boston's south end

March 5, 2013

Boston’s South End What’s New and What’s Next?

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Overview

Randi Lathrop

Director of Business Development

Boston Redevelopment Authority

NAIOP MASSACHUSETTS

PRESENTATION

MARCH 5, 2013

Vision and Development Overview

for the Harrison Albany Corridor

--Randi Lathrop, Director of Business Development

--Justin Krebs, Principal, Normandy Partners

--Ted Tye, Managing Partner, National Development

BOSTON REDEVELOPMENT

AUTHORITY

CORRIDOR OVERVIEW AND PLANNING PROCESS

PLANNING PROCESS

- 2.5 year public process - 16+ meetings - 30-member Advisory Group - Consultant & in-house

analysis - Visioning - Public realm - Transportation - Zoning recommendations


AUTHORITY

• GUIDE FUTURE GROWTH THROUGH COLLECTIVE VISION

• BALANCE MARKET INTERESTS VS. NEIGHBORHOOD CONCERNS

• LAND USE CONTROL

• UPDATE CURRENT ZONING

• REGULATE BUILD-OUT TO TRANSPORTATION CAPACITY

• CREATE NEW CONNECTIONS

• ENHANCE PUBLIC TRANSPORTATION

BACKGROUND & VISION


AUTHORITY

BACKGROUND & VISION

URBAN DESIGN FRAMEWORK

1. USE CORRIDORS

2. GREEN CORRIDORS

3. PLACE-MAKING

4. STREET GRID & BLOCK PATTERN

5. STREETSCAPE TYPES

6. HEIGHT

7. FAR

URBAN DESIGN FRAMEWORK


AUTHORITY

PUBLIC REALM


AUTHORITY

• Images are illustrative for planning purposes and not definitive

• Linework does not represent actual alignments or dimensions and instead reflect general intent

PUBLIC REALM

STREET GRID AND BLOCK PATTERN

HEIGHT CHANGES

• Images are illustrative for planning purposes and not definitive • Linework does not represent actual alignments or dimensions and instead reflect general intent

EXISTING AS OF RIGHT HEIGHT


AUTHORITY

STREET WALL: 10 ft. STEPBACK @70 ft.

ZONING


PROPOSED AS OF RIGHT HEIGHT





AUTHORITY

EXISTING PDA HEIGHT PROPOSED PDA HEIGHT


ZONING

FLOOR AREA RATIO CHANGES

Proposed 275 Albany St.


AUTHORITY



EXISTING AS OF RIGHT FAR PROPOSED AS OF RIGHT FAR

ZONING


AUTHORITY



EXISTING PDA FAR PROPOSED PDA FAR

ZONING

HEIGHTS AND FLOOR AREA RATIO COMBINED





AUTHORITY

PROPOSED AS OF RIGHT HEIGHT/FAR PROPOSED PDA HEIGHT/FAR


ZONING

70 ft

110 ft

120 ft

150 ft

100 ft 100 ft

100 ft

70 ft

70 ft

PROPOSED AS OF RIGHT HEIGHT/FAR


4.0

4.0

4.0

4.0

4.0 4.0 4.0

70 ft

70 ft


AUTHORITY

ZONING

100 ft

120 ft

120 ft

200 ft

150 ft

200 ft

200 ft

70 ft

70 ft

70 ft

70 ft

PROPOSED PDA HEIGHT/FAR


6.5

6.5

6.5

6.5 6.5

6.5

4.0


AUTHORITY

ZONING

MAXIMUM LOT COVERAGE

Lot Coverage Requirement - parcels ≥1 acre - max 80% lot coverage

- footprints, parking, service

- 20% public access & enhanced public realm

INCENTIVES – LOT COVERAGE

ZONING


AUTHORITY

DEVELOPMENT INCENTIVE PROGRAM

INCENTIVES – USE AMENITY

USE AMENITY: One of the following use amenities must be included in a PDA project.

Affordable Housing

20% of the project’s residential units must qualify as affordable housing according to the Inclusionary Development

Program of the City of Boston.

OR

Affordable Cultural Space

5% of the bonus square footage must be provided on site to a cultural group whose eligibility for the program is TBD by the

BRA.

OR

Affordable Commercial Space

5% of the bonus square footage must a) be provided on site to a start-up business whose eligibility for the program is TBD

by the BRA or b) its equivalent value must be provided to a program/loan fund.

OR

Mixed-Use Projects

For mixed use projects, an equivalent combination of the aforementioned amenities may be combined pursuant to the

BRA’s approval.


