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Third Amendment to the Boston University Charles River Campus 2013 - 2023 Institutional Master Plan
submitted by: Trustees of Boston University
submitted to: Boston Redevelopment Authority
prepared by: Fort Point Associates, Inc.
January 26, 2016
Boston University
Map and Text Amendment
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Boston University Third Amendment to the 2013 – 2023 IMP
Table of Contents
i
BOSTON UNIVERSITY
THIRD AMENDMENT TO THE BOSTON UNIVERSITY CHARLES RIVER CAMPUS 2013 –
2023 INSTITUTIONAL MASTER PLAN
TABLE OF CONTENTS
CHAPTER 1: INTRODUCTION ................................................................................................ 1-1
1.1 THE THIRD AMENDMENT TO THE 2013 – 2023 IMP .................................................. 1-2
CHAPTER 2: BOSTON UNIVERSITY MISSION AND GOALS .................................................. 2-1
CHAPTER 3: PROGRESS ON THE 2013 – 2023 IMP ............................................................... 3-1
3.1 ENROLLMENT ............................................................................................................... 3-1
3.2 STUDENT HOUSING .................................................................................................... 3-2
3.3 STATUS OF PROPOSED INSTITUTIONAL PROJECTS ................................................... 3-3
CHAPTER 4: PROPOSED IMP AMENDMENT.......................................................................... 4-1
4.1 1047 COMMONWEALTH AVENUE .............................................................................. 4-1
LIST OF FIGURES
Figure 4-1 Proposed IMP Amendment
LIST OF TABLES
Table 3-1 Full-Time Undergraduate Students
Table 3-2 Projected Full-Time Undergraduate Enrollment
Table 3-3 Students Housed on Campus
Table 4-1 Proposed IMP Amendment
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Chapter 1
INTRODUCTION
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Boston University Third Amendment to the 2013 – 2023 IMP
Introduction
1-1
CHAPTER 1: INTRODUCTION
In 1986, Boston University (the “University”) was the first university in the City of Boston to prepare
an Institutional Master Plan (IMP). To date, the University has completed four IMPs, the most recent
of which received approval from the Boston Redevelopment Authority (“BRA”) and Boston Zoning
Commission in early 2013. From the fall of 2011 to the fall of 2012, the University undertook a
comprehensive planning initiative to define its space needs for the coming decade. The 2013 –
2023 IMP heavily referenced the University’s strategic plan, Choosing to be Great, by incorporating
academic, research, and residential facilities throughout the campus. Three years later, the 2013 –
2023 IMP is the driving force behind critical campus projects taking shape today.
Since the implementation of the 2013 – 2023 IMP, two amendments have been reviewed and
approved. The First Amendment to the 2013 – 2023 IMP (the “First Amendment”) added the Center
for Integrated Life Sciences and Engineering (“CILSE”) located at 610 Commonwealth Avenue to the
2013 – 2023 IMP as a Proposed Institutional Project. The First Amendment was reviewed and
approved by the BRA in November 2013 and by the Boston Zoning Commission in January 2014.
The building is under construction and upon its completion in 2018, this state-of-the-art
neurosciences research facility will become home to scientists currently scattered across the
Charles River Campus.
The Second Amendment to the 2013 – 2023 IMP (the “Second Amendment”) added the existing
building at 700 Beacon Street, which had been acquired by Boston University, to the list of
Proposed Institutional Projects ("PIPs"). The Second Amendment was reviewed and approved by
the BRA in September 2015 and approved by the Zoning Commission in October 2015. Acquired
by the University in January of 2015, the three-story, 37,000 square foot space at 700 Beacon Street
will be used to house various institutional functions such as art studios, labs, office and meeting
spaces, and classrooms.
The purpose of this Third Amendment is to amend the existing 2013 – 2023 IMP to allow Boston
University to provide temporary student housing at 1047 Commonwealth Avenue through a short-
term lease with a local developer. This temporary housing for students is needed to offset the partial
loss of student housing while Myles Standish Hall and the Myles Standish Hall Annex are under
renovation (the “Myles Standish Hall Renovation Project”). The Myles Standish Hall and Annex
Renovation Project is a critical component of the University’s strategic housing plan, which
provides on-campus housing for 75% of its undergraduate population.
