brookline place presentation to the Brookline Board of Selectmen February 11, 2014

Transcription

1 brookline place presentation to the Brookline Board of Selectmen February 11,

2 Presentation Outline I. II. III. IV. V. Introduction and Team Project Background New Approach Zoning Change Benefits 2

3 Project Team Owner Boston Children s Hospital Charles Weinstein, Esq. Architect Elkus Manfredi Architects Sam Norod Tim Talun Attorneys Goulston & Storrs Marilyn L. Sticklor Darren Baird Kevin Renna William Seuch Civil Engineers VHB/Vanasse Hangen Brustlin, Inc. Mark Junghans Sean M. Manning Howard Moshier Traffic Engineers Howard/Stein Hudson Associates, Inc. Robbie Burgess Geotechnical/Environmental Sanborn Head & Associates Matthew DiPilato Patricia Pinto Landscape Architect Mikyoung Kim Design Mikyoung Kim Bill Madden Bryan Chou Development Consultant Stantec Consulting George Cole 3

4 Project Background I. II. III. IV. V. VI. Site Location Existing Conditions Legal Lots and Ownership Existing Zoning Gateway East Project Project History and 2009 Approvals 4

5 Site Location N 5

6 Existing Conditions 435 Parking Spaces on site 6

7 Legal Lots and Ownership Children s One Brookline Place LLC Children s Brookline Place LLC Children s Five Brookline Place LLC 7

8 Existing Zoning General Business and Medical Research (GMR 2.0) 1) All applications for new structures, outdoor uses, and exterior alterations or additions in the GMR-2.0 District which exceed a floor area ratio of 2.5 or a height of 100 feet shall be permitted only on a lot no less than 50,000 square feet and no greater than 65,000 square feet in area and shall be subject to the requirements of 5.09, Design Review, obtain a special permit per 9.03, and meet the following requirements: (Zoning applied only to the 2-4 BPL Lot) a) the maximum height shall not exceed 115 feet and the maximum gross floor area shall not exceed 4.0. b) no less than 25% of the Lot Area shall be devoted to landscaped and usable open space. c) no less than 60% of the parking spaces required by the Board of Appeals shall be provided completely below grade. d) no less than 25% of the provided parking spaces shall be offered to residents for overnight parking. e) no less than 1% of the hard construction costs of constructing a building on a Lot (exclusive of tenant fit-up) shall be devoted to making off-site streetscape improvements 2) The parking requirements for applications in the GMR-2.0 District in light of the proximity to rapid public transit shall be as follows: a) retail use: one parking space per 400 g.s.f. of floor area b) office use: one parking space per 600 g.s.f of floor area c) research laboratory use (Use 36B): one parking space per 1,000 g.s.f. d) medical office use: one parking space per 350 g.s.f. e) The number of parking spaces for the above uses in a GMR-2.0 district may be reduced by special permit, however, by no more than 25%, where it can be demonstrated to the Board of Appeals that is warranted due to provisions in a Transportation Access Plan that includes recognized Transit Demand Management programs. 2) Transportation Access Plan Agreement shall be a condition of the special permit, shall be submitted for review to the Director of Transportation and the Director of Planning and Community Development, and shall require an annual report to the Director of Transportation. This annual report shall be accepted only after a determination by the Director of Transportation and Director of Planning and Community Development that the Transportation Access Plan is working satisfactorily, and if not, that the plan will be changed and implemented to their satisfaction. The Board of Appeals may also approve parking facilities that employ a tandem parking arrangement and/or mechanical devices that enable vehicles to be stacked vertically inside a garage subject to a report and recommendation from the Town s Director of Engineering and Transportation. 3) A special permit granted under this section shall lapse within 2 years if a building permit is not issued and construction has not begun by such date except for good cause. 8

