Institutional Master Plan 2021-2031 Boston Medical Center May 3, 2021 SUBMITTED TO: Boston Planning and Development Agency One City Hall Square Boston, MA 02201 Submitted pursuant to Article 80D of the Boston Zoning Code SUBMITTED BY: Boston Medical Center Corporation One Boston Medical Center Place Boston, MA 02118 PREPARED BY: Stantec 226 Causeway Street, 6th Floor Boston, MA 02114 617.654.6057 IN ASSOCIATION WITH: Tsoi-Kobus Design VHB DLA Piper Contents 1.0 OVERVIEW ................................................................................................................. 1-1 1.1 INTRODUCTION ......................................................................................................... 1-1 1.2 INSTITUTIONAL MASTER PLAN HISTORY ............................................................... 1-1 1.3 PROGRESS ON APPROVED 2010-2020 IMP PROJECTS ........................................ 1-2 1.4 GOALS AND OBJECTIVES FOR THE 2021-2031 IMP ............................................... 1-3 1.5 A MEASURED APPROACH TO CAMPUS GROWTH AND SUSTAINABILITY ........... 1-4 1.6 PUBLIC REVIEW PROCESS ...................................................................................... 1-5 1.7 SUMMARY OF IMP PUBLIC AND COMMUNITY BENEFITS ...................................... 1-6 1.8 PROJECT TEAM ......................................................................................................... 1-9 2.0 MISSION AND OBJECTIVES ..................................................................................... 2-1 2.1 OBJECTIVES .............................................................................................................. 2-1 2.1.1 Patient Care ................................................................................................2-1 2.1.2 Teaching .....................................................................................................2-2 2.1.3 Research.....................................................................................................2-2 2.1.4 Boston HealthNet ........................................................................................2-2 2.1.5 Boston Medical Center HealthNet Plan, Inc. ................................................2-2 2.1.6 Boston Accountable Care Organization .......................................................2-3 2.2 GUIDING PRINCIPLES AND PLANNING ASSUMPTIONS ......................................... 2-3 2.2.1 Healthcare Trends .......................................................................................2-3 2.2.2 Campus Planning Challenges and Objectives .............................................2-5 2.3 SUMMARY OF PROGRAM NEEDS ............................................................................ 2-5 2.3.1 Inpatient ......................................................................................................2-6 2.3.2 Outpatient ...................................................................................................2-6 2.3.3 Research.....................................................................................................2-6 2.3.4 Mixed-Use and Supportive Housing ............................................................2-6 2.3.5 Administration .............................................................................................2-7 2.3.6 Campus Experience, Access, and Arrival Operations .................................2-7 2.3.7 Energy Efficiency and Campus Resiliency ..................................................2-7 2.3.8 Addressing Aging Buildings .........................................................................2-8 3.0 BMC CAMPUS AND FACILITIES ............................................................................... 3-1 3.1 OVERVIEW OF EXISTING BMC CAMPUS AREA ...................................................... 3-1 i 3.2 TEN-YEAR EVOLUTION OF BMC CAMPUS PROPERTY AND USES ....................... 3-1 3.3 EXISTING PROPERTY AND USES ............................................................................ 3-2 3.4 CAMPUS USE ADJACENCIES ................................................................................... 3-8 3.5 CAMPUS AGING BUILDINGS .................................................................................. 3-10 4.0 PROPOSED INSTITUTIONAL MASTER PLAN .......................................................... 4-1 4.1 INTRODUCTION ......................................................................................................... 4-1 4.2 PROPOSED IMP PROJECTS ..................................................................................... 4-1 4.2.1 New IMP Projects ........................................................................................4-5 4.2.2 Approved Projects Included in the 2021-2031 IMP ......................................4-7 4.2.3 Campus Interior Alterations, Reconfiguration and Relocation Projects ........4-8 4.2.4 Campus and Building Maintenance Projects ...............................................4-9 4.2.5 Intent to Acquire or Lease Northampton Square..........................................4-9 4.3 FUTURE PROGRAM NEEDS AND LONG-TERM PLANNING .................................. 4-24 4.3.1 Clinical Services ........................................................................................4- 24 4.3.2 Administration Space ................................................................................4- 24 4.3.3 Leased Space ...........................................................................................4- 24 4.3.4 Energy Efficiency and Resiliency ..............................................................4- 24 4.4 AREAS OF INTEREST FOR FUTURE EXPANSION ................................................ 4-24 4.5 OVERALL MASSING AND HEIGHT .......................................................................... 4-25 4.6 TOTAL PROJECT COST ESTIMATES ..................................................................... 4-28 4.7 DEVELOPMENT IMPACT PAYMENTS ..................................................................... 4-28 4.8 ANTICIPATED SCHEDULE, PERMITS, REVIEWS AND APPROVALS .................... 4-28 4.8.1 New IMP Projects ......................................................................................4- 28 4.8.2 Approved Projects Included in the 2021-203 IMP ......................................4- 29 4.9 COORDINATION WITH OTHER GOVERNMENTAL AGENCIES ............................. 4-29 4.9.1 Architectural Access Board Requirements ................................................4- 29 4.9.2 Massachusetts Department of Public Health .............................................4- 29 4.9.3 Massachusetts Environmental Policy Act ..................................................4- 29 4.9.4 Massachusetts Historical Commission / South End Landmark District Commission ..............................................................................................4- 29 4.9.5 Boston Civic Design Commission ..............................................................4- 30 4.9.6 Mayor’s Commission for Persons with Disabilities .....................................4- 30 4.9.7 Boston Groundwater Trust ........................................................................4- 30 4.10 ZONING .................................................................................................................... 4-30 ii 5.0 PLANNING FRAMEWORK ......................................................................................... 5-1 5.1 EXISTING CONTEXT .................................................................................................. 5-1 5.2 FACILITIES NEEDS .................................................................................................... 5-1 5.3 CAMPUS VISION AND IDENTITY .............................................................................. 5-2 5.3.1 Vision and Goals .........................................................................................5-2 5.3.2 Campus Edges ...........................................................................................5-3 5.4 URBAN DESIGN ......................................................................................................... 5-6 5.4.1 Urban Design Principles and Objectives .....................................................5-6 5.5 PUBLIC REALM .......................................................................................................... 5-6 5.5.1 BMC Public Realm Guidelines ....................................................................5-7 5.5.2 Campus Plan Improvements .......................................................................5-8 5.5.3 Campus Access and Connectivity ...............................................................5-9 5.5.4 Campus Open Space ................................................................................5- 15 5.5.5 Campus Accessibility Improvements .........................................................5- 15 5.5.6 Campus Wayfinding and Signage .............................................................5- 16 5.6 SAFETY AND SECURITY ......................................................................................... 5-18 6.0 TRANSPORTATION ................................................................................................... 6-1 6.1 INTRODUCTION ......................................................................................................... 6-1 6.1.1 Project Overview .........................................................................................6-1 6.1.2