parcel 25

Transcription

parcel 25

0 4 .2 7 .1 2
CENTRAL ARTERY | TUNNEL PROJECT
PARCEL 25
KNEELAND STREET | BOSTON | MA
COMPONENT I : DEVELOPMENT PROPOSAL
Submitted to: Massachusetts Department of Transportation
Submitted by: Archstone New Development Holdings LP +
Berkeley Investments, Inc.
COMPONENT 1 :
CONTENTS
1. PROPOSAL FORM: SCHEDULE 1
1
2. SECTION 40J DISCLOSURE STATEMENT: SCHEDULE 3
2
3. DEVELOPMENT TEAM DESCRIPTION
Development Entity
5
Other Key Development Team Members
7
4. DEVELOPMENT APPROACH
Building & Site Design
10
Conceptual Design Drawings
12
Program17
Community Uses & Benefits
18
Permits & Approvals
19
Schedule20
1.1
PROPOSAL FORM : RFP SCHEDULE 1
PARCEL 25 | COMPONENT 1: DEVELOPMENT PROPOSAL
| PAGE 1 OF 20
2.1
SECTION 40J DISCLOSURE STATEMENT : SCHEDULE 3
| PAGE 2 OF 20
2.2
Ownership of Archstone New Development Holdings LP
• Archstone New Development Holdings GP LLC, 0% General Partner of Archstone
New Development Holdings LP
• Archstone Multifamily Holdings I (Borrower-A) LP, 100% Limited Partner and 100%
member of Archstone New Development Holdings GP LLC
• Archstone Multifamily Holdings I (Borrower-A) GP LLC, 0% General Partner of
Archstone Multifamily Holdings I (Borrower-A) LP
• Archstone Multifamily Holdings I LP, 100% Limited Partner of Archstone Multifamily
Holdings I (Borrower-A) LP and 100% member of Archstone Multifamily Holdings I
(Borrower-A) GP LLC
• Archstone Nominee LP, 100% Limited Partner of Archstone Multifamily Holdings I
LP
• Archstone Multifamily Holdings I LLC, 0% General Partner of Archstone Multifamily
Holdings I LP
• Archstone Multifamily Parallel Guarantor LLC, 100% member of Archstone
Multifamily Holdings I LLC
• Archstone Multifamily (GP) LLC, 0% General Partner of Archstone Nominee LP
• Archstone Multifamily Principal LP, 100% Limited Partner of Archstone Nominee LP
and 100% member of Archstone Multifamily (GP) LLC
• Archstone Multifamily Guarantor LLC, 0.5% Limited Partner of Archstone Multifamily
Principal LP
• Archstone Multifamily Parallel Guarantor I LLC, 6.391% Limited Partner of
Archstone Multifamily Principal LP
• Archstone Multifamily Guarantor LP, 93.109% Limited Partner of Archstone
Multifamily Principal LP
• Archstone Multifamily (GP) LLC, 0% General Partner of Archstone Multifamily
Guarantor LP
• Archstone Enterprise LP, 100% (a) member of Archstone Multifamily Parallel
Guarantor LLC, (b) Limited Partner of Archstone Multifamily Guarantor LP, (c)
member of Archstone Multifamily Parallel Guarantor LLC, and (d) member of
Archstone Multifamily Guarantor (GP) LLC.
All of these entities are located at:
9200 E. Panorama Circle
Englewood, Colorado 80112
| PAGE 3 OF 20
2.3
| PAGE 4 OF 20
3.1
DEVELOPMENT TEAM
Development Entity
A to-be-formed Joint Venture (“The Venture”) between Archstone New Development Holdings LP
(“Archstone”), a Delaware limited partnership, and Berkeley Kneeland 25 LLC, a Massachusetts
limited liability company (“Berkeley”). Archstone and Berkeley have executed a Letter of Intent for
formation of The Venture in which they will be co-developers. The Formation Agreement will be
executed if the Venture is the selected developer. The Venture pairs two experienced development
teams with synergistic expertise. Archstone is a dominant national player in the multifamily housing
business, and Berkeley, a Boston-based development firm with an established track record in
planning, permitting and building complex mixed-use urban development projects in the greater
Boston area. As co-developers, both companies will participate in the project team selections,
design decisions, and anticipated financial direction of the joint venture. With feet on the ground
in Boston, Berkeley has a special knowledge of and focus on Boston zoning, permitting and other
entitlements, and the public realm design decisions. Archstone brings to the table their detailed
knowledge of the specific apartment product (both design and construction) and financing and
investment relationships.
ARCHSTONE
As of March 31, 2012, Archstone owned or had an ownership position in 434 communities located
in the United States and Europe, representing 73,135 units, including units under construction.
