the channel that runs between the cruise channel and Conley Terminal (known as the Reserve Channel). Bathymetric data collected in 2016 indicates that the slip docking area directly in front of parcels C-1 and C-2 ranges from feet (6 10.7m) at MLLW (see Figure 2d). Deep water access to Boston Harbor is provided by three entrance channels, which feed into the Reserve Channel and are constructed and maintained by the U.S. Army Corps of Engineers (Corps): the Broad Sound North Channel, with two lanes at 35 and 40 feet (10.7 and 12.2 m), the Broad Sound South Channel at 30 feet (9.1 m), and the Narrows Channel at 27 feet (8.2 m). The recently authorized Boston Harbor Federal Deep Draft Navigation Improvement Project will deepen the Broad Sound North Entrance Channel from 40 feet (12.2 m) to 51 feet (15.5 m) below MLLW, the Main Channel from 40 feet (12.2 m) to 47 feet (14.3 m) below MLLW, and the lower - 40-foot (12.2 m) portion of the Reserved Channel at the Conley Terminal to -47 feet (14.3 m) MLLW. The upper reach of the Reserved Channel lying beyond the Conley Terminal (in front of lots C-1 and C-2) will remain at its authorized depth of -35 feet (10.7 m) MLLW. See Figure 2e. Figure 2c: NOAA Charts for Parcels C-1 and C-2. 4

12 Figure 2d: Bathymetry surrounding site Recent Apex Data integrated with Boston Harbor Navigation Channel NOAA Navigation Chart Data. (for planning purposes only not for navigation). 5

13 Figure 2e: Planned channel improvements - from Federal Deep Draft Navigation Improvement Project Final Supplemental Environmental Impact Statement and Massachusetts Final Environmental Impact Report, April Overhead Restrictions (On Water) There are no on-water overhead bridge restrictions for vessels navigating to this site, as no bridges exist between the site and open water. The proximity of this site to Boston Logan International Airport, which is located across Boston Inner Harbor, does impart height limitations of structures at the site and travelling to/from the site (See Section 3.3 below). Landside Access Vehicular access to the property is from I-90 and 93 is via Summer Street (0.75 miles / 1.2 km) to Drydock Avenue to Terminal Street. The Berth 10 Access Road provides vehicular and waterfront access on the south. The site has excellent transportation connections including close access to a dedicated truck haul road providing easy connections to the interstate highways I-93, I-90, and I-95, all less than two miles (3.2 km) from the site (see Figures 2f, 2g, and 2h below). 6

14 Figure 2f: Land Access Routes Map for the RLFMP Area (and Lots C-1 and C-2). While not currently served by rail, there is the potential to extend rail to the site from a local track, Track 61, operated by CSX several blocks from the site. Track 61 could be extended along Tide Street to the site. 7

15 Figure 2g: Landside Access from Parcels C-1 and C-2, RLFMP. 8

16 Figure 2h: Truck routes serving the RLFMP and Parcels C-1 and C-2 (from EDIC, 2013). 3. PLANNING AND ZONING 3.1 Designated Port Area & Chapter 91 Jurisdiction The site is filled tidelands within the state-designated South Boston Designated Port Area (DPA) so is subject to MGL Chapter 91, the Public Waterfront Act and implementing regulations at 310 CMR 9.0 (Figure 3a and 3b). 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. Within a DPA, state policy and the Chapter 91 regulations strongly prioritize water-dependent industrial uses, which include, relevantly, shipping and other vessel-related marine commercial activities, manufacturing, processing, or production activities that require marine transportation or need large volumes of seawater for withdrawal or discharge. In 1999, the Boston Marine Industrial Park (now the RLFMP) Master Plan was prepared by the Boston Redevelopment Authority and EDIC. Parcels C-1 and C-2 are within the BMIP and the Master Pan designated these parcels for water-dependent industrial uses. The 1999 BMIP Master Plan established a framework for future development within the BMIP and included a specific process for review of future projects under the Massachusetts Environmental Policy Review Act (MEPA) and Chapter 91. The Master Plan/FEIR was reviewed and issued a Certificate by Massachusetts Secretary of Environmental Affairs in March In March of 2005, MassDEP issued the Master Chapter 91 License for the BMIP (License no ). In January 2017, the EDIC issued an update of the Raymond L. Flynn Marine Park Master Plan. That plan notes that the EDIC is exploring an expansion of its existing garage or a new garage on Parcels C-1 and C-2, to serve the cruise terminal and Boston harbor visitors. 9

