Boston Harbor Shipyard and Marina Investment Plan

Boston Harbor Shipyard & Marina has prepared this presentation to inform the public of our investment plan details to improve the East Boston shipyard and better serve our boaters, commercial tenants, and the city of Boston.

Last Updated: October 31st, 2023

 

To view a recording of this presentation at a recent Boston Harbor Now Public Forum, click HERE

 

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Charlestown Marina, an Ocean Havens Property

About Us

BHSM is an Ocean Havens Property
  • Ocean Havens is a Massachusetts-based family business with 40 years of redevelopment experience
  • Operating award-winning marinas in Boston, Provincetown, and Portland, ME
  • Community-focused approach with attention to neighborhood benefits & character
  • Specializing in innovative waterfront development
  • Strong partnerships supporting local vendors and suppliers
  • Transforming properties into world-class destinations with state-of-the-art facilities
  • Image: Charlestown Marina, awarded "Large Marina of the Year" by Marina Dock Age Magazine in 2022

     

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History of the Shipyard

  • THE JEFFRIES POINT SHORELINE AND THE CURRENT BOSTON HARBOR SHIPYARD & MARINA BUILDS ON NEARLY TWO CENTURIES OF SHIPBUILDING ALONG THE EAST BOSTON HARBOR SHORELINE, SPANNING FROM THE SIMPSON'S DRY DOCK COMPANY FOUNDED IN 1853, THROUGH BETHLEHEM STEEL SHIPBUILDING AND DRYDOCK, TO THE ACTIVE SHIPYARD AND MARINA IT IS TODAY
  • AN IMPORTANT AND HISTORIC SOURCE OF ECONOMIC ACTIVITY SINCE 1853, CONTINUING TO PROVIDE JOBS AND ECONOMIC DEVELOPMENT FOR EAST BOSTON
  • THE EAST BOSTON DPA WAS CREATED IN 1978 TO PROTECT WATER DEPENDENT INDUSTRIAL USES AND PROMOTE WORKING WATERFRONT JOBS AND BUSINESSES SUCH AS THOSE PROVIDED AT THE SHIPYARD

     
Historic Boston Harbor Shipyard

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East Boston DPA

WHAT IS A DPA?
  • DPA IS A DESIGNATED PORT AREA
  • DPA’S ARE LAND AND WATER AREAS WITH CERTAIN PHYSICAL AND OPERATIONAL FEATURES THAT HAVE BEEN IDENTIFIED TO HAVE STATE, REGIONAL, AND NATIONAL SIGNIFICANCE WITH RESPECT TO THE PROMOTION OF WATER-DEPENDENT INDUSTRIAL USES
PURPOSE OF THE DPA PROGRAM 
  • TO PROMOTE AND PROTECT WATER-DEPENDENT INDUSTRIAL USES
DPA POLICY
  • STATE POLICY SEEKS TO PRESERVE AND ENHANCE THE CAPACITY OF THE DPAS TO ACCOMMODATE WATER-DEPENDENT INDUSTRIAL USES AND PREVENT THE EXCLUSION OF SUCH USES FROM TIDELANDS WITHIN DPAS
East Boston DPA

