4. Overview
Randi Lathrop
Director of Business Development
Boston Redevelopment Authority
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
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. 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
11. PUBLIC REALM
URBAN DESIGN FRAMEWORK
1. USE CORRIDORS
2. GREEN CORRIDORS
3. PLACE-MAKING
4. STREET GRID & BLOCK PATTERN
5. STREETSCAPE TYPES
6. HEIGHT
7. FAR
BOSTON
REDEVELOPMENT
AUTHORITY
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
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. 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
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. 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
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. 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. 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
24. ZONING
INCENTIVES – LOT COVERAGE
Lot Coverage Requirement
- parcels ≥1 acre
- max 80% lot coverage
- footprints, parking, service
- 20% public access &
enhanced public realm
BOSTON
REDEVELOPMENT
AUTHORITY
26. ZONING
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.
BOSTON
REDEVELOPMENT
AUTHORITY
27. ZONING
INCENTIVES – HYPOTHETICAL USE AMENITY CALCULATION
PDA
50,000 sq. ft. (1.15 acre) Lot FAR 6.5
Bonus 325,000 SF
As of Right FAR 4.0 : 50,000 sq. ft. x FAR 4.0 = 200,000 sq. ft. FAR 2.5
125,000 SF
PDA FAR 6.5 : 50,000 sq. ft. x FAR 6.5 = 325,000 sq. ft.
FAR 4.0
Bonus Floor Area : 125,000 sq. ft. 200,000 SF
As of Right
FAR 4.0
RESIDENTIAL DEVELOPMENT : 20% of the project’s residential units
50,000 SF(1.15 acre) Lot
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.
BOSTON
REDEVELOPMENT
AUTHORITY
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 / 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
BOSTON
REDEVELOPMENT
AUTHORITY
30. TRANSPORTATION
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
BOSTON
REDEVELOPMENT
AUTHORITY
33. Context Plan
CONCEPT DESIGN PACKAGE 3 01.30.2013
34. Connectivity and Community
Berkeley Community Gardens Bean Factory Ink Block Grocery, Restaurants Harborwalk Bike Trail
Permitted Exterior Harborwalk Bike Trail
Peters Park Dog Run and Movie Night Rotch soccer, baseball fields Yotel Nightlife Broadway ‘T’
CONCEPT DESIGN PACKAGE 3 01.30.2013
35. Context Plan
CONCEPT DESIGN PACKAGE 3 01.30.2013
58. Boston’s South End
What’s New and What’s Next?
www.inkblockboston.com
Ted Tye
Managing Partner March 5, 2013
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