Since 1991, Archstone has developed or purchased properties to create an unparalleled apartment
portfolio. Archstone communities allow their residents to walk to work or the park, rely on exceptional
service, and enjoy spectacular views. Boston metro market holdings include Archstone Boston
Common, Archstone Avenir (Boston), Archstone North Point (Cambridge), Archstone Kendall
Square (Cambridge), Archstone CambridgePark, Archstone Watertown Square, Archstone Cronin’s
Landing (Waltham), Archstone Bear Hill (Waltham), Archstone Quincy and Archstone Quarry Hills
(also Quincy).
As both the owner and operator/manager of each property, Archstone is committed to improving
its portfolio every year, with every property developed or purchased. The process of continual
improvement is one of the many things the company has pioneered in an industry that others have
now adopted as “industry standard.” Archstone’s premier goal is to continually upgrade the quality
of its portfolio. This influences all of the company’s investment decisions—from site selection and
design to marketing and management—and serves as the foundation of Archstone’s success as
the company consistently outperforms its peers. Archstone invests for the long term, and the level of
commitment to its properties supports this approach.
Archstone’s development pipeline currently includes:
• 5 projects under construction ($1.1 billion, 2,014 units, 185,000 SF of retail, 515,000 SF of
office);
• 22 projects in short term planning ($1.7 billion, 6,200 units); and
• 20 projects in long-term planning ($2.2 billion, 5,844 units).
Key Archstone personnel working on the project include Lee Bloch, Vice President-Development;
Joe Easley, Group Vice President-Production (Construction); and Samuel Fuller, Executive Vice
President-Development. More complete company information, resumes and sample projects are
included in Component III.
| PAGE 5 OF 20
3.2
DEVELOPMENT TEAM
BERKELEY INVESTMENTS, INC.
Berkeley Investments, Inc. (www.berkeleyinvestments.com), is an SDO-certified 100% MinorityOwned Business Enterprise founded in 1991 and known locally particularly for its award-winning
re-positioning of historic properties. Berkeley Kneeland 25 LLC, a Massachusetts limited liability
company, is a property-specific affiliate of Berkeley Investments and of which Berkeley Investments
is sole manager. Berkeley has acquired or developed nearly 17 million square feet of commercial
office, flex, parking and multifamily assets; multifamily assets constitute about 5.3 MSF of the total.
The company currently owns and manages over 2 MSF and 2,400 structured parking spaces in
Boston, Waltham, Providence and Worcester. Vertically integrated, the firm has proven in-house
property, asset, construction and development management capabilities. Berkeley’s portfolio is
diverse in location and content.
Recent projects include:
Fort Point Channel Portfolio (Boston, MA)
• Purchased 500,000 SF in 12 buildings, 2 parking garages, 50,000 SF of infill lots.
• Managed creation of successful visioning plan.
• Upgraded and sold 300,000 SF in first 2 years of ownership.
• Obtained entitlements for 348/354 Congress Street and a vacant lot, and developed the awardwinning FP3 condominiums (92 units including 4 artists’ live/work, and 1 non-artist live/work,
studios), Barrington Coffee, and three offerings by star Chef Barbara Lynch (Menton, Sportello
and Drink).
• Secured entitlements for 368 Congress Street as a Marriott-flagged, extended-stay hotel (under
construction; delivery Fall, 2013).
• Currently permitting 381 Congress as 44 innovative apts targeting young professionals working
for Innovation District companies.
Waltham Watch Factory (Waltham, MA)
• Historic mixed-use project transforming a 400,000 SF historic factory into 177,000 SF of brick
and beam office space (delivered 2009), and 96 apartment units (Spring 2012 delivery), with 67
more units to be delivered Summer 2013.
• Secured phased entitlements, and Brownfields and historic tax credits; performed environmental
clean-up; managed design, construction, and tenanting.
CitySquare (Worcester, MA)
• Acquired twenty acres of property in the heart of Worcester, including two office buildings, three
garages, and a defunct mall.
• Managed creation of the successful master plan; permitted the property to build up to another
1.0 million square feet of modern office, retail and residential space.
• Secured tenant interest and designed a 214,000 SF LEED Silver regional headquarters for
Unum Group.
• As the City’s agent through special legislation, managed design and planning of four new public
roadways and other public infrastructure improvements.
• Secured over $90 million of public financing benefiting the project.
• Sold half of the entitled developable land and the Unum deal to an affiliate of Hanover Insurance
(2009); retained 10 acres (730,000 square feet of existing and to be developed space).
