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 i Table of Contents Expanded Project Notification Form 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 ii Table of Contents Expanded Project Notification Form 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 iii Table of Contents 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 1-2 G eneral Information and Project Description 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. 1-3 G eneral Information and Project Description 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. 1-4 G eneral Information and Project Description