central artery | tunnel project parcel 25 artery | tunnel project. ... design to marketing and...

PARCEL 25KNEELAND STREET | BOSTON | MA

CENTRAL ARTERY | TUNNEL PROJECT

COMPONENT I : DEVELOPMENT PROPOSAL

04

.27

.12

Submitted to: Massachusetts Department of Transportation

Submitted by: Archstone New Development Holdings LP + Berkeley Investments, Inc.

1. PROPOSAL FORM: SCHEDULE 1 1

2. SECTION 40J DISCLOSURE STATEMENT: SCHEDULE 3 2

3. DEVELOPMENT TEAM DESCRIPTION

Development Entity 5

Other Key Development Team Members 7

4. DEVELOPMENT APPROACH

Building & Site Design 10

Conceptual Design Drawings 12

Program 17

Community Uses & Benefits 18

Permits & Approvals 19

Schedule 20

COMPONENT 1 : CONTENTS

PARCEL 25 | COMPONENT 1: DEVELOPMENT PROPOSAL | PAGE 1 OF 20

PROPOSAL FORM : RFP SCHEDULE 11.1

SECTION 40J DISCLOSURE STATEMENT : SCHEDULE 32.1


Ownership of Archstone New Development Holdings LP

• ArchstoneNewDevelopmentHoldingsGPLLC,0%GeneralPartnerofArchstoneNew Development Holdings LP

• ArchstoneMultifamilyHoldingsI(Borrower-A)LP,100%LimitedPartnerand100%memberofArchstoneNewDevelopmentHoldingsGPLLC

• ArchstoneMultifamilyHoldingsI(Borrower-A)GPLLC,0%GeneralPartnerofArchstoneMultifamilyHoldingsI(Borrower-A)LP

• ArchstoneMultifamilyHoldingsILP,100%LimitedPartnerofArchstoneMultifamilyHoldingsI(Borrower-A)LPand100%memberofArchstoneMultifamilyHoldingsI(Borrower-A)GPLLC

• ArchstoneNomineeLP,100%LimitedPartnerofArchstoneMultifamilyHoldingsILP

• ArchstoneMultifamilyHoldingsILLC,0%GeneralPartnerofArchstoneMultifamilyHoldings I LP

• ArchstoneMultifamilyParallelGuarantorLLC,100%memberofArchstoneMultifamily Holdings I LLC

• ArchstoneMultifamily(GP)LLC,0%GeneralPartnerofArchstoneNomineeLP• ArchstoneMultifamilyPrincipalLP,100%LimitedPartnerofArchstoneNomineeLP

and100%memberofArchstoneMultifamily(GP)LLC• ArchstoneMultifamilyGuarantorLLC,0.5%LimitedPartnerofArchstoneMultifamily

Principal LP• ArchstoneMultifamilyParallelGuarantorILLC,6.391%LimitedPartnerof

Archstone Multifamily Principal LP• ArchstoneMultifamilyGuarantorLP,93.109%LimitedPartnerofArchstone

Multifamily Principal LP• ArchstoneMultifamily(GP)LLC,0%GeneralPartnerofArchstoneMultifamily

GuarantorLP• ArchstoneEnterpriseLP,100%(a)memberofArchstoneMultifamilyParallel

GuarantorLLC,(b)LimitedPartnerofArchstoneMultifamilyGuarantorLP,(c)memberofArchstoneMultifamilyParallelGuarantorLLC,and(d)memberofArchstoneMultifamilyGuarantor(GP)LLC.

All of these entities are located at:9200 E. Panorama CircleEnglewood, Colorado 80112



Development Entity

Ato-be-formedJointVenture(“TheVenture”)betweenArchstoneNewDevelopmentHoldingsLP(“Archstone”),aDelawarelimitedpartnership,andBerkeleyKneeland25LLC,aMassachusettslimitedliabilitycompany(“Berkeley”).ArchstoneandBerkeleyhaveexecutedaLetterofIntentforformationofTheVentureinwhichtheywillbeco-developers.TheFormationAgreementwillbeexecutediftheVentureistheselecteddeveloper.TheVenturepairstwoexperienceddevelopmentteamswithsynergisticexpertise.Archstoneisadominantnationalplayerinthemultifamilyhousingbusiness,andBerkeley,aBoston-baseddevelopmentfirmwithanestablishedtrackrecordinplanning,permittingandbuildingcomplexmixed-useurbandevelopmentprojectsinthegreaterBostonarea.Asco-developers,bothcompanieswillparticipateintheprojectteamselections,designdecisions,andanticipatedfinancialdirectionofthejointventure.Withfeetonthegroundin Boston, Berkeley has a special knowledge of and focus on Boston zoning, permitting and other entitlements, and the public realm design decisions. Archstone brings to the table their detailed knowledgeofthespecificapartmentproduct(bothdesignandconstruction)andfinancingandinvestment relationships.

ARCHSTONE

As of March 31, 2012, Archstone owned or had an ownership position in 434 communities located in the United States and Europe, representing 73,135 units, including units under construction. Since 1991, Archstone has developed or purchased properties to create an unparalleled apartment

portfolio.Archstonecommunitiesallowtheirresidentstowalktoworkorthepark,relyonexceptionalservice,andenjoyspectacularviews.BostonmetromarketholdingsincludeArchstoneBostonCommon,ArchstoneAvenir(Boston),ArchstoneNorthPoint(Cambridge),ArchstoneKendallSquare(Cambridge),ArchstoneCambridgePark,ArchstoneWatertownSquare,ArchstoneCronin’sLanding(Waltham),ArchstoneBearHill(Waltham),ArchstoneQuincyandArchstoneQuarryHills(alsoQuincy).