For Parcel 25, Berkeley’s team will include Young K. Park, President, and Barbara Smith-Bacon,
Vice President and Project Manager. Detailed firm and individual resumes are included in
Component III.
| PAGE 6 OF 20
3.3
DEVELOPMENT TEAM
Other Key Development Team Members
Meaningful Partnerships, Growth and Development, and Supplier Diversity Plan
The Venture commits to the Meaningful Equity Partnership and Growth and Development
requirements of the RFP for Parcel 25. Our commitment is evidenced top down, starting at the
ownership level, by partnering an experienced international developer (Archstone) with a smaller
MBE development firm (Berkeley). Given its size, the Parcel 25 venture provides Berkeley with an
outstanding opportunity to work on a product type (highrise luxury apartments) with which it has not
previously been involved. While all team consultants have not yet been selected, many have been;
the Other Development Team Members listed below have all been secured for this project if The
Venture is selected. We believe this team reflects The Venture’s joint deep commitment to forming
meaningful business relationships with MBE’s and WBE’s, and nurturing opportunities for these
firms. Complete firm and individual resumes, project samples, and contact information for
each firm are included in Component III. Our Supplier Diversity Plan (described in narrative form
for each firm below) and our Growth and Development Plan (below) outline our approach to future
selections, including the contractor and subcontractors.
Architectural Design—ICON architecture, inc. (WBE), and Hacin + Associates Inc.
Parcel 25 design services are being provided through a strong partnership between two talented
Boston firms, ICON architecture, inc. (ICON), a WBE, and Hacin + Associates Inc. (Hacin).
ICON is an SDO-certified Women-Owned Business, recently ranked #68 on Boston Business
Journal’s List of Massachusetts’ Top 100 Women-Led Businesses. The ICON team is led by Nancy
Ludwig, FAIA, LEED AP (President), joined by Janis Mamayek, AIA, LEED AP (Principal, Director
of Architecture), Richard O’Dwyer (Senior Principal), and Matthew Zyrkowski, AIA (Associate).
Hacin+Associates will act as consulting design architect for Parcel 25, bringing a keen urban vision
to this Gateway Parcel. The H+A team is led by founder David Hacin (Principal, and a member of
the Boston Civic Design Commission), with David Tabenken (Senior Associate) and Scott Thomson
(Senior Associate).
ICON architecture, inc. is a Boston-based firm of 35 staff with award-winning work focused
on sustainable urban development—creating new paradigms for city living in numerous transitoriented, high-rise developments. The firm’s projects mix uses—high-end market housing with
workforce units, artist live/work communities with retail/office incubator environments, and mixeduse developments engaging their neighborhood edges. ICON has been responsible for the design
of over 15,000 units of multifamily housing, many in Boston, with over 2,000 units currently in the
permitting, design and construction pipeline.
Hacin + Associates Inc. is a Boston-based architecture and design studio with a broad portfolio
of award winning projects ranging from adaptive reuse to new construction, from urban design
to interior design. With a practice deeply rooted in the public realm, H+A is committed to modern
urbanism at all scales. The firm designs civic spaces, vibrant retail, mixed-use infill, and landmark
buildings that define communities. H+A often works at the boundaries between urban districts to
connect, revitalize, and build meaningful places.
Landscape Architecture—Mikyoung Kim Design (M/WBE), Boston, MA
Mikyoung Kim Design is an SDO-certified, Minority and Women-Owned Business Enterprise, and
an award-winning international landscape architecture group whose work focuses on merging
sculptural vision with the urban landscape. As principal and design director, Mikyoung Kim has
brought her background in sculpture and music, as well as her design vision as a landscape
architect, to the firm’s diverse work. Projects are comprised of designs that meld sustainable
initiatives with urban form to develop engaging and poetic landscapes. The team includes Mikyoung
Kim, Bill Madden (Senior Associate), Ryan Shubin, and Bryan Chou.
| PAGE 7 OF 20
3.4
DEVELOPMENT TEAM
Civil and Traffic—Nitsch Engineering, Inc. (WBE), Boston, MA
Nitsch Engineering, a certified Women-Owned Business Enterprise founded in 1989 as a civil
engineering firm, has grown into a multi-disciplinary firm with a deep understanding of how to
succeed on challenging projects. The firm now also provides land surveying, traffic/transportation
engineering, GIS, and planning services. Using Nitsch Engineering for both civil and traffic
consulting engineering for the Parcel 25 project streamlines our team, while promoting the
continued growth of this Leather District based firm. This will be The Venture team’s first experience
with Nitsch Engineering for traffic/transportation services. Nitsch Engineering team members
include John Schmid, Deborah Katzman, and Brad Staples (civil), and Fayssal Husseini and Jeff
Bandini (traffic and transportation).
Structural Engineers—LeMessurier Consultants, Cambridge, MA;
and LY Consulting Engineers, Inc. (MBE), Bedford, MA
A challenging high-rise project such as Parcel 25 demands an experienced, ingenious structural
engineer. For that reason, The Venture has selected LeMessurier. To foster an opportunity for
a smaller firm to be engaged on a project of this scale, LeMessurier has partnered with LY
Consulting Engineers, Inc., a 100% MBE firm founded in 1992, for the specifications and QA/QC
portions of the work. Past projects for LY Consulting Engineers include U.S. Embassy housing
at various locations world-wide, new residential units for the Cambridge Housing Authority, and
student residences at UMass Amherst. Key LeMessurier team members include Peter Cheever,
PE (President) and Craig Blanchet, PE (Principal).
