88 NORTH WASHINGTON STREET HOTEL APPLICATION FOR ARTICLE 80E SMALL PROJECT REVIEW March 17th, 2016

Submitted by LIMAC LLC 197 Ballardvale Street Wilmington, MA 01887

Prepared by CBT Architects 110 Canal Street Boston, MA 02114

Submitted to Boston Redevelopment Authority City Hall Square, 9th Floor Boston, MA 02110

Submitted by Shorenstein Properties LLC 850 Third Avenue, 17th Floor New York, NY 10022

Prepared by CBT Architects 110 Canal Street Boston, MA 02114

Submitted to Boston Redevelopment Authority City Hall Square, 9th Floor Boston, MA 02110 TABLE OF CONTENTS

Letter of Transmittal Exhibits List of Exhibits Project Team Exhibit A: Survey Plan Exhibit B: Site Plan Project Summary Exhibit C: Basement Plan Developer Profile Exhibit D: Ground Floor Plan Site Exhibit E: Second Floor Plan Project Exhibit F: Typical Upper Floor Plan (3-14) Exhibit G: Typical Accessible Floor Plan Public Benefits Exhibit H: Valenti Way Elevation Public Realm Enhancement Exhibit I: North Washington Street Elevation Neighborhood Vitality Exhibit J: Perspectives Sustainable Design Exhibit K: N/S Building Section Job Creation Exhibit L: Buillding Signage Increased Revenue

Urban Design Context Building Form Materials & Signage

Zoning Project Program and Dimensions Zoning Compliance Traffic

88 NORTH WASHINGTON Table of Contents 01 LETTER OF TRANSMITTAL

March 17th, 2016

BY HAND DELIVERY

Mr. Brian Golden, Director Boston Redevelopment Authority One City Hall Square, 9th Floor Boston, Massachusetts 02118

Re: Application for Small Project Review — 88 North Washington

Dear Director Golden:

On behalf of LIMAC LLC (the “Proponent”), the owner of the property located at 88 North Washington Street (the “Project Site”), we are pleased to submit the enclosed application for Small Project Review under Article 80E of the Boston Zoning Code (“Code”) for the construction of the approximately 39,991 square foot building (the “Building”) located on the Project Site (the “Project”).

The Project will include improvements to the Project Site, including enhancements to pedestrian arcades as illustrated in the enclosed application.

The Project has been designed to be consistent with the guidelines set forth in the Bulfinch Triangle, which governs the Project Site. The Project will require approvals by the BRA, ZBA, and PIC.

The Proponent is engaged in outreach efforts with BRA staff and local officials including Downtown North Association and The West End Civic Association.

We look forward to continuing our ongoing discussions with your staff and community members as you review the Project. Please do not hesitate to contact me if you have any questions or require anything further.

Very truly yours,

Haril Pandya CBT Architects Director of Asset Strategies & Repositioning LEED AP

88 NORTH WASHINGTON 02 PROJECT TEAM

PROJECT PROPONENT LIMAC LLC Tom MacKay 197 Ballardvale Street Wilmington, MA 01887 617.314.6213

CONSTRUCTION MANAGEMENT ARCHITECTURE/DESIGN DEVELOPMENT CONSULTANT MacKay Companies CBT Architects Portland Building Associates Tom MacKay Haril Pandya, AIA, LEED AP Fred Mannix, Senior Associate 197 Ballardvale Street 110 Canal Street 188 North Street Wilmington, MA 01887 Boston, MA 02114 Boston, MA 02113 781.575.1985 617.646.5291 617.792.5539 [email protected] [email protected]

STRUCTURAL ENGINEERING MEP ENGINEERING HOTEL CONSULTANT McNamara-Salvia Structural Engineers Davey Engineering Harbinger Development, LLC Ben Wild, PE Joseph M. Davey, PE Eamon O’Marah, Advisor 101 Federal Street, 11th Floor 36 Pleasant Street 445 Washington Street Boston, MA 02110 Canton, MA 02021 Wellesley, MA 02481 617.737.0 0 4 0 781.575.1985 781.992.5999 [email protected] [email protected] [email protected]

88 NORTH WASHINGTON Project Team 03 PROJECT SUMMARY DEVELOPER PROFILE

LIMAC LLC is a private entity established by founding partner Tom MacKay. Tom’s role is as land owner and developer. Fred Mannix, development consultant, brings years of hotel development and facilities experience. Recent developments of his include the 112 room Hotel Onyx in the Bullfinch Triangle.

