Spinnaker asks commission to treat hotel conversion like prior approval; commissioners note flood/DEEP concerns

Counsel Adam Blank and the Spinnaker development team returned to the commission to request that a previously approved mixed-use project at 108 Water Street be allowed flexibility to convert a portion of approved office space to a 30-room hotel. Presenters said exterior architecture and waterfront improvements — including reconstructed bulkhead, boardwalk, public access, boat slips and about one acre of public open space — remain largely unchanged from prior approvals; the requested change is primarily an interior-use swap to facilitate financing and reduce office-vacancy risk.

Engineers described stormwater measures including permeable walkways, crushed stone reservoirs beneath public paths and two underground infiltration systems sized for rooftop water quality treatment prior to discharge to the city system or the harbor. Presenters reiterated that a backflow-preventer agreement and coordination with DPW would be part of conditions to reduce flooding risk along Water Street. Ownership said no tenant agreement has been signed yet for water-dependent uses but they are in ongoing discussions with potential operators and with nearby projects (e.g., Manresa) about ferry/launch coordination.

Commissioners said switching office to hotel does not materially change harbor-plan consistency given prior findings, but they reiterated concerns DEEP raised about dry egress and flood vulnerability. Staff confirmed the hotel-use change was re-referred to DEEP and that DEEP will comment to Planning & Zoning as part of its review. The commission voted to find the change consistent with the harbor management plan while noting the existing concerns to be addressed in subsequent regulatory review.