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Proposed development impact project plan for 125 summer street online

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BOSTON PUBLIC LIBRARY









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MEMORANDUM



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FROM:



SUBJECT



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July 17, 1986



BOSTON REDEVELOPMENT AUTHORITY AND
STEPHEN COYLE, DIRECTOR

SUSAN ALLEN, ASSISTANT DIRECTOR FOR
DEVELOPMENT AND URBAN DESIGN
LINDA BOURQUE, DIRECTOR OF ZONING
PAM WESSLING, PROJECT COORDINATOR

PROPOSED DEVELOPMENT IMPACT PROJECT PLAN FOR
125 SUMMER STREET



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Perry /Jaymont Venture, the developer, requests approval of a
Development Impact Project Plan (DIPP) for construction of a new
office building at 125 Summer Street. The project, approximately
448,445 gross square feet, will include 421,000 square feet of
office space with the balance of the space dedicated to first
floor lobbies, retail stores, and a pedestrian arcade. Sited on
31,100 square feet of land at Dewey Square, the project will
consist of 22 stories. The building will rise to a total height
of 300 feet. The proposed floor area ratio is 14.5 in a zoning
district designated as M-8.

As part of the development of 125 Summer Street, the developer
will restore the facades of four 19th century buildings on Summer
Street.

The project includes five levels of subsurface parking to accommo-
date approximately 350 cars. Access to parking and to the three
off-street loading bays will be from Lincoln Street. The project
is designed to allow internal maneuvering of trucks in order to
minimize impacts on pedestrians.

In addition to improving and maintaining adjacent sidewalks and
planters, the developer proposes to undertake significant street-
scape improvements on adjacent City and State land, if and when
approvals from the appropriate agencies are forthcoming.

Construction of the project is scheduled to begin in the first
quarter of 1987 with project completion anticipated for the first
quarter of 1989.

It is estimated that approximately 800 construction jobs will be
generated by 125 Summer Street. Upon completion 125 Summer
Street will house approximately 1800 permanent employees. The
developer will submit a Resident Construction Employment Plan and
an Employment Opportunity Plan.



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July 17, 1986
125 Summer Street
Page 2



In accordance with Article 26A-3 of the Zoning Code, the developer
will enter into a Development Impact Project Contribution Agree-
ment to contribute approximately $1,742,225. The developer has
elected to make a contribution through the Housing Creation
Option and is forming a partnership with the Chinese Consolidated
Benevolent Association in order to develop housing in Chinatown.
In accordance with Article 26B-3, the developer will also enter
into an agreement to provide a Jobs Contribution Grant of approxi-
mately $348,445.

The developer will fund, construct,, and maintain public improvements
in the vicinity of 125 Summer Street. Improvements will include
new paving and lighting on adjacent sidewalks, recladding the
Central Artery vent shaft and landscaping on adjacent State land,
and landscaping adjacent City land.

The developer has submitted acceptable schematic plans for the
project. The project is subject to the Director's review and
approval of design development plans and final working drawings
and specifications.

The developer has prepared a draft environmental impact assess-
ment for the project as part of the Authority's development
review process. The report was distributed for public review and
comments. In addition, a consultant was retained by the Authority
to review the air quality analysis. A final environmental impact
assessment will be prepared and distributed for public review.
The proposed development will be subject to mitigation measures
that the Authority deems necessary to minimize any adverse
environmental effects identified in the environmental review
process.

As part of environmental review, the developer has also submitted
a Transportation Access Plan which is currently under review by
the City of Boston's Traffic and Parking Department and BRA
staff. Final project approval is contingent upon the developer's
commitment to an Access Plan acceptable to the Director.

The project has also been the subject of meetings with the
Chinatown Neighborhood Council and other interested groups and
individuals.



