March 5, 2013Boston’s South EndWhat’s New and What’s Next?
Event SponsorsPR Partner:                    Media Partner:
Bus Tour
Overview             Randi LathropDirector of Business Development Boston Redevelopment Authority
NAIOP MASSACHUSETTS                 PRESENTATION                                   MARCH 5, 2013                Vision and...
CORRIDOR OVERVIEW AND PLANNING PROCESS
PLANNING PROCESS- 2.5 year public process- 16+ meetings- 30-member Advisory Group- Consultant & in-house  analysis- Vision...
BACKGROUND & VISION• GUIDE FUTURE GROWTH THROUGH COLLECTIVE VISION• BALANCE MARKET INTERESTS VS. NEIGHBORHOOD CONCERNS• LA...
BACKGROUND & VISION
URBAN DESIGN FRAMEWORK
PUBLIC REALMURBAN DESIGN FRAMEWORK1. USE CORRIDORS2. GREEN CORRIDORS3. PLACE-MAKING4. STREET GRID & BLOCK PATTERN5. STREET...
PUBLIC REALM                                                                                                   STREET GRID...
HEIGHT CHANGES
ZONING                                               EXISTING AS OF RIGHT HEIGHT                                          ...
ZONING                                               EXISTING PDA HEIGHT                                                  ...
FLOOR AREA RATIO CHANGESProposed 275 Albany St.
ZONING                                        EXISTING AS OF RIGHT FAR                                   PROPOSED AS OF RI...
ZONING                                                   EXISTING PDA FAR                                PROPOSED PDA FAR•...
HEIGHTS AND FLOOR AREA RATIO COMBINED
ZONING                                 PROPOSED AS OF RIGHT HEIGHT/FAR                                                    ...
ZONING                                                                                                         PROPOSED AS...
ZONING                                                                                                       PROPOSED PDA ...
MAXIMUM LOT COVERAGE
ZONING  INCENTIVES – LOT COVERAGELot Coverage Requirement - parcels ≥1 acre - max 80% lot coverage       - footprints, par...
DEVELOPMENT INCENTIVE PROGRAM
ZONING                                                                                               INCENTIVES – USE AMEN...
ZONING                                                                       INCENTIVES – HYPOTHETICAL USE AMENITY CALCULA...
LAND USE CHANGES
LAND USE                         PROPOSED LAND USE REGULATION CHANGES WITHIN FOUR NEW PROPOSED ZONING SUBDISTRICTS        ...
TRANSPORTATIONFULL BUILD-OUT ASSUMPTIONSNY                             3.9 million SFSOWA                           2.2 mi...
Development Presentation        Justin KrebsPrincipal and Region Head    Normandy Real Estate
Planning History275 Albany Street  CONCEPT DESIGN PACKAGE 3   01.30.2013
Context Plan               CONCEPT DESIGN PACKAGE 3   01.30.2013
Connectivity and Community    Berkeley Community Gardens        Bean Factory                    Ink Block Grocery, Restaur...
Context Plan               CONCEPT DESIGN PACKAGE 3   01.30.2013
Initial BRA Design Process2007          CONCEPT DESIGN PACKAGE 3   01.30.2013
325’ TOWER : ‘Gateway to the city’                 CONCEPT DESIGN PACKAGE 3   01.30.2013
180’ TOWER             CONCEPT DESIGN PACKAGE 3   01.30.2013
Highway View               CONCEPT DESIGN PACKAGE 3   01.30.2013
Traveler Street View                 CONCEPT DESIGN PACKAGE 3   01.30.2013
Ground Plan              CONCEPT DESIGN PACKAGE 3   01.30.2013
2010 PNF2 HOTELS       CONCEPT DESIGN PACKAGE 3   01.30.2013
Traveler Street View                 CONCEPT DESIGN PACKAGE 3   01.30.2013
East Berkeley Street View                 CONCEPT DESIGN PACKAGE 3   01.30.2013
Plans        CONCEPT DESIGN PACKAGE 3   01.30.2013
2010 – 2012Harrison Albany CorridorSTRATEGIC PLAN        CONCEPT DESIGN PACKAGE 3   01.30.2013
2012 NPC1 APT. TOWER +1 HOTEL      CONCEPT DESIGN PACKAGE 3   01.30.2013
Traveler StreetView                  CONCEPT DESIGN PACKAGE 3   01.30.2013
Previous designPrevious Rendering                CONCEPT DESIGN PACKAGE 3   01.30.2013
Site/Roof Plan                         PARKING GARAGE                                                                     ...