As both the owner and operator/manager of each property, Archstone is committed to improving its portfolio every year, with every property developed or purchased. The process of continual improvement is one of the many things the company has pioneered in an industry that others have

nowadoptedas“industrystandard.”Archstone’spremiergoalistocontinuallyupgradethequalityofitsportfolio.Thisinfluencesallofthecompany’sinvestmentdecisions—fromsiteselectionanddesigntomarketingandmanagement—andservesasthefoundationofArchstone’ssuccessasthe company consistently outperforms its peers. Archstone invests for the long term, and the level of commitment to its properties supports this approach.

Archstone’sdevelopmentpipelinecurrentlyincludes:• 5projectsunderconstruction($1.1billion,2,014units,185,000SFofretail,515,000SFof

office);• 22projectsinshorttermplanning($1.7billion,6,200units);and• 20projectsinlong-termplanning($2.2billion,5,844units).

KeyArchstonepersonnelworkingontheprojectincludeLeeBloch,VicePresident-Development;JoeEasley,GroupVicePresident-Production(Construction);andSamuelFuller,ExecutiveVicePresident-Development.Morecompletecompanyinformation,resumesandsampleprojectsareincluded in Component III.

DEVELOPMENT TEAM 3.1


BERKELEY INVESTMENTS, INC.

BerkeleyInvestments,Inc.(www.berkeleyinvestments.com),isanSDO-certified100%Minority-OwnedBusinessEnterprisefoundedin1991andknownlocallyparticularlyforitsaward-winningre-positioningofhistoricproperties.BerkeleyKneeland25LLC,aMassachusettslimitedliabilitycompany,isaproperty-specificaffiliateofBerkeleyInvestmentsandofwhichBerkeleyInvestmentsis sole manager. Berkeley has acquired or developed nearly 17 million square feet of commercial office,flex,parkingandmultifamilyassets;multifamilyassetsconstituteabout5.3MSFofthetotal.The company currently owns and manages over 2 MSF and 2,400 structured parking spaces in Boston,Waltham,ProvidenceandWorcester.Verticallyintegrated,thefirmhasprovenin-houseproperty,asset,constructionanddevelopmentmanagementcapabilities.Berkeley’sportfolioisdiverse in location and content. Recentprojectsinclude:Fort Point Channel Portfolio (Boston, MA) • Purchased500,000SFin12buildings,2parkinggarages,50,000SFofinfilllots.• Managedcreationofsuccessfulvisioningplan.• Upgradedandsold300,000SFinfirst2yearsofownership.• Obtainedentitlementsfor348/354CongressStreetandavacantlot,anddevelopedtheaward-

winningFP3condominiums(92unitsincluding4artists’live/work,and1non-artistlive/work,studios),BarringtonCoffee,andthreeofferingsbystarChefBarbaraLynch(Menton,SportelloandDrink).

• Securedentitlementsfor368CongressStreetasaMarriott-flagged,extended-stayhotel(underconstruction;deliveryFall,2013).

• Currentlypermitting381Congressas44innovativeaptstargetingyoungprofessionalsworkingfor Innovation District companies.

Waltham Watch Factory (Waltham, MA)• Historicmixed-useprojecttransforminga400,000SFhistoricfactoryinto177,000SFofbrick

andbeamofficespace(delivered2009),and96apartmentunits(Spring2012delivery),with67more units to be delivered Summer 2013.

• Securedphasedentitlements,andBrownfieldsandhistorictaxcredits;performedenvironmentalclean-up;manageddesign,construction,andtenanting.

CitySquare (Worcester, MA)• AcquiredtwentyacresofpropertyintheheartofWorcester,includingtwoofficebuildings,three

garages, and a defunct mall.• Managedcreationofthesuccessfulmasterplan;permittedthepropertytobuilduptoanother

1.0 million square feet of modern office, retail and residential space.• Securedtenantinterestanddesigneda214,000SFLEEDSilverregionalheadquartersfor

UnumGroup.• AstheCity’sagentthroughspeciallegislation,manageddesignandplanningoffournewpublic

roadways and other public infrastructure improvements.• Securedover$90millionofpublicfinancingbenefitingtheproject.• SoldhalfoftheentitleddevelopablelandandtheUnumdealtoanaffiliateofHanoverInsurance

(2009);retained10acres(730,000squarefeetofexistingandtobedevelopedspace).

ForParcel25,Berkeley’steamwillincludeYoungK.Park,President,andBarbaraSmith-Bacon,VicePresidentandProjectManager.DetailedfirmandindividualresumesareincludedinComponent III.



Other Key Development Team Members

Meaningful Partnerships, Growth and Development, and Supplier Diversity Plan

TheVenturecommitstotheMeaningfulEquityPartnershipandGrowthandDevelopmentrequirements of the RFP for Parcel 25. Our commitment is evidenced top down, starting at the ownershiplevel,bypartneringanexperiencedinternationaldeveloper(Archstone)withasmallerMBEdevelopmentfirm(Berkeley).Givenitssize,theParcel25ventureprovidesBerkeleywithanoutstandingopportunitytoworkonaproducttype(highriseluxuryapartments)withwhichithasnotpreviouslybeeninvolved.Whileallteamconsultantshavenotyetbeenselected,manyhavebeen;theOtherDevelopmentTeamMemberslistedbelowhaveallbeensecuredforthisprojectifTheVentureisselected.WebelievethisteamreflectsTheVenture’sjointdeepcommitmenttoformingmeaningfulbusinessrelationshipswithMBE’sandWBE’s,andnurturingopportunitiesforthesefirms. Complete firm and individual resumes, project samples, and contact information for each firm are included in Component III.OurSupplierDiversityPlan(describedinnarrativeformforeachfirmbelow)andourGrowthandDevelopmentPlan(below)outlineourapproachtofutureselections, including the contractor and subcontractors.

