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Brigham and Women's Hospital 2012 IMP Amendment Project

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Brigham and Women's Hospital 2012 IMP Amendment Project Institutional Master Plan Notification Form / Project Notification Form Submitted Pursuant to Article 80 of the Boston Zoning Code Brigham and Women’s Hospital 2012 IMP Amendment Project Submitted to: Prepared by: Boston Redevelopment Authority Epsilon Associates, Inc. One City Hall Square 3 Clock Tower Place, Suite 250 Boston, MA 02201 Maynard, MA 01754 Submitted by: In Association with: The Brigham and Women's Hospital, Inc. Chan Krieger NBBJ 75 Francis Street Nutter McClennen & Fish LLP Boston, MA 02115 Vanasse Hangen Brustlin, Inc. January 3, 2012 Institutional Master Plan Notification Form/ Project Notification Form Brigham and Women’s Hospital 2012 IMP Amendment Project Submitted to: Prepared by: Boston Redevelopment Authority Epsilon Associates, Inc. One City Hall Square 3 Clock Tower Place, Suite 250 Boston, Massachusetts 02201 Maynard, MA 01754 Submitted by: In Association With: The Brigham and Women’s Hospital, Inc. Chan Krieger NBBJ 75 Francis Street Nutter McClennen & Fish LLP Boston, MA 02115 Vanasse Hangen Brustlin, Inc. January 3, 2012 Table of Contents Table of Contents 1.0 INTRODUCTION AND GENERAL INFORMATION 1-1 1.1 Introduction 1-1 1.2 History of IMP Process to Date/Status of IMP Projects 1-4 1.3 Mission and Objectives 1-5 1.3.1 Patient Care 1-6 1.3.2 Biomedical Research 1-7 1.3.3 Education 1-8 1.4 Existing Campus Description 1-8 1.4.1 BWH Campus and Facilities 1-8 1.4.1.1 Outside the LMA 1-9 1.4.2 BWH Leased Facilities 1-9 1.4.3 Service and Loading 1-9 1.5 Public Benefits 1-11 1.5.1 Linkage 1-11 1.6 Project Team 1-11 2.0 PROJECT DESCRIPTION 2-1 2.1 Program Need 2-1 2.2 Project Site 2-1 2.3 Proposed IMP Project 2-1 2.3.1 Schedule 2-2 2.4 Relationship with Emmanuel College 2-2 2.5 Zoning 2-8 2.6 Anticipated Permits and Approvals 2-8 2.7 Legal Information 2-9 2.8 Consistency with LMA Guidelines 2-9 3.0 ASSESSMENT OF DEVELOPMENT REVIEW COMPONENTS 3-1 3.1 Transportation 3-1 3.1.1 Project Summary 3-1 3.1.2 Existing Transportation Conditions 3-2 3.1.2.1 Existing Site Description 3-2 3.1.2.2 Roadway Descriptions 3-2 3.1.2.3 BWH Existing Parking and Valet Activity 3-3 3.1.2.4 BWH Loading and Service Activities 3-4 3.1.2.5 Public Transportation and Shuttle Services 3-4 3.1.2.6 Bicycle Storage 3-7 3291/BWH/IMPNF-PNF i Table of Contents Epsilon Associates, Inc. Table of Contents (Continued) 3.1.3 Future Conditions 3-7 3.1.3.1 Future Parking 3-7 3.1.3.2 Bicycle Storage 3-8 3.1.3.3 Loading Activities 3-8 3.1.3.4 Future Trip Generation 3-8 3.1.4 Construction Management 3-10 3.1.4.1 Construction Vehicle Traffic 3-10 3.1.4.2 Construction Parking Issues 3-11 3.1.4.3 Pedestrian Access during Construction 3-11 3.1.5 Transportation Demand Management 3-11 3.2 Wind 3-13 3.3 Shadow 3-13 3.4 Daylight 3-13 3.5 Solar Glare 3-13 3.6 Air Quality 3-13 3.7 Noise 3-14 3.8 Stormwater/Water Quality 3-14 3.9 Solid and Hazardous Waste 3-14 3.9.1 Existing Hazardous Waste Conditions 