9 Gateway East Plan Von Grossmann & Company 9

10 Gateway East Plan VHB/Vanasse Hangen Brustlin, Inc. 10

11 Project History 1980 s After taking the overall BPL site under Urban Renewal, the Town puts out an RFP for development; Winn designated and develops 1 BPL and garage Winn Development, at the request of the Town, successfully pursues new zoning to justify redevelopment of 2 4 Brookline Place Fall 2007 Winter 2007 to Fall 2008 Spring 2008 Fall 2008 Spring 2009 Children s Hospital closes on the transfer of 2 4 Brookline Place from Winn Development Company. Children s and the Planning Department conduct five meetings of the Design Advisory Team to guide the design of the development. Reduction in minimum parking requirements for the GMR District are approved at Town Meeting Children s Hospital applies for a Special Permit for the development of Two Brookline Place; Lehman Brothers files for bankruptcy Zoning Board of Appeals issues a Special Permit for the development of Two Brookline Place; Financial and real estate markets in turmoil 11

12 2009 Scheme %Open Space of Overall Site Overall FAR Parking Count Parking Ratio 35.5% Spaces gsf/space 12

13 2009 Scheme Tsoi/Kobus & Associates Architects 13

14 2009 Scheme Tsoi/Kobus & Associates Architects 14

15 2009 to 2013 What has Changed? Higher medical rents projected in 2009 did not materialize, resulting in lower expected overall revenue for the project Less demand for medical office due to uncertainty More medical office space supply on Route 9; more vacancies More efficient use of space by tenants Lower risk tolerance market wide for investment higher equity requirements Long term hold by BCH certain; use by BCH to be determined N 15

16 2009 to 2013 What has Changed? Lowered parking expectations by users; different mode splits; higher use of mass transit, bikes, walking Removal and disposition of contaminated soils much more expensive due to closing of landfills N 16

17 What has not Changed: Subsurface Conditions Sanborn Head & Associates 17

18 A New Approach Subsurface conditions makes the cost of underground parking prohibitive as reviewed and agreed to by Town s financial consultant. Result: above grade parking Look at the overall site planning, not just 2 4 Brookline Place parcel Parking planning needs to address existing conditions of the 1 Brookline Place garage Accommodate existing tenants at 1 Brookline Place who need to expand or otherwise move N 18

19 19 Area Plan

20 Site Concept Diagram N 20

21 Existing Conditions Village at Brookline Ten Brookline Place West 2 Brookline Place 4 Level Existing Garage 1 Brookline Place 5 Brookline Place 4 Brookline Place 21

22 Existing Conditions %Open Space of Overall Site Overall FAR Parking Count Parking Ratio 36.0% Spaces gsf/space 22

23 New Approach Direct pedestrian connection across site; enhanced green space facing Brookline Village T station 23

24 New Approach Direct pedestrian connection across site; enhanced green space facing Brookline Village T station Divide building mass into two smaller pieces: New wing added to existing 1 Brookline Place 24

25 New Approach Direct pedestrian connection across site; enhanced green space facing Brookline Village T station Divide building mass into two smaller pieces: New wing added to existing 1 Brookline Place New 8 story office building oriented along Washington Street, pulled away from Station Street 25

26 New Approach Direct pedestrian connection across site; enhanced green space facing Brookline Village T station Divide building mass into two smaller pieces: New wing added to existing 1 Brookline Place New 8 story office building oriented along Washington Street, pulled away from Station Street Replacement and expansion of existing garage to handle all parking; reduce overall parking count from previous scheme 26

27 New Approach Direct pedestrian connection across site; enhanced green space facing Brookline Village T station Divide building mass into two smaller pieces: New wing added to existing 1 Brookline Place New 8 story office building oriented along Washington Street, pulled away from Station Street Replacement and expansion of existing garage to handle all parking; reduce overall parking count from previous scheme 27

28 New Approach 36,000sf 41,000sf %Open Space of Overall Site Overall FAR Parking Count Parking Ratio %Open Space of Overall Site Overall FAR Parking Count Parking Ratio 35.5% Spaces gsf/space 39.1% Spaces gsf/space 28