Surveying—Bryant Engineers (MBE), Boston, MA
Founded in 1976, Bryant Associates, Inc. is a self-certified veteran-owned small business (VOSB)
and a Massachusetts SDO-certified Minority-Owned Business Enterprise providing professional
consulting engineering services. The firm has accomplished major surveys for various federal,
municipal and private clients. The Bryant team will be led by Gary Hamilton, PLS (Chief of Survey),
whose surveying projects include the BRA Boston Convention and Exhibition Center in South
Boston and a proposed 14-story residential mixed-use building in downtown Boston.
MEP—Cosentini Associates, Inc., Cambridge, MA;
and Fernandez Associates (MBE), Byfield, MA
As with structural engineering, a 400+/- unit sustainable apartment building demands an
established and creative firm to manage the design and coordination of the project mechanical,
electrical and plumbing engineering. Cosentini brings a long history of experience locally and
abroad, providing exposure to new techniques together with the certainty of practical functionality.
Bob Leber, PE, LEED AP, Vladimir Yarmarkovich, PE, LEED AP, Michael Utera, Randall Duke,
PE, LEED AP, and Anthony Petrillo will work with the Parcel 25 team. Cosentini will partner with
Fernandez & Associates, an MBE fire protection engineering firm with over 16 years of experience,
who will provide full service Building Code Consulting. The Fernandez team is led by Luis
Fernandez, PE.
63 Larkin Road • Byfield, MA 01922
Tel: 978-499-0172
Fax: 978-465-2371
www.fernandezassoc.com
Code—Rolf Jensen Associates, Boston, MA
Achieving life safety in a high-rise building requires rapid egress for occupants and open access for
fire fighters in an emergency situation. Mixed-use buildings with retail, residential and parking uses
create the need for a special integrated approach. Rolf Jensen provides the expertise and technical
talent for a safe and successful project. The Parcel 25 RJA team will include Jonathan Eisenberg,
PE (Vice President) and Carl Nelson, PE (Senior Consultant).
Permitting - Epsilon Associates, Maynard, MA
Epsilon is a multi-disciplinary firm of engineers, environmental scientists and planners with a full
range of environmental analysis, permitting and compliance services. They are regarded as the
“go to” permitting firm with good reason – they get time-efficient, successful results using practical
strategies. Berkeley has worked with Epsilon on numerous complex projects, including CitySquare
in Worcester and varied assets in Fort Point Channel. Peggy Briggs (Managing Principal) will lead
Epsilon’s Parcel 25 team. As described under Permits and Approvals, Epsilon will be supported by
other consultants, such as legal, civil engineering, traffic, environmental, etc.
| PAGE 8 OF 20
3.5
DEVELOPMENT TEAM
Selected Interior Design—THEREdesign (MBE/WBE/DBE), Allston, MA
THEREdesign, an MBE/WBE firm, has a 14-year history of interior architecture specialization. The
firm has extensive experience in collaboration with architects and owners in developing simple,
clear ideas that further the architectural concepts of the buildings being designed. For Parcel
25, THEREdesign’s interiors team will be led by Principal Katy Flammia, AIA, LEED AP, whose
experience includes urban lofts, condos, and retail spaces.
GROWTH AND DEVELOPMENT
The Venture’s focus in forming its team, above, has been current opportunity creation and
expansion of business revenue for both qualified emerging and thriving MBE’s and WBE’s. Going
forward, our focus will continue to be on a high level of M/WBE diversity. While our expectation is
that the actual milestones and timetables, and goals and a compliance plan, will be crafted with
input from MassDOT, key impactive milestones include:
1. Pre-Construction Milestone: The construction budget forms the largest part of any development
project after architecture and engineering. In our experience, it is essential to do the following: (i)
craft percentage goals and guidelines for construction hiring participation, (ii) insure that those
goals and guidelines become part of the bid documents for the project, and (iii) insure that all
pre-qualified Massachusetts SDO-certified MBE and WBE entities are on the subcontractor
bid list. Pre-construction and pre-bidding, we would reach out to community agencies and
local (Boston) community groups to heighten Boston neighborhood resident awareness of
the upcoming project hiring, and to union business representatives to encourage minority and
women construction apprenticeship program participation and hiring.
2. Construction Reporting Milestones: During construction, there must be effective oversight of the
contractor/CM, weekly tracking of workforce reports, regular site visits, and monthly meetings
and monthly documentation of compliance with the goals and guidelines. At agreed intervals,
invoices will be tracked to insure that MBE’s and WBE’s are actually doing the work represented.
