Summary of 3200 Washington Street proposala, assembled for March 25 ESNA meeting.

1. ESNA Housing Committee Report
March 25, 2015
3200 Washington Street

2. 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

3. The Site

4. The Proposal
B
A
C
52
Montebello

5. Building Massing
B
AC

6. Side view -- Iffley
Extra
Space
Storage
78’+
90’

7. Washington Street -- Southward

8. Iffley Road view

9. Washington Street Sidewalk

10. Shadows – June 22
9:00 AM 6:00 PM

11. Shadows – September 21
9:00 AM 3:00 PM

12. Shadows – December 21
9:00 AM 12:00 Noon

13. “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%

14. 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

15. 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

16. 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!

17. 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

18. 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

19. 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

20. 5250
Urban
Edge

21. 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

22. 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

23. 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

24. 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.

25. 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

26. 0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
Rent Own
Percentzero-vehiclehouseholds
Tenure
Percent zero-vehicle households by tenure
Egleston Square
Stony Brook to Forest Hills
Vehicle Ownership in Egleston Square

27. Garage Access & Loading
In via Iffley
Out via
Montebello
Loading on
Washington
Bike
Room
#1
Bike
Room
#2

28. Adds 7 on-street parking spaces

29. Existing Traffic Conditions
P.M. Peak HourA.M. Peak Hour

30. 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

31. 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

32. 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