Parcel U | FOREST HILLS JPNC Zoning Committee Meeting February 4th, 2015
Parcel U | Project Team
DEVELOPER
JP Parcel U LLC managed by Urbanica, Inc
MIXED-INCOME HOUSING PARTNER
The Community Builders, Inc - James Madden
ARCHITECT
Urbanica Design - Stephen Chung, AIA
LANDSCAPE ARCHITECT
ground, inc - Shauna Gilles-Smith
TRANSPORTATION
Howard/Stein-Hudson - Michael Santos
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www.urbanicaboston.com Melnea Hotel + Residences, Roxbury
226 - 232 Highland E+ Townhouses, Roxbury
D4 Condo, South End
URBANICA 50, Somerville
50 Symphony, Fenway
74 Highland eHomes, Roxbury
691 Residences, South End
ENGINE 1, Belmont
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www.urbanicaboston.com
226 - 232 Highland E+ Townhouses, Roxbury - Net Positive for over 1 year - 2014 BSA Housing Design Award - 2014 BSA Honor Award in Design Excellence
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www.tcbinc.org DEVELOPMENT: Involved in 89 Boston developments since 1964 founding PROPERTY MANAGEMENT: TCB manages 833 homes and owns 13 developments the City of Boston
Back of the Hill, Jamaica Plain
225 Centre Street, Jackson Square
Chauncy House, Chinatown
Franklin Park Apartments, Dorchester Cheriton Grove, West Roxbury PARCEL U | FOREST HILLS
Charlesview Residences, AllstonͲBrighton JPNC Zoning Committee Meeting
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Site Context
PARCEL U
approx. 1000’ x 100’, 2.6 acres
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Milestones - To date
November 15, 2012
Parcel U Request for Proposals (RFP) Submission Date
December 18, 2012
Designation of Urbanica as Developer for Parcel U
November 7, 2013
Boston Redevelopment Authority (BRA) Informational Meeting
November 13, 2013
Boston Transportation Department (BTD) Pre-Design Meeting
January 20, 2014
Woodbourne + Woodlawn Street + Weld Hill Street Neighborhoods
January 23, 2014
Asticou/Martinwood/South (AMS) Neighborhood Association (NA)
January 2, 2014
Wenham NA + Yale Terrace NA + West Roxbury Courthouse NA
February 4, 2014
JP Neighborhood Council- Housing and Development Committee
February 5, 2014
JP Neighborhood Council- Zoning Committee Info Session
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Milestones - To date February 14, 2014
Parcel U Re-zoning Meeting with BRA Chief Zoning Planner
March 13, 2014
BRA Board Hearing for Parcel U Re-zoning from OS to MFR
March 19, 2014
JP Neighborhood Council- Zoning Committee Presentation
April 9, 2014
Boston Zoning Commission Re-zoning Meeting
June 7, 2014
BRA Article 80 Pre-Filing Meeting
July 7, 2014
BRA Design Meeting
July 15, 2014
Boston Accessibility Commission
August 1, 2014
Article 80 Submission
August 5, 2014
Boston Civic Design Commission Presentation (BCDC)
August 22, 2014
ZBA Permit Application
August 27, 2014
Article 80 Inter-departmental Scoping Session
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Milestones - To date and upcoming
September 23, 2014
Impact Advisory Group Meeting (IAG)
September 29, 2014
Article 80 Public Meeting
October 16, 2014
Boston Redevelopment Authority (BRA) Board Approval
February 04 2015
JPNC Zoning Committee Meeting
February 10 2015
Zoning Board of Appeals (ZBA) Hearing - Use and Dimensional Variances
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JPNC Zoning Committee Meeting
WE ARE HERE
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JPNC Healthy Home Checklist
Control Moisture to Prevent Mold Growth
Jamaica Plain Healthy Home Checklist
Y 10.
Please fill out the following checklist as it pertains to your housing project, and submit the completed form to the Chair of the Zoning Committee and/or the Chair of the Housing and Development Committee before which you have a scheduled hearing.
the suggested healthy home guideline
11.