17 Figure 3a: South Boston Designated Port Area boundary and limit of Chapter 91 jurisdiction. Map from Massachusetts Office of Coastal Zone Management (2011). Figure 3b: Chapter 91 Jurisdiction for Parcels C-1 and C-2. (property within hatchmarks is subject to Chapter 91 jurisdiction; the DPA and Chapter 91 jurisdictional lines are coterminous in this area). 10

18 3.2 Municipal Zoning The property is located in the I-2 district on the Boston Zoning Maps (see Figure 3c). Figure 3c: Zoning Districts City of Boston, Map as amended by the Zoning Commission of the City of Boston, December 16, Uses allowed in the I-2 district include Industrial and Marine Related activities (including marine industrial, commercial, and transportation activities). 3.3 Overhead Restrictions Airport Considerations In accordance with federal law (49 U.S.C. Section 44718), structures (including both permanent and non-permanent structures such as cranes) 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 US 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 5,500 ft (1,675 m) to the Northeast of the site. A composite map of Critical Airspace Surface prepared by Massachusetts Port Authority (see Figure 3d) indicates that the surface elevation in the area of Parcels C-1 and C-2 is approximately 175 (53 m) to 200 feet (61 m) MSL. This map was prepared for information and conceptual planning purposes only and does not replace the FAA s 7460 review process. 11

19 4. SITE INFRASTRUCTURE The site is located in Boston Harbor within the Raymond L. Flynn Marine Park (RLFMP), an area designated for Marine Commercial and Industrial use. The RFLMP houses a variety of commercial, transportation, and industrial related businesses that are involved in marine commerce. This includes businesses and operations related to shipping, warehousing, food product distribution, industrial, shipyard, commercial, and large-scale transportation). Several of Boston s main transportation and cargo terminals are located in the vicinity of the site, including Boston s Black Falcon Terminal (the main Cruise Ship Port for the City) located adjacent to the site; and Conley Terminal (one of Boston s main container port facilities) located across the Reserve Channel from the site (see photo below). Black Falcon Cruise Ship Terminal Parcels C-1 and C-2 Reserve Channel Conley Terminal Container Port 4.1 Site Features The site is comprised of two parcels, known as Parcel C-1 and Parcel C-2. Both of these lots are paved parking areas currently used for parking. They provide overflow parking areas for the Cruise Ship Terminal and for the maintenance and operations personnel associated with EDIC and Massport s operations. Both lots sit adjacent to a public quayside with frontage on Boston s Reserve Channel (see photo below). Between the lots and the Reserve Channel sits a roadway on the over-water cantilevered wharf. The roadway allows for loading and off-loading of vehicles onto/from vessels tied up at the quayside. While not open to through traffic, the road on the wharf does currently allow for buses and trucks associated with the cruise terminal operations to stage and short-term temporarily park on the wharf. Parcel C-1 houses a small building that is currently used by the Boston Police Harbor Patrol. Both Lots C-1 and C-2 have a small gatehouse at the entrances to the parking lots. 12

20 Parcel C-1 Parcel C-2 Public Roadway on Wharf at Quayside Parcel C-1. C-1, the western-most parcel at the pier, has capacity to house 177 automobiles in lined parking spaces as-needed to support the Cruise Ship business. The parking lot was recently (within the last 3 years) regraded, compacted, and paved with bituminous paving. On any given day, depending upon the Cruise Ship schedule, the lot may be full, partially full, or empty (see photo below). The lot sits atop urban fill that was placed in the early 20th century in the area in order to create new land in the Port. A small building that acts as an operations center for the Boston Police Harbor Patrol exists on the northwest corner of the lot. A small parking lot gate house and traffic gate exists at the entrance to the lot. The gatehouse is only utilized when the parking lot is open for cruise terminal use, or when special events are being held in the area where overflow parking may be an advantage. The adjacent wharf is used for vessel tie-up for police boats, fire boats, fishing vessels, and small ferries that take passengers to various Harbor Islands. Parcel C-1 Building Parcel C Parking Spaces Parking Lot Gate House Parcel C-1 Vessel Tie-up for Ferries and Police and Fire Boats 13