SITE

The site consists of 2,159 SF of land area on City of Boston Existing Site Conditions Assessor’s Parcel No. 0301522000 at the corner of North Washington Street and Anthony “Rip” Valenti Way. There is one vehicle curb cut on each street. The existing 250 SF masonry structure which is to be removed, is presumed to once be a gas station. The structure shares a party wall with the adjacent five-story 90 North Washington Street building. The south western edges of the site abut an egress easement for the 90 North Washington Street Building. The lot currently provides approximately 7 parking spaces.

Washington Street from Site

Site from Beverly Street

Valenti Square & Site Figure 01: Existing Photos

88 NORTH WASHINGTON Project Summary 04 Figure 02: Locus Plan

Site From Wash. / Valenti Corner Site from Parking Lot Site from Thacher Street Figure 03: Existing Photos

PROJECT

The project comprises of a new 39,991 GSF structure at 88 North Washington Street. It sits at the northern corner of North Washington Street and Valenti Way in the Bulfinch Triangle District. The building consists of a lobby floor, mezzanine level, and 13 levels of guestrooms, all totaling 74 keys. It has a basement and a fully screened roof mechanical penthouse. The hotel replaces a one-story building used as a surface parking lot. The hotel design has a ground floor lobby opening visually onto Valenti Way and North Washington Street The second level mezzanine has a hotel office and hotel lobby/cafe overlooking the new Valenti Square and it offers views of the Greenway beyond. Levels three through fifteen are occupied by guestrooms facing downtown Boston, with 5 to 6 rooms per floor. The basement houses building services.

88 NORTH WASHINGTON Project Summary 05 PUBLIC BENEFITS

Public Realm Enhancement • The Project improves the pedestrians’ experience providing a feeling of safety along North Washington Street and Valenti Way. Two curb cuts will be eliminated. • The Project incorporates lobby storefront and a 2nd level Lobby/Cafe connecting adjacent businesses with a continuous pedestrian level commercial experience. • The 2 story lobby glass wall reveals activity & enlivens the edge of Valenti Square contributing to the parks success as a public space. • The lobby glass wall visually reduces the “corner“for pedestrians through its transparency. • The Project’s 5’ projection overhead bay provides cover for pedestrians and those waiting to cross North Washington Street.

Neighborhood Vitality • New, active uses enliven the surrounding neighborhoods and are more desirable than surface parking. • In search of amenities, the project’s guests further support the neighborhood’s local businesses. • The building’s height, being in the same scale as Merano, Victor, Canal, & 77 North Washington Street embraces Valenti Square park and reinforces design continuity in the Bulfinch Triangle/North Washington Street Corridor.

Sustainable Design • The Project will further the goals of the City’s green buildings initiative by conforming to LEED standards. • Set in a central location adjacent to Haymarket and North Station, the Hotel will allow for convenient access by foot, public transit, and bike for the public and hotel guests. MBTA Green Line, Orange Line, Commuter Rail, and Water Taxi are all a short walk from the site.

Job Creation • The project creates nearly 100 Construction and Permanent jobs • The Project generates additional annual property taxes for the Commonwealth and the City of Boston.

Increased Revenue • The Hotel’s guests , by using surrounding businesses, generate additional annual meal taxes for the Commonwealth and the City of Boston. • The projects local purchases both during construction as well as day to day operations will benefit local businesses. • Hotel use on this site maximises city revenue while having a low impact on city services, as compared to other possible uses.

