Multi-Residential

BPDA Approves New Developments

120-122 Hancock Street

Boston – At the April meeting, the Boston Planning & Development Agency (BPDA) board of directors approved two new development projects and two Notice of Project Changes (NPC).

As part of the ongoing work to implement the goals identified by the community in PLAN: Nubian Square, the board also voted to tentatively designate NUBA as the development team for Parcel 8, an approximately 47,000sf parcel of vacant, publicly-owned land on Melnea Cass Boulevard and bounded by Washington Street and Harrison Avenue in Roxbury’s Nubian Square. NUBA’s proposal to create a 105,000sf development with approximately 102 residential units, including over 88 income-restricted, and 4,000sf dedicated for a National Center for Afro American Arts satellite museum was selected. The development team meets the BPDA’s diversity and inclusion criteria, and the project will now move into the Article 80 review process.

The development at 120-122 Hancock Street moves forward on city-owned land, bringing 15 income-restricted units

Mildred Hailey – Phase One development to Dorchester. The four-story, 20,500sf fully affordable residential development will create 50 new jobs. The project will include nine on-site parking spaces, and will construct pedestrian and public realm improvements along Hancock Street.

The first phase of redevelopment of the Mildred Hailey Apartments responds to a Request for Proposals (RFP) issued by the Boston Housing Authority (BHA). The project will replace 253 existing public housing units and construct 420 new income-restricted rental units at a range of income levels. The project will also construct a new Anna Mae Cole Community Center and Anna Mae Cole outdoor plaza. It will create 1,000 construction jobs. In addition to the new projects, the BPDA board approved NPC’s for the final phase of the Old Colony BHA redevelopment project, which will reconstruct 208 income-restricted public housing units in South Boston, and for 4755 LaGrange Street in Downtown, which will convert 176 residential units from rental to homeownership.

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Dakota Partners Awarded Tax Credits

For Cedar Pointe Multifamily Development

Cedar Pointe rendering Newington, CT – Dakota Partners has been awarded $1,982,271 in tax credits for Cedar Pointe in Newington.

This transit-oriented apartment development is located near a newly constructed CTfastrack station and helps fulfill the town’s desire to create more mixed use and affordable housing in the surrounding area. Newington currently has less than 10% affordable housing, so this community will fill a critical void for residents who might otherwise be priced out of the area.

Cedar Pointe consists of 108 units of multifamily housing, which will be constructed in two phases. For this first phase, Dakota Partners will construct 72 units within two, three-story garden style buildings and a community building. The units will consist of a mix of one- and two-bedroom apartments and will be built to Passive House standards. Benefits of living in a Passive House community include savings in monthly utility bills from reduced energy use, high indoor air quality due to excellent ventilation, and a sound-proof home due to air tightness and heavy insulation. The property is listed as a Connecticut brownfield and previously contained an auto dealership, which created an environmental situation that will be mitigated before the apartments are built. All original buildings have been demolished and the site is currently vacant and ready for development. Construction is scheduled to start in early fall 2021.

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Roxbury Condos Completed

2451 Washington Street / Photos by Bruce T. Martin Photography

Boston – Construction is complete at 2451 Washington Street, a four-story condominium development that sits at Dudley Street and Guild Row’s prominent corner.

The new development offers 16 homes featuring a mix of bedroom sizes at both market and affordable prices in Roxbury’s Nubian Square. Amenities include a parking garage, community room, outdoor space, balconies, and energyefficient features.

To provide a range of homeownership and asset-building opportunities in the Roxbury community, 2451 Washington Street was developed in partnership with the City of Boston and Carpenter & Company through the city’s inclusionary development policy. Other partners include the Plymouth Rock Assurance Foundation, Boston Private, and DREAM Collaborative.

The new homes complement other community investments, including Madison Park Development Corporation’s (MPDC) plan for additional for-sale homes at 75 Dudley Street, the nearby B-2 police station, the recently improved Roxbury Branch of the Boston Public Library, and Nuestra Comunidad’s Bartlett Station project.