Architectural Design—ICON architecture, inc. (WBE), and Hacin + Associates Inc.Parcel 25 design services are being provided through a strong partnership between two talented Boston firms, ICON architecture, inc.(ICON),aWBE,andHacin + Associates Inc.(Hacin).ICONisanSDO-certifiedWomen-OwnedBusiness,recentlyranked#68onBoston Business Journal’sListofMassachusetts’Top100Women-LedBusinesses.TheICONteamisledbyNancyLudwig,FAIA,LEEDAP(President),joinedbyJanisMamayek,AIA,LEEDAP(Principal,DirectorofArchitecture),RichardO’Dwyer(SeniorPrincipal),andMatthewZyrkowski,AIA(Associate).Hacin+Associates will act as consulting design architect for Parcel 25, bringing a keen urban vision tothisGatewayParcel.TheH+AteamisledbyfounderDavidHacin(Principal,andamemberoftheBostonCivicDesignCommission),withDavidTabenken(SeniorAssociate)andScottThomson(SeniorAssociate).

ICON architecture, inc.isaBoston-basedfirmof35staffwithaward-winningworkfocusedonsustainableurbandevelopment—creatingnewparadigmsforcitylivinginnumeroustransit-oriented,high-risedevelopments.Thefirm’sprojectsmixuses—high-endmarkethousingwithworkforceunits,artistlive/workcommunitieswithretail/officeincubatorenvironments,andmixed-use developments engaging their neighborhood edges. ICON has been responsible for the design of over 15,000 units of multifamily housing, many in Boston, with over 2,000 units currently in the permitting, design and construction pipeline.

Hacin + Associates Inc.isaBoston-basedarchitectureanddesignstudiowithabroadportfolioofawardwinningprojectsrangingfromadaptivereusetonewconstruction,fromurbandesigntointeriordesign.Withapracticedeeplyrootedinthepublicrealm,H+Aiscommittedtomodernurbanismatallscales.Thefirmdesignscivicspaces,vibrantretail,mixed-useinfill,andlandmarkbuildings that define communities. H+A often works at the boundaries between urban districts to connect, revitalize, and build meaningful places.

Landscape Architecture—Mikyoung Kim Design (M/WBE), Boston, MAMikyoungKimDesignisanSDO-certified,MinorityandWomen-OwnedBusinessEnterprise,andanaward-winninginternationallandscapearchitecturegroupwhoseworkfocusesonmergingsculptural vision with the urban landscape. As principal and design director, Mikyoung Kim has brought her background in sculpture and music, as well as her design vision as a landscape architect,tothefirm’sdiversework.Projectsarecomprisedofdesignsthatmeldsustainableinitiatives with urban form to develop engaging and poetic landscapes. The team includes Mikyoung Kim,BillMadden(SeniorAssociate),RyanShubin,andBryanChou.




Civil and Traffic—Nitsch Engineering, Inc. (WBE), Boston, MANitschEngineering,acertifiedWomen-OwnedBusinessEnterprisefoundedin1989asacivilengineeringfirm,hasgrownintoamulti-disciplinaryfirmwithadeepunderstandingofhowtosucceedonchallengingprojects.Thefirmnowalsoprovideslandsurveying,traffic/transportationengineering,GIS,andplanningservices.UsingNitschEngineeringforbothcivilandtrafficconsultingengineeringfortheParcel25projectstreamlinesourteam,whilepromotingthecontinuedgrowthofthisLeatherDistrictbasedfirm.ThiswillbeTheVentureteam’sfirstexperiencewith Nitsch Engineering for traffic/transportation services. Nitsch Engineering team members includeJohnSchmid,DeborahKatzman,andBradStaples(civil),andFayssalHusseiniandJeffBandini(trafficandtransportation).

Structural Engineers—LeMessurier Consultants, Cambridge, MA; and LY Consulting Engineers, Inc. (MBE), Bedford, MAAchallenginghigh-riseprojectsuchasParcel25demandsanexperienced,ingeniousstructuralengineer. For that reason, The Venture has selected LeMessurier. To foster an opportunity for asmallerfirmtobeengagedonaprojectofthisscale,LeMessurierhaspartneredwithLYConsultingEngineers,Inc.,a100%MBEfirmfoundedin1992,forthespecificationsandQA/QCportionsofthework.PastprojectsforLYConsultingEngineersincludeU.S.Embassyhousingatvariouslocationsworld-wide,newresidentialunitsfortheCambridgeHousingAuthority,andstudent residences at UMass Amherst. Key LeMessurier team members include Peter Cheever, PE(President)andCraigBlanchet,PE(Principal).

Surveying—Bryant Engineers (MBE), Boston, MAFoundedin1976,BryantAssociates,Inc.isaself-certifiedveteran-ownedsmallbusiness(VOSB)andaMassachusettsSDO-certifiedMinority-OwnedBusinessEnterpriseprovidingprofessionalconsultingengineeringservices.Thefirmhasaccomplishedmajorsurveysforvariousfederal,municipalandprivateclients.TheBryantteamwillbeledbyGaryHamilton,PLS(ChiefofSurvey),whosesurveyingprojectsincludetheBRABostonConventionandExhibitionCenterinSouthBostonandaproposed14-storyresidentialmixed-usebuildingindowntownBoston.

MEP—Cosentini Associates, Inc., Cambridge, MA;and Fernandez Associates (MBE), Byfield, MAAswithstructuralengineering,a400+/-unitsustainableapartmentbuildingdemandsanestablishedandcreativefirmtomanagethedesignandcoordinationoftheprojectmechanical,electricalandplumbingengineering.Cosentinibringsalonghistoryofexperiencelocallyandabroad,providingexposuretonewtechniquestogetherwiththecertaintyofpracticalfunctionality.BobLeber,PE,LEEDAP,VladimirYarmarkovich,PE,LEEDAP,MichaelUtera,RandallDuke,PE, LEED AP, and Anthony Petrillo will work with the Parcel 25 team. Cosentini will partner with Fernandez&Associates,anMBEfireprotectionengineeringfirmwithover16yearsofexperience,who will provide full service Building Code Consulting. The Fernandez team is led by Luis Fernandez, PE.

