====== Boston Article 80 Development Review (Large Project Review) ======

//This page models a legal/regulatory process for teaching and reference. It is not legal advice.//

{{tag>boston article80 development-review bpmn draft}}

===== Summary =====

The path a large development project follows through Boston's Article 80 review:
classification, filing, scoping and public engagement, the impact report and its
adequacy determination, Boston Civic Design Commission review (now Article 81),
the board vote, and — on approval — the development agreement and mitigation.

This models the **Large Project Review** track. The threshold decision that
routes a project here (vs. Small, PDA/IMP, notification, or no review) lives on
its own page, per the one-diagram-per-page rule. Boston's review process is
mid-modernization (fully in effect 2026), so several steps are flagged for
review below.

===== Process diagram =====


<bpmnio type="bpmn">
<?xml version="1.0" encoding="UTF-8"?>
<bpmn:definitions xmlns:bpmn="http://www.omg.org/spec/BPMN/20100524/MODEL"
                  xmlns:bpmndi="http://www.omg.org/spec/BPMN/20100524/DI"
                  xmlns:dc="http://www.omg.org/spec/DD/20100524/DC"
                  xmlns:di="http://www.omg.org/spec/DD/20100524/DI"
                  xmlns:lex="https://lexipedia.xyz/schema/bpmn/1"
                  id="defs_boston_article80_review"
                  targetNamespace="https://lexipedia.xyz/models">
  <bpmn:process id="boston_article80_review" name="Boston Article 80 Development Review (Large Project Review)" isExecutable="false">
    <bpmn:startEvent id="Start_ProjectProposed" name="Development project proposed">
      <bpmn:documentation>A proposed project enters the City's development-review determination.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 § 80-3" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:outgoing>f1</bpmn:outgoing>
    </bpmn:startEvent>
    <bpmn:businessRuleTask id="Task_DeterminePath" name="Determine Article 80 review path">
      <bpmn:documentation>Business-rule step: apply the threshold decision to classify the project.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 § 80-3" wikidata=""/>
        <lex:gap note="Calls DMN decisions:boston-article80-threshold."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f1</bpmn:incoming>
      <bpmn:outgoing>f2</bpmn:outgoing>
    </bpmn:businessRuleTask>
    <bpmn:exclusiveGateway id="GW_Path" name="Which review path?">
      <bpmn:documentation>Routes the project to its review track.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 § 80-3" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f2</bpmn:incoming>
      <bpmn:outgoing>f3</bpmn:outgoing>
      <bpmn:outgoing>f4</bpmn:outgoing>
      <bpmn:outgoing>f6</bpmn:outgoing>
      <bpmn:outgoing>f7</bpmn:outgoing>
      <bpmn:outgoing>f8</bpmn:outgoing>
    </bpmn:exclusiveGateway>
    <bpmn:endEvent id="End_NoReview" name="No Article 80 review">
      <bpmn:documentation>Below thresholds; proceeds via as-of-right permitting.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 § 80-3" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f3</bpmn:incoming>
    </bpmn:endEvent>
    <bpmn:task id="Task_RehabNotification" name="File substantial-rehabilitation notification">
      <bpmn:documentation>Interior/renovation projects file a notification instead of full review (modernization).</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 Modernization (Text Amd. 479)" wikidata=""/>
        <lex:gap note="Confirm notification form/mechanics and the exact 'substantial rehabilitation' definition."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f4</bpmn:incoming>
      <bpmn:outgoing>f5</bpmn:outgoing>
    </bpmn:task>
    <bpmn:endEvent id="End_RehabDone" name="Notification complete">
      <bpmn:documentation>Notification path terminal.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 Modernization" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f5</bpmn:incoming>
    </bpmn:endEvent>
    <bpmn:endEvent id="End_PDA_IMP" name="Enters PDA / IMP track">
      <bpmn:documentation>Planned Development Area (80C) or Institutional Master Plan (80D) review - separate model.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 §§ 80C, 80D" wikidata=""/>
        <lex:gap note="Link out to PDA and IMP model pages (one diagram per page)."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f6</bpmn:incoming>
    </bpmn:endEvent>
    <bpmn:endEvent id="End_Small" name="Enters Small Project Review">
      <bpmn:documentation>Small Project Review (80E) - separate model.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80 § 80E" wikidata=""/>
