East Boston, MA January 05, 2015

Article 80 Small Project Review Application

320 Maverick Street, East Boston, MA January 05, 2015

320 Maverick Place - East Boston, MA

Proponent: Architect: Project Attorney: 320 Maverick St., LLC John LaFreniere A.I.A. Jeffrey Drago LaFreniere Architects Law Offices of Jeffrey R. Drago Table of Contents

I. Proposed Project Overview

II. Proposed Project

III. Neighborhood and Project Location

IV. Development Context

V. Project Benefits

VI. Zoning Analysis

VII. Building Code Analysis

VIII. Project Team

Exhibits

Zoning Area Map

Pictures of Parcel and Surrounding Area

Proposed Site Plan

Architectural Plans

Renderings

I. Proposed Project Overview

Project Title: 320 Maverick Place Location: 320 Maverick Street, East Boston Parcel Number: 0104128000, 00104129000, 0104129005

Project Description: Construct 29 Market Rate and 4 affordable (4.3 affordable required by BRA) residential apartments located in a new wood framed building constructed above a new on-grade parking garage for 32 vehicles.

Lot Area: 16,567 sf

No. of Residential Dwellings: 33 (29 market rate, 4 affordable (4.3 affordable required by BRA)

Proposed Building Footprint: 10,200 GSF

Ground Floor: 885 GSF Second Residential Floor: 10,453 GSF Third Residential Floor: 10,453 GSF Fourth Residential Floor: 10,408 GSF Fifth Residential Floor: 7,475 GSF

Proposed Gross Floor Area: 39,674 GSF

FAR: 2.39

One Bedrooms: 10 Two Bedrooms: 23

Proposed Building Height: 53 ft 8in (+/-)*

No. of Stories: 5 (including parking at grade level)

Number of Parking Spaces: 32 (2 ADA compliant)

Zoning Area: East Boston Neighborhood District 3F - 3 Family Residential Subdistrict

* Dimension taken from centerline of proposed building (at grade) to top of roof joists (+/-)

II. Proposed Project

Project Title: 320 Maverick Place

Location: 320 Maverick Street, East Boston, MA 02128

The Proposed Development Project (“Project”) is located at 320 Maverick Street in the East Boston section of Boston. The site of the Project is a 16,567 square foot underutilized parcel of open land along Maverick Street. The parcel is located in the Jeffries Point section of East Boston, and abuts Massport’s property at Logan Airport. The Jeffries Point area has become a desirable neighborhood for new residents moving to Boston because of the areas many shops and restaurants, and close proximity to public transportation. The Proposed Project is a market rate residential condominium development that includes on-site affordable housing units. The Project includes thirty-three (33) residential units with thirty-two (32) parking spaces for residents. The Project will provide housing to a growing neighborhood that is looking to see more home ownership projects in the community. The 320 Maverick Street, LLC, is the owner of the parcel and the developer of the Project, and is comprised of Mr. Joseph Ricupero and Mr. John Zirpolo. The Developers are both experienced businessmen in the East Boston community, and have developed and managed many residential housing projects in East Boston.

The Project falls under a 3-F 2000 zoning district and will consist of ten (1) bedroom units and twenty- three (2) bedroom units throughout the proposed building. The Project will consist of a five story residential structure at a height of 43 ft. 8 inches at the front of the building, and 53 ft. 8 inches at the rear of the building. The Project will include twenty-nine market rate units and four affordable units (4.3 required by BRA) on site. The building will include 32 deeded ground level parking spaces (28 covered, 6 uncovered) that will be exclusive for residents of the building. The private parking garage will have an entrance along Maverick Street for residents to enter and exit the building. The top floor of the building will include penthouse units with private rooftop decks that overlook Boston’s skyline.