88 NORTH WASHINGTON Public Benefits 06 Context 88 North Washington Street lies in a densely developed urban district which includes a mixture of contemporary and historic structures. This project seeks to complete the city fabric edge of the Bulfinch Triangle. Its program, as a public commercial hotel, is an ideal use to add vitality to Valenti Square. The building will heal a ‘missing tooth” in the Bullfinch fabric and will benefit the east west pedestrian experience from the North End to the West End along Valenti Way. Its size and height are appropriate to the civic square it fronts. Its height and massing are in similar scale to recent development in the western half of the Bulfinch Triangle. For reference, adjacent buildings include One Canal, The Merano, and 77 North Washington (Scotch & Sirloin) at 140’, 158’-4”, and 120’ respectively. This hotel program will relate well with TD Garden and Government Center Garage tower projects.

Connections Completing the missing corner fabric with this hotel will improve the pedestrian connection linking the North End across the Bulfinch Triangle to the West End. It creates a clear understanding of its hospitality use and seeks to attract people to itself. The hotel’s second level lobby cafe creates an appropriate backdrop for Valenti Square park as well as the Greenway.

Start of Greenway Streetwall Contributor

Bullfinch Triangle Edge Bullfinch Triangle

88 NORTH WASHINGTON Public Benefits 07 Building Form The proposed structure stands 5’ away from the 158’-4 ¼” high Parcel 1B (Merano) building to the southwest and it shares a windowless party wall condition with 90 North Washington Street to its northwest. This windowless constraint dictates the vertical circulation elements be aligned to the northwest edges while the guestrooms be orientated along the street faces in single loaded corridor fashion. In order to create a small boutique hotel use on this very small 2,100 sf site, the economics, from a construction as well as a hotel industry operations standpoint, require a 70+ guestroom count. This building builds out to all of its property lines at the ground level.

Having to accommodate the identical life safety and fire vestibules as its much larger neighbors, the remaining usable floor plate requires a partial overhang along Valenti Way and North Washington Street of 5’, in order to accommodate six guestrooms per floor. The ground floor lobby is on the southeast corner opens onto Valenti Square. A second level Mezzanine lobby café provides views out towards the Square below and the Greenway beyond.

Materials and Signage The hotels facades subtly integrate color, masonry, fenestration, and massing lines from its immediate neighbors. A small scaled terracotta panel system, relating to the clay brick masonry texture of the neighborhood, defines the base architectural system of the building. It also creates a backdrop for the wide curtainwall, glass, and metal panel bay. The underside of the 5’ deep bay over the sidewalk will feature an illuminated and an articulated surface which will enliven the public realm.

Hotel signage is mounted near pedestrian height over the lobby entry vestibule along Valenti Way and on the terracotta panels along North Washington Street at the 13th floor level. North and West zero lot line elevations are clad in a composite Valenti Square aluminum panel system.

Greenway Presence Valenti Way Streetwall

88 NORTH WASHINGTON Public Benefits 08 ZONING REQUIREMENTS

Project Program and Dimensions Lot Area: 2,159 Square Feet Building height: 144’ feet from the median grade Number and Mix of Guestrooms: 74 • 70 Standard Guestrooms • 4 Accessible Guestrooms • Amenity spaces: Lobby and Café Total Building GFA: 39,991 SF FAR: Existing Max.: 6, Proposed: 18.2

Zoning Compliance Use: The property’s proposed use as a hotel is allowed in the General Area of the Bulfinch Triangle District.

Dimensional Requirements: In the Bulfinch Triangle District, the maximum allowed height is 100’ and maximum allowed Floor Area Ratio (“FAR”) is 6.0. The project proposed for the property is 144’ high and has an FAR of 18.2. The project has a 5’-0” cantilevered bay over the public sidewalk. These dimensions require a variance from the Board of Appeals and P.I.C. Review . The project is in compliance with all other dimensional requirements of the Code.

