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Table of Contents Table of Contents 1.0 Executive Summary………………………………………………………………… 1 1.1 Introduction……………………………………………………………………….… 1 1.2 Proposed Project………………………………………………………………….… 2 1.2.1 Project Site and Context………………………………………………….….. 2 1.2.2 Project Description……………………………………………………………3 1.3 Summary of Project Impacts & Mitigation……………………………………..… 4 1.3.1 Urban Design…………………………………………………………….….. 4 1.3.2 Transportation Impacts…………………………………………………….… 5 1.3.3 Wind…………………………………………………………………………. 5 1.3.4 Shadow………………………………………………………………………. 6 1.3.5 Daylight……………………………………………………………………….6 1.3.6 Solar Glare…………………………………………………………………… 6 1.3.7 Air Quality Impacts………………………………………………………….. 6 1.3.8 Noise Impacts…………………………………………………………………6 1.3.9 Wetlands/Flood Hazard Zones………………………………………………. 7 1.3.10 Stormwater Management/Water Quality……………………………………. 7 1.3.11 Solid and Hazardous Materials…………………………………………….… 7 1.3.12 Geotechnical & Groundwater Impacts……………………………………..…7 1.3.13 Construction Analysis………………………………………………………... 8 1.3.14 Historic Resources…………………………………………………………… 8 1.3.15 Infrastructure Systems……………………………………………………….. 9 2.0 General Information……………………………………………………………….. 10 2.1 Proponent Information…………………………………………………………….. 10 2.1.1 Project Proponent…………………………………………………………... 10 2.2.1 Project and Team Information………………………………………………. 11 2.2 Public Benefits………………………………………………………………………. 13 2.3 Regulatory Controls & Permits……………………………………………………. 13 2.3.1 Current Zoning and Proposed Uses………………………………………….. 13 2.3.2 Zoning and Dimensional Requirements………………………………………13 2.3.3 Anticipated Permits and Approvals………………………………………….. 15 2.4 Legal Information…………………………………………………………………... 16 2.5 Public Review Process……………………………………………………………… 16 3.0 Urban Design Component………………………………………………………….. 18 3.1 Introduction…………………………………………………………………………. 18 3.2 Site Context…………………………………………………………………………..18 3.3 Building Design……………………………………………………………………... 18 3.3.1 Design Concept………………………………………………………………. 18 3.3.2 Height and Massing………………………………………………………….. 19 3.3.3 Façade Design, Fenestration, and Building Materials……………………….. 19 3.4 Site Design…………………………………………………………………………... 19 3.4.1 Open Space and Landscaped Areas………………………………………….. 17 3.4.2 Pedestrian Circulation………………………………………………………... 18 3.4.3 Parking and Vehicular Circulation……………………………………………20 The Seville on Boston Harbor Page i Table of Contents 3.5 Sustainable Design and Energy Conservation Measures………………………… 20 3.5.1 Sustainable Design Strategies………………………………………………... 20 3.6 Urban Design Submission & Project Drawings…………………………………... 22 4.0 Environmental Protection Component……………………………………………. 23 4.1 Wind…………………………………………………………………………………. 23 4.2 Shadow………………………………………………………………………………. 23 4.3 Daylight……………………………………………………………………………… 23 4.4 Solar Glare……………………………………………………………………….….. 24 4.5 Air Quality Impacts………………………………………………………………… 24 4.6 Noise Impacts……………………………………………………………………….. 24 4.7 Wetlands/Flood Hazard Zones…………………………………………………….. 25 4.8 Stormwater Management/ Water Quality………………………………………… 26 4.8.1 DEP Stormwater Management Policy Standards……………………………. 26 4.8.2 Mitigation Measures…………………………………………………………. 28 4.9 Geotechnical & Groundwater Impacts……………………………………………. 28 4.9.1 Project Site and Groundwater Impacts………………………………………. 28 4.9.2 Groundwater Conditions……………………………………………………... 28 4.9.3 Excavation and Foundation Construction…………………………………… 29 4.9.4 Probable Project Impact and Mitigation Measures………………………….. 29 4.10 Solid and Hazardous Materials……………………………………………………. 30 4.10.1 Solid Materials……………………………………………………………….. 30 4.10.2 Hazardous Materials…………………………………………………………. 30 4.11 Construction Impacts………………………………………………………………. 30 4.11.1 Construction Management Plan……………………………………………… 30 4.11.2 Construction Practices……………………………………………………….. 31 4.11.3 Transportation Impacts During Construction………………………………... 32 4.11.4 Construction Air Quality………………………………………………….…..33 4.11.5 Construction Noise……………………………………………………………33 4.11.6 Rodent Control……………………………………………………………….. 34 5.0 Transportation Component…………………………………………………….….. 35 5.1 Introduction…………………………………………………………………………. 35 5.1.1 Purpose of the Report…………………………………………………………35 5.1.2 Project Description……………………………………………………………35 5.1.3 Study Methodology……………………………………………………….….. 36 5.1.4 Study Area…………………………………………………………………… 36 5.2 Existing Transportation Conditions……………………………………………….. 36 5.2.1 Roadway Conditions…………………………………………………………. 36 5.2.2 Intersection Conditions………………………………………………………. 37 5.2.3 Traffic Conditions……………………………………………………………. 39 5.2.4 Existing Traffic Operations……………………………………………….…..39 5.2.5 Existing Parking/Curbside Inventory………………………………………… 43 5.2.6 Existing Public Transportation………………………………………………. 43 5.3 Evaluation of Long Term Traffic Impacts…………………………………….….. 