1.1 THE THIRD AMENDMENT TO THE 2013 – 2023 IMP
Included in the IMP as a Proposed Institutional Project, the Myles Standish Hall Renovation
Project requires a total interior renovation of the two existing student residence buildings to
assure that the residence hall remains an attractive option for on-campus student housing.
The residence hall currently accommodates 753 students. The Myles Standish Hall and
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Boston University Third Amendment to the 2013 – 2023 IMP
Introduction
1-2
Annex Renovation Project will substantially rehabilitate the 90-year old, 203,000 square
foot residence hall, which will provide high quality, suite-style housing for 730 students
upon completion. The University has undertaken every effort to minimize the loss of beds
at the residence hall while simultaneously balancing the need to make the significant
interior improvements necessary to make the residence hall an attractive option for
students. The modernization of building systems, reconfiguration of student rooms, and
provision of extensive ground floor amenities will significantly improve the quality of life
for students residing at the residence hall, which is an extremely important component of
maintaining student enrollment in the University’s on campus housing program.
A critical component of the Myles Standish Hall and Annex Renovation Project is the
minimization of disruption to University operations and impacts on the surrounding
community. To achieve this goal, the project has been designed to be implemented in three
phases over a 30-month period, thereby allowing a portion of the residence hall to remain
occupied while other portions are worked on. The project is scheduled to begin following
Commencement in May 2016 and completed in time for the start of the 2018 fall semester.
Throughout the 30-month construction period, approximately 350 students who usually
reside at the Myles Standish Hall and Annex residence will need to be accommodated in
another University-managed facility. To accommodate those students, the University will
lease space at 1047 Commonwealth Avenue. The short-term lease of 1047 Commonwealth
Avenue for dormitory purposes requires an amendment to the 2013 – 2023 IMP.
To provide an on-campus solution for students temporarily displaced by the construction of
the Myles Standish Hall and Annex Renovation Project, the University proposes to lease the
residential portions of floors one through six of 1047 Commonwealth Avenue for a term of
22 months. The building at 1047 Commonwealth Avenue will accommodate up to 350
students and resident assistants in 170 double occupancy rooms and 10 single occupancy
rooms. During this time, the building will be managed as part of the Boston University
residence life program, including resident assistants and 24/7 security at the front door.
The property at 1047 Commonwealth Avenue (the “Site”) is located in close proximity to
other University-owned student residences in the West Campus portion of the Charles River
Campus, which was an important factor for the University in choosing the Site for
temporary student housing. The owner of the Site, Urban Spaces, LLC, is nearing
completion of an adaptive reuse and building expansion, transforming the former two-story
structure into a six-story structure with small apartment units and commercial ground floor
uses. The Site is located within a Community Commercial subdistrict (CC-2) of the
Allston/Brighton neighborhood and is located within a Greenbelt Protection Overlay
District. Variances for height, FAR, dimensional, use, parking, and loading requirements
were granted to the Site owner to accommodate the renovated structure and program. As
the Site is currently under construction, it is vacant and no community residents will be
displaced by the University’s lease of the structure. Further details on the property at 1047
Commonwealth Avenue can be found in Section 4.0, Proposed IMP Amendment.
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Chapter 2
BOSTON UNIVERSITY MISSION
AND GOALS
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Boston University Third Amendment to the 2013 – 2023 IMP
Boston University Mission and Goals
2-1
CHAPTER 2: BOSTON UNIVERSITY MISSION
AND GOALS
Boston University is an international, comprehensive, private research university committed to
educating students to be reflective, resourceful individuals ready to live, adapt, and lead in an
interconnected world. Boston University is committed to generating new knowledge to benefit
society.
The University remains dedicated to its founding principles: that higher education should be
accessible to all and that research, scholarship, artistic creation, and professional practice should be
conducted in the service of the wider community on a local and international scale. These
principles endure in Boston University’s insistence on the value of diversity, tradition, standards of
excellence, and dynamic engagement with the City of Boston and the world.
Boston University comprises a remarkable range of undergraduate, graduate, and professional
programs built on a strong foundation of the liberal arts and sciences. With the support and
oversight of the Board of Trustees and through its world-renowned faculty, Boston University
continually innovates in education and research to ensure that it meets the needs of students and an
ever-changing world.