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Economic Impact

BOSTON HARBOR SHIPYARD AND MARINA 
  • A WATERFRONT MIXED-USE FACILITY, SUPPORTING PRIMARILY MARITIME INDUSTRIAL ACTIVITIES IN THE EAST BOSTON DESIGNATED PORT AREA
  • ONE OF THE FEW REMAINING FACILITIES SUCCESSFULLY SUPPORTING THE COMMERCIAL MARINE AND WORKING WATERFRONT INDUSTRIES IN EAST BOSTON AND BOSTON HARBOR 
  • 23-ACRE FACILITY IS HOME TO MORE THAN 30 BUSINESSES 
  • FULL-SERVICE MARINA, VESSEL FUELING, 2,500-LINEAR FEET OF COMMERCIAL BERTHING, A RESTAURANT, CIDER BREWERY, AND ARTS/CULTURAL ATTRACTIONS
CURRENT ECONOMIC BENEFIT
  • BHSM SUPPORTS 450 JOBS DIRECTLY IN THE EAST BOSTON COMMUNITY
  • BHSM IS HOME TO OVER 30 SMALL LOCAL BUSINESSES 
  • BHSM TAX PAYMENTS PROVIDE SIGNIFICANT SUPPORT TO THE CITY AND STATE
FUTURE ECONOMIC BENEFIT
  • $12 MILLION INVESTMENT IN FACILITIES AND INFRASTRUCTURE
  • AN ADDITIONAL 100,000 RENTABLE SQUARE FEET FOR 12 NEW EAST BOSTON BUSINESSES WITH AN ESTIMATED 100 ADDITIONAL JOBS
  • SUPPORTING EAST BOSTON’S HISTORY AND TRADITION IN SHIP BUILDING AND REPAIR BY POSITIONING THE SHIPYARD TO COMPETE IN CURRENT AND EMERGING MARITIME INDUSTRIES

     

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Upland Tenants

BUILDING 21
  • MARINA RESTROOMS, SHOWERS, AND LAUNDRY
  • MARINA LOUNGE
  • MAIL ROOM
BUILDING 31
  • BOSTON HARBOR SHIPYARD AND MARINA OFFICE
  • BOSTON SCUBA
  • CARLTON'S WHARF REALTY
  • GOLDEN STAIRS IMMIGRATION
  • CAMERON LAW
  • IRM
  • J.F. WHITE
  • MCCOURT
BUILDING 32
  • DOWNEAST CIDER
BUILDING 12
  • BOSTON HARBOR SHIPYARD AND MARINA SHOP
BUILDING 12A
  • MASSPORT PARKS MAINTENANCE
BUILDING 22
  • PHASE(N) MEDICAL DEVICES
BUILDING 23
  • ICA WATERSHED
BUILDING 24
  • BLUE ATLANTIC FABRICATORS
BUILDING 35
  • LV MARINE
  • GRAIN ARCHITECTURAL MILLWORK
BUILDING 15
  • BLUE ATLANTIC FABRICATORS
BUILDING 24A
  • SEA TOW BOSTON
BUILDING 13
  • PATRIOT MARINE
BUILDING 14
  • HARBOR HOUNDS
BUILDING 16A
  • SEABISCUIT RESTAURANT
  • DEME GROUP
BUILDING 16B
  • EASTIEFIT
BUILDING 16C
  • WINDY FILMS
BUILDING 17
  • LIGHTHOUSE RESTORATION
BUILDING 11
  • BOSTON HARBOR PILOTS
  • MASSPORT PARKS MAINTENANCE
BUILDING 17A
  • BOSTON HARBOR PILOTS
BUILDING 36
  • DEME GROUP
  • FOSS MARITIME
  • BLUE ATLANTIC FABRICATORS
  • SEA MACHINES ROBOTICS
  • BOSTON YACHT SERVICES

Commercial Berthing Tenants

PIER 1
  • BOSTON SCUBA
  • CAREFREE BOAT CLUB
  • HARBOR FUELS
  • LV MARINE
  • NANTUCKET LIGHTSHIP
  • RED TOP BOATS WATER TAXI
PIER 2
  • ACK MARINE
PIER 3
  • ATLANTIC COAST TOWING
  • SEA TOW BOSTON
  • NOLAN ASSOCIATES
  • STASINOS MARINE
PIER 5
  • BOSTON HARBOR PILOTS
  • CLEAN HARBOR CLUB
  • COADY MARINE
  • PATRIOT MARINE
  • PUCCI LOBSTER CO.
  • SEA MACHINES ROBOTICS

