ESNA Housing Committee Report

March 25, 2015

3200 Washington Street

ESNA Process (so far) • June 2014 – Joint Housing / Economic Development

Committee meeting with developer

• July 2014 – Developer presentation to ESNA

• October 2014 - Joint Housing / ED Committee meeting with developer

• October 2014 – Spanish-language public meeting

• November 2014 – Joint Housing / ED Committee meeting with developer

• January 2015 – Joint Housing / ED Committee meeting with developer

• February 2015 – public meeting following IAG meeting

• March 2015 – ESNA meeting to discuss proposal

The Site

The Proposal

B

A

C

52 Montebello

Building Massing

B A C

Side view -- Iffley

Extra

Space

Storage

78’+ 90’

Washington Street -- Southward

Iffley Road view

Washington Street Sidewalk

Shadows – June 22

9:00 AM 6:00 PM

Shadows – September 21

9:00 AM 3:00 PM

Shadows – December 21

9:00 AM 12:00 Noon

“Floor Area Ratio” is a measure of density

Proposed FAR is 3.1

Site coverage: 71% Building, 29% Open Space

FAR 3.1 & 5.5 4 stories

Open space: 0%

FAR 3.2

5 stories

Open Space: 5%

FAR 3.7

3 stories

Open Space: 0%

FAR 3.2

3 stories

Open Space: 15%

Housing Program 76 units total

73 Rental units

– 17 studios

– 14 1-bedrooms

– 34 2-bedrooms

– 12 3-bedrooms

3 For sale units

– Three 3-bedroom units (“Building C,” triple decker)

134 total bedrooms

Four handicap accessible units

All units have balconies or courtyard access

Jamaica Plain added only 700 households from 1990-2010

lost 1,100 rental apartments to condo conversion!

9,417 9,437 8,287

4,829 5,328 6,675

-

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

1990 2000 2010

Jamaica Plain Households, 1990 - 2010

Owners

Renters

Source: Geolytics Neighborhood Change Database

Local Housing Needs

Neighborhood Population Trends

-

1,000

2,000

3,000

4,000

5,000

6,000

1970 1980 1990 2000 2010

Population by Age, 1970 - 2010 Parkside & Brookside Census Tract

65 +

18-64 years Old

5-17 Years Old

0-4 Years Old

Source: Geolytics

Neighborhood

Change Database,

Tract #

Neighborhood population has declined by

315 residents since 1990;

now 12% fewer people than in 1970!

0

1

2

3

4

5

6

7

8

9

50% AMI (<$44,000

/year)

65% AMI (<$64,000

/ year)

70% AMI ($48,000 - $62,000 /year)

100% AMI (<$89,000)

3200 Washington - Affordability Minimum City Requirement

10 units

3 Bedroom 2 Bedroom 1 Bedroom Studio

0

1

2

3

4

5

6

7

8

9

50% AMI (<$44,000

/year)

65% AMI (<$64,000

/ year)

70% AMI ($48,000 - $62,000 /year)

100% AMI (<$89,000)

3200 Washington - Affordability Current Proposal

18 units 12 on-site & 6 adjacent site

3 Bedroom 2 Bedroom 1 Bedroom Studio

52 Montebello

Local Housing Standards

JP Neighborhood Council policy

@ 25% = 19 units

@ Average affordability 65% AMI

Current Proposal

@ 24% = 12 + 6 = 18 units

@ Average Affordability 63% AMI

52 Montebello

Problem Property

Now owned by City of Boston

Six 2-bedroom units

Needs full rehabilitation

Disposition process underway

RFP will be released March 29;

responses due May 11

Includes 50 Montebello

52 50 Urban Edge

52 Montebello – Current Proposal

Proponents acquire property through DND

process

Complete rehab at developer expense

Turn over to local nonprofit (JPNDC or Urban

Edge) at no cost

Six 2-bedroom units at 50% of AMI

Landscaping and long-term management plan

at 50 Montebello

52 Montebello – Uncertainties

City sale process not complete

Discussion with CDCs underway; no formal

agreement yet

Developer has not specified a “Plan B”

if 52 Montebello does not work out;

could include cash payment to CDC

CDCs currently lack resources to rehab units

now; may take years to access state funding

52 Montebello – Uncertainties

City sale process not complete

Discussion with CDCs underway;

no formal agreement yet

Developer has not specified a “Plan B”

if 52 Montebello does not work out;

could include cash payment to CDC

CDCs currently lack resources to rehab units

now; may take years to access state funding

52 Montebello – Expectation

If 52 Montebello is part of developer’s

affordability program, should be guaranteed

by an enforceable Community Benefits

Agreement that specifies an acceptable

alternative mitigation if plan is not fulfilled.

Transportation & Parking

• 41 parking spaces proposed (0.54 per unit)

• Dedicated bike storage room directly accessible from Washington Street.

• Parking Mitigation and Transit-Oriented Development Plan includes the following elements:

– $35 Charlie Card

– Car sharing promotion

– Hubway information

• Additional measures “may include” orientation packets, bicycle accommodation, electric vehicle charging, on-site zipcar, and a transportation coordinator

0%

5%

10%

15%

20%

25%

30%

35%

40%

45%

50%

Rent Own

Perc

en

t zero

-veh

icle

ho

use

ho

lds

Tenure

Percent zero-vehicle households by tenure

Egleston Square

Stony Brook to Forest Hills

Vehicle Ownership in Egleston Square

Garage Access & Loading

In via Iffley

Out via

Montebello

Loading on

Washington

Bike Room

#1

Bike Room

#2

Adds 7 on-street parking spaces

Existing Traffic Conditions

P.M. Peak Hour A.M. Peak Hour

Projected new vehicle trips

• Calculated using standard trip generation rates and Boston-specific “mode share” estimates provided by Boston Transportation Department.

• Additional 20 – 25 transit trips projected during peak hour

• Other “background development” on Washington Street and nearby projected to add 10 – 20 vehicle trips to this stretch of Washingtons during peak hour

Environmental/Nuisance Issues

• Contamination (petroleum products) discovered underneath E & J auto. Investigation underway. Cleanup will be supervised by Massachusetts Department of Environmental Protection

• Residential trash will be collected in compactor dumpster and picked up inside. Retail spaces will have indoor waste storage and “real time” pickup

• Projected to impact background noise by 0.1 – 1.3 dBA (regulatory limit: 10 dBA)

• Developers promise to follow good construction practices and will have a Construction Management Plan with city agencies

• Developers will encourage workers to not bring cars on site

Retail / Business Issues Proponents have helped existing E & J Auto to secure a new lease at a garage on Columbus Avenue

5,500 square feet of new retail space; 2 – 3 storefronts

ESMS will assist with marketing to local merchants