Commonwealth of Executive Office of Energy and Environmental Affairs Massachusetts Environmental Policy Act (MEPA) Office

Environmental Notification Form

For Office Use Only EEA#: MEPA Analyst:

The information requested on this form must be completed in order to submit a document electronically for review under the Massachusetts Environmental Policy Act, 301 CMR 11.00.

Project Name: Dorchester Bay City Street Address: 200 Mt. Vernon Street and 2 Municipality: Watershed: Boston Harbor Universal Transverse Mercator Coordinates: Latitude: 42° 19’ 13”N UTM (Zone 19) Easting: 321159 Northing: 4687374 Longitude: 71° 02’ 56”W Estimated commencement date: Third Quarter Estimated completion date: Third of 2022 Quarter of 2032 Project Type: Mixed-use Status of project design: 5% complete Proponent: Bayside Property Owner, LLC and Morrissey Property Owner, LLC for which Accordia Partners LLC is acting as the developer Street Address:451 D Street, Suite 100 Municipality: Boston State: MA Zip Code: 02210 Name of Contact Person: Corinne Snowdon Firm/Agency: Epsilon Associates, Inc. Street Address: 3 Mill & Main Place, Suite 250 Municipality: Maynard State: MA Zip Code: 01754 Phone: (978) 897-7100 Fax: (978) 897-0099 E-mail: csnowdon@ epsilonassociates.com

Does this project meet or exceed a mandatory EIR threshold (see 301 CMR 11.03)? Yes No

If this is an Expanded Environmental Notification Form (ENF) (see 301 CMR 11.05(7)) or a Notice of Project Change (NPC), are you requesting:

a Single EIR? (see 301 CMR 11.06(8)) Yes No a Special Review Procedure? (see 301CMR 11.09) Yes No a Waiver of mandatory EIR? (see 301 CMR 11.11) Yes No a Phase I Waiver? (see 301 CMR 11.11) Yes No (Note: Greenhouse Gas Emissions analysis must be included in the Expanded ENF.)

Which MEPA review threshold(s) does the project meet or exceed (see 301 CMR 11.03)? 11.03(3)(a)5 Provided that a Chapter 91 License is required, New non-water dependent use or Expansion of an existing non-water dependent structure, provided the use or structure occupies one or more acres of tidelands 301 CMR 11.03(5)(b)4.a – New discharge or expansion of discharge to a sewer system of 100,000 or more gpd

Effective January 2011 301 CMR 11.03(6)(a)6 - Generation of 3,000 or more New adt on roadways providing access to a single location 11.03(6)(b)7 Construction of 300 or more New parking spaces at a single location

Which State Agency Permits will the project require? Massachusetts Executive Office of Energy and Environmental Affairs – Public Benefit Determination Massachusetts Department of Conservation and Recreation - License Agreement and Construction/Vehicular Access Permit Massachusetts Water Resources Authority - 8(m) Permit; Direct connection permit; and Sewer use discharge permits (lab buildings) Massachusetts Department of Environmental Protection - Chapter 91 Consolidated Written Determination (Bayside Site); Chapter 91 License(s) (Bayside Site)

Identify any financial assistance or land transfer from an Agency of the Commonwealth, including the Agency name and the amount of funding or land area in acres: The Bayside Site is owned by the University of Massachusetts Building Authority (UMBA). UMBA has designated Bayside Property Owner, LLC, as the development agent of the Bayside Site, and the Bayside Proponent will enter into a long-term ground lease for the redevelopment of the property, with Accordia Partners LLC acting as its development agent.

Summary of Project Size Existing Change Total & Environmental Impacts LAND Total site acreage Bayside Component 19.943 2 Morrissey Component 13.611 Total 33.554 New acres of land altered 0 Acres of impervious area1 Bayside Component 19.458 -8.686 10.7721 2 Morrissey Component 11.861 -3.975 7.8861 Total 31.319 -12.661 18.6581 Square feet of new bordering vegetated wetlands alteration Bayside Component 0 2 Morrissey Component 0 Total 0 Square feet of new other wetland alteration Bayside Component 868,705 2 Morrissey Component 406,250 Total 1,274,955