“The project brings affordable and

2451 Washington Street interior market-rate homeownership units to the heart of Nubian Square in a modern building design with open floor plans that feel like home. The project represents a small but impactful step to creating greater economic equity in Boston, and contributes to making Nubian Square a more livable, walkable, and thriving community,” says Greg Minott, DREAM Collaborative managing principal.

In November 2018, Madison Park Development launched its Pilot FirstTime Home Buyer Program for residents living in MPDC homes. The mission of the program is to educate residents and prepare them for the homebuying process. The organization aims to provide an equitable pathway for families who want to participate in a healthy and stable community by building assets and creating generational wealth through homeownership.

Triumph Modular Announces Partnership

Littleton, MA – Triumph Modular announced it is joining with Boston area design firms, Winslow Architects Inc. and GreenStaxx, to make housing more accessible using modular housing systems and fast-tracking the way it is designed and built.

Team members from Triumph Modular, GreenStaxx, and Winslow Architects have spent years planning the units and the process, and understanding all elements of modular construction. Representatives of the companies say modular construction can offer benefits over traditional stick-built construction methods, including a faster and more efficient design process, predictable costs, and a safer, controlled manufacturing environment. The modular housing can be finished to the owner’s design.

Using a proprietary modular system and a repetitive team approach, the firms aim to make a long-lasting contribution to affordable housing and student housing in New England. The team has worked for over three years on its latest student housing plans, also teaming up with KBS Manufacturing in Oxford, Maine, its choice as the manufacturer of the modular units.

Triumph Modular anchors the team with over 20 years of contracting with owners in pursuit of accelerated, high-performing construction. GreenStaxx, specializing in prefabrication, is the “product designer” of efficient and highly sustainable modular units. Winslow Architects brings over 38 years of experience as a project architect for the design and construction of multifamily housing.

Dellbrook|JKS Completes 10-Story High Rise

The Caldwell

Lynn, MA – New England construction management firm, Dellbrook|JKS, has completed The Caldwell, a 10-story, 250,000sf multi-family high rise with The Procopio Companies and architects DMS Design llc. This is Dellbrook|JKS’ tallest completed project to date.

The Caldwell used a cast-in-place concrete foundation and podium along with the Infinity System which panelized load-bearing metal stud framing for the structure.

With LEED Platinum status, sustainability was a primary focus of The Caldwell which features rooftop gardens, on-site solar power production, and an energy-efficient automated stacker parking system.

The sixth floor club room is one of the many communal amenity spaces featured throughout The Caldwell.

“The Caldwell was the architect’s, owner’s, and general contractor’s first high-rise and Infinity structure, said

The club room is one of the communal amenity spaces featured throughout The Caldwell. Dellbrook|JKS project manager, Tim Dann. “It provided a list of new challenges which we used as an opportunity to build a strong, collaborative, and communicative team. We carried this team mentality throughout the project with a single goal in mind: to provide an incredible product for the end users. The open communication, willingness to collaborate, and relationships built with The Procopio Companies and DMS helped drive the success of The Caldwell.”

The 259-unit development has studio, one-bedroom, one-bedroom plus den, and two-bedroom options with walk-in closets, floor-to-ceiling windows, and energy efficient appliances.

“The Caldwell, between its location in Lynn’s art district and proximity to transit, to its sustainable features and high-end finishes, is an attractive option for tenants in Greater Boston who are already moving in,” said Michael Procopio, vice president, development of The Procopio Companies. “We are grateful for the partnership of Dellbrook|JKS, DMS Design llc, CIT Bank, NA, Square Mile Capital, and the city of Lynn, which allowed our vision of creating a smart, large-scale transit-oriented residential experience to come to life.”

Bedrooms at the Caldwell offer views of some of the many murals painted in downtown Lynn’s art district.

Bond Helps Preserve Affordable Housing

Rendering of Cambridge Housing Authority’s planned renovation of Truman Apartments

Cambridge, MA – MassDevelopment has issued an $18.7 million tax-exempt bond on behalf of Truman Apartments, LLC, an affiliate of the Cambridge Housing Authority, which will use bond proceeds to buy, renovate, and equip the Harry S. Truman Apartments. The 59-unit affordable rental housing facility at 25 8th St. in Cambridge serves seniors and disabled individuals.