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July 17, 1986
125 Sununer Street
Page 3

Having reviewed the submission material for 125 Sununer Street, we
recommend that the Authority approve the following:

VOTED: That in connection with che Development Impact

Project Plan for 125 Summer Street, presented at a
public hearing duly held at the offices of the
Authority on Thursday, July 17, 1986, and after
consideration of evidence presented at the hearing,
the Boston Redevelopment Authority finds that:
(1) said Plan conforms to the general plan for the
City as a whole; (2) that nothing in said Plan
will be injurious to the neighborhood or otherwise
detrimental to public welfare; and (3) said Plan
does adequately and sufficiently satisfy all other
criteria and specifications for a Development
Impact Project Plan as set forth in Articles 26A
and 2 6B of the Boston Zoning Code, as amended; and
further

VOTED: That pursuant to the provisions of Articles 26A

and 2 SB of the Boston Zoning Code, as amended, the
Boston Redevelopment Authority hereby approves the
Development Impact Project Plan for 125 Summer
Street. Said Development Impact Project Plan is
embodied in a written document entitled, "Develop-
ment Impact Project Plan for 125 Summer Street,
Boston Proper", dated July 17, 1986, and in a
series of plans attached as exhibits in said
document. Said document and plans shall be on
file in the offices of the Authority; and further

VOTED: That the Authority hereby authorizes the Director
to execute, in the name and on behalf of the
Authority, a Development Impact Project Agreement,
substantially in the form attached hereto, with
the developer of 125 Summer Street and to certify
in the name of the Authority, that plans submitted
to the Inspectional Services Commissioner in
connection with said project are in conformity
with said Development Impact Project Plan, and
that the developer has entered into an Agreement
with the Authority to be responsible for the
Development Impact Project Contribution and a Jobs
Contribution Grant; and further



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July 17, 1986
125 Summer Street
Page 4.



VOTED: That in reference to petitions by the developer
for variances and conditional use permit consis-
tent with in the Development Impact Project Plan
for 125 Summer Street, which is approved by the
Authority today, the Boston Redevelopment Authority
recommends approval, provided that the developer
has entered into a Development Impact Project
Agreement with the Authority, that the final plans
be submitted to the Authority for design review
approval to ensure that the plans are consistent
with the plans previously approved by the Authority
and with the Development Impact Project Plan, that
plans incorporate mitigation measures deemed
necessary and approved by the Director to minimize
adverse environmental impacts, and that plans
include a Transportation Access Plan approved by
the Director.



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125 SUMMER STF^ET^



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BOSTON REDEVELOPMENT AUTHORITY

July 17, 1986
Development Impact Project Plan

125 SUMMER STREET, BOSTON PROPER
(Summer, South, and Lincoln Streets and Surface Artery)

Developer ; The Developer is Perry/ Jaymont Venture, a Joint
Venture comprised of A.W. Perry, Inc. and Jaymont (U.S.A.)
Incorporated (the "Applicant") , with a principal place of
business c/o Jaymont Properties Incorporated, 260 Franklin
Street, Boston, Massachusetts 02210.

Architects ; Kohn Pedersen Fox Associates, P.C.

Site Description ; Approximately 31,100 square feet of land
consisting of the properties at 115-117 Summer Street, 119-121
Summer Street, 123-129 Summer Street, 131-135 Summer Street,
137-141 Summer Street, 13-23 South Street, 16-20 Lincoln Street,
22-24 Lincoln Street, 26-32 Lincoln Street and the vacant land at
34-38 Lincoln Street.

General Description of Development and Uses ; 125 Summer Street
will consist of a 22-story office building with ground floor
retail and service use and accessory parking on five below grade
levels. The 125 Summer Street office building will contain
approximately 448,445 square feet of gross floor area as defined
in the Boston Zoning Code, of which approximately 421,000 square
feet will be dedicated to first class office use, and the balance
to first floor lobbies, retail stores and a vaulted arcade
providing through block protected pedestrian passage.

Total project height, including a tower atop a five story base,
is 300 feet. The project includes the restoration of facades of
four 19th century granite buildings. The major exterior material
of new construction is masonry and is subject to the approval of
the Authority.

Density ; As hereinbefore set forth, the gross floor area' of the
125 Summer Street development will be approximately 448,445
square feet. Based upon the area of the development site of
31,100, the floor area ratio for the development, calculated in
accordance with the Boston Zoning Code, will be approximately
14.5.

Proposed Access and Traffic Circulation ; Access to the below
grade parking in the 125 Summer Street development and to its
three off-street loading bays will be off Lincoln Street. The
off-street loading bays have been designed to enable service
vehicles to enter without the need to back in from Lincoln
Street, thus avoiding the possibility of traffic delays due to
truck maneuvering.



