Longwood Place 305 Brookline Avenue
Impact Advisory Group (IAG) Meeting
March 24, 2022 1
Agenda 1.
Welcoming remarks Edward Carmody, Boston Planning & Development Agency
2.
Presentation of PDA proposal - design & site plan updates Skanska USA Commercial Development
3.
IAG Discussion
2.
Public Q&A (time permitting)
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BPDA’s COVID-19 Response •
When Mayor Walsh declared a public health emergency in mid-March, the BPDA paused the public review process for all development projects and planning initiatives. The BPDA has postponed all BPDA-hosted in-person public meetings regarding Article 80 development projects and planning studies until further notice.
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After months of work by an interagency working group and with support from local community groups and elected officials, the BPDA has begun resuming public meetings virtually for Article 80 development projects. The interagency working group consisted of City and BPDA employees across departments, and it met regularly to develop best practices and test appropriate digital tools to host wide-ranging, engaging, and inclusive conversations with communities. 3
Meeting Format •
During the presentation, microphones will be muted. However, if you have a clarifying question about something in the presentation, please submit your question through the “Q&A” tab and we will do our best to answer it while the presentation is in progress. IAG members are free to discuss throughout the presentation.
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Once the presentation is over, IAG members will be invited to ask questions and discuss further, via audio/video or the “Chat” feature.
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During the public question and answer period, we will take questions and comments in two ways: 1) through the “Q&A” tab at the bottom of your screen; or, 2) you can raise your hand and we will take your questions orally in the order that hands were raised. 4
Zoom Tips Welcome! Here are some tips on using Zoom for first-time users. Your controls should be available at the bottom of the screen. Clicking on these symbols activates different features: Mute/unmute (you will remain muted until a host gives you access)
Turn video on/off (your video will remain off until a host gives you access)
Q&A to ask questions throughout the presentation
Raise hand to ask for audio/video permission at the end of presentation
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Virtual Meeting Etiquette •
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We want to ensure that this conversation is a pleasant experience for all. Please mute yourself when not speaking to avoid background noise. Please be respectful of each other’s time and viewpoints. We are all here to collaborate in good faith and make this proposal better for the community and the City at large. This meeting is focused on discussion amongst the IAG. More time will be allotted to general public discussion at a future Public Meeting. You can always set up a conversation with Edward Carmody, Senior Institutional Planner & Project Manager, Edward.Carmody@Boston.gov for further discussion.
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Meeting Recording At the request of community members, the BPDA will be recording this meeting and posting it on BPDA’s webpage for those who are unable to attend the Zoom meeting live. The recording will include the presentation, Q&A, and public comments afterwards. Also, it is possible that participants may be recording the meeting with their phone cameras or other devices. If you do not wish to be recorded during the meeting, please turn off your microphone and camera.
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What is an Impact Advisory Group (IAG)? ⮚ The IAG includes various community stakeholders, representing neighborhood residents, business owners, community organizations, institutions, and advocacy groups, planning, design and real estate professionals, and others. ⮚ The Longwood Place IAG will assist the BPDA in the Article 80 review of the Planned Development Area (PDA) proposal for this site.
⮚ The role of the IAG is to help advise the BPDA & development team on potential project impacts – both positive and negative. These impacts may, for example, relate to mobility, pedestrian connectivity, inclusivity, and open space. Once impacts are identified, the development team works with the IAG and the BPDA/City to mitigate potential negative impacts and reinforce positive ones.