3. Team Selection Finalization Milestone: In making each team selection, The Venture will work to
insure (as it has with the initial selections) that meaningful roles are made available to qualified
women and minorities on each team. In our view, this would not necessarily require new hiring,
but the optimization of skill development of existing employees. In addition, The Venture would
encourage each firm to offer project exposure to minority and women interns at appropriate
intervals during the project duration.
4. Ongoing MBE/WBE Support Milestone: The goal of this milestone is to foster successful WBE/
MBE business relationships leading to additional future opportunities among the project partners
and with others. To advance that goal, The Venture will:
a. Connect team MBE’s and WBE’s to existing business support and consulting services
provided by organizations such as:
i. Center for Women and Enterprise (www.cweboston.org),
ii. Massachusetts Minority Contractors Association (www.massmca.org),
iii. Boston MBDA Center (www.mbda.gov/businesscenters/boston), and
iv. SBA Boston (www.sba.gov/about-offices-content/2/3162)
b. In furtherance of the foregoing, The Venture has had preliminary discussions with the the
Boston Minority Business Development Agency Business Center (“Boston MBDA Center”)
regarding the a Memorandum of Agreement to source pre-qualified MBE’s and WBE’s, and
to work with the selected MBE’s and WBE’s already on the team to insure that the services
offered by the Boston MBDA Center are available to interested MBE and WBE firms on a pro
active basis to make them better business partners.
c. Work through-out the project to insure that team MBE’s and WBE’s (i) are an integral part
of the team and treated with respect by their project partners and colleagues, and (ii) have
open lines of communication with The Venture relating to any issues arising out of partnering
or engagement.
| PAGE 9 OF 20
4.1
DEVELOPMENT APPROACH
Building & Site Design
Marking an important nexus between Downtown Boston and the South Bay, Chinatown,
and Leather District neighborhoods, Parcel 25 sits as a distinct gateway into the city
from the south. Our design integrates an iconic 24-story mixed-use building and a
dynamic landscape into this unique site, responding to its challenges. This mixed-use
development proposes street level retail, a major new landscaped civic plaza, 438
rental apartments with associated amenities (and including affordable units to meet the
City of Boston Inclusionary Housing guidelines of 15% of market rate units), and 227
parking spaces in a multi-level underground garage accessed from Lincoln Street. Our design has been conceived to:
1. Establish a landmark gateway into the city from the south—Just as the Zakim
Bridge over the Charles River captures attention traveling into Boston from the
North, our design establishes a contemporary, gateway image for Boston’s southern
entry. The design unveiled on approach will be a 24-story tower rising to 300’, its
narrow southern face emphasizing its height and presenting a memorable graphic
composition against the city skyline. The building’s architectural expression is
emphatically modern, with high performance façades tailored to specific orientation
and views as an icon for Boston’s sustainable agenda:
• The west façade’s curtain wall extends over the roof to frame an open air rooftop
terrace as a strong architectural gesture on the city skyline; frames double as
sun shades on the west and south facades, then transition horizontally to artfully
cover the highway below.
• On the east façade, metal panels create a sinuous folding frame that defines a
vertical slot of deep windows facing south, and a more solid panelized volume
facing east.
• A pedestrian scaled base engages the architecture of the Leather District,
establishing a rhythm with masonry bays infilled with windows that, in turn, relate
to the tower above. The plaza entry pavilion is light and transparent, to engage
the public plaza beyond.
The broad face of the tower aligns with the angle of the highway below, creating a
counterpoint to the adjacent city blocks. 2. Celebrate the southern terminus of the Rose Kennedy Greenway with a broad
public plaza—Creating a civic canvas for this gateway building and a graceful
terminus of the Rose Kennedy Greenway, the urban landscape will not only connect
the southernmost limits of the Leather District and Chinatown, but also highlight the
green connection to greater Boston. Occupying the northwest corner of the site, a
pedestrian-scaled, public space will accommodate programmed events, linking the
Leather District and Chinatown neighborhoods. The plaza will blend hardy, urban
site furnishings and pavements with softer native landscape elements, providing
comfortable pedestrian spaces for gathering while simultaneously extending the
strong character of the Greenway. 3. Extend the urban fabric of the Leather District along Lincoln Street—The
integrated masonry and metal façades along Lincoln and Kneeland Streets align
with the height of adjacent historic buildings, extending the scale, rhythm, and
materials of the Leather District onto this site. A second residential entrance for
both pedestrians and automobiles is located mid-block on Lincoln Street, providing
| PAGE 10 OF 20
4.2
off street drop-off at a lobby mezzanine level connected to the lobby and vertical
circulation and encouraging pedestrian activity along its length.
4. Create an active street wall along Kneeland Street to strengthen
neighborhood connections—This new street wall lines Kneeland with active
commercial space and a rich pedestrian experience. (Note that the design
contemplates relocating the existing Fire Department Pump House below
grade; discussions regarding this relocation will be advanced with the City at the
appropriate time.)