Tenants at Work

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Community Involvement

COMMUNITY SUPPORT
  • BOSTON HARBOR SHIPYARD AND MARINA IS COMMITTED TO ITS SUPPORT AND INVOLVEMENT IN THE EAST BOSTON COMMUNITY AND IS CONTINUALLY SUPPORTING AND PROMOTING LOCAL PARTNERS, BUSINESSES, AND COMMUNITY GROUPS 
  • ACTIVELY SUPPORTING HARBORARTS, SEA WALLS MURAL PROJECT, ICA WATERSHED, ZUMIX, AND PIERS PARK SAILING CENTER IN EAST BOSTON 
  • HOSTING ANNUAL COMMUNITY EVENTS SUCH AS CINEMARINA MOVIE NIGHT AND KIDS IN BOATING
FUTURE IMPROVEMENTS 
  • PROVIDING NEW AMENITIES FOR NEIGHBORS AND TENANTS INCLUDING AN EXTENSION TO THE PUBLIC HARBORWALK, OPEN PUBLIC GREEN SPACES, AND A CONTAINER VILLAGE FOR SMALL LOCAL BUSINESSES 
  • IMPROVING PEDESTRIAN CONNECTIONS THROUGH THE SHIPYARD AND TO THE WATERFRONT WITH DESIGNATED PEDESTRIAN AND BIKE LANES
  • DEVELOPING AN UPDATED TRAFFIC MANAGEMENT PLAN IN PARTNERSHIP WITH MASSPORT AND THE CITY OF BOSTON TO IMPROVE TRAFFIC FLOW, CONGESTION, AND PARKING CONDITIONS

     
ZUMIX

Public Art

Community Events

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Investment Plan Goals

Boston Harbor Shipyard and Marina Intends to
  • GROW THE LOCAL EAST BOSTON ECONOMY BY CREATING JOBS AND BUILDING A SKILLED AND DIVERSE WORKFORCE THAT IS REPRESENTATIVE OF THE COMMUNITY
  • PROMOTE AND PROTECT WATER DEPENDENT USES INCLUDING VESSEL HAULING, MAINTENANCE AND REPAIRS, WATER TRANSPORTATION, AND OFFSHORE WIND SUPPORT
  • UPGRADE THE DATED INFRASTRUCTURE OF THE SHIPYARD TO IMPROVE SAFETY, ACCESSIBILITY, EFFICIENCY, AND CLIMATE RESILIENCY
  • FURTHER ESTABLISH THE SHIPYARD AS A PLACE FOR THE COMMUNITY TO GATHER AND ENJOY BY INCREASING PUBLIC ACCESS AND DESIGNATING COMMUNITY SPACES

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Guiding Principles

ECONOMIC
  • SUPPORT AND GROW MARINE INDUSTRIAL TENANTS WITHIN THE DESIGNATED PORT AREA
  • CREATE NEW JOBS TO SUPPORT A SKILLED AND DIVERSE WORKFORCE
INFRASTRUCTURE & ENVIRONMENT
  • REMAIN AT THE FOREFRONT OF ENVIRONMENTAL INNOVATION AND SUPPORT NEW IDEAS TO IMPROVE RESILIENCY
  • MAKE SIGNIFICANT INVESTMENT IN REPAIRING THE SHIPYARD’S WATERFRONT BULKHEADS AND PIERS
  • BUILD ON GREEN INITIATIVES: 
    • SOLAR PANELS
    • VEHICLE AND VESSEL CHARGING STATIONS
    • CONSTRUCT NEW BUILDINGS ENGINEERED FOR FUTURE COASTAL FLOOD RESILIENCY GUIDELINES
    • DESIGN FOR CLIMATE IMPACT WHEN RENOVATING EXISTING BUILDINGS
    • REDUCE HEAT ISLAND EFFECTS BY ADDING TREES AND GREENERY
    • PROVIDE SHADE STRUCTURES FOR VISITORS AND EMPLOYEES
    • IMPLEMENTING INNOVATIVE, NATURE-BASED RESILIENCY PRACTICES
COMMUNITY
  • IMPROVE COMMUNITY ACCESS WITH A NEW HARBORWALK AND DESIGNATED PEDESTRIAN AND BIKE LANES
  • CREATE A COMMUNITY DESTINATION WITH A CONTAINER VILLAGE FOR FOOD, RETAIL, AND ART FROM LOCAL VENDORS
  • SHOWCASE THE HISTORY OF SITE BY CREATING EXHIBITS ON IMMIGRATION AND SHIPBUILDING
  • INSTALL HISTORIC INFORMATIONAL SIGNS THROUGHOUT THE SHIPYARD AND HARBORWALK
  • DESIGNATE A COMMUNITY ROOM TO BE UTILIZED BY EAST BOSTON COMMUNITY GROUPS
  • CONTINUE TO PROMOTE AND SUPPORT PUBLIC ART IN THE SHIPYARD