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Longwood Place Impact Advisory Group (IAG) Martin O’Riordan
David Read Dan Deutsch
Tom Yardley
Timothy Ney
Kelly Brilliant
Karen Mauney-Brodek
Richard Giordano
Malaina Bowker
Tim Horn
Michael Minichello
Molly DiLorenzo
Karen Geromini
Adam Shulman
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PDA Review Timeline January 3, 2022 Proposed PDA filed with the BPDA, commencing Article 80C review & 45-day comment period January 19 & 24, 2022 IAG & Public Meetings February 4, 2022 Scoping Session with City of Boston Staff Ongoing: Staff meetings with BPDA & City Agencies (urban design, transportation, public realm, etc.) to refine PDA proposal
February 18, 2022 Comment Period Ends
March 24: IAG Meeting April 12: Boston Civic Design Commission (BCDC) Meeting Upcoming: IAG and/or Public Meetings, BCDC meetings
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Public Process March/April 2021 BPDA Kick-Off Mtg. – 3/10 BPDA Urban Design Mtg. – 3/31 BPDA Urban Design Mtg. – 4/30
May/June 2021
July/August 2021
BPDA Design/Benefits Mtg. – 5/12 BTD Mtg. – 6/3 BPDA Public Realm Mtg. – 6/9 BPDA Urban Design Mtg. – 6/23
BTD Mtg. – 7/7 BTD Mtg. – 7/21 BPDA Public Realm Mtg. – 8/2 BTD Mtg. – 8/18
Jan-March 2022 File PDA – 1/4 IAG Meeting – 1/19 Public Mtg. – 1/24 BPDA Scoping Session – 2/4 Comment Period Ended – 2/18 BPDA Urban Design Mtg. – 2/23 BTD Mtg. – 2/24 Parks Dept. Mtg. – 3/1 BTD Mtg. – 3/15
Additional Meetings/Outreach Conducted City Councilor Kenzie Bok Emerald Necklace Conservancy MASCO Winsor School Emmanuel College Boston University/Wheelock College
Beth Israel Deaconess Medical Center Dana Farber Cancer Institute Mass General Brigham Hospital Boston Children's Hospital Harvard Medical School
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The Fenway Alliance Fenway Civic Association Fenway Community Development Corporation Temple Israel Riverway Condominium Associations
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IAG MEETING #2 March 24, 2022
LONGWOOD PLACE 305 BROOKLINE
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THE LMA IS AN URBAN CORE
A MIXED USE DISTRICT
PUBLIC OPEN SPACE
Imagine Boston 2030 calls for mixed use
A Site at the Intersection of Area Uses
Limited Open Space within the LMA
SITE
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A PLACE TO GATHER
A PLACE TO WORK
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A PLACE TO LIVE
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GUIDING PRINCIPLES Let’s Make This A Place
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A PUBLIC HEART FOR THE LMA
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A PERMEABLE AND CONNECTED PLACE
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RESPONSIBLY BUILD OUT THE URBAN FABRIC
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Where We Were Initial PDA Submission
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WHAT WE WERE SEEKING
INITIAL PDA SUBMISSION THE FENWAY
BOSTON UNIV.
EMMANUEL COLLEGE
WINSOR SCHOOL
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BETH ISRAEL
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A PLACE TO CONNECT Mixed-use program
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OFFER OPEN SPACE VARIETY FOR A DYNAMIC PUBLIC REALM A PUBLIC HEART Provide Diverse & Well-Scaled Outdoor Spaces FOR THE LMA
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What We’ve Heard Comments from IAG, City Agencies, and the Public
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RESIDENTIAL ●
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Look at increasing residential use/number of units on site Consider the distribution of residential use on site
OPEN SPACE ●
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HEIGHTS + FOOTPRINTS
Examine the variety and balance of open space typologies, i.e. active vs passive and their users
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More study around building heights and footprints
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Evaluate massing options for the buildings next to existing condos and Winsor School
Consider the distribution of open space on site
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SHADOWS ●
Pay close attention to shadow impacts on the EN and neighbors
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How We’ve Responded Revised Design Proposal
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Project Improvements
PDA
DOUBLE THE RESIDENTIAL
REVISED PROPOSAL
167,000 SF (10%)
345,000 SF (20%)
200 Units
388 Units
INCREASE AFFORDABLE HOUSING
15%
20%
REDUCE OVERALL SF BY 50,000SF
1.75M SF GFA
1.70M SF GFA
42%
50%
BTW. BUILDINGS
13,000 SF DEDICATED
12,000 SF
15,000 SF
1,039 SPACES
1,009 SPACES
ALMOST DOUBLE RESIDENTIAL UNITS
INCREASE ON-SITE OPEN SPACE BY 19,000 SF CREATE DEDICATED QUIET GREEN SPACE INCREASED COMMUNITY SPACE REDUCE PARKING LONGWOOD PLACE
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WHAT WE’RE SEEKING
REVISED PDA THE FENWAY
Life Science and Research, Commercial Office, Retail, Residential
1.7M GFA
2.8 Acres
Delivered in phases over 7-15 yrs
Public Exterior Open Space
From 150 ft to 333 ft
Parking and Service Below Grade
Variety of
Heights Total height including penthouses
6
48% of the Site
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BOSTON UNIV.