AUTHORITY

ZONING

INCENTIVES – HYPOTHETICAL USE AMENITY CALCULATION

50,000 sq. ft. (1.15 acre) Lot

As of Right FAR 4.0 : 50,000 sq. ft. x FAR 4.0 = 200,000 sq. ft.

PDA FAR 6.5 : 50,000 sq. ft. x FAR 6.5 = 325,000 sq. ft.

Bonus Floor Area : 125,000 sq. ft.

RESIDENTIAL DEVELOPMENT : 20% of the project’s residential units

Unit size assumption : 1,000 sq. ft. /unit

As of Right FAR 4.0 : 200,000 sq. ft. – 200 units

PDA FAR 6.5 : 325,000 sq. ft. – 325 units

Total 325 units

65 affordable units = 20% of 325 units

COMMERCIAL DEVELOPMENT: 5% of the bonus square footage

As of Right FAR 4.0 : 200,000 sq. ft.

PDA FAR 6.5 : 325,000 sq. ft.

Bonus Floor Area : 125,000 sq. ft.

6,250 sq. ft. affordable cultural/commercial space = 5% of 125,000 sq. ft.

FAR 4.0

200,000 SF

Bonus

FAR 2.5

125,000 SF

PDA

FAR 6.5

325,000 SF

50,000 SF(1.15 acre) Lot

As of Right

FAR 4.0


AUTHORITY

ZONING

LAND USE CHANGES


AUTHORITY

LAND USE

PROPOSED LAND USE REGULATION CHANGES WITHIN FOUR NEW PROPOSED ZONING SUBDISTRICTS

EDA-North (New York Streets sub-area)

Existing / Proposed

EDA-Central (SOWA sub-area)

Existing / Proposed

EDA-South (BackStreets sub-area)

Existing / Proposed

EDA BioSquare (Medical sub-area)

Existing / Proposed

Bar F / C F / C F / C F / C

Multi-family Dwelling A / A A / A A / C A / C

Dorms F / C F / F F / C F / C

Fitness Center or Gymnasium (< 2000sf ) C / A C / A C / A C / A

Fitness Center or Gymnasium (> 2000sf) C / C C / C C / C C / C

Artists’ Mixed-Use A / A A / A A / C A / C

Research Laboratory C / C C / C C / C C / A

Museum C / A C / A C / C C / C

Theatre C / A C / A C / C C / C

Ticket Sales C / A C / A C / A C / A

Airport-related remote parking facility C / F C / F C / F C / F

FULL BUILD-OUT ASSUMPTIONS

NY 3.9 million SF

SOWA 2.2 million SF

BACK STREETS 2.8 million SF

BU MEDICAL 1.1 million SF

TOTAL GSF 10 million New SF

TRAFFIC GENERATION PURPOSES Adjusted GSF 7.3 million New SF (GSF 32% for Parking = Leasable GSF) * Existing GSF in study area is ~7 million SF


AUTHORITY

TRANSPORTATION

Development Presentation

Justin Krebs

Principal and Region Head

Normandy Real Estate

01.30.2013 CONCEPT DESIGN PACKAGE 3

Planning History

275 Albany Street


Context Plan


Connectivity and Community

Permitted Exterior

Peters Park Dog Run and Movie Night

Berkeley Community Gardens Bean Factory

Harborwalk Bike Trail

Ink Block Grocery, Restaurants Harborwalk Bike Trail

Rotch soccer, baseball fields Broadway ‘T’ Yotel Nightlife


Context Plan


Initial BRA Design Process

2007


325’ TOWER : ‘Gateway to the city’


180’ TOWER


Highway View


Traveler Street View


Ground Plan


2010 PNF

2 HOTELS


East Berkeley Street View


Plans


2010 – 2012

Harrison Albany Corridor

STRATEGIC PLAN


2012 NPC

1 APT. TOWER +

1 HOTEL


Traveler Street

View


Previous Rendering Previous design


Site/Roof Plan

ALBANY STREET

EA

ST B

ER

KELEY

ST

REET

TR

AV

ELER

ST

REET

YOTEL

APARTMENT

TOWER

PARKING GARAGE


2013 NPC

ALL RESIDENTIAL


East Berkeley Street View


Landscape Site Plan


Ground floor plan

Development Presentation

Ted Tye

Managing Partner

National Development

Ted Tye

Managing Partner March 5, 2013

Boston’s South End

What’s New and What’s Next?

www.inkblockboston.com

Panel

Moderator:

Doug Landry

Vanasse Hangen

Brustlin, Inc.

Justin Krebs

Normandy Real Estate

Randi Lathrop

Boston Redevelopment

Authority

Ted Tye

National Development

Questions for the panel? Text them to 617-549-8440

Thank you!

boston's south end

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