General Heath Square Apartments

220 Pages·2015·12.47 MB·English

General Heath Square
Apartments
Expanded Project Notification Form
Submitted to in aSSociation with
Boston Redevelopment Authority Prellwitz Chilinski Associates
One City Hall, 9th Floor Catherine Oranchak/Landscape Architect
Boston, MA 02201 Klein Hornig LLP
Nitsch Engineering
McPhail Associates
Conservation Services Group
ProPonent PrePared by
BOTH/NDC Community Initiative LLC
c/o JPNDC
31 Germania Street 99 High Street
Jamaica Plain, MA 02130 Boston, MA 02110
October 7, 2015

Expanded Project Notification Form

General Heath Square
Apartments
Jamaica Plain, Massachusetts

SUBMITTED TO Boston Redevelopment Authority
One City Hall Square
Boston, MA 02201

PROPONENT BOTH/NDC Community Initiative LLC
c/o Jamaica Plain Neighborhood Development Corporation
31 Germania Street
Jamaica Plain, MA 02130

PREPARED BY VHB
99 High Street, 10th Floor
Boston, MA 02110

In association with:
Prellwitz Chilinski Associates
Catherine Oranchak/Landscape Architect
Klein Hornig LLP
Nitsch Engineering
McPhail Associates
Conservation Services Group

October 7, 2015
Expanded Project Notification Form

Table of Contents
Chapter 1: General Information and Project Description

1.1 Project History………………………………………………………………………………………………………….…… 1-1
1.2 Site Context and Existing Conditions…………………………………………………………………….……… 1-2
1.3 Project Description……………………………………………………………………………………………….….…… 1-2
1.4 Regulatory Context……………………………………………………………………………………………….…..….. 1-4
1.5 Agency Coordination and Community Outreach……………………………………………….……….… 1-8
1.6 Development Team………………………………………………………………………………………………….…… 1-8
1.7 Legal Information………………………………………………………………………………………………………….. 1-9

Chapter 2: Urban Design

2.1 Key Findings and Benefits………………………………………………………………………………………….…… 2-1
2.2 Design Concept and Development………………………………………………………………………………… 2-1
2.3 Open Space……………………………………………………………………………………………………………………. 2-2
2.4 Historic Resources……………………………..…………………………………………………………………………... 2-5
2.5 Sustainability Design/Green Building..…………………………………………………………………………… 2-5
2.6 Climate Resiliency……………………………..…………………………………………………………………………… 2-8

Chapter 3: Transportation and Parking

3.1 Project Overview……………………………………………………………………………………………………….…… 3-1
3.2 Summary of Findings and Benefits……………………………………………………………………………..…. 3-1
3.3 Study Methodology……………………………………………………………………………………………………….. 3-2
3.4 2015 Existing Conditions……………………………………………………………………………………………..… 3-3
3.5 Future Conditions…………………………………………………………………………………………………….…..… 3-8
3.6 Transportation Demand Management…………………………………………………………………..………. 3-12
3.7 Parking………………………………………………………………………………………………………….……………….. 3-13
3.8 Traffic Operations Analysis…………………………………………………………………………………………….. 3-13
3.9 Construction Management…………………………………………………………………………………….……… 3-16
3.10 Transportation Access Plan Agreement…………………………………………………………………..…… 3-17

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Chapter 4: Environmental Protection

4.1 Key Findings and Benefits…………………………………………………………………………………………….. 4-1
4.2 Shadow…………………………………………………………………………………………………………….……….….. 4-2
4.3 Daylight………………………………………………………………………………………………………………………... 4-3
4.4 Solar Glare………………………………………………………………………………………………………………….… 4-5
4.5 Air Quality…………………………………………………………………………………………………………………….. 4-5
4.6 Water Quality……………………………………………………………………………………………………………….. 4-5
4.7 Flood Hazards & Wetland Resources…………………………………………………………………………… 4-6
4.8 Geotechnical………………………………………………………………………………………………………………… 4-6
4.9 Groundwater………………………………………………………………………………………………………………… 4-6
4.10 Solid and Hazardous Waste………………………………………………………………………………………… 4-7
4.11 Noise…………………………………………………………………………………………………………………………… 4-7
4.12 Site Preparation and Construction Staging ………………………………………………………………… 4-9
4.13 Rodent Control Post-Construction …………………………………………………………………………….. 4-11

Chapter 5: Infrastructure

5.1 Key Findings and Benefits…………………………………………………………………………………………..… 5-1
5.2 Regulatory Context.……………………………………………………………………………………………………… 5-2
5.3 Stormwater Management.…………………………………………………………………………………………… 5-2
5.4 Sanitary Sewage.………………………………………………………………………………………………………..… 5-6
5.5 Domestic Water and Fire Protection.…………………………………………………………………………… 5-7
5.6 Other Utilities.………………………………………………………………………………………………………….…… 5-8

Chapter 6: Community/Public Process

6.1 November – December 2014…………………………………………………………………………..…………… 6-1
6.2 January – June 2015………………………………………………………………………………………………...…… 6-3
6.3 August – December 2015………………………………………………………………………………………..…… 6-4
6.4 Conclusion……………………………………………………………………………………………………………………. 6-4