This building requires a Groundwater Conservation Overlay District Conditional Use Permit and will meet the groundwater recharge requirements for an issuance of a GCOD Conditional Use Permit.

Parking and Loading The site is in restricted parking district (parking freeze). Designated loading space on Medford Street is shared with Medford Street businesses.

88 NORTH WASHINGTON Zoning 09 Traffic This site has excellent connections to public transit and within walking distance to many local attractions. The 74 room hotel use should have limited impact on traffic and deliveries. Vehicle trips generated can be expected to be low. The ground floor fills the entire site thereby making onsite parking impossible so the hotel operator will provide valet parking using neighboring facilities. A service and delivery entrance is located on North Washington Street towards Medford Street. The project will share the dedicated loading zone at the southern end of Medford Street with adjacent businesses.

The hotel will not contain any typical uses such as meeting space, restaurants, or conference facilities. All ancillary guest activities will involve utlization of existing neighborhood businesses.

It is anticipated that many of the guests will utilize the hotel to stay while attending to patients at nearby medical facilities. There is a free shuttle from North Station to both MGH and Spaulding Rehab. The Green Line connects to the Longwood Medical Area. The Orange Line connects to the Tufts Medical Area.

88 NORTH WASHINGTON Zoning 10 EXHIBITS LIST OF EXHIBITS

Exhibit A: Survey Plan Exhibit B: Site Plan Exhibit C: Basement Plan Exhibit D: Ground Floor Plan Exhibit E: Second Floor Plan Exhibit F: Typical Upper Floor Plan (3-14) Exhibit G: Typical Accessible Floor Plan Exhibit H: Valenti Way Elevation Exhibit I: North Washington Street Elevation Exhibit J: Perspectives Exhibit K: N/S Building Section Exhibit L: Building Signage

88 NORTH WASHINGTON Exhibits 11 FELDMAN

NORTH WASHINGTON STREET

LIMAC 88 NORTH WASHINGTON

20.67 (R) TP-1 20.93(C) S40º00'26"E

TP-4 WAY VALENTI TP-8 TP-6

1” = 20’ - 0” SURVEY PLAN TP-15

88 NORTH WASHINGTON Exhibits 12 TP-17 TP-10

TP-11 TP-14

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88 NORTH WASHINGTON Exhibits 13 187 SF 79 SF LINEN SORTING LAUNDRY LAUNDRY / COLLECTION 82 SF STORAGE 158 SF STAIR B STAIR UP 162 SF GAS & WATER

SERVICE gov

BASEMENT PLAN BASEMENT gov 77 SF MDF 151 SF ELEC. / LOBBY ELEVATOR 88 NORTH WASHINGTON STREET HOTEL 77 SF FUEL

STORAGE 8'-0" 238 SF CORRIDOR 198 SF ROOM FIRE PUMP UP 149 SF STAIR A

1/12” = 1’ - 0” BASEMENT PLAN

88 NORTH WASHINGTON Exhibits 14 2/16/2016 5:17:52 PM 5:17:52 2/16/2016

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88 NORTH WASHINGTON STREET HOTEL 6 1/4" 6 46'-8" FIRE 171 SF 171 SF CENTER COMMAND VESTIBULE 25'-0 1/2" PROPERTY LINE VALENTI WAY 136 SF STAIR A UP

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19'-2" 20'-4" PARCEL 1B PARCEL

1/12” = 1’ - 0” GROUND FLOOR PLAN

88 NORTH WASHINGTON Exhibits 15 2/16/2016 2:42:27 PM 2:42:27 2/16/2016 1/12” = 1’ - 0” SECOND FLOOR PLAN

88 NORTH WASHINGTON Exhibits 16 LAUNDRY STACK " 0

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gov gov PLAN FLOOR TYPICAL 265 SF 150 SF LOBBY CORRIDOR ELEVATOR