21 Parcel C-1 Building. The building on Parcel C-1 houses the Boston Police Harbor Patrol. The building is one of the operations centers for the Harbormaster and Boston Police Marine Unit. Several Police vessels are typically tied up at the dock at the adjacent wharf in front of Lots C-1 and C-2. Parcel C-1 Building The building is of single story woodframe construction, approximately 1,780 ft 2 (165 m 2 ) in size. Parking for official vehicles exists in the small lots to the east and west of the building. Photo of the front of the Building on Lot C-1 housing the Boston Police Harbor Patrol Unit. 14

22 Photo of Lot C-1 looking east toward Lot C-2. The parking lot and building on C-1 is evident in the left half of the photo, the public wharf between Lot C-1 and the quayside can be seen in the center of the photo, and the vessel tie-up area can be seen at the quayside on the far fight of the picture. Parcel C-2. Lot C-2, the eastern parcel at the pier, houses 80 automobiles and/or trucks in lined parking spaces as-needed to support the Cruise Ship business and to support the operation and maintenance of the RLFMP. As with Lot C-1, the parking lot at Lot C-2 was recently (within the last 3 years) regraded, compacted, and paved with bituminous paving. On any given day, depending upon the Cruise Ship schedule and the operations schedule, the lot may be full, partially full, or empty (see photo below). The lot sits atop urban fill that was placed in the early 20th Century in the area in order to create new land in the Port. A small parking lot gatehouse 15

23 and traffic gate exists at the entrance to the parking lot. The gatehouse is utilized rarely, when the parking lot is open for cruise terminal use, or when special events are being held in the area where overflow parking may be needed. The adjacent wharf is used for vessel tie-up for police boats, fire boats and other official vessels. Photo of the entrance to Lot C-2 looking south toward South Boston. The power plant in the background sits in South Boston on the other side of the Reserve Channel from Lot C-2. Photo from the southwest corner of Lot C-2 looking east. The parking area on Lot C-2 is evident in the left side of the photo, where maintenance vehicles for Massport and RLFMP can be seen. In the center portion of the photo, the wharf adjacent to the quayside can be seen - additional maintenance and operational equipment is parked in this area. The quayside and dock in front of the C-2 property is in the far right in the photo. 16

24 4.2 Waterside Infrastructure Berth 10, part of Parcel C-1, is located along the Reserved Channel and extends from the Summer Street Bridge approximately 550 feet (168 m) east along the Black Falcon Terminal Pier (see Figure 4a). The berth has a depth of -29 feet (8.8m) Mean Low Water (MLW), and is suitable for small- to medium-sized vessels. The wharf structure at Berth 10 consists of a concrete quay wall and concrete deck supported by timber foundation piles, as illustrated in Figure 4b. The wharf underwent partial reconstruction in The parcel includes a floating dock currently used by Boston Line and Service Company for servicing commercial vessels around the Harbor, and a floating dock for the Boston Police Harbor Patrol boats. The dock is also used to support boat operations to/from Thompson Island, and is available for use as a stop for private water taxi service (EDIC, 2017). Figure 4a: Berth 10, Parcel C-1. The following detailed description and Wharf Construction Plan for Parcel C-1 and C-2 Rear Wharf, is from an RFP issued by the EDIC in 2013; and is supported by field observations made by the Site Assessment Team as part of this assessment. Parcel C-1 s Rear Wharf which makes up the majority of Parcel C-1, is a 1918 wharf structure constructed of 8 1/2 concrete decking supported by concrete beams (spanning north-south at 10 6 on center) bearing upon concrete pile caps. The caps sit atop wooden piles which are spaced approximately 36 on center. The concrete beams supporting the deck extend to a granite seawall where the structure terminates and interfaces with solid land. The underside of the wharf structure is accessible and is tidally influenced. 17