In 2007, Boston University completed the “Boston University Strategic Plan – Choosing to be
Great”. The plan includes eight concrete goals in support of Boston University’s mission. Each goal
is the product of extensive discussions undertaken as a community involving its students, faculty,
alumni, and friends.
Boston University’s goals include:
To support and enhance a world-class faculty whose members are dedicated to teaching
and engaged in research, scholarship, and their professions.
To continue to develop the special undergraduate educational environment that combines
its commitment to a liberal arts and sciences education with professional opportunities,
while creating flexible educational opportunities to leverage the depth of the College of Arts
and Sciences and its other schools and colleges. To continue its commitment to
inclusiveness based on merit for all students, irrespective of race, religion, or economic
status, and to raise the financial aid needed to do this.
To expand and enhance the College of Arts and Sciences (CAS) as the core of Boston
University and its undergraduate programs. Boston University is committed to increasing
the number of CAS faculty members and expanding and renewing the College’s facilities.
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Boston University Third Amendment to the 2013 – 2023 IMP
Boston University Mission and Goals
2-2
To enhance the residential campus and student life experience for its undergraduate
students in the special urban environment of Boston.
To strengthen scholarship and research throughout Boston University by support of key
disciplinary graduate programs.
To enhance its nationally recognized professional schools and colleges, including
Medicine, Management, Law, and Fine Arts. Boston University’s commitments to Medicine,
Law, and Management are key to its prominence as a major urban research university. The
College of Fine Arts offers a special opportunity for projecting Boston University on
campus, in the city, and around the world.
To increase its emphasis on interdisciplinary research and graduate education in order to
expand its leadership in important fields and the collaborative atmosphere across the
University’s campuses.
To continue to foster the engagement of Boston University in the City and the world,
through public service and by extending the reach of its educational programs, including
both study-abroad opportunities for Boston-based students and the creation of new
opportunities for students from around the world to experience a Boston University
education.
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Chapter 3
PROGRESS ON THE 2013 – 2023
IMP
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Boston University Third Amendment to the 2013 – 2023 IMP
Progress on the 2013 – 2023 Institutional Master Plan
3-1
CHAPTER 3: PROGRESS ON THE 2013 – 2023
IMP
Boston University is fully committed to the objectives set forth in the 2013 – 2023 IMP. In the
nearly three years since the implementation of the 2013 – 2023 IMP, progress has been made on
several Proposed Institutional Projects including the School of Law tower, the Center for Integrated
Life Sciences and Engineering (“CILSE”), and the Myles Standish Hall Renovation Project. In
addition to PIPs, the University continues to work with the City of Boston and the State on
important infrastructure projects, including Phase II of the Commonwealth Avenue Improvement
Project.
Enrollment and housing goals are an important part of the 2013 – 2023 IMP and continue to guide
the efforts of the University. Progress on the enrollment and housing goals of the University are
described below.
3.1 ENROLLMENT
As of the fall 2015 semester, there were 15,463 full-time undergraduate students at the
Charles River Campus. Since the mid-2000s, undergraduate enrollment has remained
relatively constant as shown in Table 3-1, Full-Time Undergraduate Students.
Table 3-1: Full-Time Undergraduate Students
Full-Time Undergraduate Students Fall 2013
Actual
Fall 2015
Actual Freshman Class 3,807 3,628
Continuing and Transfer Students 11,595 11,835
Total Full-Time Undergraduates 15,402 15,463
Full-Time Undergraduates Forecast* 15,674 15,371
# of Students Above (Below) Forecast (272) 92
% Above (Below) Forecast (1.74) 0.60
*Forecast data from 2013 – 2023 IMP
Full-time undergraduate enrollment is expected to be relatively static in the coming years,
as shown in Table 3-2, Projected Full-Time Undergraduate Enrollment. Boston University
will continue its selective admissions process throughout the term of the 2013 - 2023 IMP.
The composition of enrolled students is not expected to change dramatically over the life of
the 2013 – 2023 IMP.