Chapter 7: Project Certification
Figures
1.1 Site Location Map
1.2 Existing Site Conditions
1.3 Existing Site Photographs
1.4 Project Site Context
1.5 Proposed Site Plan
1.6a-b Aerial Axonometric Plans
1.7a-b Project Floorplans
1.8a-c Building Sections
1.9a-f Project Perspectives
1.10a-h Project Elevations
2.1 a-b Nearby Open Spaces
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2.2 a-b Edible Plants
2.3 Preliminary Landscape Option
2.4 Precedent Images
3.1 Site Location
3.2 Site Plan
3.3 Study Intersections
3.4 2015 Existing Condition AM Peak Hour Traffic Volumes
3.5 2015 Existing Condition PM Peak Hour Traffic Volumes
3.6 2015 Existing Condition AM Peak Hour Pedestrian Volumes
3.7 2015 Existing Condition PM Peak Hour Pedestrian Volumes
3.8 2015 Exiting Condition AM Peak Hour Bicycle Volumes
3.9 2015 Existing Condition PM Peak Hour Bicycle Volumes
3.10 Public Transportation
3.11 Existing On-Street Parking
3.12 2020 No-Build Condition AM Peak Hour Traffic Volumes
3.13 2020 No-Build Condition PM Peak Hour Traffic Volumes
3.14 Trip Distribution
3.15 Project Generated AM Peak Hour Traffic Volumes
3.16 Project Generated PM Peak Hour Traffic Volumes
3.17 2020 Build Condition AM Peak Hour Traffic Volumes
3.18 2020 Build Condition PM Peak Hour Traffic Volumes
4.1a-d Shadow Studies
4.2a-b Daylight Studies
5.1 Existing Sewer Service
5.2 Existing Water Service
Appendix A: Letter of Intent
Appendix B: Transportation Supporting Documentation
Appendix C: BRA Checklists

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General Information
and Project Description
BOTH/NDC Community Initiative LLC (“BOTH/JPNDC,” the Proponent) submits this “expanded”
Project Notification Form (PNF) to the Boston Redevelopment Authority (the “BRA”) to initiate
the Article 80B, Large Project Review process required by the Boston Zoning Code and
Enabling Act for construction of an affordable residential development consisting of 47
affordable units located on currently vacant land near Jackson Square on the Jamaica
Plain/Mission Hill border, in Boston (the “Project”). See Figure 1.1 for a location map.
This chapter provides an overview of the history of the Project to date and existing site
conditions and describes the Project and its public benefits. It also identifies the anticipated
required permits and approvals. Finally, it describes how the Project is consistent with
applicable plans and policies.
Project History
BOTH/NDC Community Initiative LLC (“BOTH/JPNDC”) is a partnership of Jamaica Plain
Neighborhood Development Corporation and Back of the Hill Community Development
Corporation. BOTH/JPNDC was created in 1999 for the purpose of facilitating community input
and developing affordable housing in the Back of the Hill section of the Mission Hill
neighborhood of Boston. That year, BOTH/NDC facilitated a community planning process to
study and plan for development of vacant parcels along and adjacent to Heath Street. From
2000 to 2005, BOTH/JPNDC developed 80 units of permanently affordable housing in three
phases including both rental and homeownership. In 2004-2005, BOTH/JPNDC undertook
additional community planning to explore uses on the General Heath Square Site. After
considering non-residential uses, including adult day care for the elderly and other non-profit
uses, the process yielded support for affordable housing.
On October 2, 2014, the City issued a Request for Proposals for disposition of the ten parcels
comprising the General Heath Square Site. On December 22, 2014, BOTH/JPNDC submitted a
complete proposal to the City. BOTH/JPNDC was the only proposer. The City held a
Expanded Project Notification Form – General Heath Square Apartments