29 New Approach %Open Space of Overall Site Overall FAR Parking Count Parking Ratio 39.1% Spaces gsf/space 29

30 New Approach previous scheme current scheme 30

31 31 View from Brook House (Floor 6)

32 32 View from Station Street (Floor 3)

33 33 Landscape Diagram

34 34 Site Plan

35 35 View from Brookline Village Station

36 36 View from Pearl Street

37 37 View of Plaza

38 38 To Washington Street / Route 9

39 39 From Washington Street / Route 9

40 Anticipated Schedule Fall 2013 Spring 2014 Summer 2014 Winter 2015 Initiation of planning for a new development scheme; Selectmen s Advisory Committee appointed Warrant for zoning amendment presented to Town Meeting for approval Application for Special Permit filed with Town Special Permit issued by ZBA 1 st Qtr Construction start on garage 1 st Qtr New Garage complete, construction start on Buildings 2019 Construction complete 40

41 Existing Zoning, again General Business and Medical Research (GMR 2.0) 1) All applications for new structures, outdoor uses, and exterior alterations or additions in the GMR-2.0 District which exceed a floor area ratio of 2.5 or a height of 100 feet shall be permitted only on a lot no less than 50,000 square feet and no greater than 65,000 square feet in area and shall be subject to the requirements of 5.09, Design Review, obtain a special permit per 9.03, and meet the following requirements: (Zoning applied only to the 2-4 BPL Lot) a) the maximum height shall not exceed 115 feet and the maximum gross floor area shall not exceed 4.0. b) no less than 25% of the Lot Area shall be devoted to landscaped and usable open space. c) no less than 60% of the parking spaces required by the Board of Appeals shall be provided completely below grade. d) no less than 25% of the provided parking spaces shall be offered to residents for overnight parking. e) no less than 1% of the hard construction costs of constructing a building on a Lot (exclusive of tenant fit-up) shall be devoted to making off-site streetscape improvements 2) The parking requirements for applications in the GMR-2.0 District in light of the proximity to rapid public transit shall be as follows: a) retail use: one parking space per 400 g.s.f. of floor area b) office use: one parking space per 600 g.s.f of floor area c) research laboratory use (Use 36B): one parking space per 1,000 g.s.f. d) medical office use: one parking space per 350 g.s.f. e) The number of parking spaces for the above uses in a GMR-2.0 district may be reduced by special permit, however, by no more than 25%, where it can be demonstrated to the Board of Appeals that is warranted due to provisions in a Transportation Access Plan that includes recognized Transit Demand Management programs. 2) Transportation Access Plan Agreement shall be a condition of the special permit, shall be submitted for review to the Director of Transportation and the Director of Planning and Community Development, and shall require an annual report to the Director of Transportation. This annual report shall be accepted only after a determination by the Director of Transportation and Director of Planning and Community Development that the Transportation Access Plan is working satisfactorily, and if not, that the plan will be changed and implemented to their satisfaction. The Board of Appeals may also approve parking facilities that employ a tandem parking arrangement and/or mechanical devices that enable vehicles to be stacked vertically inside a garage subject to a report and recommendation from the Town s Director of Engineering and Transportation. 3) A special permit granted under this section shall lapse within 2 years if a building permit is not issued and construction has not begun by such date except for good cause. 41

42 Zoning Changes Requested Lot size requirements FAR on district, not on lot Change in requirement for subsurface parking TDM required, not optional 42

43 Benefits Significant net new tax revenues RE tax certainty for 95 years for all new building areas and portion of garage attributed to new building areas Funding of Town s Gateway East contributions, in a timeframe that works with the project Additional off site mitigation including improvement to public realm in Pearl Street Estimated new daytime population of about 1,000 workers to support village businesses Much improved connections through & around site and significant new green space Permanent protection of open space and pedestrian way through the site 43

44 Planning issues to be resolved with the BPAC Number of parking spaces on site Size of parking garage structure primarily height 44