3
4
2
0.6/ 1,000sf
Parking Ratio
1
EMMANUEL COLLEGE
Consistent with Boston’s Parking Ratio Guidelines Sept 2021
WINSOR SCHOOL
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BETH ISRAEL
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BUILDING USES | Revised Proposal
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GROUND FLOOR PROGRAM | Revised Proposal
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OPEN SPACE | Revised Proposal
MAIN HEART + PASSIVE SPACE PDA: 27K SF NEW PROPOSAL: 35.5K SF
PDA: THIS SPACE WAS LOCATED BETWEEN BUILDINGS
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PROGRAM DISTRIBUTION | Revised Proposal
1.70M SF GFA LONGWOOD PLACE
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BUILDING HEIGHTS | Revised Proposal
130FT - 150FT
224FT - 269FT
REDUCED FROM 200’
194FT - 239FT
180FT REDUCED FROM 342’
210FT 288FT - 333FT REDUCED FROM 342’
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BUILDING HEIGHTS IN CONTEXT Neighborhood View
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AERIAL | Revised Proposal
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TRAFFIC CIRCULATION | Revised Proposal
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PROJECT PHASING | Revised Proposal Projected Construction over Time
7-15 YEARS DELIVERY
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Publicly Accessible Open Space
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PUBLIC REALM CONCEPT
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DRAW FROM NEARBY LANDSCAPE CHARACTER
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CONNECT THROUGH THE LANDSCAPE
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DEFINE A CENTRAL SPINE
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INTEGRATED ARCHITECTURE AND LANDSCAPE
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A PUBLIC HEART FOR THE LMA
6
5
3
4
2 1
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A PUBLIC HEART FOR THE LMA Providing a Variety of Well-Scaled Outdoor Spaces
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A PUBLIC HEART FOR THE LMA
2
1
3
5
4
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ACTIVE MAIN HEART Cleveland Public Square, Cleveland, Ohio
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MAIN HEART | Revised Proposal
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MAIN HEART | Revised Proposal
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PASSIVE QUIET SPACE Greenacre Park, New York, NY
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CONNECTORS Parc de la Senne, Belgium
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GATEWAYS Mid Main Park, Vancouver, Canada
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SHORT STREET | Revised Proposal
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PILGRIM & BROOKLINE | Revised Proposal
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Benefits Recap
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Project Improvements
PDA
DOUBLE THE RESIDENTIAL
REVISED PROPOSAL
167,000 SF (10%)
345,000 SF (20%)
200 Units
388 Units
INCREASE AFFORDABLE HOUSING
15%
20%
REDUCE OVERALL SF BY 50,000SF
1.75M SF GFA
1.70M SF GFA
42%
50%
BTW. BUILDINGS
13,000 SF DEDICATED
12,000 SF
15,000 SF
1,039 SPACES
1,009 SPACES
ALMOST DOUBLE RESIDENTIAL UNITS
INCREASE ON-SITE OPEN SPACE BY 19,000 SF CREATE DEDICATED QUIET GREEN SPACE INCREASED COMMUNITY SPACE REDUCE PARKING LONGWOOD PLACE
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Public Benefits Summary ∙
$6 million commitment to transportation & public realm improvements along Brookline Avenue, Pilgrim Road and Short Street.
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Approximately 388 new housing units (20 percent affordable units).
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15,000 SF of community space.
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2.8 acres of publicly accessible on-site open space, including:
∙
o
1.3± acres of new and publicly accessible landscaped and plaza space.
o
1.5± acres of improved and expanded public realm.
44,000 SF of diverse on-site retail offerings that will prioritize small, local, MBE, and/or WBE retailers, and will be accommodating for patrons of all wages.
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Support over 5,000 on-site jobs / over 5,000 construction jobs over a 10-to-15-year period.
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Estimated $22 million housing linkage contribution $4 million jobs/workforce linkage contribution.
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Community Space / Work Force Development Hub •
Project Goal: The Project will dedicate 15,000 SF of interior ground-floor community space within the Project, a portion of which could be used to create a workforce development and life science training hub for the LMA and the Fenway in partnership with the City of Boston.
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Partner with LMA institutions, industry groups and the City of Boston to deliver relevant and robust programming within the community space that addresses community priorities, including but not limited to STEM training, workforce development, incubator and meeting space, and leadership programs.
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Allocate spaces within the buildings to support future programming, like storage, public bathrooms, and the appropriate infrastructure for partners to set up temporary structures for the public. Image Source: MassBio
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THANK YOU
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Shadow Appendix
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Shadow Studies
Vernal Equinox - March 20
Times when Shadows are Cast on Emerald Necklace
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Shadow Studies
Summer Solstice - June 21
Times when Shadows are Cast on Emerald Necklace
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Shadow Studies
Autumnal Equinox - September 22
Times when Shadows are Cast on Emerald Necklace
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Shadow Studies
Winter Solstice - December 21
Times when Shadows are Cast on Emerald Necklace
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