community meeting on March 5, 2015 in order to present the BOTH/JPNDC proposal.
On May 6, 2015, the City’s Public Facilities Commission designated JPNDC (representing the
BOTH/JPNDC partnership) as developer of the site for a 12 month period, renewable, subject
to conditions to be determined by the City of Boston.
Site Context and Existing Conditions
The Project will be located on ten contiguous vacant City of Boston-owned parcels bordered
by New Heath Street, Bromley Street, Heath Street, and the General Heath Square rotary (the
“Project Site”). The Proponent expects, immediately after site acquisition, to consolidate the
ten parcels into a single parcel, which will be known as 61 Heath Street. The Site encompasses
28,872 square feet of previously developed land. The Site is currently bordered by a chain link
fence and contains grass and several trees (Figures 1.2 and 1.3). Adjacent to the Site is a four-
story residential structure with first floor commercial space. Across Bromley Street to the east
lie the Southwest Corridor Park Operations building and Family Services of Greater Boston.
Across Heath Street to the south lies the Bromley Heath Housing Development. The site is
located within one-quarter mile of MBTA’s Jackson Square Orange Line station and is close to
community resources and open space, including the Southwest Corridor Park (Figure 1.4).
In addition to residential uses, the area has historically been occupied by industrial and
manufacturing uses. Most notably, several of Boston’s two dozen breweries were located in
the vicinity of the Project Site. Historic maps show several small single family residences
dividing the site into nearly a dozen parcels.
Project Description
General Heath Square (“GHS”) will be a new construction affordable housing real estate
development, developed by BOTH/NDC Community Initiative LLC. GHS will transform a vacant
underutilized lot into a thriving residential community which will complement the fabric of
land uses in the area and will contribute to the affordable housing production goals of the City
and the Commonwealth. See Figures 1.5 through 1.10 for the proposed site plan, aerial
axonometric plans, floorplans, building sections, perspectives, and elevations.
1.3.1 Development Program
GHS will be a new construction project of approximately 56,290 gross square feet. The
residential units at GHS will serve a variety of household sizes. There will be a mix of one-
bedroom units, two-bedroom units, and three-bedroom units. The current unit floor plan
designs emphasize livability and include average one-bedroom units at 630 square feet,
average two-bedroom units at 850 square feet, and average three-bedroom units at 1070
square feet, all of which meet or exceed City and State minimums. The current design includes
an approximately 895 square foot commercial space. Due to concerns regarding the viability
of a retail use at this location, the commercial space is currently intended to accommodate
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Expanded Project Notification Form – General Heath Square Apartments

office, service or studio uses and could also be reprogrammed to a residential use if a
desirable and feasible commercial use is not identified.
TABLE 1.1 PROPOSED DEVELOPMENT PROGRAM
Lot Area 28,872 sf
Building Gross Square Footage 56,290 gsf
FAR 1.95
Height 4 stories
Residential 47 units
1 Bedroom 11 units
2 Bedroom 22 units
3 Bedroom 14 units
Commons/Community Space 1,116
Commercial/Office 1,006
Parking 20 spaces
Bicycles 47 spaces
1.3.2 Affordability/Target Population
BOTH/JPNDC intends to provide housing at various levels of affordability and serving various
populations:
 16 units (34% of total) will be reserved for Project Based Section 8 or Mass Rental Voucher
Program (MRVP) rental subsidy (household income ≤ 30% Area Median Income). These
units will also be Low Income Housing Tax Credit (LIHTC) compliant. Of these 16 units:
8 units (17% of total) will be permanently affordable to “extremely low income
o
households” (household income ≤ 30% AMI) regardless of the availability of
project-based rental subsidy.
5 units (11% of total) will be permanently reserved for formerly homeless
o
individuals or families (≤30% AMI); these are the “Boston Homeless Set-Aside”
units.
 2 units (4.3% of total) will be permanently reserved for clients of the Massachusetts
Department of Developmental Services (≤ 30% AMI).
 22 units (46.8% of total) will be LIHTC compliant (household income ≤ 60% AMI), with no
project-based rental subsidy support.
 7 units (14.9% of total) will be reserved for moderate income households (household
income ≤ 80% AMI).
1.3.3 Funding and Financing
 Anticipated predevelopment sources may include Community Economic Development
Assistance Corporation and/or Local Initiatives Support Corporation.
 Anticipated permanent sources for the residential development include: the City of
Boston, the Commonwealth of Massachusetts, and Low Income Housing Tax Credit equity.
 Construction financing will be provided by a local bank.
 A permanent mortgage will be provided by a quasi-public or a private lending institution.
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Expanded Project Notification Form – General Heath Square Apartments

 Operating costs will be supported by project-based rental subsidy and by tenant rent
payments.
1.3.4 Schedule
The preliminary Project schedule is as follows:
Designation from the City: May 2015
Finance Closing / Acquisition: December 2017
Construction Start: December 2017
Construction Completion: February 2019
Full Occupancy: May 2019
This schedule assumes two funding application “rounds” at the state level; if state funding is
awarded in the second quarter of 2016 the schedule may be accelerated.
1.3.5 Summary of Public Benefits
The Project provides numerous public benefits including:
 Provision of 47 new affordable housing units, in an environment in which the demand for
affordable housing production is high.
 Development of currently underutilized vacant lots which border or are near active land
uses such as the Bromley-Heath Housing Development, Family Services of Greater Boston,
the Southwest Corridor Park maintenance facility, and a New England Baptist Hospital
satellite maintenance and parking facility.
 Transit-Oriented Development within 0.25 miles of the MBTA Jackson Square Orange Line
station.
 Bold design by award-winning architects Prellwitz Chilinski Associates.
 Environmentally friendly design and construction (adhering to LEED and Energy Star
standards).
 Resident services for tenants, including services for special needs populations as
appropriate.
 Workforce development and diversity through generation of construction employment for
local residents. BOTH/JPNDC is committed to meeting or exceeding all City minority- and
women-owned business procurement and local resident, female and minority hiring goals.
 New streetscaping and landscaping highlighting native and edible vegetation.
Regulatory Context
This section lists the anticipated permits and approvals as well as the local planning and
regulatory controls applicable to the Project.
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