ZONING AMENDMENT INSTITUTION MASTER PLAN PROPOSED ZONING - PLANNING Planning Board Report to Council
Regarding Zoning Amendment
7
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-DEVELOPMENT
JTHORITY
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224700
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SECTION 51-11. InsdUidonal Master Plan R*aulremorrta. A Proposed
Project which Includes one or more Institutional Uses, as identified in Article 2A,
shall be granted a building, use, or occupancy ,permit only if such Proposed
Project Is consistent with a current Institutional Master Plan approved by the
Boston Redevelopment Authority, provided that if no applicable current
Institutional Master Plan has been approved, a Proposed Project containing less
than five thousand (5,000) gross square feet of floor area devoted to one or more
such Institutional Uses may be conditionally permitted, In accordance with the
provisions of Article 8, but it an applicable current Institutional Master Plan has
been approved, then such a Proposed Project must ba in conformity with said
current Institutional Master Plan. For the purpose hereof, a "current'
Institutional Master Plan shall mean an Institutional Master Plan approved, either
originally or in amended form, by the Boston Redevelopment Authority, in
accordance with this Section 51-11, not more than four (4) years prior to the
date on which consistency is determined, in accordance with Subsection 3 of this
section. The provisions of this Section 51.11 shall not, In any event, apply to a
Proposed Project limited to interior alterations affecting a gross floor area of
fifty thousand (50,000) square feet or less and not involving a change of use or
Increase in FAR.
1. An Institutional Master Plan shall include those elements which the Boston
Redevelopment Authority determines are necessary, for city planning
purposes, to judge the impact on the surrounding neighborhoods of current
and future Proposed Projects of the Applicant. The Boston Redevelopment
Authority shall require an Appilcant to Include in its Institutional Master
Plan all elements reasonably required to assess the cumulative impacts of
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any such current or future Proposed Project together wdh other deveiopment
reasonably anticipated to occur. The Institutional Master Plan shall project
its proposed development plan at least five (5) years into the future,
commencing from the date of submission of the Institutional Master Plan,
and shall include all future Proposed Projects within the Pian. In addition,
the Plan shall set out and define the longer term goals of the institution, a
minimum of ten (10) years Into the future. These goals should address the
broad direction to be taken by the Institution with regard to its growth and
services. Elements required in an Institutional Master Plan may include,
but are not limited to, any and all of the following,
(a) Mission and OblectIves
A statement which defines the organizational mission and objectives of
the institution, and a description of how all development contemplated
or defined by the Plan advances the goals and objectives of the
Institution. The statement should describe the population to be served
by the Institution, and any projected changes in the size or composition
of that population. It should also specify services to be provided to
Boston and Allston-Brighton residents.
(b) Existing Property and uses
A survey and definition of existing property ownership, land uses, and
building occupancies of the Institution, with such information Including,
for each property, the following: (1) building she area; (11) building
uses; (Ili) building square footage; (Iv) building height; (v) building age;
(vl) permanent employment within each building; (vll) parking capacity
associated with each building; (viii) building floor area ratio; (Ix) any
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payments in lieu of takes made in connection with each building; and
(x) building linkage payments.
in addition, a survey and definition of all space !eased by the
Institution shall be provided with the above defined Information, as
appropriate.
(c) Needs of the Institution
A definition of the Institution's current and future needs for the
following facilities: (i) academic; (li) service; (ill) research;
(Iv) housing; (v) patient care; (vi) parking; or other facilities ancillary
or accessory to an institutional use. Such needs shall be deflned in
relationship to the Institution's goals and objectives as previously
described.
(d) Proposed Future Prolects
A description of the Institution's proposed future projects and their
relationship to present and future needs. The required descriptions may
Include:
I. site locations;
ii. uses;
iii. square footages;
IV. square footsges eliminated from existing buildings through
demolition of existing facilities;
V. floor area ratios;
vi. building heights;
vii. current zoning of sites;
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viii, any applicable urban renew0plans, land dispcsiticn agreements,
or the like;
Ix. parking to be provided to support prcposed projects;
X. construction and permanent smpioyment to be generated;
A. total project cost estimates;
A. estimated development Impact payments;
xiii, timetable for development of proposed projects, with the
estimated month and year of construction start and construction
completion for each.