5. Provide an artistic and memorable cover over the highway tunnel—More than
a simple concrete cover, the trellis frame creates an evocative opportunity to engage
iconic public art as part of the MassDOT system. The design envisions the vertical
building expression wrapping into the landscape and extending the trellis-like
structure over the void of the ramp, reducing noise and enhancing (transforming?
Obscuring?) view to the highway. Combining color, texture, and light, this public art
“cover” will be experienced in multiple ways—from the building above, at the plaza
level, and along the highway below. Beyond this cover, the existing broad sidewalk
along Albany Street will be landscaped as a connection to the Parcel 24 Park. (If
designated, the project team will engage in conversations with the City of Boston,
MassDOT, and the Federal Highway Administration and develop the design in
full compliance with all CA/T Project commitments and MassDOT requirements.)
Alternately, a full “cover” could be designed to provide an impervious surface – in
this option, the paving and landscaping emanating from the building façade will
highlight crossing paths leading to the front entry in this important urban space, and
the design would alter the financial terms of the ground lease.
6. Retain a below grade connection to Parcels 26 and 27—As required by
MassDOT, our design preserves access to the existing underground connector
below Lincoln Street is accommodated adjacent to the Lincoln Street drop-off and
entrance to the parking garage. The ramp system in the garage accesses two
additional levels of parking below; and essential access for DOT vehicles to travel
under Lincoln Street to Parcel 26. The proposed design assumes the completion of Phase II of the South Bay Planning
Study and subsequent adoption of the PDA, which would allow for the building to have
a maximum height of 300’ and FAR of 10 (current design guidelines in Article 43 of the
Zoning Code limit building height to 100’ and FAR to 6). The Project Team is committed
to meeting all of the Historic Considerations for Joint Development guidelines and the
City of Boston’s sustainable design guidelines.
Our Parcel 25 design envisions a landmark Gateway into Boston, while transforming
a challenging site into an integral part of Boston’s dynamic urban fabric. Bounding
neighborhoods will directly benefit from the artful re-knitting of the highway gap, and the
extension of real pedestrian activity onto Kneeland, Lincoln and Albany Streets. A new
civic plaza will celebrate the terminus of the Greenway, embracing a future Boston and
its world-class sustainable agenda. PARCEL 25 | COMPONENT 1: DEVELOPMENT PROPOSAL
| PAGE 11 OF 20
4.3
DESIGN CONCEPTS : Views, neighborhood connections, continuation of street wall, sustainable elements, building heights, access
| PAGE 12 OF 20
4.4
LANDSCAPE CONCEPT
The Parcel 25 Landscape is conceived as the civic canvas for the Boston Gateway Building, a terminus for the Rose Kennedy
Greenway, and a southern gateway to the city of Boston. This urban enviornment will connect the southernmost limits of the
Leather District and China Town, while also highlighting the connection to the greater landscape. The exposed roadway to the
west is obscured with a canopy extension of the architecture and is conceived as an armiture for public art. This artistic expression is intended to highlight the project as a gateway. The landscape will be composed of spaces for passage and gathering
while establishing an iconic civic destination for the Leather District and China Town.
CHINA
TOWN
LEATHER
DISTRICT
Landscape Diagram
Landscape Character
| PAGE 13 OF 20
4.5
clockwise from right:
locus plan indicating view locations;
view along Kneeland Street from the
Leather District; view along Kneeland Street
from Chinatown; view from I-93 N exit
| PAGE 14 OF 20
4.6
TYPICAL
TOWER FLOOR
TYPICAL
BASE BUILDING
FLOOR
MEZZANINE
FLOOR
GROUND
FLOOR PLAN
TYPICAL
PARKING LEVEL
| PAGE 15 OF 20
4.7
| PAGE 16 OF 20
4.8
Mass DOT Parcel 25
UNITS
Floor Level
Parking (3)
Parking (2)
1st (Parking(1)/Retail)
Mezz. Parking
2nd
3rd
4th
5th
6th
7th
8th
9th
10th
11th
12th
13th
14th
15th
16th
17th
18th
19th
20th
21st
22nd
23rd
24th
25th
Parking
Residential Parking
R
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
3
%
82
79
32
34
Parking Spaces
Parking Spaces
Parking Spaces
Parking Spaces
26
26
26
26
26
26
26
16
16
16
16
16
16
16
16
16
16
16
16
16
16
16
16
438
GSF
ST
-
1BR
-
1BR +
2BR
-
3BR
3
3
3
3
3
3
3
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
14
14
14
14
14
14
14
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
1
1
1
1
1
1
1
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
7
7
7
7
7
7
7
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
53
12.10%
226
51.60%
7
1.60%
129
29.45%
23
5.25%
Spaces
227
82
79
32
34
Parking Spaces
Parking Spaces
Parking Spaces
Parking Spaces
26
26
26
26
26
26
26
16
16
16
16
16
16
16
16
16
16
16
16
16
16
16
16
Floor Level
Parking (3)
Parking (2)
Mezz. Parking
2nd
3rd
4th
5th
6th
7th
8th
9th
10th
11th
12th
13th
14th
15th
16th
17th
18th
19th
20th
21st
22nd
23rd
24th
25th
Service/M
438
0.52
Loft Levels
Average NSF
# Units
3
1821
Studio
607
GSF
1BR
761
14
10654
Floor
Level
Service/Mech.