        <lex:gap note="Link out to Small Project Review model page."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f7</bpmn:incoming>
    </bpmn:endEvent>
    <bpmn:task id="Task_LOI" name="File Letter of Intent">
      <bpmn:documentation>Large Project Review begins with a Letter of Intent.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f8</bpmn:incoming>
      <bpmn:outgoing>f9</bpmn:outgoing>
    </bpmn:task>
    <bpmn:task id="Task_PNF" name="File Project Notification Form (PNF)">
      <bpmn:documentation>Applicant files the PNF describing the project.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f9</bpmn:incoming>
      <bpmn:outgoing>f10</bpmn:outgoing>
    </bpmn:task>
    <bpmn:task id="Task_Scoping" name="Scoping Determination; convene advisory group">
      <bpmn:documentation>Planning Dept issues a Scoping Determination and convenes the impact advisory group; early engagement.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
        <lex:gap note="Modernization renames/reworks advisory bodies (Community Advisory Teams) and adds early-engagement toolkit; confirm current body + timeline."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f10</bpmn:incoming>
      <bpmn:outgoing>f11</bpmn:outgoing>
    </bpmn:task>
    <bpmn:task id="Task_PublicComment" name="Public comment period">
      <bpmn:documentation>Scoping and filings are subject to public comment.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f11</bpmn:incoming>
      <bpmn:outgoing>f12</bpmn:outgoing>
    </bpmn:task>
    <bpmn:task id="Task_DPIR" name="File Draft Project Impact Report (DPIR)">
      <bpmn:documentation>Applicant files the DPIR addressing scoped impacts.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f12</bpmn:incoming>
      <bpmn:outgoing>f13</bpmn:outgoing>
    </bpmn:task>
    <bpmn:exclusiveGateway id="GW_Adequacy" name="Adequacy determination met?">
      <bpmn:documentation>Planning Dept issues an Adequacy Determination on the impact report.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B-5" wikidata=""/>
        <lex:gap note="Real process iterates (supplemental filings); modeled here as a single revise step, not a loop."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f13</bpmn:incoming>
      <bpmn:outgoing>f14</bpmn:outgoing>
      <bpmn:outgoing>f16</bpmn:outgoing>
    </bpmn:exclusiveGateway>
    <bpmn:task id="Task_Revise" name="Revise &amp; refile impact report">
      <bpmn:documentation>Applicant addresses inadequacies and refiles.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B-5" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f14</bpmn:incoming>
      <bpmn:outgoing>f15</bpmn:outgoing>
    </bpmn:task>
    <bpmn:exclusiveGateway id="GW_BCDC" name="BCDC design review required?">
      <bpmn:documentation>Some projects require Boston Civic Design Commission review under the new Article 81.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 81 (BCDC)" wikidata=""/>
        <lex:gap note="BCDC review threshold (a 200,000 SF figure was discussed in modernization comments) - confirm current trigger and 'Projects of Special Significance'."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f15</bpmn:incoming>
      <bpmn:incoming>f16</bpmn:incoming>
      <bpmn:outgoing>f17</bpmn:outgoing>
      <bpmn:outgoing>f19</bpmn:outgoing>
    </bpmn:exclusiveGateway>
    <bpmn:task id="Task_BCDC" name="Boston Civic Design Commission review (Art. 81)">
      <bpmn:documentation>Design review before the BCDC.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 81 (BCDC)" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f17</bpmn:incoming>
      <bpmn:outgoing>f18</bpmn:outgoing>
    </bpmn:task>
    <bpmn:task id="Task_BoardVote" name="Planning board / BRA vote">
      <bpmn:documentation>The board votes on adequacy/approval of the project.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
        <lex:gap note="Confirm the voting body's current name post-BPDA-to-Planning-Department transition."/>
      </bpmn:extensionElements>
      <bpmn:incoming>f18</bpmn:incoming>
      <bpmn:incoming>f19</bpmn:incoming>
      <bpmn:outgoing>f20</bpmn:outgoing>
    </bpmn:task>
    <bpmn:exclusiveGateway id="GW_Decision" name="Board approves?">
      <bpmn:documentation>Approval decision.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f20</bpmn:incoming>
      <bpmn:outgoing>f21</bpmn:outgoing>
      <bpmn:outgoing>f23</bpmn:outgoing>
    </bpmn:exclusiveGateway>
    <bpmn:task id="Task_Agreement" name="Execute development agreement &amp; mitigation">
      <bpmn:documentation>On approval: cooperation/development agreement, mitigation, and any Development Impact Project exactions.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B-7 (DIP exactions)" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f21</bpmn:incoming>