2013 NPCALL RESIDENTIAL       CONCEPT DESIGN PACKAGE 3   01.30.2013
Traveler Street View                  CONCEPT DESIGN PACKAGE 3   01.30.2013
East Berkeley Street View                   CONCEPT DESIGN PACKAGE 3   01.30.2013
Landscape Site Plan                 CONCEPT DESIGN PACKAGE 3   01.30.2013
Traveler Street View                  CONCEPT DESIGN PACKAGE 3   01.30.2013
Ground floor plan                CONCEPT DESIGN PACKAGE 3   01.30.2013
Development Presentation          Ted Tye    Managing PartnerNational Development
Boston’s South End   What’s New and What’s Next?                   www.inkblockboston.comTed TyeManaging Partner          ...
Panel   Justin Krebs          Randi Lathrop             Ted Tye            Moderator:Normandy Real Estate   Boston Redevel...
Thank you!
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Boston's south end

  1. 1. March 5, 2013Boston’s South EndWhat’s New and What’s Next?
  2. 2. Event SponsorsPR Partner: Media Partner:
  3. 3. Bus Tour
  4. 4. Overview Randi LathropDirector of Business Development Boston Redevelopment Authority
  5. 5. 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
  6. 6. CORRIDOR OVERVIEW AND PLANNING PROCESS
  7. 7. PLANNING PROCESS- 2.5 year public process- 16+ meetings- 30-member Advisory Group- Consultant & in-house analysis- Visioning- Public realm- Transportation- Zoning recommendations BOSTON REDEVELOPMENT AUTHORITY
  8. 8. BACKGROUND & VISION• 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 BOSTON REDEVELOPMENT AUTHORITY
  9. 9. BACKGROUND & VISION
  10. 10. URBAN DESIGN FRAMEWORK
  11. 11. PUBLIC REALMURBAN DESIGN FRAMEWORK1. USE CORRIDORS2. GREEN CORRIDORS3. PLACE-MAKING4. STREET GRID & BLOCK PATTERN5. STREETSCAPE TYPES6. HEIGHT7. FAR BOSTON REDEVELOPMENT AUTHORITY
  12. 12. PUBLIC REALM STREET GRID AND BLOCK PATTERN• Images are illustrative for planning purposes and not definitive BOSTON REDEVELOPMENT• Linework does not represent actual alignments or dimensions and instead reflect general intent AUTHORITY
  13. 13. HEIGHT CHANGES
  14. 14. ZONING EXISTING AS OF RIGHT HEIGHT PROPOSED AS OF RIGHT HEIGHT STREET WALL: 10 ft. STEPBACK @70 ft. STREET WALL: 10 ft. STEPBACK @70 ft.• Images are illustrative for planning purposes and not definitive BOSTON REDEVELOPMENT• Linework does not represent actual alignments or dimensions and instead reflect general intent AUTHORITY
  15. 15. ZONING EXISTING PDA HEIGHT PROPOSED PDA HEIGHT STREET WALL: 10 ft. STEPBACK @70 ft. STREET WALL: 10 ft. STEPBACK @70 ft.• Images are illustrative for planning purposes and not definitive BOSTON REDEVELOPMENT• Linework does not represent actual alignments or dimensions and instead reflect general intent AUTHORITY
  16. 16. FLOOR AREA RATIO CHANGESProposed 275 Albany St.