3-14 3.9.2 Operational Solid and Hazardous Wastes 3-14 3.10 Geotechnical and Groundwater Impacts 3-15 3.11 Flood Zones and Wetlands 3-15 3.12 Construction Impacts 3-15 3.12.1 Construction Air Quality 3-16 3.12.2 Construction Noise 3-16 3.12.3 Construction Waste Management 3-17 3.13 Rodent Control 3-17 3.14 Wildlife Habitat 3-17 3.15 Sustainability 3-17 3.16 Urban Design 3-24 3.17 Historic and Archaeological Resources 3-24 3.17.1 Archaeological Resources 3-25 3.17.2 Impacts to Historic Resources 3-25 3.18 Infrastructure 3-25 3.18.1 Regulatory Framework 3-26 3.18.2 Wastewater 3-27 3.18.2.1 Existing Wastewater 3-27 3.18.2.2 Demand 3-27 3.18.2.3 Proposed Connection 3-28 3291/BWH/IMPNF-PNF ii Table of Contents Epsilon Associates, Inc. Table of Contents (Continued) 3.18.3 Water Infrastructure 3-29 3.18.3.1 Existing Water Supply System 3-29 3.18.3.2 Proposed Connection 3-29 3.18.3.3 Domestic Water System Connections 3-29 3.18.3.4 Fire Protection Connections 3-29 3.18.4 Stormwater Management 3-30 3.18.4.1 Existing Conditions 3-30 3.18.4.2 Proposed Conditions 3-30 3.18.4.3 Groundwater Conservation Overlay District 3-30 3.18.4.4 MassDEP Stormwater Management Policy Standards 3-31 3.18.5 Fire Protection and Control 3-33 3.18.6 Anticipated Energy Needs 3-34 3.18.6.1 Steam Service 3-34 3.18.6.2 Natural Gas Service 3-34 3.18.6.3 Electrical Service 3-34 3.18.6.4 Telecommunications 3-34 3.18.7 Protection of Utilities 3-35 3.18.8 Construction Coordination 3-35 3.18.9 Sustainable Design/Energy Conservation 3-35 3.5.10 Conclusion 3-35 4.0 COORDINATION WITH OTHER GOVERNMENT AGENCIES 4-1 4.1 Architectural Access Board Requirements 4-1 4.2 Massachusetts Environmental Policy Act (MEPA) 4-1 4.3 Massachusetts Historical Commission 4-1 4.4 Boston Landmarks Commission 4-1 4.5 Boston Civic Design Commission 4-1 4.6 Other Permits and Approval 4-1 5.0 PROJECT CERTIFICATION 5-1 Appendices Appendix A LEED Checklist List of Figures Figure 1-1 Existing BWH Campus 1-2 Figure 1-2 Existing BWH Campus and Project Site 1-3 Figure 1-3 Existing BWH LMA Facilities 1-10 3291/BWH/IMPNF-PNF iii Table of Contents Epsilon Associates, Inc. List of Figures (Continued) Figure 2-1 Project Site 2-3 Figure 2-2 Section 2-4 Figure 2-3 Aerial – Looking North 2-5 Figure 2-4 Perspective – Looking North 2-6 Figure 2-5 Massing – Looking South 2-7 List of Tables Table 3-1 2012 BWH IMP Amendment Project Program Summary 3-1 Table 3-2 BWH Existing Parking Space Inventory (December 2011) 3-3 Table 3-3 Net-New Unadjusted Trip Generation 3-9 Table 3-4 Peak Hour Mode Splits 3-9 Table 3-5 Project Trip Generation (Adjusted) 3-10 Table 3-6 BWH Parcel C Project Net New Wastewater Generation 3-27 3291/BWH/IMPNF-PNF iv Table of Contents Epsilon Associates, Inc. Chapter 1.0 Introduction and General Information 1.0 INTRODUCTION AND GENERAL INFORMATION 1.1 Introduction The Brigham and Women’s Hospital, Inc. (BWH or the Hospital) is pleased to submit this Institutional Master Plan Notification Form/Project Notification Form (IMPNF/PNF) to amend their existing IMP pursuant to Article 80D of the Boston Zoning Code (Code) and initiate Large Project Review pursuant