(e) Alternative Development Scenarios
An identification and analysis of alternative development scenarios and
their impacts, including alternative sites for proposed future projects,
and sites not currently owned by the Institution. The Plan should
define functions and services which could possibly be decentralized to
minimize impacts upon the most intensely utilized areas of the
Institution's campus and surrounding geographical area.
(f) Schedule of Prnnnsed Projects
A schedule and estimated timetable for current and future proposed
projects, and associated mitigation measures to alleviate project
Impacts, particularly regarding transportation impacts.
(g) Institutional TranW anon and Parking Management_and Mitigation
E!W
The preparation of an Institutional Transportation and Parking
Management and Mitigation Plan, which will include:
I. An analysts of the cumulative impacts of all projects proposed In
the Institutional Master Plan on the transportation network, taking
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into account the cumulative Imraacts of other foreseeable projects,
and a statement of measures proposed to mitigate, limit, or
minimize, to the extent economically feasible, any adverse impact
on the transportation network reasonably attributable to the
projects proposed In the Institutional Master Plan; and
il. An analysis identifying the demand created by projects proposed in
the Inet tutlonal Master Plan for tenant, commuter, and short- and
long-term visitor parking, non-tenant parking, and evening and
weekend parking, the impact of such parking needs on the
available parking supply in Allston-Brighton and adjacent
neighborhoods, and tha manner in which the Institution proposes
to meet demand reasonably attributable to the projects proposed
in the Institutional Master Plan, taking Into account the City's
policy of encouraging use of transportation modes other than
single-occupant private automobiles.
(h) Pedestrian Access
A definition of the pedestrian circulation system to be provided through
the campus of the Institution, Including access to public facilities,
Including but not limited to public open spaces. Such pedestrian access
system shall include appropriate signage, benches, and other amenities
to Indicate the public nature of the system,
(i) Environmental Analysis
An identifioation of the Impact of proposed future projects on the
environment, and an analysis of mitigative measures to be undertaken
to address such environmental impacts.
(J) Urban Design Ar�alvsis
An analysis of the urban design aspects and Impacts of proposed future
projects. Said analysis shall Include a definition of the major design
elements of new or renovated buildings and associated landscaping, open
space, and pedestrian access Improvements, and their compatibility with
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existing buildings and improvements, and with the design guidelines for
the Allston-Brighton Neighborhood District as set forth in
Section 51-38.
(k) Child Care Analysis
An analysis of child care needs created by proposed future projects,
and a description of mitigative steps to be taken to address such newly
created needs.
(I) Job Training Analysis
A description of the permanent employment to be created by proposed
future projects, an analysis of the job skills necessary for such
employment opportunities, and a definition of steps to be taken to work
with Boston schools to train Boston and Allston-Brighton students to
achieve these skills.
(m) Impacts of Other Projects
An analysis of the Impacts of other known, proposed future projects
within the neighborhood within which the Institution is located. Such
analysis shall Include projects Identifled by the Boston Redevelopment
Authority and other projects which the Institution Is or reasonably
should be aware of. Such analysis shall include a definition of the
cumulative impacts of all known projects proposed for the surrounding
neighborhood from all of the aforementioned perspectives of concern.
(n) Community Be0sts Elan
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An Identification of community benefits to rninimize or mitigate
detrimental and adverse impacts of proposed future projects on
communities and neighborhoods within which proposed future projects
are located.
(o) CommuniV Revlew
A description of the proposed process and timetable for community
review of each proposed future project, including a statement of
written information to be provided to the neighborhood group as that
term Is defined In Subsection 2 below and other citizen group, in
connection with the review process.
(p) 6ddit onal Elms
A description or analysis of additional elements required by the Boston
Redevelopment Authority when such elements will be substantially
affected by current or future proposed projects.
(q) Annual Update
A description to be submitted annually, on the anniversary date of
approval of the Institutional Master Plan by the Boston Redevelopment
Authority, which addresses the status of on-going projects, the schedule
and estimated timetable for Proposed Projects expected to be
commenced In the coming year, and any other relevant Information
concerning the Institution with regard to its growth and services.
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2. No Instltutlonal Master Plan shall be approved by the Boston Redevelopment
Authority, except in conformity with the provisions of this Section.