  17. 17. ZONING EXISTING AS OF RIGHT FAR PROPOSED AS OF RIGHT FAR• Images are illustrative for planning purposes and not definitive BOSTON REDEVELOPMENT• Linework does not represent actual alignments or dimensions and instead reflect general intent AUTHORITY
  18. 18. ZONING EXISTING PDA FAR PROPOSED PDA FAR• Images are illustrative for planning purposes and not definitive BOSTON REDEVELOPMENT• Linework does not represent actual alignments or dimensions and instead reflect general intent AUTHORITY
  19. 19. HEIGHTS AND FLOOR AREA RATIO COMBINED
  20. 20. ZONING PROPOSED AS OF RIGHT HEIGHT/FAR PROPOSED PDA HEIGHT/FAR STREET WALL: 10 ft. STEPBACK @70 ft. STREET WALL: 10 ft. STEPBACK @70 ft.• Images are illustrative for planning purposes and not definitive BOSTON REDEVELOPMENT• Linework does not represent actual alignments or dimensions and instead reflect general intent AUTHORITY
  21. 21. ZONING PROPOSED AS OF RIGHT HEIGHT/FAR 100 ft 100 ft 4.0 4.0 70 ft 70 ft 4.0 100 ft 4.0 110 ft 150 ft 70 ft 4.0 4.0 4.0 70 ft 70 ft 120 ft BOSTON REDEVELOPMENT• Images are illustrative for planning purposes and not definitive AUTHORITY
  22. 22. ZONING PROPOSED PDA HEIGHT/FAR 200 ft 6.5 200 ft 150 ft 6.5 6.5 100 ft 70 ft 6.5 70 ft 4.0 120 ft 200 ft 6.5 6.5 70 ft 70 ft 120 ft BOSTON REDEVELOPMENT• Images are illustrative for planning purposes and not definitive AUTHORITY
  23. 23. MAXIMUM LOT COVERAGE
  24. 24. ZONING INCENTIVES – LOT COVERAGELot Coverage Requirement - parcels ≥1 acre - max 80% lot coverage - footprints, parking, service - 20% public access & enhanced public realm BOSTON REDEVELOPMENT AUTHORITY
  25. 25. DEVELOPMENT INCENTIVE PROGRAM
  26. 26. ZONING INCENTIVES – USE AMENITYUSE AMENITY: One of the following use amenities must be included in a PDA project.Affordable Housing20% of the project’s residential units must qualify as affordable housing according to the Inclusionary DevelopmentProgram of the City of Boston.ORAffordable Cultural Space5% of the bonus square footage must be provided on site to a cultural group whose eligibility for the program is TBD by theBRA.ORAffordable Commercial Space5% of the bonus square footage must a) be provided on site to a start-up business whose eligibility for the program is TBDby the BRA or b) its equivalent value must be provided to a program/loan fund.ORMixed-Use ProjectsFor mixed use projects, an equivalent combination of the aforementioned amenities may be combined pursuant to theBRA’s approval. BOSTON REDEVELOPMENT AUTHORITY
  27. 27. ZONING INCENTIVES – HYPOTHETICAL USE AMENITY CALCULATION PDA50,000 sq. ft. (1.15 acre) Lot FAR 6.5 Bonus 325,000 SFAs of Right FAR 4.0 : 50,000 sq. ft. x FAR 4.0 = 200,000 sq. ft. FAR 2.5 125,000 SFPDA FAR 6.5 : 50,000 sq. ft. x FAR 6.5 = 325,000 sq. ft. FAR 4.0Bonus Floor Area : 125,000 sq. ft. 200,000 SF As of Right FAR 4.0RESIDENTIAL DEVELOPMENT : 20% of the project’s residential units 50,000 SF(1.15 acre) LotUnit size assumption : 1,000 sq. ft. /unitAs of Right FAR 4.0 : 200,000 sq. ft. – 200 unitsPDA FAR 6.5 : 325,000 sq. ft. – 325 unitsTotal 325 units65 affordable units = 20% of 325 unitsCOMMERCIAL DEVELOPMENT: 5% of the bonus square footageAs 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. BOSTON REDEVELOPMENT AUTHORITY
  28. 28. LAND USE CHANGES