(no) where it is not.
evaluating development proposals.
12.
Control Moisture to Prevent Mold Growth Y 1. 2. 3. 4.
5. 6. 7. 8.
9.
Insulate all water piping Do not put plumbing in exterior walls Provide adequate storage space Install hot water heaters and clothes washer in rooms with pans, drains and floor coverings that will not absorb water. Install shut-off valves for clothes washers and hot water heaters. Apply window and door pan flashing and cover patches over sheating wrap or building paper at sill Ensure all exterior claddings and trim are backprimed Install properly lapped sheathing wrap or buiding paper between the cladding and wall sheathing. Do not use gypsum board with paper facing - of any color - in moisture prone areas such as bathrooms and basements. Instead use a board with fiberglass such as Duorock. Provide adequate drainage for the basement and grade site and install gutters/downspouts to move water away from the home. A vapor barrier with crushed stone and/or gravel should be placed under basement. Avoid construction below the water table as this will necessitate extensive water control and drainage measures.
PARCEL U | FOREST HILLS
Y Y Y Y Y
N
N/A
13.
DO NOT put living quarters, or permit occupancy in basements that do not have adequate drainage and water management and site grading. Foundation walls in occupied basements must be properly insulated (see below). Install continuous rigid insulation under concrete floor slabs or above concrete floor slabs coupled with a floating floor. Insulate the wall assemblies in wet areas with semi-vapor permeable foam (e.g., rigid foam). Foundation insulation should not include a vapor barrier. Do not use ceiling basement insulation. Instead, insulate basements at their perimeters. Install a capillary break on top of footing, between footing and perimeter foundation wall. Provide outlets for window air conditioners in bedrooms and living rooms, and outlets in basements for dehumidifiers
N
N/A
Y
Y
Y N/A
Manage Dust Y 14.
15.
Y Y
Do not install carpet - except where required for safey purposes. Instead use a smooth, easy to clean surface such as wood or natural linoleum. Maximize wipeable surfaces. Use semi-gloss paint that can withstand cleaning. Install wipeable window shades.
N
N/A
Y Y
Y Y
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JPNC Healthy Home Checklist
Ventilate Home to Keep it Free of Combustion Products and Toxins Y 16.
17.
18.
21. 22. 23. 24.
PARCEL U | FOREST HILLS
N/A
N
N/A
Y Provide continuous mechanical background ventilation (supply or exhaust) at a rate of 7.5 CFM per person plus 0.1 CFM per square feet of living space (as indicated in ASHRAE standard 62.2). This can be accmplished through a bathroom fan with proper timer or speed controls. Install low sone bath and kitchen fans (less than 2 sones) Y directly vented to the outdoors. In addition, provide exhaust venting to the outdoors for other moisture-generating appliances including dryers. Y Paint walls with water based paints with low volative organic compounds (VOC's) and complete all painting before occupants move in. Additional Recommendations
19. 20.
N
Keep bushes and trees at least 3 feet from the home. Install a high efficiency heating system that does not use forced air distribution. Install Energy Star qualified windows. Reduce fossil fuel emissions by installing energy efficient HVAC equipment, lighting and appliances. Install an electric oven/range instead of gas. If a gas range is installed, be sure to vent it to the outside. Install a walk off system at principal entrances by allowing space for a mat or shared lobby with space for a doormat.