Code—Rolf Jensen Associates, Boston, MAAchievinglifesafetyinahigh-risebuildingrequiresrapidegressforoccupantsandopenaccessforfirefightersinanemergencysituation.Mixed-usebuildingswithretail,residentialandparkingusescreatetheneedforaspecialintegratedapproach.RolfJensenprovidestheexpertiseandtechnicaltalentforasafeandsuccessfulproject.TheParcel25RJAteamwillincludeJonathanEisenberg,PE(VicePresident)andCarlNelson,PE(SeniorConsultant).

Permitting - Epsilon Associates, Maynard, MAEpsilonisamulti-disciplinaryfirmofengineers,environmentalscientistsandplannerswithafullrange of environmental analysis, permitting and compliance services. They are regarded as the “goto”permittingfirmwithgoodreason–theygettime-efficient,successfulresultsusingpracticalstrategies.BerkeleyhasworkedwithEpsilononnumerouscomplexprojects,includingCitySquareinWorcesterandvariedassetsinFortPointChannel.PeggyBriggs(ManagingPrincipal)willleadEpsilon’sParcel25team.AsdescribedunderPermitsandApprovals,Epsilonwillbesupportedbyother consultants, such as legal, civil engineering, traffic, environmental, etc.

63 Larkin Road • Byfield, MA 01922

Tel: 978-499-0172 Fax: 978-465-2371

www.fernandezassoc.com



DEVELOPMENT TEAM 3.5Selected Interior Design—THEREdesign (MBE/WBE/DBE), Allston, MATHEREdesign,anMBE/WBEfirm,hasa14-yearhistoryofinteriorarchitecturespecialization.Thefirmhasextensiveexperienceincollaborationwitharchitectsandownersindevelopingsimple,clear ideas that further the architectural concepts of the buildings being designed. For Parcel 25,THEREdesign’sinteriorsteamwillbeledbyPrincipalKatyFlammia,AIA,LEEDAP,whoseexperienceincludesurbanlofts,condos,andretailspaces.

GROWTH AND DEVELOPMENT

TheVenture’sfocusinformingitsteam,above,hasbeencurrentopportunitycreationandexpansionofbusinessrevenueforbothqualifiedemergingandthrivingMBE’sandWBE’s.Goingforward,ourfocuswillcontinuetobeonahighlevelofM/WBEdiversity.Whileourexpectationisthat the actual milestones and timetables, and goals and a compliance plan, will be crafted with input from MassDOT, key impactive milestones include:

1. Pre-ConstructionMilestone:Theconstructionbudgetformsthelargestpartofanydevelopmentprojectafterarchitectureandengineering.Inourexperience,itisessentialtodothefollowing:(i)craftpercentagegoalsandguidelinesforconstructionhiringparticipation,(ii)insurethatthosegoalsandguidelinesbecomepartofthebiddocumentsfortheproject,and(iii)insurethatallpre-qualifiedMassachusettsSDO-certifiedMBEandWBEentitiesareonthesubcontractorbidlist.Pre-constructionandpre-bidding,wewouldreachouttocommunityagenciesandlocal(Boston)communitygroupstoheightenBostonneighborhoodresidentawarenessoftheupcomingprojecthiring,andtounionbusinessrepresentativestoencourageminorityandwomen construction apprenticeship program participation and hiring.

2. Construction Reporting Milestones: During construction, there must be effective oversight of the contractor/CM, weekly tracking of workforce reports, regular site visits, and monthly meetings and monthly documentation of compliance with the goals and guidelines. At agreed intervals, invoiceswillbetrackedtoinsurethatMBE’sandWBE’sareactuallydoingtheworkrepresented.

3. Team Selection Finalization Milestone: In making each team selection, The Venture will work to insure(asithaswiththeinitialselections)thatmeaningfulrolesaremadeavailabletoqualifiedwomen and minorities on each team. In our view, this would not necessarily require new hiring, buttheoptimizationofskilldevelopmentofexistingemployees.Inaddition,TheVenturewouldencourageeachfirmtoofferprojectexposuretominorityandwomeninternsatappropriateintervalsduringtheprojectduration.

4. OngoingMBE/WBESupportMilestone:ThegoalofthismilestoneistofostersuccessfulWBE/MBEbusinessrelationshipsleadingtoadditionalfutureopportunitiesamongtheprojectpartnersand with others. To advance that goal, The Venture will:a. ConnectteamMBE’sandWBE’stoexistingbusinesssupportandconsultingservices

provided by organizations such as:i. CenterforWomenandEnterprise(www.cweboston.org),ii. MassachusettsMinorityContractorsAssociation(www.massmca.org),iii. BostonMBDACenter(www.mbda.gov/businesscenters/boston),andiv. SBABoston(www.sba.gov/about-offices-content/2/3162)

b. In furtherance of the foregoing, The Venture has had preliminary discussions with the the BostonMinorityBusinessDevelopmentAgencyBusinessCenter(“BostonMBDACenter”)regardingtheaMemorandumofAgreementtosourcepre-qualifiedMBE’sandWBE’s,andtoworkwiththeselectedMBE’sandWBE’salreadyontheteamtoinsurethattheservicesofferedbytheBostonMBDACenterareavailabletointerestedMBEandWBEfirmsonaproactive basis to make them better business partners.

c. Workthrough-outtheprojecttoinsurethatteamMBE’sandWBE’s(i)areanintegralpartoftheteamandtreatedwithrespectbytheirprojectpartnersandcolleagues,and(ii)haveopen lines of communication with The Venture relating to any issues arising out of partnering or engagement.