The Project is ideally situated within walking distance to Maverick MBTA train station and along an MBTA bus route, which is convenient for those residents that are commuting to Downtown Boston. The Project is also conveniently located near the Maverick Square shopping district that has many neighborhood restaurants and local businesses. The Project will be constructed directly in front of the Massport Conrac Parking Garage at Boston Logan Airport, which will cover a garish looking parking facility with a modern residential building. The residents of 320 Maverick Street will have ample green space on site, which will include a private court yard at the rear of the building and trees and planters around the building.

The Project has gone through an extensive community outreach process. The developers met with the Jeffries Point Neighborhood Association over a year period to come up with a development concept and building design that would revitalize this section of East Boston. The Project team has also received the support of East Boston’s local elected officials. This Project will bring needed market rate housing to the community and revitalize an otherwise abandoned site.

III. Neighborhood and Project Location

The Proposed Project is located on Maverick Street at the corner of Lamson Street and is bordered by Massport’s property in the East Boston section of Boston. The location of the Project is within walking distance to Maverick Square, with its many restaurants and retail stores nearby. The current site is a 16,567 sq. ft. parcel with an address of 320 Maverick Street. The Proposed Project site is an underutilized former gas station that has sat idle for many years. The site is located in the Jeffries point section of East Boston. Jeffries Point has had a recent influx of young professional residents that are looking to live in the neighborhood, bringing a need for more market rate housing projects. This section of East Boston is attractive for folks commuting to work, due to its close proximity to public transportation at Maverick Square Train Station and to the Maverick Square business district.

The Proposed Project is located within walking distance of the area’s most utilized amenities. The site is less than one block from the East Boston Health Center and within walking distance to the East Boston Greenway and many neighborhood parks. The location of this site is ideal for the resident commuter or working professional because of its close proximity to public transit, neighborhood shopping, residential housing, and open space.

IV. Development Context

The Project will contain thirty-three (33) units of residential housing, with 23 two-bedroom units ranging from 835 to 1275 sq.ft. and ten one-bedroom units ranging from 610 to 695 sq.ft. The Project will include six penthouse units located on the top floor of the building. The unit composition has been designed to meet housing needs in the East Boston neighborhood. The Project will also include 32 on-site parking spaces (28 covered, 6 uncovered) located at the ground level of the building.

The subject parcel is located within a cluster of multi-unit residential apartment and commercial buildings of varying height and scale. Given the unique size of this parcel of land, thirty-three units of housing would keep with the makeup and composition of the surrounding community. The proposed building would not cause any negative shadowing or prohibit neighboring building views that could be detrimental to the abutters. The Project location is unique, in that there are no residential abutters in the rear or right side of the property. The Proposed Project will replace neighbors views of a parking garage with a residential building This proposal is seeking zoning relief under Article 53 of the Boston Zoning Code, for the following violations: Height, Multi-Family Use, Lot-Area size, Rear Yard, FAR, and Parking and Open Space.

V. Project Benefits

The proposed project offers the following benefits:

• Provides New Housing Units - East Boston has seen an influx of new people moving in because of its close proximity to Downtown Boston, and accessible public transportation, and therefore there is a strong need for new market rate residential housing. The Project will create 33 units of housing, with a mixture of one and two bedroom units.

• Provides Market Rate Ownership- The Project is comprised of market rate condominium units. The East Boston community has voiced concern over the low number of new market rate con- dominiums. This Project will foster home ownership in the neighborhood.

• Provides Affordable Housing - As East Boston apartment prices continue to rise there is a strong need to keep longtime residents, and new families from being out priced. This Project will create affordable units that will meet the Boston Redevelopment Authority housing requirement of five affordable units.

• Revitalization of Site - The Project will revitalize an abandoned and blighted former gas station and provide new infrastructure and landscaping.

• On-Site Parking - This Project will create 32 on-site parking spaces for residents of the building. This parking ratio is much higher than most new projects in the area. The Project is also within walking distance to public transportation, which will encourage less need for vehicular travel.

• Greenspace- The Project will create greenspace with an exterior courtyard located in the rear of the Property for the exclusive use of the residents. The front and rear of building will be beautified with planters and grass area.