JPNC Zoning Committee Meeting
Y
Y Y Y Y Y Y
11
LEED/Sustainability | Summary Townhouses - LEED Silver Certifiable
YES
MAYBE
Apartment - LEED Silver Certifiable
YES
SILVER
MAYBE
51.5
59.5
71
0
SILVER
50
GOLD
9
GOLD
66.5
74.5
Innovation & Design Process (ID) Location & Linkages (LL) Sustainable Sites (SS) Water Efficiency (WE) Energy & Atmosphere (EA) Materials & Resources (MR) Indoor Environmental Quality (EQ) Awareness & Education (AE)
[3 Yes] [7 Yes] [12 Yes] [5 Yes] [20.5 Yes] [7.5 Yes] [14 Yes] [2 Yes]
Innovation & Design Process (ID) Location & Linkages (LL) Sustainable Sites (SS) Water Efficiency (WE) Energy & Atmosphere (EA) Materials & Resources (MR) Indoor Environmental Quality (EQ) Awareness & Education (AE)
[2 Yes] [7 Yes] [16 Yes] [5 Yes, 2 Maybe] [9 Yes] [3 Yes, 4 Maybe] [6 Yes, 3 Maybe] [2 Yes]
Total Points
71 Yes
Total Points
50 Yes, 9 Maybe
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architecture + urban design
Surrounding Context
View of ExisƟng Housing Stock Across IntersecƟon of Hyde Park Avenue and Ukraine Way PARCEL U | FOREST HILLS
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Surrounding Context
View of ExisƟng Houses and Street Trees Along Hyde Park Avenue (Mid SecƟon of Parcel U)
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Surrounding Context
View of IntersecĆ&#x;on of Hyde Park Avenue and Walk Hill Street PARCEL U | FOREST HILLS
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Surrounding Context
View along Hyde Park Avenue (vicinity of Dunkin Donuts and Toll Gate Cemetery PARCEL U | FOREST HILLS
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MB
TA
2008 BRA/Community Study FOREST HILLS INITIATIVE (2006-2008) ForestIMPROVEMENT Hills Improvement Initiative A Partnership for Building a Better Community Pa
MBTA Parcels U, V & W
lV
rce
October 20, October 20 2208 2008
MB P TA
WASH IN
GTON
ST
el
arc U HYDE PARK AVE
27 of 15
Recommendation: 120 Residential Units, 9,000JPNC sf Zoning Retail+Community PARCEL U | FOREST HILLS Committee Meeting
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Context Block Plan 50
150
Arnold Arboretum
300
State Lab South Street Community Garden
SO
RD
0’
UT
OO
D
H
ST
IN
W
RE
ETUM R ARBOR
LANES
VILLE T
RT
ET
MA
OAD
Bussey Brook Meadow
ERRAC
E AS
TIC OU
RD
UKRAINE WAY
WASHINGTON STREET
Tollgate Cemetery
Forest Hills MBTA Station MBTA Parking Lot (Future Development)
HYDE PARK AVENUE
HYDE PARK AVENUE
ET
L
LK WA
HI
PA TT
EN
ST
RE
ET
RE
T LS
WENHAM STRE
ET
ET STRE
TREE T
ET
ARD ORCH
HILL
RD
Proposed: 124 Residential Units, 2000sf Retail+Community PARCEL U | FOREST HILLS
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Core Design Principles - Early Schematic from January 2014 1. Preserving Existing Street Trees
2. Respecting the Neighborhood Scale
3. Pocket Green Spaces
4. Corner Anchor Building for Placemaking
28 Townhouses
Three Story Townhouses Four Story Townhouses Five Story Rental Apartment
PARCEL U | FOREST HILLS
Comments: • Less “wall-like” • Relocate driveway to Walk Hill Avenue • Develop/clarify landscape Areas • Create buffer at Tollgate Cemetary • Provide more townhouse variation JPNC Zoning Committee Meeting
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Core Design Principles 1. Preserving Existing Street Trees
2. Respecting the Neighborhood Scale
3. Pocket Green Spaces
4. Corner Anchor Building for Placemaking
24 Townhouses
Setback ~25’; Tree line at ~10’
Three Story Townhouses Four Story Townhouses Five Story Rental Apartment
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• • • • • •
More transparency thru site, varied massing Relocate Intersection to Walk Hill Avenue One-way, in-only driveway at northern part of site Landscaped buffer at Tollgate Cemetary More defined landscape design More transparency thru site, varied massing JPNC Zoning Committee Meeting