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Sub-surface parking on five levels will accommodate approximately
350 cars.

Transportation Access Plan ; Final Authority approval of the
project is dependent on the Director's approval of a Transpor-
tation Access Plan.

Estimated Construction Time ; Demolition or partial demolition of
existing structures will begin in the last quarter of 1986.
Construction of new improvements is scheduled to begin in the
first quarter of 1987, with completion of construction anticipated
in the first quarter on 1989.

Projected Number of Employees ; It is estimated that construction
of 125 Summer Street will create approximately 800 construction
jobs. After completion it is estimated that the 125 Summer
Street development will house approximately 1,800 permanent
employees. The Developer will submit a Residents Construction
Employment Plan to the Director of the Authority which will set
forth the Developer's Plan to ensure that its contractor and
those engaged by said contractor for construction of the Renova-
tions meet the following standards on a craft by craft basis;
(1) at least 50% of total employee workerhours in each trade will
be by bonafide Boston residents; (2) at least 25% of total
employee workerhours in each trade will be by minorities; and (3)
at least 10% of total workerhours in each trade will be by women.
The Developer has also agreed to formulate an Employment Opportunity
Plan, which plan will detail the Developer's good faith efforts
to achieve a goal that 50% of the employment opportunities created
in the 125 Summer Street development will be made available to
Boston residents. The Applicant is actively participating in the
formulation of such a plan with the Authority and the Mayor's
Office of Jobs and Community Services.

Development Impact Project Contribution ; As required under
Section 26A-3 the Boston Zoning Code, the Developer will enter
into an Agreement with the Authority to make a Development Impact
Project Contribution.

Such Agreement will require the Developer to make a Development
Impact Project Contribution (hereinafter, the "Linkage Contribution")
as described below and as further provided in the Agreement. The
precise amount of the Linkage Contribution shall be calculated
based upon the gross floor area of the building as shown on the
plans for which a building permit is granted. It is presently
anticipated that the Linkage Contribution will be approximately
one million seven hundred and forty-two thousand, two hundred and
twenty-five dollars ($1,742,225).

Housing Creation Option ; Subject to the provisions set forth in
subparagraph 7 below, the Applicant elects to satisfy the Develop-
ment Impact Project Contribution required pursuant to Article 26A
by means of the Housing Creation Option. In accordance with



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Section 3(b) of the Housing Creation Regulations adopted by the
Authority on April 17, 1986 pursuant to Section 26A-2.3.(a),
Applicant proposes to pursue the Housing Creation Option as set
forth in the following paragraphs. Capitalized terms used herein
which are defined in Article 26A or in the Housing Creation
Regulations shall have the meanings ascribed to them therein.
References herein to Sections are to sections of Article 26A.

1. The 125 Summer Street development is located adjacent to the
Chinatown neighborhood of the City of Boston. Therefore,
Applicant will, through the process hereinafter described,
cause the creation of Affordable Housing in a housing
development (the "Affordable Housing Project") to be con-
structed in the Chinatown neighborhood.

2. The developer of the Affordable Housing Project shall be a
single purpose Massachusetts limited partnership (the
"Housing Creation Partnership") to be created to develop,
own and operate the Affordable Housing Project by and among
the Chinese Consolidated Benevolent Association of New
England ("CCBA") and, if so designated by CCBA, a developer
hereinafter described, as General Partner (s), and the
Applicant as Limited Partner. CCBA is a non-profit commun-
ity organization in Chinatown comprised in turn of other
community and civic organizations representative of the
Chinatown neighborhood. The developer which may become a
General Partner shall be such individual, group of individuals
or entity designated by CCBA who or which possess the
expertise and financial capacity to undertake the Affordable
Housing Project. In accordance with the Housing Creation
Regulations, the identity and composition of the Housing
Creation Partnership shall be subject to the approval of the
Authority.

3. The Housing Creation Partnership will petition the Authority
to become the designated redeveloper of a parcel in the
South Cove Urban Renewal Project or adjacent area as the
Authority and the Housing Creation Partnership shall
determine to be feasible location for the proposed
Affordable Housing Project.