      <bpmn:outgoing>f22</bpmn:outgoing>
    </bpmn:task>
    <bpmn:endEvent id="End_Approved" name="Large project approved">
      <bpmn:documentation>Successful terminal state.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f22</bpmn:incoming>
    </bpmn:endEvent>
    <bpmn:endEvent id="End_Denied" name="Project denied">
      <bpmn:documentation>Board declines approval.</bpmn:documentation>
      <bpmn:extensionElements>
        <lex:legalRef statute="Art. 80B" wikidata=""/>
      </bpmn:extensionElements>
      <bpmn:incoming>f23</bpmn:incoming>
    </bpmn:endEvent>
    <bpmn:sequenceFlow id="f1" sourceRef="Start_ProjectProposed" targetRef="Task_DeterminePath"/>
    <bpmn:sequenceFlow id="f2" sourceRef="Task_DeterminePath" targetRef="GW_Path"/>
    <bpmn:sequenceFlow id="f3" name="no review" sourceRef="GW_Path" targetRef="End_NoReview"/>
    <bpmn:sequenceFlow id="f4" name="substantial rehab" sourceRef="GW_Path" targetRef="Task_RehabNotification"/>
    <bpmn:sequenceFlow id="f5" sourceRef="Task_RehabNotification" targetRef="End_RehabDone"/>
    <bpmn:sequenceFlow id="f6" name="PDA / IMP" sourceRef="GW_Path" targetRef="End_PDA_IMP"/>
    <bpmn:sequenceFlow id="f7" name="small project" sourceRef="GW_Path" targetRef="End_Small"/>
    <bpmn:sequenceFlow id="f8" name="large project" sourceRef="GW_Path" targetRef="Task_LOI"/>
    <bpmn:sequenceFlow id="f9" sourceRef="Task_LOI" targetRef="Task_PNF"/>
    <bpmn:sequenceFlow id="f10" sourceRef="Task_PNF" targetRef="Task_Scoping"/>
    <bpmn:sequenceFlow id="f11" sourceRef="Task_Scoping" targetRef="Task_PublicComment"/>
    <bpmn:sequenceFlow id="f12" sourceRef="Task_PublicComment" targetRef="Task_DPIR"/>
    <bpmn:sequenceFlow id="f13" sourceRef="Task_DPIR" targetRef="GW_Adequacy"/>
    <bpmn:sequenceFlow id="f14" name="not adequate" sourceRef="GW_Adequacy" targetRef="Task_Revise"/>
    <bpmn:sequenceFlow id="f15" sourceRef="Task_Revise" targetRef="GW_BCDC"/>
    <bpmn:sequenceFlow id="f16" name="adequate" sourceRef="GW_Adequacy" targetRef="GW_BCDC"/>
    <bpmn:sequenceFlow id="f17" name="required" sourceRef="GW_BCDC" targetRef="Task_BCDC"/>
    <bpmn:sequenceFlow id="f18" sourceRef="Task_BCDC" targetRef="Task_BoardVote"/>
    <bpmn:sequenceFlow id="f19" name="not required" sourceRef="GW_BCDC" targetRef="Task_BoardVote"/>
    <bpmn:sequenceFlow id="f20" sourceRef="Task_BoardVote" targetRef="GW_Decision"/>
    <bpmn:sequenceFlow id="f21" name="approved" sourceRef="GW_Decision" targetRef="Task_Agreement"/>
    <bpmn:sequenceFlow id="f22" sourceRef="Task_Agreement" targetRef="End_Approved"/>
    <bpmn:sequenceFlow id="f23" name="denied" sourceRef="GW_Decision" targetRef="End_Denied"/>
  </bpmn:process>
  <bpmndi:BPMNDiagram id="BPMNDiagram_1">
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      <bpmndi:BPMNShape id="Start_ProjectProposed_di" bpmnElement="Start_ProjectProposed">
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        <bpmndi:BPMNLabel><dc:Bounds x="555" y="62" width="106" height="27"/></bpmndi:BPMNLabel>
      </bpmndi:BPMNShape>
      <bpmndi:BPMNShape id="Task_RehabNotification_di" bpmnElement="Task_RehabNotification">
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      <bpmndi:BPMNShape id="End_RehabDone_di" bpmnElement="End_RehabDone">
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      <bpmndi:BPMNEdge id="f17_di" bpmnElement="f17">
        <di:waypoint x="1635" y="195"/>
        <di:waypoint x="1635" y="140"/>
        <di:waypoint x="1660" y="140"/>
      </bpmndi:BPMNEdge>
      <bpmndi:BPMNEdge id="f18_di" bpmnElement="f18">
        <di:waypoint x="1735" y="105"/>
        <di:waypoint x="1860" y="105"/>
        <di:waypoint x="1860" y="180"/>
      </bpmndi:BPMNEdge>
      <bpmndi:BPMNEdge id="f19_di" bpmnElement="f19">
        <di:waypoint x="1660" y="220"/>
        <di:waypoint x="1790" y="220"/>
      </bpmndi:BPMNEdge>
      <bpmndi:BPMNEdge id="f20_di" bpmnElement="f20">
        <di:waypoint x="1930" y="220"/>
        <di:waypoint x="1980" y="220"/>
      </bpmndi:BPMNEdge>
      <bpmndi:BPMNEdge id="f21_di" bpmnElement="f21">
        <di:waypoint x="2030" y="220"/>
        <di:waypoint x="2070" y="220"/>
      </bpmndi:BPMNEdge>
      <bpmndi:BPMNEdge id="f22_di" bpmnElement="f22">
        <di:waypoint x="2220" y="220"/>
        <di:waypoint x="2270" y="220"/>
      </bpmndi:BPMNEdge>
      <bpmndi:BPMNEdge id="f23_di" bpmnElement="f23">
        <di:waypoint x="2005" y="245"/>
        <di:waypoint x="2005" y="322"/>
      </bpmndi:BPMNEdge>
    </bpmndi:BPMNPlane>
  </bpmndi:BPMNDiagram>
</bpmn:definitions>
</bpmnio>