  29. 29. LAND USE PROPOSED LAND USE REGULATION CHANGES WITHIN FOUR NEW PROPOSED ZONING SUBDISTRICTS EDA-North EDA-Central EDA-South EDA BioSquare (New York Streets sub-area) (SOWA sub-area) (BackStreets sub-area) (Medical sub-area) Existing / Proposed Existing / Proposed Existing / Proposed Existing / ProposedBar F/C F/C F/C F/CMulti-family Dwelling A/A A/A A/C A/CDorms F/C F/F F/C F/CFitness Center or Gymnasium (< 2000sf ) C/A C/A C/A C/AFitness Center or Gymnasium (> 2000sf) C/C C/C C/C C/CArtists’ Mixed-Use A/A A/A A/C A/CResearch Laboratory C/C C/C C/C C/AMuseum C/A C/A C/C C/CTheatre C/A C/A C/C C/CTicket Sales C/A C/A C/A C/AAirport-related remote parking facility C/F C/F C/F C/F BOSTON REDEVELOPMENT AUTHORITY
  30. 30. TRANSPORTATIONFULL BUILD-OUT ASSUMPTIONSNY 3.9 million SFSOWA 2.2 million SFBACK STREETS 2.8 million SFBU MEDICAL 1.1 million SFTOTAL GSF 10 million New SFTRAFFIC GENERATION PURPOSESAdjusted GSF 7.3 million New SF(GSF 32% for Parking = Leasable GSF)* Existing GSF in study area is ~7 million SF BOSTON REDEVELOPMENT AUTHORITY
  31. 31. Development Presentation Justin KrebsPrincipal and Region Head Normandy Real Estate
  32. 32. Planning History275 Albany Street CONCEPT DESIGN PACKAGE 3 01.30.2013
  33. 33. Context Plan CONCEPT DESIGN PACKAGE 3 01.30.2013
  34. 34. Connectivity and Community Berkeley Community Gardens Bean Factory Ink Block Grocery, Restaurants Harborwalk Bike Trail Permitted Exterior Harborwalk Bike TrailPeters Park Dog Run and Movie Night Rotch soccer, baseball fields Yotel Nightlife Broadway ‘T’ CONCEPT DESIGN PACKAGE 3 01.30.2013
  35. 35. Context Plan CONCEPT DESIGN PACKAGE 3 01.30.2013
  36. 36. Initial BRA Design Process2007 CONCEPT DESIGN PACKAGE 3 01.30.2013
  37. 37. 325’ TOWER : ‘Gateway to the city’ CONCEPT DESIGN PACKAGE 3 01.30.2013
  38. 38. 180’ TOWER CONCEPT DESIGN PACKAGE 3 01.30.2013
  39. 39. Highway View CONCEPT DESIGN PACKAGE 3 01.30.2013
  40. 40. Traveler Street View CONCEPT DESIGN PACKAGE 3 01.30.2013
  41. 41. Ground Plan CONCEPT DESIGN PACKAGE 3 01.30.2013
  42. 42. 2010 PNF2 HOTELS CONCEPT DESIGN PACKAGE 3 01.30.2013
  43. 43. Traveler Street View CONCEPT DESIGN PACKAGE 3 01.30.2013
  44. 44. East Berkeley Street View CONCEPT DESIGN PACKAGE 3 01.30.2013
  45. 45. Plans CONCEPT DESIGN PACKAGE 3 01.30.2013
  46. 46. 2010 – 2012Harrison Albany CorridorSTRATEGIC PLAN CONCEPT DESIGN PACKAGE 3 01.30.2013
  47. 47. 2012 NPC1 APT. TOWER +1 HOTEL CONCEPT DESIGN PACKAGE 3 01.30.2013
  48. 48. Traveler StreetView CONCEPT DESIGN PACKAGE 3 01.30.2013
  49. 49. Previous designPrevious Rendering CONCEPT DESIGN PACKAGE 3 01.30.2013
  50. 50. Site/Roof Plan PARKING GARAGE TRAVELER STREET APARTMENT TOWER YOTELEAST BERKELEY STREET ALBANY STREET CONCEPT DESIGN PACKAGE 3 01.30.2013
  51. 51. 2013 NPCALL RESIDENTIAL CONCEPT DESIGN PACKAGE 3 01.30.2013
  52. 52. Traveler Street View CONCEPT DESIGN PACKAGE 3 01.30.2013
  53. 53. East Berkeley Street View CONCEPT DESIGN PACKAGE 3 01.30.2013
  54. 54. Landscape Site Plan CONCEPT DESIGN PACKAGE 3 01.30.2013
  55. 55. Traveler Street View CONCEPT DESIGN PACKAGE 3 01.30.2013
  56. 56. Ground floor plan CONCEPT DESIGN PACKAGE 3 01.30.2013
  57. 57. Development Presentation Ted Tye Managing PartnerNational Development
  58. 58. Boston’s South End What’s New and What’s Next? www.inkblockboston.comTed TyeManaging Partner March 5, 2013
  59. 59. Panel Justin Krebs Randi Lathrop Ted Tye Moderator:Normandy Real Estate Boston Redevelopment National Development Doug Landry Authority Vanasse Hangen Brustlin, Inc. Questions for the panel? Text them to 617-549-8440
  60. 60. Thank you!
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