(a) Procedure for Approval. Within tan (10) days after submission of the
Applicant's proposed Institutional Master Plan to the Boston
Redevelopment Authority, the Boston Redevelopment Authority shall:
(1) transmit copies of the proposed Institutional Master Plan to all
Allston-Brighton civic organizations and to any other neighborhood-
based committee or groups designated by the Mayor of which the
Applicant has received written notice from the City of Boston or an
office or agency thereof; (collectively, the "Neighborhood Group(s)");
and (II) publish notice of such submission in one or more community
newspapers and newspapers of general circulation In Allston-Brighton,
such notice to state the name of the Applicant and the street address
of the Proposed Project and other information on the Proposed Project.
If none of the Neighborhood Group(s) Is legally in existence, newspaper
notice, as provided in clause (li), shall satisfy the foregoing
requirements. Each of the Neighborhood Group(s), within one hundred
and twenty (120) days after such transmittal, may flie with the Boston
Redevelopment Authority a report.with recommendations. The Boston
Redevelopment Authority shall not hold a hearing nor render a decision
on an application for Institutional Master Plan approval until the
expiration of such one hundred and twenty (120) day period. The
Boston Redevelopment Authority shall consider each report received
during sald one hundred and twenty (120) day period in reaching Its
decision. if no such report is received within said one hundred and
twenty (I M) day period, the Boston Redevelopment Authority may hold
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a hearing and render its decision without the report. The Boston
Redevelopment Authority also shall make copies of the Institutional
Master Plan available to tha general p_blio at the time of transmittal
to the neighborhood group and shall receive and consider the
recommendations of any other parson or crganization received during
said one hundred and twenty (120) day period.
After the public hearing, the Boston Redevelopment Authority shall
approve the Institutional Master Plan, conditionally approve the
Institutional Master Pian, or disapprove the institutional Master Plan.
An Institutional Master Plan that has been conditionally approved by
the Boston Redevelopment Authority may to resubmitted to the
Authority by the Applicant and may be approved by the Authority at
its next scheduled meeting, or any scheduled meeting thereafter. An
Institutional Master Plan that has been disapproved by the Boston
Redevelopment Authority may be modified and resubmitted as an
original application by the Applicant.
(b) Standards for Institutional Master Plan Approval. An Institutional
Master Plan shall be approved by the Boston Redevelopment Authority
only if the Boston Redevelopment Authority finds that: (1) the
Institutional Master Plan conforms to the provisions of this article;
pi) the Institutlonal Master Plan conforms to the Allston-Brighton
Neighborhood Plan, and the general plan for the city as a whole;
(ill) on balance, nothing in the Institutional Master Plan will be
Injurious to the neighborhood or otherwise detrimental to the public
welfare, weighing all the benefits and burdens.
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3. Consistency with Master Pian. The Department of inspectional Services shall
not Issue a building, demolition, or use psrm"for any Proposed Project
subject to the provisions of this Saction unless (a) the Director of the
Boston Redevelopment Authority certifies that the Proposed Project Is
consistent with an Institutional Master Plan approved, either originally or In
amended form, by the Boston Redevelopment Authority pursuant to this
Section not more than four (4) years prior to the date of such certification
or (b) such Proposed Project has obtained a conditional use permit pursuant
to the first paragraph of this Section. Prior to making such a
determination of consistency, the Director of the Boston Redevelopment
Authority may require the Applicant to submit such information and materials
as are necessary to establish the status of implementation of the
Institutional Master Plan and to update the information and projections
contained in the Institutional Master Plan. Provided that such updated
materials and Information do not alter or require alteration of the
development program proposed In the Institutlonal Master Plan or of
proposed mitigation measures, such updated materials and Information shall
not be deemed to be an amendment to the institutional Master Pian.
4. Amendment of Master Plan. Any Proposed Project required to be consistent
with an approved Institutional Master Plan, and which is not consistent,
shall require amendment of the Institutional Master Plan. Any amendment to
an Institutional Master Pian shall require the approval of the Boston
Redevelopment Authority. The procedures and standards for such approvals
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shall be the same as those for an original apprcvai, as set form in
Subsections 1 and 2 above.
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