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:OrA~; f(til'l'/q> l::..~ ~ •4(_: 4"~ ~,;)(Qt,~t; PDA DEVELOPMENT PLAN for FENWAY CENTER within FENWAY I KENMORE SQUARE I AUDUBON CIRCLE AREA No.74 Boston, Massachusetts January 29, 2009 PDA Development Plan: Pursuant to Section 3-lA and Article 80C of the Zoning Code of the City of Boston, Massachusetts (the "Zoning Code"), this plan constitutes .. a Planned Development Area ("PDA") Development Plan (the "Plan") for the development of air rights over the Massachusetts Turnpike (the "Turnpike") and adjacent rail' corridor between the Brookline Avenue and Beacon Street overpasses, as well as on adjacent land currently used as parking lots along the south side of Beacon Street between the Turnpike and Maitland Street, all in the Kenmore/FenwayiAudubon Circle area of Boston (the "Site"). The Site is depicted on the locus map attached hereto as EXHIBIT A. The Massachusetts Turnpike Authority (the "MTA") owns most of the approximately 4.5-acre Site, and is negotiating with MK Parcel 7 Development LLC (the "Proponent") for a long-term lease. The remainder of the Site consists primarily of parcels of land (collectively, the "CSX Parcels") owned or controlled by CSX Transportation, Inc. ("CSX"). The Proponent is negotiating with CSX for acquisition of this land, and may convey this land to the MTA for inclusion in the long-term lease. Finally, certain areas immediately south of the Site will be improved by the City of Boston {the "City") or Proponent with public roadways providing access to and from the Site and to a newly renovated Yawkey Commuter Rail Station ("Yawkey Station"), but are not included in this Plan. Measuring approximately 5.7 acres, the PDA itself is larger than the Site, because it extends beyond the Site to the centerlines of adjacent Brookline A venue, Maitland Street and Beacon Street, to align with the boundaries of the underlying (existing) zoning districts. A legal description of the PDA is attached hereto as EXHIBIT B. Drawings depicting both the underlying zoning districts and the PDA overlaying them are included amongst other drawings attached hereto as ExHIBIT E. The Proponent proposes to develop the Site with a transit-oriented project that locates up to 1,099,000 square feet of residential, office, retail and parking uses (and/or the other uses permitted by this Plan) around new open space and a new Yawkey Station, and within one block of the Kenmore Square and Fenway Green Line Stations of the Massachusetts Bay Transportation Authority (the "MBTA"), all as more fully described below (the "Project"). The Project has been designed to transform unutilized air space, surface parking lots and a broken urban grid into a vibrant, mixed-use residential and commercial community. Several new and inviting pedestrian connections through the GSDOCS\ 1892068 2/4/2009 3:32 PM Site will tie together Audubon Circle and Boston University to Yawkey Station, Kenmore Square, Fenway Park and the Lansdowne Street Entertainment District. This Plan sets forth information on the Project, including the proposed location and appearance of structures, open spaces and landscaping, uses, densities, traffic circulation, parking and loading facilities, access to public transportation, and dimensions of structures proposed as part of the Project. Upon approval, this Plan will constitute permanent zoning for the Site in accordance with Section 3-lA and Article SOC of the Zoning Code. Under Section 80C-8 of the Zoning Code, no building, use or occupancy permit for the Project or for any Project Component (hereinafter defined) will be issued until the Boston Redevelopment Authority (the "BRA") has issued a Certification of Consistency under Article SOC-8 for such Project or Project Component. To the extent that the Director of the BRA (the "Director") certifies consistency with this Plan, the Project or Project Component will be deemed to be in compliance with the requirements of the underlying zoning to the extent that such requirements have been addressed in the Development Plan, pursuant to Section SOC-9 of the Zoning Code. The Plan consists of 17 pages of text plus attachments designated EXHIBITS A through E. All references to this Plan contained herein shall pertain only to such pages and exhibits. Unless otherwise set forth herein, all references to terms defined by the Zoning Code will have the meanings set forth therein. Project Proponent: The Proponent, MK Parcel 7 Development LLC, is a Massachusetts limited liability company, and has its business address at One Bridge Street, Suite 300, Newton, MA 02458-1101. Members of the Project team are identified on EXHIBIT C. Site: The Site comprises air rights above the Turnpike and railroad tracks and adjacent land measuring approximately 4.5 acres (approximately 196,904 square feet) in the aggregate. The MTA owns all of the air rights as well as some terra firma extending southwesterly from the