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Proposed Investment Plan

SHIPYARD: EXPANDED VESSEL MAINTENANCE, STORAGE, AND REPAIR FACILITIES WITH NEW TENANT BUILDINGS

MARINA: EXPANSION OF SLIPS AND SERVICES, AND IMPROVED ACCESS

CONTAINER VILLAGE: WATERFRONT PUBLIC COURTYARDS, OPEN SPACES, AND LOCAL RETAIL VENDORS

 

Proposed Investment Plan

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Areas of Focus

INFRASTRUCTURE INVESTMENT
  • THE SHIPYARD INFRASTRUCTURE IS OVER 100 YEARS OLD AND HAS RECEIVED LITTLE INVESTMENT IN MANY DECADES
  • INVESTMENT IN COSTLY WATERFRONT INFRASTRUCTURE UPGRADES ARE CRITICAL TO FUTURE SUCCESS AS A MARINE INDUSTRIAL FACILITY
  • INVESTMENT WILL RESULT IN IMPROVED GROUND CONDITIONS, PARKING AND ROADWAYS, UTILITIES, BULKHEADS, PIERS, AND PUBLIC AREAS
TENANT SPACE
  • EXISTING BUILDINGS AND TENANT SPACES DATE TO THE EARLY 1920S AND 1940S
  • RENOVATIONS OF EXISTING BUILDINGS ARE NEEDED TO ENSURE PRESERVATION AND TO REMAIN FUNCTIONAL FOR MODERN USES
  • NEW BUILDINGS ARE REQUIRED TO MEET DEMAND FOR CURRENT MARINE INDUSTRIAL NEEDS
  • INVESTING IN UPGRADES TO EXISTING BUILDINGS, AND ADDING OVER 100,000 RENTABLE SQUARE FEET WITHIN 4 NEW BUILDINGS
PUBLIC ACCESS
  • PUBLIC ACCESS THROUGH THE SHIPYARD IS CURRENTLY MIXED WITH INDUSTRIAL ACTIVITIES AND LIMITED BY EXISTING SITE CONDITIONS
  • INVESTMENT PLAN WILL PROVIDE EXPANDED AND IMPROVED PUBLIC USES WHILE INCREASING PUBLIC ACCESS TO THE EAST BOSTON WATERFRONT
  • CONSTRUCTING NEW BUILDINGS TO PROVIDE SPACE FOR EAST BOSTON COMMUNITY GROUPS AND OTHER PUBLIC USES
  • CONTINUE TO SUPPORT PUBLIC ART AND ART-ACTIVISM

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Project Details

Steps required to achieve investment plan goals and guiding principles:
  • Infrastructure repairs
  • Investment in new boat lift and equipment
  • Construction of new buildings
  • Marina investment
  • Designated pedestrian and bike access
  • New harborwalk
  • Container Village