===== Process steps =====

  - **Project proposed** ''(Start_ProjectProposed)''.
  - **Determine Article 80 review path** ''(Task_DeterminePath)'' — business-rule step; calls [[decisions:boston-article80-threshold]].
  - **Which review path?** ''(GW_Path)'' — routes to no-review / rehab notification / PDA-IMP / Small / Large.
  - **File Letter of Intent** ''(Task_LOI)'' → **Project Notification Form** ''(Task_PNF)''.
  - **Scoping Determination; convene advisory group** ''(Task_Scoping)'' → **Public comment period** ''(Task_PublicComment)''.
  - **File Draft Project Impact Report** ''(Task_DPIR)''.
  - **Adequacy determination met?** ''(GW_Adequacy)'' — if not, **Revise & refile** ''(Task_Revise)''.
  - **BCDC design review required?** ''(GW_BCDC)'' — if so, **BCDC review (Art. 81)** ''(Task_BCDC)''.
  - **Planning board / BRA vote** ''(Task_BoardVote)'' → **Board approves?** ''(GW_Decision)''.
  - **Execute development agreement & mitigation** ''(Task_Agreement)'' → **Large project approved** ''(End_Approved)''; else **Project denied** ''(End_Denied)''.

===== Eligibility & decision logic =====

Classification into this track is delegated to the DMN at
[[decisions:boston-article80-threshold]] (called at ''Task_DeterminePath''). The
in-process gateways are ''GW_Adequacy'' (Adequacy Determination, § 80B-5),
''GW_BCDC'' (Article 81 design-review trigger), and ''GW_Decision'' (board
approval).

===== Regulatory basis =====

^ Element ^ Authority ^ Note ^
| ''Task_DeterminePath'' | Art. 80 § 80-3 | applicability / classification |
| ''Task_LOI'', ''Task_PNF'' | Art. 80B | large-project filings |
| ''Task_Scoping'' | Art. 80B | scoping determination; advisory group |
| ''Task_DPIR'' | Art. 80B | draft project impact report |
| ''GW_Adequacy'' | Art. 80B-5 | adequacy determination |
| ''GW_BCDC'', ''Task_BCDC'' | Art. 81 | Boston Civic Design Commission |
| ''Task_Agreement'' | Art. 80B-7 | development agreement; DIP exactions |

**Transition note:** The old BPDA has been replaced by the City Planning
Department, and the Article 80 modernization is the most substantial change since
1996, fully in effect in 2026. Body names and thresholds are in flux — see gaps.

===== Known gaps & open questions (review agenda for Al) =====

  * **Advisory body** (''Task_Scoping'') — modernization introduces Community Advisory Teams and an early-engagement toolkit; confirm the current body and timeline.
  * **Adequacy iteration** (''GW_Adequacy''/''Task_Revise'') — the real process iterates with supplemental filings; modeled here as a single revise step, not a loop.
  * **BCDC trigger** (''GW_BCDC'') — a 200,000 SF threshold surfaced in modernization comments; confirm the current trigger and the "Projects of Special Significance" discretionary triggers.
  * **Voting body** (''Task_BoardVote'') — confirm the current name/authority post-BPDA-to-Planning-Department transition.

===== Test cases =====

  * [[cases:boston-a80-large-approved]] — large project, adequate, BCDC review, approved.
  * [[cases:boston-a80-substantial-rehab]] — interior renovation routed to notification only.


===== Related models =====

  * [[decisions:boston-article80-threshold]] — the routing decision (embedded call).
  * Boston Small Project Review (80E) — //to be created//.
  * Boston PDA (80C) / IMP (80D) review — //to be created//.

===== Provenance & review =====

^ Field ^ Value ^
| Draft author | Anson Parker (with Claude) |
| Proposed steward | Al Lee |
| Status | draft — awaiting first review |
| Changelog | 2026-06-27 — created; Large Project Review track; 4 gateways / 6 outcomes |