Turnpike. The remainder of the Site consists of the CSX Parcels as described above. The Site is located at the confluence of the Kenmore Square, Fenway and Audubon Circle neighborhoods of Boston. It is bounded generally by Beacon Street to the north, Maitland Street to the west, Brookline A venue to the east, and commercial buildings and surface parking lots to the south. The Turnpike and adjacent rail tracks run roughly east-west under the northerly portion of the Site. The broader context of the Site includes: Boston University, which owns much of the property along Commonwealth Avenue to the north of the Site; Kenmore Square to the northeast; Fenway Park and the Lansdowne Street Entertainment District to the east; commercial properties along Brookline Avenue to the south; and the residential areas of the Audubon Circle neighborhood along Beacon Street, Mountfort Street, Miner Street and other Boston University-owned properties along Beacon Street to the west. The Site -2- is also near the Longwood Medical and Academic Area (the "LMA"), to the southwest across the Sears Rotary. The Proponent has been designated by the MTA as the developer of the MTA's property at the Site commonly known as Turnpike Extension Air Rights Parcel 7, and the parties have entered into a development agreement memorializing this arrangement (the "Development Agreement"). The Proponent or its nominee will enter into one or more long-term lease agreements with the MTA for the Site. As indicated above, the Proponent intends to acquire the CSX Parcels, and is working with the City and abutting landowners regarding the new public roadways to be constructed to the south of the Site, using funds authorized under Chapter 123 of the Acts of 2006 by the Massachusetts Legislature (the "2006 Economic Investments Act"). The overall Site, including Turnpike Extension Air Rights Parcel 7 and the other adjacent land to be acquired is planned to be known as "Fenway Center." Various transportation/railroad companies operate in the vicinity of the Site. The MBTA operates the commuter rail line below a portion of the Site, at the level of the Turnpike. The Proponent has been designated by the MBT A to design and construct a new Yawkey Station, which will serve the commuter rail line and will greatly enhance rail service in this area, also using funds authorized under the 2006 Economic Investments Act. In addition, CSX operates on the same or adjacent rails pursuant to easements or similar arrangements. The Proponent will obtain any required consents from CSX for construction above the rail tracks. Zoning: Private development of air rights over the Boston Extension of the Turnpike was first authorized by the Massachusetts Legislature in 1963. An Air Rights Study undertaken by the MT A in 1993 identified individual disposition parcels along the Turnpike Extension and discussed their development potential. Turnpike Extension Air Rights Parcel 7 was included in the study. The MTA and the City entered into a Memorandum of Understanding (the "MOU") dated June I, 1997, establishing the public review process for air rights development over the Turnpike. ·As provided for in the MOU, air rights development is subject to design review by the BRA. Project review is similar to that required under Article 80 of the Zoning Code, and includes review by · a project-specific Citizens Advisory Committee (''CAC") appointed by the Mayor of the City and the MTA. In 1998, the Mayor appointed a Strategic Development Study Committee (the "SDSC") to assist the BRA in studying the parameters for air rights development over the Turnpike from Chinatown to the Allston toll plaza. In 2000, following almost two years of plarming, analysis and public meetings, the BRA and the SDSC issued A Civic Vision for Turnpike Air Rights in Boston (the "Civic Vision"). On December 21, 2000, the BRA Board of Directors formally voted to adopt . the Civic Vision "as the plan and development guidelines which will be the framework" for the BRA and future CAC' s to review proposed development projects using air rights over the Turnpike in Boston. The - 3 - Project has been designed in accordance with the Civic Vision as described in detail below. The Site is located within multiple zoning districts. The northerly portion of the Site (i.e. that portion of the Site directly above the Turnpike) is located within the B-4 Subdistrict of Boston Proper (see Zoning Code Art. 3). The middle and southwesterly portion of the Site is in the Multifamily Residential ("MFR") Subdistrict of the Audubon Circle Neighborhood District, as well as a Neighborhood Design Overlay District and a Special Study Area within that District (see Zoning Code Art. 61). The southern end of the Site, comprised primarily of the CSX Parcels, is located in the Brookline Avenue Community Commercial Subdistrict of the Fenway Neighborhood District (see Zoning Code Art. 66).
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