4. Upon (i) the approval of this Development Impact Project
Plan, (ii) the grant to Applicant by the Boston Board of
Appeal of the zoning relief described herein and the ex-
piration, without appeal, of the statutory appeal period
following the grant of such relief provided in St. 1956,
c.665. Section 11, and (iii) the formation of the Housing
Creation Partnership, Applicant will contribute to the
capital of the Housing Creation Partnership an amount equal
to five percent (5%) of the Net Present Value of the Housing
Contribution Grant (the "Planning Money") which would have
been payable with respect to the Project under Section
26A-3.2. (a) .



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Such Planning Money will be used by the Housing Creation
Partnership for the purpose of undertaking preliminary
architectural and financial feasibility studies for the
Affordable Housing Project.

5. At such time (the "Final Permit Date") as a building permit
is issued to Applicant for the Project, and after the
expiration, without appeal, of the appeal period provided in
the Commonwealth of Massachusetts State Building Code to
appeal from such issuance. Applicant will be obligated by
the partnership agreement of the Housing Creation Partnership
to further contribute to the capital of the Housing Creation
Partnership an amount equal to such Net Present Value,
reduced by the amount of the Planning Money, at such time or
times as amounts may be required in connection with the
development of the Affordable Housing Project. The obliga-
tion of the Applicant to so contribute such further capital
shall be secured by such letters of credit or escrow deposits
as the Director of the Authority may require.

6. The sole obligation of Applicant as Limited Partner in the
Housing Creation Partnership shall be to contribute to the
capital of the Housing Creation Partnership the Net Present
Value at the times set forth herein. Without limiting the
generality of the foregoing, Applicant shall have no control
of or responsibility for the development of the Affordable
Housing Project or for the payment of any other or further
amounts, or the provision of any credit or facility, to or
on behalf of the Housing Creation Partnership. Contribution
of the Net Present Value to the Housing Creation Partnership
in accordance with this Development Impact Project Plan
shall be a complete and full discharge of all obligations of
Applicant pursuant to Article 26A and the Housing Creation
Regulations.

7. If for reasons beyond the reasonable control of the Applicant
any of the events hereinafter described shall occur, Applicant
shall be deemed to have elected to satisfy the Development
Impact Project Contribution by means of the Housing Contribution
Option. In such event. Applicant shall make payment of the
Housing Contribution Grant, calculated in accordance with
Section 26A-3.2.(a), at the times and in the installments
required by Section 26A-2.3.(b), reduced by the undiscounted
value (determined using the discount rate which was to
calculate the Net Present Value) of the amounts, if any,
contributed to the capital of the Housing Creation Partner-
ship in accordance with this Development Impact Project

Plan. Such undiscounted value of contributed capital shall
be deemed to have been paid to the Collector-Treasurer
acting as custodian of the Neighborhood Housing Trust,
pending acceptance of such payments by the Neighborhood
Housing Trust. If the same shall have been created, applied
to the earliest payments becoming due pursuant to said
Section 26A-2.3(b). Such events shall include:



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a. The inability of the Applicant to reach agreement with
CCBA and/or the proposed additional General Partner of
the Housing Creation Partnership on the terms of the
agreement of limited partnership for such Housing
Creation Partnership limiting the obligations of
Applicant thereunder in accordance with the provisions
of this Development Impact Project Plan within two
months after the approval by the Authority of this
Development Impact Project Plan;

b. The failure or refusal of the Authority to designate
the Housing Creation Partnership of a parcel in the
South Cove Urban Renewal project or adjacent area as
the Authority as the Authority and the Housing Creation
Partnership shall determine to be a feasible location
for the proposed affordable housing project within
twelve months;

c. The failure or inability of the Housing Creation
Partnership to obtain a commitment for financing of the
Affordable Housing Project within eighteen months after
the Final Permit Date; or

d. The failure of the Housing Creation Partnership to
close the construction mortgage financing for and
commence construction of the Affordable Housing Project
within two years after the Final Permit Date.

Jobs Contribution Grant ; As required by Section 26B-3 of the
Boston Zoning Code, Applicant will also enter into an Agreement
with the Authority to make a Jobs Contribution Grant in the
approximate amount of three hundred and forty-eight thousand,
four hundred and forty five dollars ($348,445), payable in two
installments as required by Section 26B-2.3.a. of said Article
26B. Applicant will request that the Trustees of the Neighborhood
Jobs Trust direct such Jobs Contribution Grant to neighborhood
organizations in Chinatown sponsoring or conducting skill training
programs in that community.