Building & Site Design

MarkinganimportantnexusbetweenDowntownBostonandtheSouthBay,Chinatown,and Leather District neighborhoods, Parcel 25 sits as a distinct gateway into the city fromthesouth.Ourdesignintegratesaniconic24-storymixed-usebuildingandadynamiclandscapeintothisuniquesite,respondingtoitschallenges.Thismixed-usedevelopmentproposesstreetlevelretail,amajornewlandscapedcivicplaza,438rentalapartmentswithassociatedamenities(andincludingaffordableunitstomeettheCityofBostonInclusionaryHousingguidelinesof15%ofmarketrateunits),and227parkingspacesinamulti-levelundergroundgarageaccessedfromLincolnStreet.

Our design has been conceived to:

1. Establish a landmark gateway into the city from the south—JustastheZakimBridge over the Charles River captures attention traveling into Boston from the North,ourdesignestablishesacontemporary,gatewayimageforBoston’ssouthernentry.Thedesignunveiledonapproachwillbea24-storytowerrisingto300’,itsnarrow southern face emphasizing its height and presenting a memorable graphic compositionagainstthecityskyline.Thebuilding’sarchitecturalexpressionisemphatically modern, with high performance façades tailored to specific orientation andviewsasaniconforBoston’ssustainableagenda:• Thewestfaçade’scurtainwallextendsovertherooftoframeanopenairrooftop

terraceasastrongarchitecturalgestureonthecityskyline;framesdoubleassun shades on the west and south facades, then transition horizontally to artfully cover the highway below.

• Ontheeastfaçade,metalpanelscreateasinuousfoldingframethatdefinesavertical slot of deep windows facing south, and a more solid panelized volume facing east.

• ApedestrianscaledbaseengagesthearchitectureoftheLeatherDistrict,establishing a rhythm with masonry bays infilled with windows that, in turn, relate to the tower above. The plaza entry pavilion is light and transparent, to engage the public plaza beyond.

The broad face of the tower aligns with the angle of the highway below, creating a counterpointtotheadjacentcityblocks.

2. Celebrate the southern terminus of the Rose Kennedy Greenway with a broad public plaza—CreatingaciviccanvasforthisgatewaybuildingandagracefulterminusoftheRoseKennedyGreenway,theurbanlandscapewillnotonlyconnectthe southernmost limits of the Leather District and Chinatown, but also highlight the green connection to greater Boston. Occupying the northwest corner of the site, a pedestrian-scaled,publicspacewillaccommodateprogrammedevents,linkingtheLeather District and Chinatown neighborhoods. The plaza will blend hardy, urban site furnishings and pavements with softer native landscape elements, providing comfortablepedestrianspacesforgatheringwhilesimultaneouslyextendingthestrongcharacteroftheGreenway.

3. Extend the urban fabric of the Leather District along Lincoln Street—Theintegrated masonry and metal façades along Lincoln and Kneeland Streets align withtheheightofadjacenthistoricbuildings,extendingthescale,rhythm,andmaterials of the Leather District onto this site. A second residential entrance for bothpedestriansandautomobilesislocatedmid-blockonLincolnStreet,providing


DEVELOPMENT APPROACH4.1

offstreetdrop-offatalobbymezzaninelevelconnectedtothelobbyandverticalcirculation and encouraging pedestrian activity along its length.

4. Create an active street wall along Kneeland Street to strengthen neighborhood connections—ThisnewstreetwalllinesKneelandwithactivecommercialspaceandarichpedestrianexperience.(NotethatthedesigncontemplatesrelocatingtheexistingFireDepartmentPumpHousebelowgrade;discussionsregardingthisrelocationwillbeadvancedwiththeCityattheappropriatetime.)

5. Provide an artistic and memorable cover over the highway tunnel—Morethana simple concrete cover, the trellis frame creates an evocative opportunity to engage iconic public art as part of the MassDOT system. The design envisions the vertical buildingexpressionwrappingintothelandscapeandextendingthetrellis-likestructureoverthevoidoftheramp,reducingnoiseandenhancing(transforming?Obscuring?)viewtothehighway.Combiningcolor,texture,andlight,thispublicart“cover”willbeexperiencedinmultipleways—fromthebuildingabove,attheplazalevel,andalongthehighwaybelow.Beyondthiscover,theexistingbroadsidewalkalongAlbanyStreetwillbelandscapedasaconnectiontotheParcel24Park.(Ifdesignated,theprojectteamwillengageinconversationswiththeCityofBoston,MassDOT, and the Federal Highway Administration and develop the design in fullcompliancewithallCA/TProjectcommitmentsandMassDOTrequirements.)Alternately,afull“cover”couldbedesignedtoprovideanimpervioussurface–inthis option, the paving and landscaping emanating from the building façade will highlight crossing paths leading to the front entry in this important urban space, and the design would alter the financial terms of the ground lease.

6. Retain a below grade connection to Parcels 26 and 27—AsrequiredbyMassDOT,ourdesignpreservesaccesstotheexistingundergroundconnectorbelowLincolnStreetisaccommodatedadjacenttotheLincolnStreetdrop-offandentrance to the parking garage. The ramp system in the garage accesses two additionallevelsofparkingbelow;andessentialaccessforDOTvehiclestotravelunderLincolnStreettoParcel26.

The proposed design assumes the completion of Phase II of the South Bay Planning Study and subsequent adoption of the PDA, which would allow for the building to have amaximumheightof300’andFARof10(currentdesignguidelinesinArticle43oftheZoningCodelimitbuildingheightto100’andFARto6).TheProjectTeamiscommittedtomeetingalloftheHistoricConsiderationsforJointDevelopmentguidelinesandtheCityofBoston’ssustainabledesignguidelines.

OurParcel25designenvisionsalandmarkGatewayintoBoston,whiletransformingachallengingsiteintoanintegralpartofBoston’sdynamicurbanfabric.Boundingneighborhoodswilldirectlybenefitfromtheartfulre-knittingofthehighwaygap,andtheextensionofrealpedestrianactivityontoKneeland,LincolnandAlbanyStreets.AnewcivicplazawillcelebratetheterminusoftheGreenway,embracingafutureBostonanditsworld-classsustainableagenda.