• Eliminate Blight - Over the years the parcel of land has deteriorated, and it is uneven and overgrown with weeds. This Project will clean up this parcel and create a visually aesthetic building and landscape that will complement the surrounding residential community.

• Job Creation - This Project will create temporary construction and labor jobs during the development process. It will also create permanent jobs in the form of property management of the building and grounds.

VI. Zoning Analysis

320 Maverick Street, East Boston

New construction - 33 Condominium Dwelling Units - 32 Parking Spaces Zoning District: Article 53 - East Boston Neighborhood District Lot Area: 16,567 sq. ft.

Meets/ Exceeds Zoning Zoning Item Required Provided Requirements

Lot area minimum per 1 dwelling units (D.U.) 2,000 sf (for fist 2 Units) 2,000 sf Yes

Lot area minimum per 2 dwelling units (D.U.) 1,000 sf per DU 14,567 sf No

3 Minimum Lot Width (ft) 20 ft. 174 ft. - 10 in. Yes

Minimum Lot Frontage 4 (ft) 20 ft. 174 ft. - 10 in. Yes

Maximum Floor Area 1 2.39 5 Ratio (F.A.R.) (1 x 16,567sf = 16,567GSF) (39,674 G.S.F.) No

Maximum Building 6 Height - stories/ft 3 stories / 35 ft. 5 stories / 53 ft. - 8in. No

Minimum Usable Open 4,687 sf / 33 units = 7 Space 300sf / unit 142sf / unit No

8 Minimum Front Yard 5 ft. 5 ft. Yes

9 Minimum Side Yard 2.5 ft. 3 ft. Yes

10 Minimum Rear Yard 40 ft. 29 ft. No

Other Zoning Requirements

Three Family Residential 11 Allowed Uses (3F) Multi-family residential No 5 affortable D.U's required (5x.7) = 4 parking spaces No 2 parking spaces per unit (28x2=56) (32 parking spaces 12 Parking 4 affortable + 56 market rate = 60 parking spaces provided)

VII. Building Code Analysis

Massachusetts Building State Code 8th Edition

1. Subject Building is a total of five (5) stories. Four (4) stories over parking on ground floor

2. Use Groups: R-2: Residential Multi-Family

3. Construction Type: Type 5A

4. Entire building will be fully sprinklered.

5. Each dwelling unit will be separated by a minimum 1-hr rated assembly wall, with a 2-hr separation between garage and 2nd floor.

6. All exterior walls are 1-hr rated.

7. Each dwelling unit has 2 independent means of egress via stairway #1 and stairway #2

8. Egress stairways are 2-hr rated enclosures.

9. The building is served by a 3,500 lb elevator to meet MAAB requirements.

10. The building will meet MAAB code requirements

VIII. Project Team

Developer/Sponsor: 320 Maverick St., LLC

Joseph Ricupero 1222 Bennington St. East Boston, MA 02128 617-569-1718 [email protected]

John Zirpolo 261 Maverick St. East Boston, MA 02128 857-829-0964 [email protected]

Zoning/ Permitting Attorney: Law Offices of Jeffery R. Drago Jeffrey R. Drago, Esq. 62B Commercial Wharf East Boston, MA 02110 617-646-4467 [email protected]

Architect: John LaFreniere A.I.A. LaFreniere Architects, Inc 678 Massachusetts Avenue Cambridge, MA 02139 617-661-4222 [email protected]

Geoenvironmental Engineer: Jason S. Huestis McPhail Associates, LLC 2269 Massachusetts Ave. Cambridge, MA 02140 617-868-1420 Ext. 337 [email protected]

EXHIBITS

10 BRA Area Zoning Map 5 1

Adjoins Map 3C NS 3 B A ran dy wy / East Boston Neighborhood District Boundary ne