Parking
1BR+
878
1
878
Parking (3)
0
2BR
1006
7 33,437
7042
Parking
(2)
0
33,437
3BR
1184
1
1184
5,715 26 14,512
21579
Mezz. Parking
0
18,452
x
7
362
0
2nd
151053
3rd
362
0
0
4th Levels
Tower
Average NSF 362
# Units
0
5th
Studio
608 362
2
1216
0
6th
1BR
762 362
8
6096
0 0
7th
1BR+
0 362
0
8th
0
2BR
974 362
5
4870
0
9th
3BR
1184 80
1
1184
10th
80
0
13366
80
0 16
11th
x
80
0
12th
213856
80
0
13th
80
0
14th
80
0
15th
80
0
16th
80
0
17th
80
0
18th
80
0
19th
80
0
20th
80
0
21st
80
0
22nd
80
0
23rd
80
0
24th
7,821
0
25th
17,350
99,838
Retail
Amenity Circulation
Residential
Total
0
0
0
0
33,437
0
0
0
0
33,437
3,378
9,764
258
0
33,627
NSF/Floor
0
2,593
0
0
21,045
0NSF
0
3,024
22,513
25,899
364,909
NSF
0
0
3,024
22,513
25,899
471,678
GSF**
0
0
3,024
22,513
25,899
77.36%
0
0
3,024
22,513
25,899
0
0
3,024
22,513
25,899
**Excludes Retail
& Parking
0
0
3,024
22,513
25,899
0
0
3,024
22,513 Unit SF
25,899
833 Average
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
NSF/Floor
0
0
2,205
13,963
16,248
0NSF
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
0
2,205
13,963
16,248
0
1,712
2,554
0
12,087
3,378
14,069
59,260
380,999
574,894
2012-04-24--Unit Mix.xlsx
GSF
* FAR GSF
PARCEL SF
490,670
72,440
6.77
* Excludes mechanical and below grade parking
364,909
471,678
NSF
GSF**
| PAGE 17 OF 20
5
7
17
4.9
Community Uses & Benefits
In addition to integrating Minority and Women Business Enterprises into the project
teams during the pre-development and construction phases of the project, both economic and urban benefits accrue from the Parcel 25 project. Economic benefits can be
specifically quantified if The Venture is the selected Developer.
ECONOMIC BENEFITS include the following:
Construction Period
• Direct and Indirect Employment: Direct Employment includes project-related hiring;
and Indirect Employment includes less directly measurable hiring, such as workers
producing construction supplies and materials, employees at food and beverage
facilities feeding construction workers, etc.
• Increased Income Taxes from Direct and Indirect Employment
• Increased Sales Taxes on taxable building materials
Post-Construction Period Benefits
• Project related hiring for the residential and retail services on site
• Income Tax Employment (net new or retained)
• Sales Tax on retail/restaurant sales
• Increasing the stock of affordable housing conforming to City guidelines
• Returning a vacant parcel of land to productive use
• Real Estate taxes
URBAN BENEFITS
Parcel 25 presents the opportunity to enhance the transformation of the South Bay
area and adjacent districts through improvements that would change an area defined
by transportation infrastructure into a vibrant mixed-use neighborhood, including a mix
of housing options, needed neighborhood services, destination uses injecting new revenue, and meaningful community space. Bringing additional people to the area to live,
work and play supports the optimal 18 hour day, enlivening and stabilizing the neighborhood and increasing local investment. Leveraging access to existing public transportation assists in limiting the impacts of additional traffic in this already congested area.
Public meetings during Phase II of the South Bay Planning Study, and BRA Article 80
meetings, will help to further clarify current community concerns and what the adjacent
communities’ value in terms of community space or amenities. In The Venture’s view,
several key urban benefits of Parcel 25 include the following:
• Creating a vibrant, pedestrian-friendly transition zone from Chinatown through the
Leather District to South Station and towards the Fort Point district;
• Completing the revitalization of the Leather District;
• Healing the scar created by the transportation infrastructure network;
• Reinforcing residential neighborhoods by creating an urban streetscape along its
edges;
• Providing opportunities for neighborhood service retail;
• Establishing a landmark gateway to the City for commuters and visitors arriving from
the South;
• Establishing a logical terminus to the Greenway. and
• Covering the ramp leading to the Southeast Expressway and mitigating its impact.
| PAGE 18 OF 20
4.10
Permits + Approvals
Entitlements generally occur in three somewhat overlapping stages: impact reviews,
discretionary approvals, and construction-related permits. Layered on top of this for
Parcel 25 is completion of Phase II of the South Bay Planning Study and creation of
the PDA, as discussed below. Once chosen as the selected developer, The Venture will
work with their consultants to prepare a comprehensive permits and approvals strategy
and schedule to insure that all entitlements are secured in a time and cost-efficient
manner, and that nothing is missed. This planning would include at minimum Epsilon
Associates, Goulston & Storrs, ICON Architecture, Hacin+Associates, Nitsch Engineering, and our selected environmental consultant.