DEVELOPMENT APPROACH4.3DESIGN CONCEPTS : Views, neighborhood connections, continuation of street wall, sustainable elements, building heights, access


LANDSCAPE CONCEPT

LEATHER DISTRICT

CHINA TOWN

Landscape Diagram

The Parcel 25 Landscape is conceived as the civic canvas for the Boston Gateway Building, a terminus for the Rose Kennedy Greenway, and a southern gateway to the city of Boston. This urban enviornment will connect the southernmost limits of the Leather District and China Town, while also highlighting the connection to the greater landscape. The exposed roadway to the west is obscured with a canopy extension of the architecture and is conceived as an armiture for public art. This artistic expres-sion is intended to highlight the project as a gateway. The landscape will be composed of spaces for passage and gathering while establishing an iconic civic destination for the Leather District and China Town.

Landscape Character



DEVELOPMENT APPROACH4.5clockwise from right:

locus plan indicating view locations; view along Kneeland Street from the

Leather District; view along Kneeland Street from Chinatown; view from I-93 N exit

TYPICAL PARKING LEVEL

GROUND FLOOR PLAN

MEZZANINEFLOOR

TYPICAL BASE BUILDING FLOOR

TYPICAL TOWER FLOOR




Loft Levels Average NSF # Units

Mass DOT Parcel 25UNITSFloor Level ST 1BR 1BR + 2BR 3BRParking (3) - - - 82 Parking SpacesParking (2) - - - 79 Parking Spaces1st (Parking(1)/Retail) - - - 32 Parking SpacesMezz. Parking 34 Parking Spaces2nd 3 14 1 7 1 263rd 3 14 1 7 1 264th 3 14 1 7 1 265th 3 14 1 7 1 266th 3 14 1 7 1 267th 3 14 1 7 1 268th 3 14 1 7 1 269th 2 8 0 5 1 1610th 2 8 0 5 1 1611th 2 8 0 5 1 1612th 2 8 0 5 1 1613th 2 8 0 5 1 1614th 2 8 0 5 1 1615th 2 8 0 5 1 1616th 2 8 0 5 1 1617th 2 8 0 5 1 1618th 2 8 0 5 1 1619th 2 8 0 5 1 1620th 2 8 0 5 1 1621st 2 8 0 5 1 1622nd 2 8 0 5 1 1623rd 2 8 0 5 1 1624th 2 8 0 5 1 1625th

53 226 7 129 23 43812.10% 51.60% 1.60% 29.45% 5.25%

Parking SpacesResidential Parking 227 0.52

GSFFloor Level Service/Mech. Parking Retail Amenity Circulation Residential TotalParking (3) 0 33,437 0 0 0 0 33,437Parking (2) 0 33,437 0 0 0 0 33,4371st (Parking(1)/Retail) 5,715 14,512 3,378 9,764 258 0 33,627Mezz. Parking 0 18,452 0 2,593 0 0 21,0452nd 362 0 0 0 3,024 22,513 25,8993rd 362 0 0 0 3,024 22,513 25,8994th 362 0 0 0 3,024 22,513 25,8995th 362 0 0 0 3,024 22,513 25,8996th 362 0 0 0 3,024 22,513 25,8997th 362 0 0 0 3,024 22,513 25,8998th 362 0 0 0 3,024 22,513 25,8999th 80 0 0 0 2,205 13,963 16,24810th 80 0 0 0 2,205 13,963 16,24811th 80 0 0 0 2,205 13,963 16,24812th 80 0 0 0 2,205 13,963 16,24813th 80 0 0 0 2,205 13,963 16,24814th 80 0 0 0 2,205 13,963 16,24815th 80 0 0 0 2,205 13,963 16,24816th 80 0 0 0 2,205 13,963 16,24817th 80 0 0 0 2,205 13,963 16,24818th 80 0 0 0 2,205 13,963 16,24819th 80 0 0 0 2,205 13,963 16,24820th 80 0 0 0 2,205 13,963 16,24821st 80 0 0 0 2,205 13,963 16,24822nd 80 0 0 0 2,205 13,963 16,24823rd 80 0 0 0 2,205 13,963 16,24824th 80 0 0 0 2,205 13,963 16,24825th 7,821 0 0 1,712 2,554 0 12,087

17,350 99,838 3,378 14,069 59,260 380,999 574,894 GSF

* FAR GSF 490,670PARCEL SF 72,440

6.77* Excludes mechanical and below grade parking

GSFFloor Level Service/Mech. Parking Retail Amenity Circulation Residential TotalParking (3) 0 33,437 0 0 0 0 33,437Parking (2) 0 33,437 0 0 0 0 33,4371st (Parking(1)/Retail) 5,715 14,512 3,378 9,764 258 0 33,627Mezz. Parking 0 18,452 0 2,593 0 0 21,0452nd 362 0 0 0 3,024 22,513 25,8993rd 362 0 0 0 3,024 22,513 25,8994th 362 0 0 0 3,024 22,513 25,8995th 362 0 0 0 3,024 22,513 25,8996th 362 0 0 0 3,024 22,513 25,8997th 362 0 0 0 3,024 22,513 25,8998th 362 0 0 0 3,024 22,513 25,8999th 80 0 0 0 2,205 13,963 16,24810th 80 0 0 0 2,205 13,963 16,24811th 80 0 0 0 2,205 13,963 16,24812th 80 0 0 0 2,205 13,963 16,24813th 80 0 0 0 2,205 13,963 16,24814th 80 0 0 0 2,205 13,963 16,24815th 80 0 0 0 2,205 13,963 16,24816th 80 0 0 0 2,205 13,963 16,24817th 80 0 0 0 2,205 13,963 16,24818th 80 0 0 0 2,205 13,963 16,24819th 80 0 0 0 2,205 13,963 16,24820th 80 0 0 0 2,205 13,963 16,24821st 80 0 0 0 2,205 13,963 16,24822nd 80 0 0 0 2,205 13,963 16,24823rd 80 0 0 0 2,205 13,963 16,24824th 80 0 0 0 2,205 13,963 16,24825th 7,821 0 0 1,712 2,554 0 12,087