3 D Residential Subdistricts r

B d � 1� F One-Family Residential Subdistrict District Boundary R T h 2F Two-Family Residential Subdistrict MFR rid c en a E Subarea Boundary t e 3F Three-Family Residential Subdistrict St B n o a Multifamily Residential Subdistrict MFR ti u MFR/LS Multifamily Residential/ Local Services Subdistrict PDA Designation it

s t s n o t C CE Corridor Enhancement Subdistrict Urban Renewal Area Overlay District B

! ! ! ! ! ! ! ! ! Open Space Subdistricts ! ! ! ! ! ! ! ! ! o ! ! ! ! ! ! ! ! ! Neighborhood Design Overlay District M OS-CM Cemetery Open Space District ! ! ! ! ! ! ! ! ! s

OS-G Community Garden Open Space Subdistrict ! ! W McClellan

! ! Special Study Overlay District OS-P Parkland Open Space District k t ! o S OS-RC Recreation Open Space District e Highway n o

n t Shoreland Open Space District e g OS-SL PDA Permitted in EDA r n n OS-UP Urban Plaza Open Space District EDA e N C B OS-UW Urban Wild Open Space District N

a e OS-WA Waterfront Access Open Space Subdistrict t 0 195 390 780 Feet ison S e Add 3F-2000 i

s g OS-SL Neighborhood Business Subdistricts ( l ( Map Designed for 1" = 400' e h NS Neighborhood Shopping Subdistrict

CC Community Commercial Subdistrict h b W or C d sw o or LI Local Industrial Subdistrict r t h S

r t e 2F-3000 h LIA Logan International Airport Subdistrict p on St

p o Byr

o CF Community Facilities Subdistrict d EDA Economic Development Area OS-CM 2F-4000 t

D S C h e l s e a r t Waterfront Subdistricts t e S S p

i e MER Maritime Economy Reserve Subdistrict e w g o s 2F-4000 c id a C r Waterfront Commercial Subdistrict r t e WC o S l t H r o Waterfont Community Facility Subdistrict e C r WCF t S m i WM Waterfront Manufacturing Subdistrict (See Section 53-14.2) r o e OS-RC H c c WR Waterfront Residential Subdistrict u a t WS Waterfront Service Subdistrict (See section 53-14.1) h Curtis St C t 2F-2000 S M r For maximum allowed height, FAR, and other e oo p re w provisions, see Article 53. St o C C ur tis St Ha rm MER Beck S o t ny 2F-5000 St

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t (Replacing "Map 3, East Boston") o b n Adopted by the h g N Zoning Commission of the City of Boston i e e in meeting on January 19, 1993 i N g h n b o t o s r h Effective: February 16, 1993 Web Zoning Maps Disclaimer o Date of public notice: December 24, 1992 o (See St. 1956, c. 665, & 5) The Boston Zoning Maps, printed or downloaded from the Boston Redevelopment B o

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s of these Maps, the official print version shall be considered correct. For further B t Effective: September 17, 2013 information regarding the official version of the Boston Zoning Code, including r

OS-P 3 Public Notice: August 12, 2013 both the text and maps, please consult the BRA. / i St c A t 3 OS-CM STRICT OS-UP MFR/LS 1 5 11 Pictures

320 Maverick Site With ConRAC Garage Behind

View From Lamson Street Toward 320 Maverick Site 12 Pictures

Maverick St. View Looking Southwest

Maverick St. View Looking Southeast 13 Pictures

Maverick St. View Looking Northwest

Maverick St. View Looking Northwest 14 Context / Site Plans

SITE CONTEXT PLAN

SITE PLAN 15 AUGUST, 14 2014

LAFRENIERE 320 MAVERICK PLACE ARCHITECTS EAST BOSTON, MA Construction Drawings

16 Construction Drawings

17 Construction Drawings

18 Construction Drawings

19 Renderings

Aerial View

Maverick Street View Looking Southwest 20 Renderings

Maverick Street View Looking Southeast

Open Area At Back Of Building 21 Renderings

Front View Of Building

View At Corner Of Building 22