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Site Plan and Project Size - Early Schematic from January 2014 PHASE A 28 units +/(0 Affordable - Home Ownership) A
PHASE B 28 units +/(0 Affordable - Home Ownership)
PHASE C 65 units +/(31 Affordable - Rental)
B
C
Three Story Townhouses Four Story Townhouses
31 Affordable Housing Units
Five Story Rental Apartment
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Site Plan and Project Size PHASE A: 24 Units (3 Affordable - Homeownership) A
PHASE B: 24 Units (3 Affordable - Homeownership)
PHASE C: 76 Units (39 Affordable - Rental)
B
C
Setback ~25’; Tree line at ~10’
Three Story Townhouses Four Story Townhouses Five Story Rental Apartment
45 Affordable Housing Units
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UNIT TYPES HOMEOWNERSHIP
RENTAL
TYPES
PHASE A
PHASE B
PHASE C
STUDIO
n/a
n/a
7 units
1 BEDROOM
6 units
6 units
35 units
2 BEDROOMS
6 units
6 units
29 units
3 BEDROOMS
12 units
12 units
5 units
Subtotal
24 units
24 units
76 units
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TOWNHOUSES: Affordable Units Breakdown and Affordable Sales Prices
TYPES
HOMEOWNERSHIP TOWNHOUSES
1 BEDROOM
1 @ 80% AMI 1 @ 100% AMI
$162,500* $ 211,600*
2 BEDROOMS
1 @ 80% AMI 1 @ 100% AMI
$ 190,500* $ 246,900*
3 BEDROOMS
1 @ 80% AMI 1 @ 100% AMI
$ 218,700* $ 282,000*
* Based on 2014 BRA Affordable Sales prices ** Placement of Affordable Units will be scattered around per City Policy (TBD during Fair Housing Agreement)
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RENTAL APARTMENT: Unit Mixes and Affordable Rents 02.05.2015 update- subject to change
Type Studio
Qty 7
Income Range Market
1BR 1BR
14 21
Low-income (<60% AMI) Market
2BR 2BR 2BR
5 16 8
Homeless Set-Aside (0<30% AMI) Low-income (<60% AMI) Market
3BR 3BR 3BR
3 1 1
Homeless Set-Aside (0<30% AMI) Low-income (<60% AMI) Market
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Parking Plan PHASE A: 24 Spaces
A
PHASE B: 24 Spaces
PHASE C: 42 Spaces 8 Curbside C
B
PROJECT BREAKDOWN
Parking garage
PHASE A:
24 parking spaces +/-
PHASE B:
24 parking spaces +/-
PHASE C: 42 parking spaces and 8 On-Street Parking +/90 total parking spaces for 124 Residential Units Parking Ratio of 0.73 spaces/unit - TOD Principles and BTD Policy (Transit-Oriented Development and Boston Transportation Department)
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Parking Case Studies
Units Occupancy Spaces Parking Ratio Utilization
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225 Centre Street, Jackson Square
Charlesview Residences, Allston-Brighton
691 Residences, South End
103 dwelling units 99% 51 spaces 0.50 97%
240 dwelling units 100% 243 spaces 1.01 74%
40 dwelling units 100% 20 parking spaces 0.50 90 %
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Aerial | Hyde Park Avenue View
- Early Schematic from January 2014
More tranparency thru, Vary Massing
WAS H
INGT ON S
TREE
T
WAY E N I A UKR
MBTA
HYDE P ARK AV
E
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Aerial | Hyde Park Avenue View
More tranparency thru, Vary Massing
MBTA Co
mmuter
T STREE L L I H WALK
WASH INGTO N STR EET
Rail/ AM
TRAK
HYDE
PARK AVEN U
E
Note: All buildings are LEED Silver Certifiable PARCEL U | FOREST HILLS
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Elevations | Project Overall
Overall Project Front ElevaĆ&#x;on Along Hyde Park Avenue
168 Hyde Park Avenue
80 Hyde Park Avenue
(Towards Roslindale)
(Towards Downtown Boston)
0
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30
50
100
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Site Section
37’-9” +/-
Three Story Townhouse: Typical Side ElevaƟon
45’-6” +/-
Four Story Townhouse: Typical Side ElevaƟon
