point cover jan 13 - Boston Redevelopment Authority

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Zoning Controls Vanasse Hangen Brustlin, Inc. The Point, Boston The Project Site is located in the Fenway Triangle Neighborhood Development Area (NDA) of the Fenway Neighborhood District pursuant to Article 66 of the Code. The Fenway Triangle NDA District is shown on Map 1Q of the City of Boston Zoning Maps. The Project Site is within the Gateway Development Area Overlay District, Restricted Parking Overlay District (RPOD), the Greenbelt Protection Overlay District and the Groundwater Conservation Overlay District (GCOD). The Project Site is located within an area in which Planned Development Area (PDA) designations are allowed under Section 66-27 of the Code. Table 1-2 below presents a comparison of the Project’s proposed uses, dimensions, parking, loading and design elements with the use, dimensional, parking, loading, and design requirements of the underlying zoning, including Article 66 of the Code. Table 1-2 Zoning Code Dimensional Regulations and Project Dimensions Category Article 66/Underlying Zoning Proposed Design Permitted Uses (partial list) Multi-family; Restaurant; Bank; General Retail Business1 ; Bar; Local Retail Business; Restaurant; Small Take-Out Restaurant; Large Take-Out Restaurant2 , Accessory Parking; Accessory Offices; Accessory Services for Apartment Residents; Accessory Swimming Pool. Floor Area Ratio (FAR) 7.0 FAR as of right; 12.0 FAR for projects that comply with Large Project Review Maximum Building Height 135 feet as of right; 250 feet for projects that comply with Large Project Review Parking Spaces5 Residential: The minimum and maximum number of spaces is 0.75 spaces per dwelling unit Retail: The minimum number of spaces is none and the maximum is 0.75 spaces per 1,000 square feet Off-Street Loading Bays To be determined in Article 80 Large Project Review (Section 66-42) \\MABOS\projects\11381.00\reports\Article80\Expand ed_PNF\01_GenInfo_RegContext_FINAL.doc 1-5 General Information and Regulatory Context Multi-family; Restaurant; Bank; Bar; General Retail Business; Local Retail Business; Small Take-Out Restaurant; Large Take-Out Restaurant; Accessory Offices; Accessory Services for Apartment Residents; Accessory Swimming Pool; Ancillary Uses. 12.0 FAR 3 250 feet 4 Minimum Front Yard Setback 6 None 0 Minimum Side Yard Setback None 0 Minimum Rear Yard Setback None 0 Minimum Lot Size None 25,191 square feet Minimum Lot Width None 173.64 feet Minimum Lot Frontage None 241.47 feet Minimum Usable Open Space 75 square feet per dwelling unit, or 12,589 square feet per Dwelling Unit (D.U.) 20,625 square feet No new parking. Shared parking with adjacent Trilogy project is contemplated Three (3) bays, two of which are active and one trash collection area 1 General Retail Business and Local Retail Business is allowed in the NDA district if it is located on the ground floor and is less than 35,000 square feet (Table A of Article 66). 2 A Small Take-Out Restaurant is not greater than 1,000 square feet. Small Take-Out Restaurant and Large Take-Out Restaurant (greater than 1,000 square feet) are conditional uses in the NDA subdistrict (Table A of Article 66). 3 Based on a total building area of 302,292 SF, which excludes roof structures and penthouses which will be used for mechanical or elevator equipment, other structures not devoted to human occupancy, or exterior rooftop amenity areas, such as decks, pools, patios or other open space.
Vanasse Hangen Brustlin, Inc. The Point, Boston 4 Excludes roof structures and penthouses, which will be used for mechanical or elevator equipment, other structures not devoted to human occupancy, or exterior rooftop amenity areas, such as decks, pools, patios or other open space, and enclosed areas associated therewith, such as changing rooms and restrooms. 5 In a PDA, the number of parking spaces for residences may be increased to 1.0/D.U. (Section 66-28.1(c)). 6 Section 66-43.4 provides that for a lot abutting more than one street, the requirements for Front Yards shall apply along every Street Line except as otherwise provided in Section 66-43. Section 66-43.4 also provides that the Front Yard requirements shall apply to that part of a Lot line that is also a Street Line extending more than 100 feet from the intersection of such line with another Street. Table E of Article 66 provides that no front yards are required in the NDA. Section 66-8(3) requires that PDAs fronting on Boylston Street have a front yard of 15 feet. Planned Development Area (PDA) The Proponent intends to seek approval for an amendment to the Development Plan for Planned Development Area No. 56 (the “Trilogy PDA”) for the Project, as currently allowed under Section 3 1A.a of the Code and as allowed under Section 66-27 of Article 66. The Trilogy PDA, which first will be submitted in draft form to the BRA, will set forth the use, bulk, dimensional, parking, loading, and design requirements applicable to the Project and will, if approved, supersede underlying zoning requirements for the Project Site. Pursuant to Section 80C of the Code, the approval process for the Trilogy PDA and map amendment requires public hearing and approval by both the BRA and the Zoning Commission. Article 80 Review – Large Project Review Because the proposed building exceeds 50,000 square feet, the Project is subject to the requirements of Large Project Review pursuant to Article 80 of the Code. Since the proposed building also exceeds 100,000 square feet, the Project is subject to schematic design review by the Boston Civic Design Commission (BCDC) under Article 28 of the Code. Based on a comprehensive approach to addressing potential impacts and mitigation similar to the level of information normally presented in a Draft Project Impact Report (DPIR), it is the desire of the Proponent that the BRA, after reviewing public and agency comments on this expanded PNF and any further responses to comments made by the Proponent, may issue a Scoping Determination Waiving Further Review pursuant to the Article 80B process. Preliminary Development Impact Project (DIP) Information The Project is not anticipated to contain more than 100,000 square feet of gross floor area of Development Impact Uses, as defined under Section 80B-7 of the Code. However, if the final Project uses constitute a Development Impact Project under Section 80B-7 of the Code, the Proponent will comply with all exaction requirements applicable under the Code to the portion of the Project in excess of 100,000 square feet of gross floor area of Development Impact Uses. \\MABOS\projects\11381.00\reports\Article80\Expand ed_PNF\01_GenInfo_RegContext_FINAL.doc 1-6 General Information and Regulatory Context
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