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March 5, 2013
Boston’s South End What’s New and What’s Next?
Event Sponsors
PR Partner: Media Partner:
Bus Tour
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
BOSTON REDEVELOPMENT
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
BOSTON REDEVELOPMENT
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
BOSTON REDEVELOPMENT
AUTHORITY
PUBLIC REALM
BOSTON REDEVELOPMENT
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
BOSTON REDEVELOPMENT
AUTHORITY
STREET WALL: 10 ft. STEPBACK @70 ft.
ZONING
STREET WALL: 10 ft. STEPBACK @70 ft.
PROPOSED AS OF RIGHT HEIGHT
STREET WALL: 10 ft. STEPBACK @70 ft.
• Images are illustrative for planning purposes and not definitive
• Linework does not represent actual alignments or dimensions and instead reflect general intent
BOSTON REDEVELOPMENT
AUTHORITY
EXISTING PDA HEIGHT PROPOSED PDA HEIGHT
STREET WALL: 10 ft. STEPBACK @70 ft.
ZONING
FLOOR AREA RATIO CHANGES
Proposed 275 Albany St.
BOSTON REDEVELOPMENT
AUTHORITY
• 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 FAR PROPOSED AS OF RIGHT FAR
ZONING
BOSTON REDEVELOPMENT
AUTHORITY
• Images are illustrative for planning purposes and not definitive
• Linework does not represent actual alignments or dimensions and instead reflect general intent
EXISTING PDA FAR PROPOSED PDA FAR
ZONING
HEIGHTS AND FLOOR AREA RATIO COMBINED
STREET WALL: 10 ft. STEPBACK @70 ft.
• Images are illustrative for planning purposes and not definitive
• Linework does not represent actual alignments or dimensions and instead reflect general intent
BOSTON REDEVELOPMENT
AUTHORITY
PROPOSED AS OF RIGHT HEIGHT/FAR PROPOSED PDA HEIGHT/FAR
STREET WALL: 10 ft. STEPBACK @70 ft.
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
• Images are illustrative for planning purposes and not definitive
4.0
4.0
4.0
4.0
4.0 4.0 4.0
70 ft
70 ft
BOSTON REDEVELOPMENT
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
• Images are illustrative for planning purposes and not definitive
6.5
6.5
6.5
6.5 6.5
6.5
4.0
BOSTON REDEVELOPMENT
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
BOSTON REDEVELOPMENT
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.
BOSTON REDEVELOPMENT
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
BOSTON REDEVELOPMENT
AUTHORITY
ZONING
LAND USE CHANGES
BOSTON REDEVELOPMENT
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
BOSTON REDEVELOPMENT
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
01.30.2013 CONCEPT DESIGN PACKAGE 3
Context Plan
01.30.2013 CONCEPT DESIGN PACKAGE 3
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
01.30.2013 CONCEPT DESIGN PACKAGE 3
Context Plan
01.30.2013 CONCEPT DESIGN PACKAGE 3
Initial BRA Design Process
2007
01.30.2013 CONCEPT DESIGN PACKAGE 3
325’ TOWER : ‘Gateway to the city’
01.30.2013 CONCEPT DESIGN PACKAGE 3
180’ TOWER
01.30.2013 CONCEPT DESIGN PACKAGE 3
Highway View
01.30.2013 CONCEPT DESIGN PACKAGE 3
Traveler Street View
01.30.2013 CONCEPT DESIGN PACKAGE 3
Ground Plan
01.30.2013 CONCEPT DESIGN PACKAGE 3
2010 PNF
2 HOTELS
01.30.2013 CONCEPT DESIGN PACKAGE 3
Traveler Street View
01.30.2013 CONCEPT DESIGN PACKAGE 3
East Berkeley Street View
01.30.2013 CONCEPT DESIGN PACKAGE 3
Plans
01.30.2013 CONCEPT DESIGN PACKAGE 3
2010 – 2012
Harrison Albany Corridor
STRATEGIC PLAN
01.30.2013 CONCEPT DESIGN PACKAGE 3
2012 NPC
1 APT. TOWER +
1 HOTEL
01.30.2013 CONCEPT DESIGN PACKAGE 3
Traveler Street
View
01.30.2013 CONCEPT DESIGN PACKAGE 3
Previous Rendering Previous design
01.30.2013 CONCEPT DESIGN PACKAGE 3
Site/Roof Plan
ALBANY STREET
EA
ST B
ER
KELEY
ST
REET
TR
AV
ELER
ST
REET
YOTEL
APARTMENT
TOWER
PARKING GARAGE
01.30.2013 CONCEPT DESIGN PACKAGE 3
2013 NPC
ALL RESIDENTIAL
01.30.2013 CONCEPT DESIGN PACKAGE 3
Traveler Street View
01.30.2013 CONCEPT DESIGN PACKAGE 3
East Berkeley Street View
01.30.2013 CONCEPT DESIGN PACKAGE 3
Landscape Site Plan
01.30.2013 CONCEPT DESIGN PACKAGE 3
Traveler Street View
01.30.2013 CONCEPT DESIGN PACKAGE 3
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!