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Site Section 57’-8” +/-
Five Story Apartment: Side ElevaƟon (Pocket Park Side)
57’-8” +/-
Five Story Apartment: Side ElevaƟon (Ukraine Way Side) 0
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30
50
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VIEW | Front Aerial
WAS H
INGT ON S
TREE
MBTA
Comm
uter R
T
ail/ AM
TRAK
HYDE P ARK AV
E
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VIEW | Rear Aerial
HYDE P ARK AV
ENUE
MBTA
Comm
uter R
ail/ AM
TRAK
WA S
HIN
GT ON
ST
RE
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ET
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VIEW | Phase A along Hyde Park Avenue
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VIEW | Phase A along MBTA line
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Perspective | Hyde Park Avenue
Residential material/texture, foreground, angled bays, balconies
Southwest View ot the Three Story Townhouses (Looking towards Tollgate Cemetery)
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VIEW | Phase B along Hyde Park Avenue
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VIEW | Phase B along MBTA line
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Perspective | Phase B Hyde Park Avenue
Residential material/texture, foreground, penthouse
Northeast View ot the Four Story Townhouses (Near Walk Hill and Hyde Park Avenue IntersecĆ&#x;on)
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VIEW | Phase C along Hyde Park Avenue
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Perspective | Ukraine Way and Hyde Park Avenue
Vertical orientation, weightier material palette, anchor corner, retail base
Southwest View ot the Five Story Apartment Building (Near Ukraine Way and Hyde Park Avenue IntersecĆ&#x;on)
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landscape design
LANDSCAPE VIEW | Front Aerial
WAS H
INGT ON S
TREE
MBTA
Comm
uter R
T
ail/ AM
TRAK
HYDE P ARK AV
E
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Landscape Plan | Concept PHASE I
PHASE II
PHASE III “FOREST UNDERSTORY” GARDEN AND ACCESSIBLE ROUTE
FOREST BUFFER PARK “EDIBLE BERRY” GARDEN AND STAIR
“FOREST UNDERSTORY” GARDEN AND ACCESSIBLE ROUTE
MEADOW PARK
ROCK OUTCROP PARK W/ NATURAL PLAYGROUND
PLAZA AND OUTDOOR CAFE
ACCESS DRIVE MBTA COMMUTER RAIL
ACCESS DRIVE
BACK LANE
UKRAINE WAY
BUS STOP
HYDE PARK AVENUE
SITE
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Landscape | Forest Buffer Park
SITTING AREA
EVERGREEN BUFFER
FENCE/ GATE PLAN
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WOODLAND UNDERSTORY
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Landscape | Meadow Park
LAWN MOUND MEADOW MOUND
BIG BENCH
MEADOW PLAN
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Landscape | Natural Playground Park
PLAY MOUND DOOR
PLAY AREA
PLAN
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NATURAL PLAYGROUND
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Landscape | Corner Entry Plaza
PLANTED BUFFER
OUTDOOR SEATING MAIN ENTRY
PLAN
OUTDOOR CAFE
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Landscape | Pedestrian Access Sections +41.5
+41.2
+52.1
+41.5
+52.1 +52
RAMP SECTION
PLAN
+52.1
STAIR SECTION
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+41.2
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Landscape | Streetscape
EXISTING TREES
PLANTED ZONE EXISTING SIDEWALK
PLAN
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traffic engineering
Traffic | Site Plan and Key Points
Right-turn In Access Only
Loading and Service Area
HYDE PARK AVENUE
WALK HILL STREET
Full Access Driveway to be Integrated into Existing Signal
Proposed Extension of Median
Proposed On-street Parking (8 Spaces)
Not to scale.
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www.parcel-u.com