
The Paul Rudolph Foundation has been keeping an eye on Rudolph's Blue Cross Blue Shield Building, which is due to be demolished as part of Boston Mayor Thomas Menino and Developer Steve Belkin's plan to construct a 1,000-foot tall tower at Winthrop Square known as Trans National Place (or, Tommy's Tower depending upon who you ask in Boston...)
The plan for the tower, originally proposed in 2006 and designed by the architect Renzo Piano, is to be built over an adjacent city owned parking garage located at 115 Federal Street.

The Paul Rudolph Foundation and others were shocked to discover that Piano planned to demolish Paul Rudolph's iconic Blue Cross/Blue Shield building in order to allow for a park next to the planned tower. "But if it is not demolished, we lose the opportunity to create a city square," said the architect in a March 4th, 2007 article in the New York Times.

The Boston Landmarks Commission on March 13th 2007 reviewed Mr. Belkin's application for a demolition permit, and the Foundation and several groups including Docomomo - an international organization devoted to preserving Modernist buildings - joined together to urge the panel to reconsider. “We are not opposed to the new development, but we would like to think there is a solution that could accommodate the preservation of Mr. Rudolph’s building,” said David Fixler, president of Docomomo’s New England branch. According to a March 15th article in the Architectural Record,
Preservationists at a public hearing on Tuesday criticized what they characterize as a rush to demolish Rudolph’s building. They noted that the proposed tower faces a long permitting process with no guarantees it will be constructed.
The Commission issued a 90-day stay of demolition as a result. Mr. Piano decided to drop out of the project two days later - the reason not publicly discussed but widely assumed to be due to Mr. Belkin's insistence to increase the width of his very slender design.
Mr. Belkin then turned to CBT/Childs Bertman Tseckares Architects Inc. to complete the project, which now includes an extra 200,000 sf for a total of 1.7 million.
In a May 9th television broadcast, Mr. Belkin stated the $1 billion project was on schedule and that he would have permits by the end of the year, with construction to begin in early 2008 and be complete in 2011.
Trouble for the project then began in late May, when the Boston Herald revealed that Belkin's company hadn't begun payments to the city to purchase the estimated $70 million parking garage and that there was no deadline for him to begin the payments. The Boston Business Journal then announced the garage
will remain open for the next two years until it is sold to Trans National Properties. The sale of the garage property is expected to be between $70-100 million. Until the sale is completed, the city of Boston will continue to receive revenues from the garage. The Boston Redevelopment Authority issued a request for proposals for new management and a new lease agreement for the garage.
Storm clouds continued to grow over the proposed tower later that month, when it was discovered the new building "could run afoul of a state law that bars new buildings that would cast additional shadows on Boston Common" according to the Boston Herald Business Reporter.
In July of 2007, the city announced it had finalized a deal with Network Parking Company Ltd. to run the parking garage for 1 year beginning July 1st, with an option to extend on a year-to-year basis for no more than 3 years.
In a September 28th article in the Boston Business Journal, Kairos Shen, the Boston Redevelopment Authority's (BRA) Director of Planning, announced there were at the time at least three design schemes being considered, including 76-, 77- and 79-story versions. According to BRA's acting Director Paul McCann, "Belkin is spending $250,000 a month designing the project." McCann also stated the city was withholding entering into an agreement to give the adjacent parking garage to Mr. Belkin until they were confident the project was moving forward. The article goes on to say,
When businessman Belkin, a local entrepreneur, submitted his response to the city's call for proposals in November 2006, he estimated he would receive tentative designation in January, final designation in May and he would acquire needed land -- he already owns an adjacent building that would be razed to make room for the tower -- from the city in July. So far, none of those things have happened.
Whether the tower will still be 1,000 feet is up to Belkin.
"That's a major decision on his part," said McCann. "You don't build a 1,000-foot tower if it's not financially feasible. That has to be on his mind every day (that) he's spent a quarter of a million dollars a month."
On October 4, the Boston Herald announced the city-owned parking garage would remain "for at least another year, casting doubts that [it] will ever get built." According to the article, the Boston Redevelopment Authority (BRA) and Belkin couldn't agree on a fair-price for the property.
Then, an article about the project published May 16, 2008 in the Boston Globe stated
The Federal Aviation Administration has told Boston officials that, at 1,000 feet, the skyscraper might be an obstruction, possibly in the flight path of a plane aborting a landing at Logan and unexpectedly veering off over downtown Boston at low altitude.
The tower is "stalled because of the FAA issue on height," Mayor Menino said
But this is not the only problem Belkin faces. With the financial markets in turmoil, financing for a billion-dollar building might be harder to come by.
An executive working on the project [at CBT Architects of Boston], who asked not to be identified because he is not authorized to speak, said the design work on the building has almost stopped because of these troubles.
And the latest information comes from an article in the November 16th issue of the Boston Herald,
So far, plans for a 1,000-foot tower at Winthrop Square championed by Mayor Thomas M. Menino have stalled. Sources say the project is dead and that Steven Belkin, chairman of Boston-based Trans National Properties, probably will never build the city's tallest tower.
According to the paper, the Trans National Place tower is one of many projects that have been cancelled or at least indefinitely put on hold.
The Paul Rudolph Foundation sincerely hopes that the city will reconsider preserving Paul Rudolph's iconic Blue Cross / Blue Shield building should plans ever move ahead for Mr. Belkin's tower.