- 2 - Acres of new non-water dependent use of tidelands or waterways

Bayside Component 0 2 Morrissey Component N/A Total 0 STRUCTURES Gross square footage2 Bayside Component 0 +3,500,000 3,500,000 2 Morrissey Component 425,000 +1,975,000 2,400,000 Total 425,000 +5,475,000 5,900,000 Number of housing units Bayside Component 0 +1,455 1,455 2 Morrissey Component 0 +285 285 Total 0 +1,740 1,740 Maximum height (feet)2 Bayside Component 0 +294 2942 2 Morrissey Component 65 +180 2452 Total 65 +229 2942 TRANSPORTATION Vehicle trips per day Bayside Site (Unadjusted)3 2,000 30,120 32,120 Bayside Site (Adjusted) 2,000 8,080 10,080 2 Morrissey Site (Unadjusted) 4,318 14,548 18,866 2 Morrissey Site (Adjusted) 2,980 3,632 6,612 Total (Unadjusted) 6,318 44,668 50,986 Total (Adjusted) 4,980 11,712 16,692 Parking spaces Total 2,200 +450 2,650 WASTEWATER Water Use (Gallons per day) Bayside Component 0 +490,969 490,969 2 Morrissey Component 23,375 +186,022 209,397 Total 23,375 +676,991 700,366 Water withdrawal (GPD) Bayside Component 0 +490,969 490,969 2 Morrissey Component 23,375 +186,022 209,397 Total 23,375 +676,991 700,366 Wastewater generation/treatment (GPD) Bayside Component 0 +446,335 446,335 2 Morrissey Component 21,250 +169,110 190,360 Total 21,250 +615,445 636,695

- 3 - Length of water mains (miles) Bayside Component 0.5 +0.4 0.9 2 Morrissey Component 0.0 +0.5 0.5 Total 0.5 +0.9 1.4 Length of sewer mains (miles) Bayside Component 0.3 +0.5 0.8 2 Morrissey Component 0.0 +0.3 0.3 Total 0.3 +0.8 1.1 1 – Does not include landscape areas in the Project. The extent of hardscape and greenscape in these areas is unknown at this time. 2 - As defined in Article 2A of the Boston Zoning Code 3 – Existing trips at the Bayside Site are based on UMass Boston-provided gate data.

Has this project been filed with MEPA before? Yes (EEA # ) No

Has any project on this site been filed with MEPA before? Yes (EEA #14623) No

A portion of the Project Site (the Bayside Site, described below) is owned by the University of Massachusetts Building Authority (UMBA). In a June 30, 2010 Certificate of the Secretary of EOEA Establishing a Special Review Procedure, UMBA and the MEPA Office established a Special Review Procedure to guide the MEPA review of the 25-year Master Plan for the University of Massachusetts at Boston (UMass Boston) campus. The Bayside Site was not included in the original site that was covered by that Special Review Procedure. However, the Special Review Procedure was amended to include the Bayside Site, as reflected in the Amended Certificate of the Secretary of the EOEA Establishing a Special Review Procedure dated October 8, 2014. In April 2015, UMass Boston submitted a Notice of Project Change for work on the Bayside Site, including the demolition of the former Bayside Expo Center structure, utility modifications, and pavement and landscaping improvements necessary to create a temporary parking area at the site for the UMass Boston community. UMBA has since designated Bayside Property Owner, LLC (Bayside Proponent) as the developer of the Bayside Site. The Bayside Proponent will enter into a long- term ground lease with UMBA for the redevelopment of the Bayside Site after completion of the permitting process therefor, with Accordia Partners, LLC acting as its development agent. The Bayside Site is no longer envisioned as part of the UMass Boston campus, and will not operate as part of that campus but rather, as a discrete mixed-use development.

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GENERAL PROJECT INFORMATION – all proponents must fill out this section

PROJECT DESCRIPTION:

Describe the existing conditions and land uses on the project site:

The Project Site consists of two parcels of land in the Dorchester neighborhood of Boston separated by Mt. Vernon Street. The first parcel, the Bayside Site, is a 19.943-acre (approximately 868,703 square foot) parcel of land bounded by the Massachusetts Department of Conservation and Recreation (DCR) Dorchester Shores Reservation to the east; the Harbor Point Apartments to the south; Mt. Vernon Street to the west; and property of a Boston Teachers Union affiliate and a portion of the Dorchester Shores Reservation to the north. From the Bayside Site’s northern driveway south to its terminus at the University of Massachusetts at Boston (UMass Boston) Campus, Mt. Vernon Street is a City of Boston public street. North of the driveway, Mt. Vernon Street is under the jurisdiction of DCR. The Bayside Site formerly housed the Bayside Exposition Center, is vacant, and currently contains approximately 1,300 surface parking spaces used by UMass Boston.

