This document provides an overview of a presentation given on March 5, 2013 about development plans for Boston's South End neighborhood. The presentation included panels from representatives of the Boston Redevelopment Authority, Normandy Real Estate, and National Development. They discussed the planning process for the Harrison Albany Corridor, proposed changes to zoning regulations including allowable heights and densities, plans for public spaces, and a specific development project at 275 Albany Street. Transportation impacts of full build-out under the proposed plans were also addressed. Attendees were invited to text questions to a provided number.

1. March 5, 2013
Boston’s South End
What’s New and What’s Next?

2. Event Sponsors
PR Partner: Media Partner:

3. Bus Tour

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

6. CORRIDOR OVERVIEW AND PLANNING PROCESS

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

9. BACKGROUND & VISION

10. URBAN DESIGN FRAMEWORK

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

13. HEIGHT CHANGES

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

16. FLOOR AREA RATIO CHANGES
Proposed 275 Albany St.

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

19. HEIGHTS AND FLOOR AREA RATIO COMBINED

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

23. MAXIMUM LOT COVERAGE

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

25. DEVELOPMENT INCENTIVE PROGRAM

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

28. LAND USE CHANGES

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

31. Development Presentation
Justin Krebs
Principal and Region Head
Normandy Real Estate

32. Planning History
275 Albany Street
CONCEPT DESIGN PACKAGE 3 01.30.2013

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

36. Initial BRA Design Process
2007
CONCEPT DESIGN PACKAGE 3 01.30.2013

37. 325’ TOWER : ‘Gateway to the city’
CONCEPT DESIGN PACKAGE 3 01.30.2013

38. 180’ TOWER
CONCEPT DESIGN PACKAGE 3 01.30.2013

39. Highway View
CONCEPT DESIGN PACKAGE 3 01.30.2013

40. Traveler Street View
CONCEPT DESIGN PACKAGE 3 01.30.2013

41. Ground Plan
CONCEPT DESIGN PACKAGE 3 01.30.2013

42. 2010 PNF
2 HOTELS
CONCEPT DESIGN PACKAGE 3 01.30.2013

43. Traveler Street View
CONCEPT DESIGN PACKAGE 3 01.30.2013

44. East Berkeley Street View
CONCEPT DESIGN PACKAGE 3 01.30.2013

45. Plans
CONCEPT DESIGN PACKAGE 3 01.30.2013

46. 2010 – 2012
Harrison Albany Corridor
STRATEGIC PLAN
CONCEPT DESIGN PACKAGE 3 01.30.2013

47. 2012 NPC
1 APT. TOWER +
1 HOTEL
CONCEPT DESIGN PACKAGE 3 01.30.2013

48. Traveler Street
View
CONCEPT DESIGN PACKAGE 3 01.30.2013

49. Previous design
Previous Rendering
CONCEPT DESIGN PACKAGE 3 01.30.2013

50. Site/Roof Plan
PARKING GARAGE
TRAVELER STREET
APARTMENT
TOWER
YOTEL
EAST BERKELEY
STREET
ALBANY STREET
CONCEPT DESIGN PACKAGE 3 01.30.2013

51. 2013 NPC
ALL RESIDENTIAL
CONCEPT DESIGN PACKAGE 3 01.30.2013

52. Traveler Street View
CONCEPT DESIGN PACKAGE 3 01.30.2013

53. East Berkeley Street View
CONCEPT DESIGN PACKAGE 3 01.30.2013

54. Landscape Site Plan
CONCEPT DESIGN PACKAGE 3 01.30.2013

55. Traveler Street View
CONCEPT DESIGN PACKAGE 3 01.30.2013

56. Ground floor plan
CONCEPT DESIGN PACKAGE 3 01.30.2013

57. Development Presentation
Ted Tye
Managing Partner
National Development

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

60. Thank you!