Boston, Massachusetts South Bay South Bay Boston, Massachusetts Strategies for the South Bay Planning Study Area December 10–13, 2012 A Governors Advisory Panel Report About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE n Sustaining a diverse global network of local practice is to provide leadership in the responsible use of land and advisory efforts that address current and future and in creating and sustaining thriving communities challenges. worldwide. ULI is committed to Established in 1936, the Institute today has nearly n Bringing together leaders from across the fields of 30,000 members worldwide, representing the entire real estate and land use policy to exchange best spectrum of the land use and develop ment disciplines. practices and serve community needs; Professionals represented include developers, builders, property own ers, investors, architects, public officials, n Fostering collaboration within and beyond ULI’s mem- plan­­ners, real estate brokers, appraisers, attorneys, bership through mentoring, dialogue, and problem engineers, financiers, academicians, students, and solving; librarians. n Exploring issues of urbanization, conservation, ULI relies heavily on the experience of its members. It is regeneration, land use, capital formation, and sus- through member involvement and information resources tainable development; that ULI has been able to set standards of excellence n Advancing land use policies and design practices in ­­de velopment prac­­tice. The Institute has long been that respect the uniqueness of both built and natural recognized as one of the world’s most respected and environments; widely quoted sources of objective information on urban planning, growth, and development. n Sharing knowledge through education, applied re- search, publishing, and electronic media; and © 2013 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 Cover photo: South Bay Interchange, 2006. © Garrett A. Wollman All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copyright holder is prohibited. 2 A Governors Advisory Panel Report About ULI Advisory Services THE GOAL OF ULI’s Advisory Services Pro gram is to accurate assessments of a sponsor’s issues and to provide bring the finest expertise in the real estate field to bear recommendations in a compressed amount of time. on complex land use planning and development projects, A major strength of the program is ULI’s unique ability programs, and policies. Since 1947, this program has to draw on the knowledge and expertise of its members, assembled well over 400 ULI-member teams to help including land developers and owners, public officials, sponsors find creative, practical solutions for issues such academicians, representatives of financial institutions, as downtown redevelopment, land management strategies, and others. In fulfillment of the mission of the Urban evaluation of development potential, growth management, Land Institute, this Advisory Services panel report is community revitalization, brownfields redevelopment, intended to pro vide objective advice that will promote military base reuse, provision of low-cost and affordable the respon ­­­sible use of land to enhance the environment. housing, and asset management strategies, among other matters. A wide variety of public, private, and nonprofit ULI Program Staff organizations have contracted for ULI’s Advisory Services. Gayle Berens Senior Vice President, Education and Advisory Group Each panel team is composed of highly qualified profes- sionals who volunteer their time to ULI. They are chosen Thomas W. Eitler Vice President, Advisory Services for their knowledge of the panel topic and screened to ensure their objectivity. ULI’s interdisciplinary panel Annie Finkenbinder Best Director, Education and Advisory Group teams provide a holistic look at development problems. A re spected ULI member who has previous panel expe- Daniel Lobo Manager, Awards and Publications rience chairs each panel. Caroline Dietrich The agenda for a panel assignment is in tensive. It Panel Associate, Education and Advisory Group includes an in-depth briefing composed of a tour of Leigh Franke the site and meetings with spon­­­sor representatives; Associate, Education and Advisory Group hour-long interviews of key community representatives; James A. Mulligan and a day of formulating recommendations. Long nights Managing Editor of discussion precede the panel’s conclusions. On the Laura Glassman, Publications Professionals LLC final day on site, the panel makes an oral presentation Manuscript Editor of its findings and conclusions to the sponsor. A written Betsy VanBuskirk re port is pre pared and published. Creative Director Anne Morgan Because the sponsoring entities are responsible for signifi- Graphic Design cant preparation before the panel’s vis it, including sending Craig Chapman extensive briefing materials to each member and arranging Senior Director, Publishing Operations for the panel to meet with key local community members and stakeholders in the project under consideration, participants in ULI’s panel assignments are able to make South Bay, Boston, Massachusetts, December 10–13, 2012 3 About the ULI Foundation THE MISSION OF THE ULI FOUNDATION is to serve ment has contributed about $2 million during the past as the philanthropic source for the Urban Land Institute. three years to support many key content initiatives. The Foundation’s programs raise endowment funds, major gifts, and annual fund monies to support the key Governors Advisory Panels initiatives and priorities of the Institute. Philanthropic The Governors Advisory Panel (GAP) program is unique gifts from ULI members and other funding sources help in that the ULI Foundation funds the program complete- ensure ULI’s future and its mission of providing leader- ly. Governor John S. Hagestad has generously funded ship in the responsible use of land and in creating and the program for the next three years. Like Advisory Ser- sustaining thriving communities worldwide. vices panels, GAPs will be organized as interdisciplinary The Foundation exists to support the content develop- panels that can help communities address important ment and dissemination efforts of the Urban Land land use and real estate development issues. Institute and to educate the public—and those making decisions on behalf of the public—about responsible Officers land use practice and patterns. Whether creating scholarship opportunities for worthy students, publish- James J. Curtis Chair ing original research on critical land use issues, or convening decision makers to discuss current industry Richard M. Rosan President developments, the ULI Foundation enables members to make a visible difference in communities around the Staff world—and in the lives of countless individuals within those communities. The ULI Foundation has benefited David Howard Executive Vice President from the generous philanthropy of many donors, who see in their giving an opportunity to provide for others Andrea Holthouser Vice President, Individual Giving through an organization that has meant so much in their own lives and careers. Janet Fernandez Executive Assistant Jessica Waymouth Governors Director ULI governors are a select group of members united Jessie Himmelrich by their commitment to ensuring the future of the Associate organization. Becoming a governor is one of the most Sara Leitner profound ways to make a visible difference to the future Associate of our nation’s communities as well as our collective professions. The Governors Program funds the largest and most significant endowment for ULI. The endow- 4 A Governors Advisory Panel Report Acknowledgments THE PANEL WISHES TO THANK the city of Boston The panel acknowledges and thanks the more than for hosting this Governors Advisory Panel. Special 20 individuals who were interviewed. Represent- thanks go to Mayor Thomas M. Menino, the Boston ing both city and state agencies and a diverse and Redevelopment Authority (BRA), the Massachusetts informed public, these stakeholders provided valuable Department of Transportation (MassDOT), and the information and perspectives through the passion and members of their boards and their staff for their understanding of the issues, greatly aiding the panel time and effort on this project. The panel especially in its analysis. thanks BRA Chief Planner Kairos Shen for his personal Finally, the panel thanks Virginia Mayer, Mayor participation in this panel effort. Menino’s representative in Washington, D.C., for The panel also thanks ULI Boston, especially Stepha- helping coordinate this panel effort. nie Wasser and Daniel St. Clair, who helped identify the need for a panel, organized many of the logistical issues, and participated in the tour, working dinners, and briefings. South Bay, Boston, Massachusetts, December 10–13, 2012 5 Contents GAP Panel and Project Staff .................................................8 Background and the Panel’s Assignment. 9 Initial Observations and the Market ...........................................12 Primary Recommendations ................................................17 Conclusion ............................................................22 About the Panel ........................................................23 South Bay, Boston, Massachusetts, December 10–13, 2012 7 GAP Panel and Project Staff Panel Chair ULI Project Staff Smedes York Thomas W. Eitler