17,350 99,838 3,378 14,069 59,260 380,999 574,894 GSF

* FAR GSF 490,670PARCEL SF 72,440

6.77* Excludes mechanical and below grade parking

Studio 607 3 18211BR 761 14 106541BR+ 878 1 8782BR 1006 7 70423BR 1184 1 1184

26 21579 NSF/Floorx 7

151053 NSF 364,909 NSF471,678 GSF**

Tower Levels Average NSF # Units 77.36%Studio 608 2 12161BR 762 8 6096 **Excludes Retail & Parking1BR+ 0 0 02BR 974 5 4870 833 Average Unit SF3BR 1184 1 1184

13366 NSF/Floorx 16

213856 NSF

2012-04-24--Unit Mix.xlsx

Mass DOT Parcel 25UNITSFloor Level ST 1BR 1BR + 2BR 3BRParking (3) - - - 82 Parking SpacesParking (2) - - - 79 Parking Spaces1st (Parking(1)/Retail) - - - 32 Parking SpacesMezz. Parking 34 Parking Spaces2nd 3 14 1 7 1 263rd 3 14 1 7 1 264th 3 14 1 7 1 265th 3 14 1 7 1 266th 3 14 1 7 1 267th 3 14 1 7 1 268th 3 14 1 7 1 269th 2 8 0 5 1 1610th 2 8 0 5 1 1611th 2 8 0 5 1 1612th 2 8 0 5 1 1613th 2 8 0 5 1 1614th 2 8 0 5 1 1615th 2 8 0 5 1 1616th 2 8 0 5 1 1617th 2 8 0 5 1 1618th 2 8 0 5 1 1619th 2 8 0 5 1 1620th 2 8 0 5 1 1621st 2 8 0 5 1 1622nd 2 8 0 5 1 1623rd 2 8 0 5 1 1624th 2 8 0 5 1 1625th

53 226 7 129 23 43812.10% 51.60% 1.60% 29.45% 5.25%

Parking SpacesResidential Parking 227 0.52

Loft Levels Average NSF # UnitsStudio 607 3 18211BR 761 14 106541BR+ 878 1 8782BR 1006 7 70423BR 1184 1 1184

26 21579 NSF/Floorx 7

151053 NSF 364,909 NSF471,678 GSF**

Tower Levels Average NSF # Units 77.36%Studio 608 2 12161BR 762 8 6096 **Excludes Retail & Parking1BR+ 0 0 02BR 974 5 4870 833 Average Unit SF3BR 1184 1 1184

13366 NSF/Floorx 16

213856 NSF

2012-04-24--Unit Mix.xlsx


Community Uses & Benefits

InadditiontointegratingMinorityandWomenBusinessEnterprisesintotheprojectteamsduringthepre-developmentandconstructionphasesoftheproject,botheco-nomicandurbanbenefitsaccruefromtheParcel25project.Economicbenefitscanbespecifically quantified if The Venture is the selected Developer.

ECONOMIC BENEFITS include the following:

Construction Period• DirectandIndirectEmployment:DirectEmploymentincludesproject-relatedhiring;

and Indirect Employment includes less directly measurable hiring, such as workers producing construction supplies and materials, employees at food and beverage facilities feeding construction workers, etc.

• IncreasedIncomeTaxesfromDirectandIndirectEmployment• IncreasedSalesTaxesontaxablebuildingmaterials

Post-Construction Period Benefits • Projectrelatedhiringfortheresidentialandretailservicesonsite• IncomeTaxEmployment(netneworretained)• SalesTaxonretail/restaurantsales• IncreasingthestockofaffordablehousingconformingtoCityguidelines• Returningavacantparceloflandtoproductiveuse• RealEstatetaxes

URBAN BENEFITS

Parcel 25 presents the opportunity to enhance the transformation of the South Bay areaandadjacentdistrictsthroughimprovementsthatwouldchangeanareadefinedbytransportationinfrastructureintoavibrantmixed-useneighborhood,includingamixofhousingoptions,neededneighborhoodservices,destinationusesinjectingnewrev-enue, and meaningful community space. Bringing additional people to the area to live, work and play supports the optimal 18 hour day, enlivening and stabilizing the neigh-

borhoodandincreasinglocalinvestment.Leveragingaccesstoexistingpublictranspor-tation assists in limiting the impacts of additional traffic in this already congested area.

Public meetings during Phase II of the South Bay Planning Study, and BRA Article 80 meetings,willhelptofurtherclarifycurrentcommunityconcernsandwhattheadjacentcommunities’valueintermsofcommunityspaceoramenities.InTheVenture’sview,several key urban benefits of Parcel 25 include the following:

• Creatingavibrant,pedestrian-friendlytransitionzonefromChinatownthroughtheLeatherDistricttoSouthStationandtowardstheFortPointdistrict;

• CompletingtherevitalizationoftheLeatherDistrict;• Healingthescarcreatedbythetransportationinfrastructurenetwork;• Reinforcingresidentialneighborhoodsbycreatinganurbanstreetscapealongits

edges;• Providingopportunitiesforneighborhoodserviceretail;• EstablishingalandmarkgatewaytotheCityforcommutersandvisitorsarrivingfrom

theSouth;• EstablishingalogicalterminustotheGreenway.and• CoveringtherampleadingtotheSoutheastExpresswayandmitigatingitsimpact.



