Are Changes Ahead for Boston’s Article 80 Submission Process?

Boston has a rigorous process for reviewing and approving new development projects. At the heart of this process is Article 80 of the Boston Zoning Code, a comprehensive framework designed to ensure that new developments align with the city’s vision for growth, sustainability and community needs. The Article 80 process however, has faced criticism in the past, and may be in line for some significant changes which are backed by Mayor Michelle Wu.

What is Article 80?

Article 80 is a section of the Boston Zoning Code that outlines the development review requirements for projects in the city. Implemented by the Boston Planning & Development Agency (BPDA), formerly known as the Boston Redevelopment Authority, Article 80 aims to create a standardized, transparent process for evaluating proposed developments.

The primary goals of Article 80 are to ensure that new developments are consistent with the city’s planning objectives, promote sustainable and resilient design practices, encourage community involvement in the development process, mitigate potential negative impacts on surrounding neighborhoods and foster economic growth and job creation.

Article 80 establishes four main types of development review. These include Large Project Review for projects over 50,000 square feet, Small Project Review for projects between 20,000 and 50,000 square feet, Planned Development Area (PDA) Review for large, complex projects that may require zoning flexibility, and Institutional Master Plan Review for educational and medical institutions. Each type of review has specific requirements and processes tailored to the scale and potential impact of the project.

The Current Review Process

The Article 80 review process typically involves several steps. It begins with a pre-submission conference where developers meet with BPDA staff to discuss the proposed project and review requirements. This is followed by the submission of a Project Notification Form (PNF), which includes detailed information about the project, such as design plans, impact assessments and community benefits.

After the PNF submission, a public comment period is initiated, during which the BPDA solicits feedback from community members, local organizations and other stakeholders. For larger projects, an Impact Advisory Group (IAG) comprising community representatives is formed to provide input throughout the review process.

The BPDA Board then evaluates the project based on various factors, including design, environmental impact and community benefits. If zoning relief is required, the project must also be approved by the Zoning Commission.

Key Components of Article 80 Review

Article 80 evaluates proposed developments across several key areas. These include transportation where traffic impacts are assessed and alternative transportation options are promoted; environmental protection, ensuring compliance with regulations and promoting sustainable design; and urban design, evaluating the project’s compatibility with surrounding architecture and neighborhood character.

The review also considers historic resources, preserving and protecting historically significant buildings and sites; infrastructure systems, assessing impacts on utilities, sewage and other city infrastructure; and site plan, reviewing the layout, landscaping, and overall site organization. Additionally, it ensures compliance with state regulations for development near waterways (tidelands) and calculates required contributions to affordable housing and job training programs through Development Impact Project Exactions.

Community Benefits and Mitigation

A crucial aspect of Article 80 is the negotiation of community benefits and impact mitigation measures. Developers are often required to provide amenities or funding for various community improvements. These may include affordable housing, public open spaces, transportation improvements, job training programs and public art installations. The benefits are typically proportional to the scale and impact of the proposed development.

A Preservation Balance

Article 80 of the Boston Zoning Code plays a vital role in shaping the city’s development landscape. By establishing a comprehensive review process, it ensures that new projects contribute positively to Boston’s urban fabric while addressing community needs and concerns. As the city continues to grow and evolve, Article 80 remains a critical tool for balancing development pressures with the preservation of Boston’s unique character and the well-being of its residents.

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