In addition to the tax-exempt bond, MassDevelopment assisted the Mass. Department of Housing and Community Development with the approval of federal low-income housing tax credits, which will provide approximately $13.8 million in equity for the project. Boston Private Bank purchased the bond.

“This project represents the continuation of a longstanding partnership with the Cambridge Housing Authority as it works to create and preserve affordable housing options in an increasingly expensive city, demonstrating how MassDevelopment’s tax-exempt financing opportunities can create real impacts and outcomes for communities in the Commonwealth,” said MassDevelopment president and CEO, Dan Rivera.

The Harry S. Truman Apartments include 59 one-bedroom apartments, community space, a common kitchen, common laundry, and office and maintenance spaces. Planned renovations to the facility include updating mechanical, electrical, plumbing, and envelope systems. It is part of the U.S. Department of Housing and Urban Development’s (HUD) Section 18 Disposition program.

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Trends and Hot Topics Despite COVID, Nauset Completes Critical Building Upgrades

by Ben Goldfarb

When the pandemic first hit last year, life as we knew it was brought to a near standstill, as much of the population took necessary precautions to avoid contracting and spreading the virus. In our industry, outdoor projects were able to resume relatively quickly but work on interior projects, particularly those within occupied residential communities, presented far more complex challenges.

One such project was a pair of condominium buildings within Cabot Estate Condominiums, one of Boston’s premier luxury gated communities. Originally built in the 1980s, the aging HVAC system was overdue for modernization. The condo association selected an energy-efficient, state-of-theart Daikin HVAC system, complete with an app that allows residents to access heating and cooling controls within their units via a tablet or smartphone.

Outside work included the removal of existing heat pumps and the installation of new systems, but the interior work presented the real coordination challenge. Working in occupied environments always requires additional safety protocols and practices that minimize disruption to building occupants and commercial activity, but those protocols increased in importance as the pandemic began taking its toll.

The interior work required access to each of the 48 condominiums in order to replace the control panels located in the utility closets of each unit. Since the installation of the new compressors and HVAC units required the old system to be completely shut down, a temporary cooling tower was utilized to provide conditioned air in each unit while the existing system was taken down and new compressors and HVAC units were brought on-line. Each compressor services 4-5 units and had to remain shut down until each individual unit was tied in, tested, and fired up.

Further compounding the COVID-19 safety challenges was the relative age of the condominium owners which skews to an older, and therefore more vulnerable, demographic. This extra sensitive working environment made Nauset’s strict adherence to COVID-19 safety measures mission-critical and key to the projects’ overall success.

In addition to a third-party safety consultant, Nauset employed a dedicated full-time COVID-19 site safety officer whose sole responsibility was to monitor the project site for safety compliance including sanitizing work areas, enforcing the donning of masks and other PPE, and social distancing. Access to the individual units was coordinated and prescheduled on a per unit basis through the owner’s property manager, Dannin Management Corporation, making communication and agility key team attributes to successfully achieve the compressed project schedule.

While working within residential units or common areas, workers installed ZipWall plastic barriers typically used as dust barriers for interior construction to partition work areas off from occupied spaces. The ZipWalls also doubled as a preventative barrier to reduce the possible transmission of COVID-19. During the project there were no reported cases of COVID-19 among Nauset employees or its subcontracting partners.

Cabot Estate Condominiums

Newly Installed HVAC units at Cabot Estate Condominiums / Photo by Nauset Construction Working in occupied settings, particularly during a pandemic, presents a unique set of construction challenges. However, maintaining a heightened awareness and implementation of proper safety protocols can go a long way to help ensure a safe environment. Ben Goldfarb is the vice president overseeing Nauset Construction’s business development, marketing and administrative operations. Life Science Campus Begins Construction

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Fenway Center rendering – view to the north Center will generate an estimated $3 billion in economic impact over the 99year lease term. The project will create 2,000 construction jobs, 3,000 permanent new jobs and will generate more than $15 million in new annual tax revenues for the city of Boston. Construction of the 90,000sf air rights deck over the Mass Pike between Beacon Street and Brookline Avenue will take approximately 24 months to complete. Construction of the Fenway Center life science buildings on top of the deck will be completed in early 2025.