The Bayside Site was developed as a shopping mall in the 1960’s, and was replaced by the Bayside Exposition Center, well known for its annual gate shows of flowers, boats, and cars. In 2010, the Bayside Site was purchased by UMBA. In March 2015, part of the roof of the Bayside Expo building collapsed under the weight of snow during Boston's record-setting winter of 2015, and in 2016 UMBA demolished the Bayside Expo building. Over the years, there have been a variety of uses proposed for the Bayside Site, including an Olympic Village as part of Boston’s bid for the 2024 Summer Olympics, and a new Major League Soccer stadium. However, none of these proposals came to fruition and the Bayside Site has remained underutilized.

The second parcel, the 2 Morrissey Site, is an approximately 13.611-acre (approximately 592,918 square foot) parcel of land with an approximately 425,000 square foot building thereon, together with approximately 900 surface parking spaces. The 2 Morrissey Site is bounded by Mt. Vernon Street to the northeast, Boston College High School to the south, Morrissey Boulevard to the west, and St. Christopher’s Parish on land owned by the Roman Catholic Archbishop of Boston and the McCormick Middle School (a Boston Public Schools facility) to the southeast. Morrissey Boulevard (along with Day Boulevard) is under the jurisdiction of DCR. The entire 2 Morrissey Site is currently leased to Santander Bank, N.A. and is used for office, banking and other related uses, as well as accessory parking. To make way for the Project, the Proponent will demolish the existing buildings at the 2 Morrissey Site after the existing tenancy expires.

The 2 Morrissey Site was reportedly filled in the early 1900’s as part of the Columbia Point peninsula land reclamation project. Construction on the existing five connected office structures began in the 1960’s and they have been renovated numerous times throughout the years. The existing buildings have always been used for commercial uses, including a television station, bank, and offices.

Describe the proposed project and its programmatic and physical elements:

As shown in the table below, the Project includes two components. The Bayside Site will be redeveloped by Bayside Property Owner, LLC (the Bayside Proponent) with ten development blocks containing a total of approximately 139,000 square feet (sf) of ground floor retail/restaurant space, approximately 1,455 residential units, and approximately 2,163,000 sf of office/research and development, life sciences and/or potentially academic uses1 (the Bayside Component). The 2 Morrissey Site will be redeveloped by Morrissey Property Owner, LLC (the 2 Morrissey Proponent) with seven development blocks containing a

1 Throughout the rest of the document, the phrase “Office/Research” will be used to describe the office, research and development, life sciences and/or potentially academic uses. - 5 - total of approximately 16,000 sf of retail/restaurant space, approximately 285 residential units, and approximately 1,845,000 sf of office/research and development, life sciences and/or potentially academic uses (the 2 Morrissey Component). Combined, the Project includes 17 new development blocks that will contain a mix of uses including residential, retail/restaurant, and office/research, as well as active ground floor uses such as retail shops, restaurants, cafes and potentially civic and/or cultural uses. The parking needs of the Project will be accommodated with approximately 2,650 on-site parking spaces designed to take advantage of spaces that can be shared by different Project uses. The Project will also include approximately 20 acres of new open space most of which will be publicly accessible. This includes a new street circulation system to accommodate pedestrians, vehicles, and bicyclists.