25 Photo of bituminous covered concrete wharf adjacent to parcels C-1 and C-2. View is looking south into South Boston. Due to safety concerns the site is presently fenced and locked to prevent unauthorized entry. The top surface of the deck, covered with bituminous pavement, has extensive cracks with vegetation growing out of them. Due to improper drainage there is evident ponding of rainwater. The decking has accumulated numerous holes from deterioration. The beams are in fair-to-poor condition with significant cracking and exposure of rebar. The wharf structure is in very poor condition and of no salvage value relative to the engineering and design services for this planning and feasibility study. Parcel C-2 is of the same wharf construction as Parcel C-1 with concrete beams and pile caps. However, the concrete deck and the uppermost portions of the beams were removed under the Rehabilitation of Berth 10 project in With partial demolition complete, the entire site was backfilled with clean gravel between and over the remaining concrete beams. New concrete retaining walls were constructed on the south side which abuts Massport s berth and extends west to the East Access Road (at Bent 406). Parcel C-2 is built entirely on structural fill as is the East Access Road that leads out to Berth 10 (EDIC, 2013). 18

26 Vessels tie up to the floating dock that is currently attached to the quayside. A gangway accommodates foot traffic down onto the floating dock. The pier is currently used primarily for police and fire boats, some transient fishing vessel tie-up, and a point for boarding the small Boston Harbor Island ferry vessels. As noted above, the Boston Planning & Development Agency has plans to rehabilitate what is referred to as the Rear Wharf directly south of Lots C-1 and C-2. The rehabilitation would repair and replace the existing concrete wharf decking, reinforcing the underpinning and repairing the concrete decking and facing (see Figure 4b below for a section sketch of the wharf structure at Berth 10 (from: Figure 7, Raymond L. Flynn Marine Park Master Plan Update, 2017)). Figure 4b: Wharf Construction Plan Parcels C-1 and C-2, December 2012, from EDIC,

27 4.3 Property Utilities Both Lots C-1 and C-2 have electrical service underground, which service the onsite gate houses, the building on Lot C-1, and the pole lighting at both parking lots. Additionally, the automated hoist lift located at the quayside in front of Lot C-1 is electric, and receives service from an electrical conduit that runs under the wharf. Sewer and water connections run in the street in front of both Lots C-1 and C-2. Lot C-1 houses a building with a running water and sewer connection. Connections could be extended to other portions of both lots if needed. 4.4 Site Security The Boston Police Harbor Patrol building sits on Lot C-1. Additionally, both lots are patrolled frequently as part of the security for the Cruiseport Terminal. Both Lots C-1 and C-2 are fenced in with chain link fence, and stadium lighting exists on the parking lots that also covers the quayside. 5. ENVIRONMENTAL CONDITIONS 5.1 Soil The soil map from the United States Department of Agriculture displays that the site contains Urban land, wet substratum. Release of Contaminants on Site MassDEP tracks efforts to ensure timely and effective responses to reported releases of hazardous substances. According to their records, there have been no releases on the site and no activity and use limitations (AUL). 5.2 Wetlands and Floodplains Wetlands: There are no coastal wetlands other than the waters of the Reserved Channel 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, 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 25025C0083J) Parcels C-1 and C-2 are in Special Flood Hazard Area (SFHA) AE (el. 12). SFHAs 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 is 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 20

28 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. Figure 6: Flood Hazard Zones for C-1 and C-2. (FEMA, 2016). 21

29 6. RESOURCES Economic Development Industrial Corporation of Boston Raymond L. Flynn Marine Park Master Plan Update. Economic Development Industrial Corporation of Boston Request for Proposals Engineering Design Services for Planning and Feasibility Study, Parcels C-1 & C-2, Boston Marine Industrial Park, EDIC Project No U.S. Army Corps of Engineers Federal Deep Draft Navigation Improvement Project, Final Supplemental Environmental Impact Statement and Massachusetts Final Environmental Impact Report (EOEA #12958). 22

30 APPENDIX A: HISTORIC PHOTOGRAPHS The site s history traces to colonial times, when much of the Boston waterfront was created through filling. The area in the vicinity of the site has been used mostly for marine industrial purposes; as a dry dock, a laydown area, and for light manufacturing, storage, and parking. The following aerial photographs depict the changes at the site from 1995 through Note that the 1995 and 2000 aerial photos show that the area in the vicinity of the site is characterized by petroleum delivery and storage (note abundant above ground oil tanks across the Reserve Channel from the site). The area in the immediate vicinity of Parcels C-1 and C-2 were vacant until 2004, when development of that area began. Also evident in the 2004 photo is the activity at the CruisePort Terminal adjacent to the site with three cruise ships in port at the time. The site development into parking lots had occurred by the time the 2016 photo was taken. 23

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