Permits + Approvals

Entitlements generally occur in three somewhat overlapping stages: impact reviews, discretionaryapprovals,andconstruction-relatedpermits.LayeredontopofthisforParcel 25 is completion of Phase II of the South Bay Planning Study and creation of the PDA, as discussed below. Once chosen as the selected developer, The Venture will work with their consultants to prepare a comprehensive permits and approvals strategy

andscheduletoinsurethatallentitlementsaresecuredinatimeandcost-efficientmanner, and that nothing is missed. This planning would include at minimum Epsilon Associates,Goulston&Storrs,ICONArchitecture,Hacin+Associates,NitschEngineer-ing, and our selected environmental consultant.

TheVentureisexperiencedwithBostonpermittingandhasselectedteamconsultantswiththeexpertisetoseektimelyandpracticalresults.ArchstoneandBerkeleyhavebothpreviouslymanagedentitlementsforothercomplicatedurbanprojectswithmul-tiplecompetingconstituencies,includingArticle80,BCDC,BoardofZoningAppeals,BWSC,BPIC,BTD,BostonLandmarksCommission,MassachusettsHistoricCommis-sion,Massportapprovals,FAA,Chapter91,MEPA/NEPA/DEP,etc.Whileit’stooearlytoprepareaschedule,samplesfromotherprojectscanbeprovidedtodemonstratefacility with process.

TheVenturebelievesthatthebestlong-termfinancialresultforMassDOTandforthe site requires the completion of Phase II of the South Bay Planning Study with an attendantincreaseinheightanddensityforParcel25.AsindicatedbyPeterGoriofthe BRA at the MassDOT Parcel 25 meeting and site tour on February 1, 2012, the BRAappearsreadytolaunchPhaseIIsimultaneouslywithMassDOT’sselectionofadeveloper for Parcel 25. The Venture anticipates that Phase II will take at least the eight monthsindicatedintheSouthBayStudyPhaseIReporttofinalizethetextoftheSouthBay District Plan. The Venture members anticipate participating actively in these meet-ings to glean a complete understanding of the key issues of concern.

DuringthePhaseIIstudy,TheVenturewouldexpecttomeetwiththeCityofBostonregardingTheVenture’sdesiredre-locationon-siteofwhatisbelievedtobetheBostonFire Department pumping station, and with MassDOT and others regarding the air qual-ity and other facilities serving the highways, as both of these items will influence the finaldesignoftheproject.Inaddition,preliminarymeetingswouldbeheldwithprivateutilities,BostonWaterandSewer,andotherCitydepartmentstofacilitateopencom-municationaboutallissuesthatcouldimpacttheprojectdesign,scheduleandcost.

Article80andMEPA(includingenvironmental,traffic,andcivilstudies)willbelaunchedin parallel at the appropriate time based on the progress of the Phase II study. The VenturefullyunderstandsthatthisisafullMEPAprocess,andthattheprojectwillneedtoundergoArticle80LargeProjectReview.

CoordinationwiththeFederalHighwayAdministration(FHWA)istypicallyinitiatedbyMassDOT during design, however, we suggest a kickoff meeting among the Venture teammembers/consultants,andMassDOTandFHWA,todiscussdesigndirection,siteconstraints, submittal contents, and other procedural issues. This will help to eliminate potentialconfusionregardingexpectations,avoidwastedtime,andinformallastodirectionandnextsteps.



Parc

el 2

5 Pr

ojec

t Pr

elim

inar

y Sc

hedu

le o

f Maj

or It

ems

04-2

5-20

12

Prelim

inary Design, Permitting

, and

Con

struction

Sche

dule (04

/27/20

12)

Mo 1

Mo 2

Mo 3

Mo 4

Mo 5

Mo 6

Mo 7

Mo 8

Mo 9

Mo 10

Mo 11

Mo 12

Mo 13

Mo 14

Mo 15

Mo 16

Mo 17

Mo 18

Mo 19

Mo 20

Mo 21

Mo 22

Mo 23

Mo 24

Mo 25

Mo 26

Mo 27

Mo 28

Mo 29

Mo 30

Mo 31

Mo 32

Mo 33

Mo 34

Mo 35

NOTE: This Sample Sche

dule is provide

d to illustrate activites con

ducive to

being

con

ducted

on a pa

rallel track; a

ctua

l detailed project sche

dule detailed after selection; dates will vary.

Develop

er Selectio

n

Negotiatio

n of Dev'm

t Agm

t and

Grd Lease

Design

Concep

tual Design

Sche

matic Design

MassDOT, FHWA reviews

CM Pric

ing Exercise

Design Develop

men

tMassDOT, FHWA reviews

CM Pric

ing Exercise

Constructio

n Docum

ents

MassDOT, FHWA reviews

CM 90%

Set Pric

ing Exercise

BRA Sou

th Bay Phase II Study

/ Re‐Zoning

Due

Diligence, env

testing, survey, etc.

Inform

al m

eetin

gs with

MassDOT/FH

WA, B

RA, B

LC etc

Negotiate Develop

men

t Team Con

tracts

Detailed pe

rmits and

app

rovals sched

ule

Traffic Study

Launch Discussion re sup

pressing

City

pum

p station

Article 80 ‐ Large Project Review

Boston

Civic Design Co

mmission

MEPA (File PNF to Final Certificate Issued

Section 10

6/ State Register Re

view

Boston

Landm

arks Com

mission

FAA App

roval

Other App

rovals

Parking Freeze

Utilities

BWSC, B

uilding Pe

rmit, etc

Constructio

n (26 ‐ 3

0 mon

ths total)

Award Long

Lead Item

s (Early Steel Pkg?)

Bid & Award

Mob

ilizatio

nCo

nstruction

Start (2

6‐30

mos dep

on site

XX

Review

of site

and

land

use con

straints & refinem

ent o

f prelim

inary de

velopm

ent con

cept

Ber

kele

y P

arce

l 25_

0425

2012


DEVELOPMENT APPROACH4.11Schedule

central artery | tunnel project parcel 25 artery | tunnel project. ... design to marketing and...

Documents