Uses and Approximate Dimensions*

Residential Office / Research Block Total gfa Retail/Restaurant gfa gfa/(units) gfa

Bayside Component 121,000/ Block A 131,000 10,000 0 (131 units) Block B 197,000 18,000 0 179,000 125,000/ Block C 137,000 12,000 0 (136 units) Block D 401,000 20,000 0 381,000 498,000/ Block E/F 524,000 26,000 0 (541 units) Block G 480,000 17,000 0 463,000 Block H-1 619,000 16,000 0 603,000 132,000/ Block H-2 137,000 5,000 0 (282 units) Block I 542,000 5,000 0 537,000 322,000/ Block J 332,000 10,000 0 (355 units) Bayside 1,198,000/ Component 3,500,000 139,000 2,163,000 (1,455 units) Total

2 Morrissey Component 262,000/ Block P 262,000 0 0 (285 units) Block Q 16,000 16,000 0 Block R 341,000 0 341,000 Block S 166,000 0 166,000 Block T 485,000** 0 208,000 Block U 578,000 0 578,000 Block V 552,000 0 552,000 2 Morrissey 262,000/ Component 2,400,000 16,000 1,845,000 (285) Total

1,460,000/ Project Total 5,900,000 155,000 4,008,000 (1,740) *GFA has been calculated in accordance with Article 2A of the Boston Zoning Code. ** Parking on Block T is above grade and, and the approximately 277,000 gfa of parking is included in the GFA calculation for the 2 Morrissey Site and the Project Total.

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The design of the Project, named Dorchester Bay City (DBC), is intended to bring the spirit of innovation to this unique site and will transform an underutilized former parking lot site and an office complex (when vacated) into new spaces for the exchange of ideas, the enjoyment of nature and recreational opportunities, and residential living. This new neighborhood will be brought to life with resilient landscapes and well- designed, energy-efficient buildings that welcome its occupants and users into a community of jobs, housing, shopping, socializing and recreation. The Project is designed to connect the Bayside Site and the 2 Morrissey Site to nearby neighborhoods, roadways, public transit and parks systems. Drawing from decades of the City’s work with neighborhood associations, elected officials, other civic groups and stakeholders which culminated in the Columbia Point Master Plan (BRA, 2011), the Proponent is proposing a connected network of streets, sidewalks, bicycle paths, and pedestrian paths that span from the JFK/UMass MBTA station across Morrissey Boulevard and Mt. Vernon Street to Day Boulevard and the Boston Harbor. The Proponent is also working with public agencies and others to facilitate and attract investment in the neighborhood’s infrastructure to enhance pedestrian, bicycle and vehicle circulation in the area.

An important goal of the Project is to be part of the solution in protecting the Project Site and nearby residential communities from rising sea levels. The Project occupies a low point on the shoreline between the City’s Moakley Park and the privately-owned Harbor Point Apartments. The Project Site’s existing low elevation and proximity to the waterfront make the Project Site vulnerable to flooding during especially high tides or 100-year storm events. The Proponent proposes to regrade the Project Site and provide new flood protection control measures along the waterfront edge of the Project Site in order to form an ecological barrier that is subtle in its visual impact and effective in flood mitigation; this will require approval of applicable governmental agencies as well as coordination with public agencies planning similar initiatives to the north and south.

NOTE: The project description should summarize both the project’s direct and indirect impacts (including construction period impacts) in terms of their magnitude, geographic extent, duration and frequency, and reversibility, as applicable. It should also discuss the infrastructure requirements of the project and the capacity of the municipal and/or regional infrastructure to sustain these requirements into the future.

IMPACTS

Tidelands

The Massachusetts Public Waterfront Act, M.G.L. c. 91 (Chapter 91), provides for the protection of the public’s right of waterway navigation and access to the Massachusetts shoreline. Chapter 91 is implemented through 310 CMR 9.00 et seq., the Waterways Regulations, promulgated and administered by the MassDEP Waterways Regulation Program. Along the Massachusetts coastline, lands that are subject to Chapter 91 jurisdiction include both existing flowed tidelands and former tidelands that are now filled. Development activities on lands located within Chapter 91 jurisdiction generally require a license, permit, or other approval from MassDEP, as set forth in the Waterways Regulations. In accordance with the requirements of Chapter 91 and the Waterways Regulations as they relate to the Bayside Site, the Proponent will obtain approval for the Project’s proposed buildings and public realm improvements.

As shown on Attachment A, Figure 4, approximately 12.35 acres of the 19.94-acre Bayside Site are located on filled tidelands owned by UMBA, a state authority of the Commonwealth of Massachusetts. Therefore, such land is considered Commonwealth Tidelands. Additionally, this land is not separated from the flowed tidelands of Dorchester Bay by a public right-of-way and therefore, is not deemed “landlocked.” Therefore, work within these formerly flowed tidelands will require a Chapter 91 license.

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