47'-9 1/4" 8'-0" 88 NORTH WASHINGTON STREET HOTEL 207 SF ROOM

STANDARD 5'-0" 200 SF ROOM STANDARD 25'-0 1/2" 128 SF

STAIR A

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1/12” = 1’ - 0” TYPICAL UPPER FLOOR PLAN (LEVELS 3-14)

88 NORTH WASHINGTON Exhibits 17 2/16/2016 2:42:38 PM 2:42:38 2/16/2016 374 SF ROOM ACCESSIBLE 307 SF ROOM STANDARD 144 SF STAIR B STAIR 207 SF ROOM

STANDARD

gov gov 248 SF ACCESSIBLE FLOOR PLAN FLOOR ACCESSIBLE 150 SF LOBBY CORRIDOR ELEVATOR 88 NORTH WASHINGTON STREET HOTEL 207 SF ROOM STANDARD 200 SF ROOM STANDARD 128 SF STAIR A

1/12” = 1’ - 0” ACCESSIBLE LEVEL FLOOR PLAN

88 NORTH WASHINGTON Exhibits 18 2/16/2016 2:42:44 PM 2:42:44 2/16/2016 T.O. STEEL 144’-0” 7 4 2 5 3 9 8 6 11 12 15 14 13 10 ROOF 88 NORTH WASHINGTON HOTEL PARCEL - MERANO 1B

VALENTI WAY ELEVATION

88 NORTH WASHINGTON Exhibits 19 MEDFORD STREET BUILDINGS T.O. STEEL 144’-0” 88 NORTH WASHINGTON HOTEL

NORTH WASHINGTON STREET ELEVATION

88 NORTH WASHINGTON Exhibits 20 NORTH WASHINGTON / THACHER CORNER PARCEL 3 OPEN SPACE DOWN NORTH WASHINGTON WEST ON THACHER PERSPECTIVES

88 NORTH WASHINGTON Exhibits 21 565(N.I.C.) EMR Electrical, Mechanical, 2,547 2,547 2,547 2,547 Accessibile 2,547 2,547 2,547 Accessibile 2,547 2,547 2,547 Accessibile 2,548 2,547 2,581 Accessibile 2,123Cafe/Lounge Office, 2,058Trash Center, Command Fire Lobby, 2,095(N.I.C.) Laundry Mechanical, 39,991 AREA (GSF) AREA 0 1 1 1 1 4 ROOMS FLOOR AREA SCHEDULE 6 6 6 4 6 6 4 6 6 4 6 6 4 0 0 0 70 4 0 70 74 6.0 3.9 18.2 2,197 39,991 STANDARD MAAB SUITE LEVEL STANDARD ACCESSIBLE SUITES TOTAL

BUILDING SECTION BUILDING LEVEL 15 ROOF LEVEL 14 LEVEL 13 12 LEVEL LEVEL 11 LEVEL 10 9 LEVEL LEVEL 8 LEVEL 7 6 LEVEL LEVEL 5 LEVEL 4 3 LEVEL LEVEL 2 GROUND BASEMENT TOTALS SITE AREA AREA PROPOSED F.A.R. EXISTING F.A.R.PROPOSED MAAB 5% ROOMS

144'-0"

9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 12'-0" 15'-0" 11'-8" 9'-0" STREET HOTEL 88 WASHINGTON NORTH 9 8 7 6 5 4 3 2 1 B 15 14 13 12 11 10 ROOF VALENTI WAY

MECHANICAL PENTHOUSE 90 N. WASHINGTON STREET WASHINGTON N. 90

N/S BUILDING AM9:15:23 3/7/2016 SECTION

88 NORTH WASHINGTON Exhibits 22 - HOTEL ILLUMINATED CANOPY SIGNAGE 2’ x 12’ - ILLUMINATED PIN LETTERS CANOPY ON -HOTEL BUILDING -HOTEL -SIGNAGE x 21’ 4’ - PIN LETTERS BACKLIGHTED

BUILDING SIGNAGE

88 NORTH WASHINGTON Exhibits 23