The Venture is experienced with Boston permitting and has selected team consultants
with the expertise to seek timely and practical results. Archstone and Berkeley have
both previously managed entitlements for other complicated urban projects with multiple competing constituencies, including Article 80, BCDC, Board of Zoning Appeals,
BWSC, BPIC, BTD, Boston Landmarks Commission, Massachusetts Historic Commission, Massport approvals, FAA, Chapter 91, MEPA/NEPA/DEP, etc. While it’s too early
to prepare a schedule, samples from other projects can be provided to demonstrate
facility with process.
The Venture believes that the best long-term financial result for MassDOT and for
the site requires the completion of Phase II of the South Bay Planning Study with an
attendant increase in height and density for Parcel 25. As indicated by Peter Gori of
the BRA at the MassDOT Parcel 25 meeting and site tour on February 1, 2012, the
BRA appears ready to launch Phase II simultaneously with MassDOT’s selection of a
developer for Parcel 25. The Venture anticipates that Phase II will take at least the eight
months indicated in the South Bay Study Phase I Report to finalize the text of the South
Bay District Plan. The Venture members anticipate participating actively in these meetings to glean a complete understanding of the key issues of concern.
During the Phase II study, The Venture would expect to meet with the City of Boston
regarding The Venture’s desired re-location on-site of what is believed to be the Boston
Fire Department pumping station, and with MassDOT and others regarding the air quality and other facilities serving the highways, as both of these items will influence the
final design of the project. In addition, preliminary meetings would be held with private
utilities, Boston Water and Sewer, and other City departments to facilitate open communication about all issues that could impact the project design, schedule and cost.
Article 80 and MEPA (including environmental, traffic, and civil studies) will be launched
in parallel at the appropriate time based on the progress of the Phase II study. The
Venture fully understands that this is a full MEPA process, and that the project will need
to undergo Article 80 Large Project Review.
Coordination with the Federal Highway Administration (FHWA) is typically initiated by
MassDOT during design, however, we suggest a kickoff meeting among the Venture
team members/consultants, and MassDOT and FHWA, to discuss design direction, site
constraints, submittal contents, and other procedural issues. This will help to eliminate
potential confusion regarding expectations, avoid wasted time, and inform all as to
direction and next steps.
| PAGE 19 OF 20
Construction Start (26‐30 mos dep on site Construction (26 ‐ 30 months total)
Award Long Lead Items (Early Steel Pkg?)
Bid & Award
Mobilization
Other Approvals
Parking Freeze
Utilities
BWSC, Building Permit, etc
FAA Approval
Boston Landmarks Commission
Section 106/ State Register Review
MEPA (File PNF to Final Certificate Issued Boston Civic Design Commission Article 80 ‐ Large Project Review Due Diligence, env testing, survey, etc. Informal meetings with MassDOT/FHWA, BRA, BLC etc Negotiate Development Team Contracts Detailed permits and approvals schedule Traffic Study Launch Discussion re suppressing City pump station BRA South Bay Phase II Study / Re‐Zoning
Design
Conceptual Design
Schematic Design
MassDOT, FHWA reviews
CM Pricing Exercise
Design Development
CM Pricing Exercise
Construction Documents
CM 90% Set Pricing Exercise
Negotiation of Dev'mt Agmt and Grd Lease
Review of site and land use constraints & refinement of preliminary development concept
X
X
Mo 1 Mo 2 Mo 3 Mo 4 Mo 5 Mo 6 Mo 7 Mo 8 Mo 9 Mo 10 Mo 11 Mo 12 Mo 13 Mo 14 Mo 15 Mo 16 Mo 17 Mo 18 Mo 19 Mo 20 Mo 21 Mo 22 Mo 23 Mo 24 Mo 25 Mo 26 Mo 27 Mo 28 Mo 29 Mo 30 Mo 31 Mo 32 Mo 33 Mo 34 Mo 35
NOTE: This Sample Schedule is provided to illustrate activites conducive to being conducted on a parallel track; actual detailed project schedule detailed after selection; dates will vary.
Developer Selection
04-25-2012
Schedule
Preliminary Design, Permitting, and Construction Schedule (04/27/2012) Parcel 25 Project
Preliminary Schedule of Major Items
4.11
| PAGE 20 OF 20

parcel 25

Transcription

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