to Article 80B of the Code in order to enable the development of the Project described herein. BWH, a founding member of Partners HealthCare System Inc., is a Harvard-affiliated, non- profit, teaching hospital located in the Longwood Medical and Academic Area (LMA). Please see Figure 1-1 for a map of BWH’s Campus and the boundaries of BWH’s Institutional Master Plan (IMP) Overlay District. BWH has an international reputation for the quality of its medical care and innovative research. In addition, its varied educational programs provide the highest quality training for medical nursing and other health professions. In order to maintain its leadership in medical research, BWH needs additional research space which it owns and controls instead of leases. This IMPNF/PNF is being filed to initiate approval of a single project: an approximately 360,000 square foot (sf) building dedicated to hospital uses, including laboratory, research and support spaces, as well as 355 below-grade replacement parking spaces. The 2012 BWH IMP Amendment Project (the Project) is located at 45 Avenue Louis Pasteur (the Project site) on Parcel C of Emmanuel College’s Endowment Campus (see Figure 1-2). BWH currently occupies Parcel C pursuant to its lease with the Trustees of Emmanuel College of Alumnae Hall, together with parking accessory thereto, for hospital use, including office and dry research. BWH intends to enter into a long-term ground lease with Emmanuel College for Parcel C in order to enable development of the proposed Project. A description of the relationship between BWH and Emmanuel and the intent for the concurrent review of both institutions’ plans for future development is included in Chapter 2. As described in detail in BWH’s 2010 IMP, BWH is a major institutional employer in Boston. Currently, BWH employs over 15,000 people, and approximately 30 percent of employees are Boston residents. 3291/BWH/IMPNF-PNF 1-1 Introduction and General Information Epsilon Associates, Inc. FENWAY G:\Projects2\MA\Boston\3291\Fig1-1_BWH Campus.mxd LEGEND Existing BWH Campus AVENUE LOUIS PASTEUR LONGWOOD AVE BINNEY ST BROOKLINE AVE ST ALPHONSUSST ST FRANCIS ST RIVERWAY HUNTINGTON AVE RIVERWAY FENWOOD RD TREMONT ST VINING ST ST ALBANS RD 050 100 200 Feet Basemap: 2008 Orthophotography, MassGIS Source: BWH, BRA 2012 BWH IMP Amendment Project Boston, MA Figure 1-1 BWH Campus FENWAY LEGEND Existing BWH Campus Project Site BLACKFAN STREET G:\Projects2\MA\Boston\3291\Fig1-2_BWH Campus and Project.mxd Y A W R E IV R AVENUE LOUIS PASTEUR LOUIS AVENUE E PALACE ROAD PALACE L C R I C N A T F E K E C R A T L S B N LONGWOOD AVENUE M U T U A JOSLIN ROAD BROOKLINE AVENUE DEA CONESS ROAD HUNTINGTON AVENUE SHA BINNEY STREET TTUCK STREET FRANCIS STREET TREMONT STREET D RIVERWAY A O R S FENWOOD ROAD N A B L VINING STREET A T N Source: BWH, BRA I A S Basemap: 2008 Orthophotography, MassGIS Figure 1-2 BWH Campus and Project Site 0 125 250 Feet 2012 BWH IMP Amendment Project Boston, MA BWH currently has 793 inpatient beds, 30 of which are licensed to Dana-Farber Cancer Institute.
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