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Boston University Third Amendment to the 2013 – 2023 IMP
Progress on the 2013 – 2023 Institutional Master Plan
3-2
Table 3-2: Projected Full-Time Undergraduate Enrollment
3.2 STUDENT HOUSING
In response to concerns of the City and the surrounding neighborhoods, Boston University
has been and remains committed to increasing the amount of on-campus housing available
to and occupied by undergraduate students. Boston University was challenged to create
housing that would be attractive to upperclassmen that are more likely to reside off campus.
Boston University has made great strides in increasing the availability and variety of on-
campus housing options. With the construction of two new residential buildings at 10 Buick
Street and 33 Harry Agganis Way, in addition to a number of other improvement projects
including the renovation of Bay State Road undergraduate residences, Boston University has
increased the number of students housed on campus from 67% in 1994 to 75% in 2015
(see Table 3-3, Students Housed On Campus). In 2016, the University intends to begin the
Myles Standish Hall Renovation Project, which will substantially rehabilitate the interior of
the existing 753-bed residence hall in addition to providing a historically-sensitive
restoration of the structures’ exteriors. Boston University will continue to work diligently
toward maximizing on-campus housing opportunities and recognizes the importance of
maintaining and improving its existing on-campus housing facilities to maintain and grow
student enrollment in the University’s on-campus housing program.
Table 3-3: Students Housed On Campus
Year
(Fall) Enrollment
Undergraduate
Occupancy Students Needing
Housing Percent
Housed Freshman Class
Size 2005 15,690 10,860 14,774 74% 4,209
2006 15,681 10,879 14,678 74% 4,124
2007 15,771 10,675 14,723 73% 4,163
2008 15,540 10,629 14,486 73% 4,131
2009 15,386 10,825 14,288 76% 4,130
2010 15,573 11,128 14,635 76% 4,409
2011 15,540 11,109 14,465 77% 4,022
2012 15,419 10,986 14,486 76% 3,877
2013 15,402 10,967 14,467 76% 3,807
2014 15,458 11,046 14,437 77% 3,915
2015 15,463 11,074 14,744 75% 3,628
Fall Enrollment Freshman Class Size
2016 15,555 3,500
2017 15,432 3,500
2018 15,356 3,500
2019 15,288 3,500
*Forecast data as of October 2015
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Boston University Third Amendment to the 2013 – 2023 IMP
Progress on the 2013 – 2023 Institutional Master Plan
3-3
3.3 STATUS OF PROPOSED INSTITUTIONAL PROJECTS
In addition to working diligently toward the housing goals set forth in the 2013 – 2023 IMP,
the University continues to work on toward the realization of its academic and student life
facilities, which are essential to the University’s academic, research, and community
ambitions.
Law School
The rehabilitation and addition to the 18-story School of Law tower began in 2012. With a
contextually sensitive design and space programmed for the University’s prestigious law
program, the project was completed and opened in the fall of 2015. The completed project
provides significant benefits to the students and staff operating out of the building while also
respecting the original vision of renowned architect Josep Lluís Sert.
New Balance Field
Included in the 2010 IMP renewal, the athletic field/parking structure at 278 Babcock Street
was a creative solution to meet the burgeoning demand for expanded University athletic
space. Construction of the facility began in Fall 2012 and opened just one year later in
September 2013. Formerly a surface parking lot and warehouse, the converted space for
athletic use has proven to be a well-used amenity for student athletes.
Alan and Sherry Leventhal Admissions Reception Center
The relocation of the Admissions Reception Center to the rehabilitated and repurposed
building at 233 Bay State Road provides a new home to prospective students, family, and
friends. Fully accessible and designed with sensitivity to the historic qualities of Bay State
Road, the Alan and Sherry Leventhal Admissions Reception Center opened in 2014. In
October of 2015, the recently completed project received a prestigious Preservation
Achievement Award from the Boston Preservation Alliance.
Center for Integrated Life Sciences and Engineering
In response to the ever increasing demand for more advanced, collaborative, and
innovative programs in the fields of neurosciences research, Boston University began
construction of the Center for Integrated Life Sciences and Engineering in May 2015. The
project is on track to be completed and operating in early 2018.