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Project Overview

Project Overview

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Public Pedestrian Entrance

  • INSTALLATION OF SIDEWALK BETWEEN PIERS PARK AND SHIPYARD ENTRANCE
  • ADDITION OF TREES ON NEW SIDEWALK AND OTHER AREAS THROUGHOUT THE SHIPYARD
  • PROPOSED NEW BIKE LANE
  • NEW PEDESTRIAN ENTRANCE TO THE SHIPYARD, CONTAINER VILLAGE, AND HARBORWALK
Proposed New Pedestrian Entrance

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New Harborwalk

  • 650 FEET OF NEW, PUBLIC HARBORWALK WITH FURNITURE, GREENERY, AND LIGHT FIXTURES
  • DESIGNATED PEDESTRIAN AND BIKE LANES THROUGH THE SITE
  • PROVIDE A NEW, DESIGNATED COMMUNITY BUILDING

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New Container Village

  • CONTAINER VILLAGE TO OFFER ADDITIONAL VENDOR AND RETAIL SPACE WITH ACCESS TO NEW HARBORWALK
  • SUPPORT SMALL LOCAL BUSINESSES AND RESTAURANTS WHILE PROVIDING ADDITIONAL NEIGHBORHOOD AMENITIES
New Container Village

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Marina Investment

  • CONSTRUCT A NEW MARINA TO FEATURE 150 ADDITIONAL BOAT SLIPS
  • INSTALL INNOVATIVE WAVE ATTENUATION SYSTEM, IN-SLIP ELECTRIC VESSEL CHARGING STATIONS, AND A DESIGNATED WATER TRANSPORTATION DOCK
Marina Investment

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Infrastructure and Boat Lifts

  • INVEST IN INFRASTRUCTURE UPGRADES TO IMPROVE GROUND CONDITIONS, UTILITIES, BULKHEADS, PIERS, AND PUBLIC ACCESS
  • FILLING OF OLD GRAVING DOCK, RAZING OF DETERIORATED BUILDING 17, CONSTRUCTING NEW BOAT LIFT PIERS, AND UPGRADING SEAWALLS AND BULKHEADS
  • REPLACE EXISTING BOAT LIFT AND HAULING PIERS FOR IMPROVED CAPACITY AND EFFICIENCY
  • ADDITION OF A SECOND BOAT LIFT AND ASSOCIATED PIERS FOR LARGER SIZE VESSELS
INFRASTRUCTURE AND BOAT LIFTS

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New Buildings

  • MODERNIZE BUILDINGS TO PROVIDE FUNCTIONAL, UPDATED, AND EFFICIENT TENANT SPACES
  • CONSTRUCT NEW BUILDINGS TO ACCOMMODATE EXPANDED MARINE INDUSTRIAL USES AND ASSOCIATED NEW TENANTS
  • 4 NEW BUILDINGS TO SUPPORT INCREASED DEMAND FOR MARINE INDUSTRIAL ACTIVITIES AND EXPANDED TENANT SPACE
    • BUILDING 1: TRAVEL LIFT AND SHIPYARD MAINTENANCE SHOP
    • BUILDING 2: FIRST FLOOR SHOP SPACES WITH SUPPORTING OFFICES ON SECOND FLOOR
    • BUILDING 3: SHOP SPACES WITH MEZZANINE OFFICES PROVIDING DIRECT ACCESS TO VESSEL REPAIR YARD. DESIGNATED COMMUNITY ROOM
    • BUILDING 4: VESSEL MAINTENANCE AND REPAIR SHED WITH TRAVEL LIFT ACCESS
New Buildings

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Original Building Plan - June 2021

Building 4 Original Plan - June 2021

Depiction of first building plan and location
Dimensions are 95 feet height to eave, 225 feet long, 125 feet wide
10-foot set back from Marginal Street

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First Revision - February 2022

Building 4 First Revision - February 2022

Depiction of first revision based on community feedback


Set back additional 110 feet from Marginal Street and added community building


Dimensions are 95 feet height to eave, 225 feet long, 125 feet wide


120-foot set back from Marginal Street

 

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Final Revision - March 2023

Building 4 Final Revision - March 2023

Depiction of second revision upon further discussion with community


Lowered building height by 30 feet 


Dimensions are 65 feet height to eave, 225 feet long, 125 feet wide


120-foot set back from Marginal Street

 

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Future Travelifts

With new 75-ton and 300-ton Travelifts, BHSM will be able to haul larger vessels out of the water for maintenance, storage, and repair. The Travelifts are very large in size to support these kinds of vessels, and require a certain building height in order to maneuver into the bays.