44 5.3.1 No-Build Scenario…………………………………………………………… 44 5.3.2 Build Scenario………………………………………………………………... 47 The Seville on Boston Harbor Page ii Table of Contents 5.3.2.1 Site Access and Circulation…………………………………………… 47 5.3.2.2 Trip Generation…………………………………………………….….. 47 5.3.2.3 Mode Split………………………………………………………….….. 48 5.3.2.4 Trip Distribution……………………………………………………….. 50 5.3.2.5 Build Traffic Operations………………………………………………. 50 5.3.2.6 Build Conditions Parking……………………………………………… 53 5.3.2.7 Build Conditions Public Transportation……………………………….. 53 5.3.2.8 Pedestrian Access and Operations………………………………….….. 54 5.3.2.9 Bicycle Accommodations……………………………………………… 54 5.3.2.10 Loading and Service……………………………………………….….. 54 5.4 Transportation Mitigation Measures……………………………………………… 55 5.5 Transportation Demand Management……………………………………………. 55 5.6 Conclusions………………………………………………………………………….. 55 6.0 Historic Resources Component……………………………………………………. 57 7.0 Infrastructure Systems Component……………………………………………….. 58 7.1 Introduction…………………………………………………………………………. 58 7.2 Existing Sewer System……………………………………………………………… 58 7.3 Water System……………………………………………………………………….. 59 7.4 Storm Drainage System…………………………………………………………….. 60 7.4.1 Existing Storm Drainage System…………………………………………….. 60 7.4.2 Proposed Storm Drainage……………………………………………………. 60 7.5 Electric System……………………………………………………………………… 61 7.5.1 Existing Electric Systems……………………………………………………. 61 7.5.2 Proposed Electric Connections…...………………………………………….. 61 7.6 Telephone System…………………………………………………………………... 61 7.7 Cable System…………………………………………………………………….….. 61 7.8 Gas/Steam Systems…………………………………………………………………. 62 7.9 Utility Protection During Construction…………………………………………… 62 8.0 Coordination with Government Agencies………………………………………… 63 8.1 Agency Coordination………………………………………………………………. 63 9.0 Project Certification…………………………………………………………….….. 64 Figures: Section 5- Transportation Appendices: Appendix A- Letter of Intent to File Project Notification Form Appendix B- Geotechnical Report Appendix C-1 to C-4- Transportation Appendix D- Shadow Study Appendix E- FEMA Map The Seville on Boston Harbor Page iii Table of Contents 1.0 Executive Summary 1.1 Introduction The Project Notification Form is submitted this day of February 15, 2008 in accordance with Article 80 of the Boston Zoning Code. The Proponent, The Seville on Boston Harbor LLC is a Joint Venture of the Lombardo Companies and Global Property Developers Corporation. The Joint Venture is a limited liability corporation formed between a long time East Boston landowner—The Lombardo Companies and Global Property Developers Corporation, its developer. The Proponent will be represented by the Honorable Joseph Tierney Esq. The Development Team has collaborated on several projects across the State including the Liberty Plaza in East Boston. The site located at 248-270 Meridian Street extends one city block west from Meridian Street to Border Street. The proposed Project is a mixed- use building to be located on site of the old Seville Theater. The Seville Theater will be demolished to make way for the construction of a six-story building, which will accommodate retail/commercial space, as well as 65 one and two bedroom residential condominiums with structured parking. The site is a 17,841sf urban parcel in East Boston that extends from Meridian Street to the east to Border Street to the west. It is close to Central Square and opposite Liberty Plaza on the Border Street side. It is located in the Overlay Community Commercial District. The proposed commercial/retail spaces will enhance existing storefronts now active on both streetscapes. Five (5) floors of residential space will be developed above the commercial and retail spaces providing prime new space. Most condominiums will have outstanding views of Boston Harbor, Charlestown Navy Yard, or Logan International Airport. The privately funded Project represents an investment in the future growth of the Meridian Street Business District. The Project will provide excellent new harbor view residential opportunities for those interested in East Boston’s revitalized housing sector. As a mixed-use redevelopment near the waterfront, the commercial and residential mid- rise Project will reinforce/continue the ongoing modernization of East Boston’s new waterfront developments. The new retail/commercial spaces should encourage the community to modernize and upgrade their street fronts. The upscale modern residential component will increase property values and help promote/sustain the area’s economic viability. The Proponent has filed a letter of intent with Boston Redevelopment Authority notifying them that the Project Notification Form will be filed February 15, 2008. The Proponent has started the Large Project review process under Article 80 with the filing of the
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