The precise amount of both the Net Present Value or the Housing
Contribution Grant and the amount of the Jobs Contribution Grant
will be determined in accordance with said Article 26A and
Article 26B based upon the gross floor area of the 125 Summer
Street development as shown in the contract documents submitted
to the Department of Inspectional Services and upon which the
building permit for the development is issued.

Other Commitments of Applicant : The Applicant will provide and
construct, at its expense, street lighting and brick sidewalks
with granite curbing on the public sidewalks adjacent to the 125
Summer Street site on Summer Street, Lincoln Street, South Street
and the Surface Artery as shown on Exhibit A annexed hereto. To
the extent practicable. Applicant will reincorporate into such
sidewalks granite blocks now existing in such sidewalks.



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The Applicant will design and construct, at its expense, ground
plane improvements to the areas shown as State Owned Land and
City Owned Land on Exhibit A, or upon so much thereof as may be
available for such improvements, subject to the following limita-
tions :

1. The obligation to design and construct improvements on the
State Owned Land is subject to Applicant's ability to obtain
such permits or authorizations from the Commonwealth of
Massachusetts acting by and through the Department of Public
Works as may be necessary to undertake such construction and
for the maintenance of such improvements. Applicant agreeing
to utilize good faith efforts to obtain such permits and
authorizations; provided, however, that in no event shall
Applicant be required to purchase the State Owned Land.

2. The obligation to design and construct improvements on the
City Owned Land is subject to the Authority's obtaining all
necessary permits and authorizations to close South Street
as a vehicular way, or to reconfigure the traveled way of
South Street, Applicant hereby agreeing to cooperate with
the Authority to obtain such permits and authorizations, as,
for example, by preparing such engineering drawings as may
be necessary to obtain approval by the Public Improvement
Commission for the specific repair of South Street. In no
event shall Applicant be required to purchase the City Owned
Land.

3 . Applicant shall not be required to expend more than Seven
Hundred Thousand Dollars ($700,000), in the aggregate, for
the engineering, design and construction of improvements to
the City Owned Land and the State Owned Land, the Authority
agreeing by the acceptance of this Plan that its design
review of any such improvements shall be conducted so as to
achieve a design which may be implemented within such budget
limitation unless additional funds become available from
another source.

The Applicant shall maintain all improvements.

Design Drawings ; Schematic plans for 125 Summer Street, prepared
by Kohn Pedersen Fox Associates, and have been approved by the
Boston Redevelopment Authority. Final contract documents shall
substantially conform to the schematic drawings listed below:

125 SUMMER STREET

Drawing Title Date

1. Dewey Square Perspective 7/13/86

2. Location Plan 7/13/86



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3. Neighborhood Plan, 7/13/86
Pedestrian Circulation

4. Site Survey 7/13/86

5. Parking Plans 7/13/86

6. Site Plan 7/13/86

I. Typical Base Plan 7/13/86

8. Tower Floor Plans 7/13/86

9. Setback Floor Plans, 7/13/86
Roof Plan

10. Site Section Looking West 7/13/86

II. Site Section Looking 7/13/86
Southwest

12. Summer Street Elevation 7/13/86

13. Lincoln Street Elevation 7/13/86

14. South Street Elevation 7/13/86

15. Surface Artery Elevation 7/13/86

Design Review : All design plans for 125 Summer Street and all of
the site improvements and improvements to City Owned Land and
State Owned Land shall be subject to design review in accordance
with the Authority's Development Review Procedures .

Environmental Review ; In compliance with the Authority's
Development Review Procedures , the Developer has submitted a
draft Environmental Assessment Report which was distributed for
public comments. The Developer will submit a final Environmental
Assessment Report to the Authority. The Director may require the
Developer to take all practicable measures including, without
limitation, all reasonable economical measures consistent with
the scope of the proposed development, as presently conceived, to
mitigate potential damage to the environment as may be identified


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Online LibraryBoston Redevelopment AuthorityProposed development impact project plan for 125 summer street → online text (page 1 of 5)