300-ton Travelift

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Next Steps

Community Engagement
  • BHSM WILL CONTINUE TO ADDRESS COMMUNITY QUESTIONS REGARDING PROJECT DETAILS
  • QUESTIONS AND COMMENTS CAN BE SUBMITTED DIRECTLY TO BHSM OR THROUGH JPNA
  • REGULAR UPDATES TO COMMUNITY ON PROGRESS AND TIMELINES AT JPNA MEETINGS
  • CONTINUE TO PROVIDE TOURS TO NEIGHBORS SHOWING CONDITIONS AND PLANNED IMPROVEMENTS
Design, Permitting, and Engineering
  • AS BHSM FINALIZES PERMITTING AND ENGINEERING, MORE DETAILED DESIGNS AND ARCHITECTURAL CONCEPTS WILL BE AVAILABLE
  • BHSM IS COMMITTED TO IMPROVING THE FACILITY IN A WAY THAT IS KEEPING WITH THE HISTORY OF THE SITE AND THE SURROUNDING NEIGHBORHOOD
Traffic Management Plan
  • CONTINUALLY UPDATING AND IMPROVING OUR TRAFFIC MANAGEMENT PLAN TO ADDRESS TRAFFIC, PARKING, AND TRUCK CONGESTION THROUGH ALL PHASES OF THE INVESTMENT PLAN
  • THE TRAFFIC MANAGEMENT PLAN WILL ADDRESS ON-SITE PARKING TO ENSURE THAT ALL FACILITY AND TENANT OPERATIONS HAVE SUFFICIENT PARKING WITHIN THE FACILITY
Construction
  • INVESTMENT PLAN CONSTRUCTION IS PROJECTED TO BEGIN IN 2024 WITH A 5-TO-10-YEAR FULL BUILD TIME
  • CONSTRUCTION WILL BE COMPLETED IN THREE PHASES AS OUTLINED BELOW

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Timeline

INITIAL PHASES TO START IN 2024 WITH 5 TO 10 YEAR FULL BUILD TIME



PHASE 1 – SITE WORK
  • PREPARING THE SITE AND GROUNDS FOR DEVELOPMENT
  • FILL GRAVING DOCK, IMPROVE GROUND CONDITIONS, UPGRADE ASSOCIATED INFRASTRUCTURE
  • INSTALL MARGINAL STREET SIDEWALK BETWEEN SHIPYARD ENTRANCE AND PIERS PARK


PHASE 2 – SHIPYARD DEVELOPMENT
  • CONSTRUCTING NEW MAINTENANCE AND SUPPORT BUILDINGS
  • CONSTRUCTING NEW BOAT LIFT PIERS
  • INVESTING IN NEW EQUIPMENT TO SUPPORT INDUSTRY NEEDS


PHASE 3 – MARINA AND CONTAINER VILLAGE
  • NEW PUBLIC AMENITIES AND ACCESS FOR EXPANDED COMMUNITY BENEFIT AND IMPROVED PEDESTRIAN ACCESS
  • 150 SLIP MARINA EXPANSION
  • CONTAINER VILLAGE FOR SMALL LOCAL BUSINESSES, PUBLIC OPEN SPACES
  • 650 FEET OF NEW WATERFRONT HARBORWALK 

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Thank you

Please send any questions and comments to marinaoffice@bhsmarina.com

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