Myles Standish Hall Renovation Project
The Myles Standish Hall and Annex Renovation Project, an important component of the
University’s strategic housing program and a PIP identified in the 2013 – 2023 IMP, is
presently taking shape. Investigative engineering throughout the past two years has
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Boston University Third Amendment to the 2013 – 2023 IMP
Progress on the 2013 – 2023 Institutional Master Plan
3-4
equipped the University and its design team with the requisite information to move forward
into the pre-construction phase. The University anticipates that the 30-month construction
period will begin in the spring of 2016.
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Chapter 4
PROPOSED IMP AMENDMENT
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Boston University Third Amendment to the 2013 – 2023 IMP
Proposed Institutional Project
4-1
CHAPTER 4: PROPOSED IMP AMENDMENT
The University seeks an amendment to the 2013 – 2023 IMP in order to accommodate student
beds that will be temporarily displaced by the Myles Standish Hall and Annex Renovation Project.
The Myles Standish Hall and Annex Renovation Project was included in the 2013 – 2023 IMP as a
PIP and is undergoing Large Project Review under Article 80 concurrently with this IMP
amendment process. The Myles Standish Hall and Annex Renovation Project is a critical
component of the University’s housing program, which seeks to provide competitive and attractive
housing options to students in order to minimize demand placed on the housing stock in the
surrounding community. The University maintains a 75% on-campus housing rate for all
undergraduate students needing housing.1
A three-phase construction plan will allow approximately half of the 753 students presently housed
in Myles Standish Hall and the Annex to reside in the portions of the buildings not under
construction while other portions of the building are worked on. While approximately half of the
students remain in Myles Standish Hall and the Annex throughout the construction period, the
other half will be accommodated by the University with temporary student housing at 1047
Commonwealth Avenue, which is the subject of this Amendment. For more information regarding
the Myles Standish Hall and Annex Renovation Project, please refer to the BRA’s project page at
http://www.bostonredevelopmentauthority.org/projects/development-projects/boston-university-
myles-standish-hall-annex-reno.
4.1 1047 COMMONWEALTH AVENUE
After a thorough investigation of available alternatives, the University has selected 1047
Commonwealth Avenue as the most appropriate location for this temporary student
residence use. The Site is located in close proximity to other University-owned student
residences in the West Campus portion of the Charles River Campus. Nearby student
residences include 1019 Commonwealth Avenue, a suite-style residence hall located on the
same block as the Site, Sleeper, Claflin, and Rich Halls located one block east of the Site,
and the two towers of Student Village located just two blocks east of the Site. The
convenience and proximity to other student residence halls and University amenities was
weighed heavily in the selection of 1047 Commonwealth Avenue as the location for
temporary student housing. See Figure 4-1, Proposed Amendment.
1 Undergraduate students needing housing include all undergraduate students excluding those studying abroad or with
primary residences in close proximity to the University.
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Boston University Third Amendment to the 2013 – 2023 IMP
Proposed Institutional Project
4-2
Table 4-1: Proposed IMP Amendment
1047 Commonwealth Avenue
Location 1047 Commonwealth Avenue
Site Area 20,613 square feet
Existing Use Vacant/Under Construction
Proposed Use Temporary Student Residence
Proposed Maximum Height Six Stories (69 feet)
Proposed Maximum Building Area 98,286
Proposed Maximum FAR 4.77
Current Zoning CC-2
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FIRE
ALA
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EAD
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ERS
76
595-603
113
115
117
111
131
135
137
143
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766 750 742
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232
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216
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640
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3044 38 28 20
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627
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625
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602
170
168
166
174
172
182
192
194
196
198
200
186
184
188
190
178
176
180
183
195
193
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197 18
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179
177
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173
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152
160
158
156
154
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162
155
157
161
159
163 15
3
140
139
141
533
560
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645 20
548
540
539
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120
126
124
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122
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110
116
114
118
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96 88 869294 90 78808284
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397
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496 486
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650
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485
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495
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466 464
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FENWAY PARK
8
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AMORY
1120
1124
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291
295
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132
10
135
1
287
0
100’
200’
600’
N
Third Amendment to the 2013 – 2023 Institutional Master Plan
100’ 300’ 500’
January 2016
Map Legend
Boston University Properties
Figure 4-1, Proposed IMP Amendment
Boston University Charles River Campus
Proposed Map Addition: Temporary Leased Housing
CENTRAL CAMPUS
SOUTH CAMPUS
EAST CAMPUS
WEST CAMPUS