Minutes 2020-01-27

  • Welcome & Announcements
  • Boston Police Updates – Sergeant Cintolo and Officer Simons
    • 2019 Part 1 decreased by 12%; commercial break-ins were up (24 in 2019; average 6-8); Car break-ins were up; 2020 car break-ins on Maverick and Sumner St – detectives are looking for a suspect with a limp; house breaks are way down;
  • Office of Neighborhood Services Updates – Lina Tramelli
  • Neighborhood Updates – Nat Taylor
  • Project Presentations:
    • EBNHC – The proposal before the Zoning Board of Appeal is to amend the zoning authorizations for the 20 Maverick Square and 10 * Gove Street East Boston Neighborhood Health Center (EBNHC) facilities to remove the references to the provision of ancillary parking at the following off-site lots: 75-115 Bremen Street, 164 Orleans Street, and 147-163 Orleans Street. We will also authorize existing parking spaces located at 21 Gove Street and 79 Paris Street for use ancillary to the EBNHC facilities. The purpose of this amendment is to allow for the release of liens on the off-site lots. EBNHC is not requesting authorization to develop the off-site lots; any future development on the off-site lots would require full public and community review through the City’s Article 80 process.
      • Federally qualified community health center with 350,000 visits per year that sees everyone without any qualificiation
      • We employee 1,200 people, about half of which live in East Boston
      • 50 year history in East Boston
      • Community based board
      • ISD rejected our request for an administrative change, so we are going through the formal process
      • Our attempt to build admin failed, so now we are seeking proposals for the project
      • We are shifting liens between parcels
      • The practical use will not change (from parking) right away
      • It does not affect the potential to develop
      • On employee parking: we are responsible for employee parking, and it is currently free and part of their employment, so we will continue to provide that through different means including a multi-year public transit effort, a TNC effort. We will try to decrease the single occupancy vehicle trips into East Boston.
      • ZBA hearing is tentaviely in early March with 5 projects
      • Q: What is your parking plan? A: We are making a multi-year plan and it won’t change until there is a development. Next fiscal year will give out transit benefits. We will assess additional benefits. We have hired the consultant he reformed MIT’s transit benefits.
      • Q: How many vehciles do you own and run? Will that change? A: I don’t know offhand. We have a P.A.C.E program that we store some at Bremen St. We have security vehicles. P.A.C.E will grow if/when patients grow. We want to have satelite lots and build a transit system.
      • Q: Can you do something about cars that park and get tickets in front of your inactive entraces? A: Yes, please contact me.
      • If you have concerns or complaints, please share them with our patient run board.
      • Q: Will you be merging with any health plans? A: We are not an insurer, but we want to merge with the South End Community Health Center.
    • 198 & 200 Maverick – The proposals are to change the occupancy of the three-family residential dwelling to a four-family residential dwelling.
      • Zoning Variances: FAR (2.35), Height (43’), Side yard (pre), rear-yard (pre), parking
      • Q: Are there any flooding risks? A: We did not get triggered for flooding, but there is not living space in the basement.
      • Q: Will there be a garage? “We don’t got no parking space.” A: No, since there is no change for the structure.
      • Q: How many units currently? A: 6 (3 & 3) The new is 8 units.
      • Q: Will the porches remain? A: Yes.
      • Q: Will there be any roof decks? A: No.
      • Q: There will be so many cars. What will you do? A:
      • Q: If you dig there will be mice? A: We aren’t digging and we will put out traps.
      • Q: Condos or apartments? A: Rentals (But could be converted.)
      • Q: Why are there 3-bed 1-baths? A: They are existing.
      • Q: Is the corner door staying there? A: Yes.
      • Q: Will there be a safety inspection? A: Yes.
      • Q: Will you need jersey barriers? A: No.
      • Q: When do anticipate starting the rehab? A: Best case is the fall, but it could be later.
      • Q: Are there current leases? A: Yes.
      • Q: Are all the units going to be market rate? A: Yes.
    • 14B Geneva – The proposal is to erect a four-family building with four parking spaces.
      • Currently an empty lot.
      • Chris McQue is the owner and propoenent. Peter Vanko is the architect.
      • We are looking into setback changes.
      • Zoning Variances: additional lot area per dwelling unit; lot width (29); frontage (29); FAR (1.68); Open space (100sqft); front yard (0); side: 0L 3’R; rear: 10’; parking (4); flood hazard; IPOD;
      • First floor has a handicap list
      • Q: Will you build the sidewalk? A: We would like to but it is a private way.
      • Q: Are there any sewers? A: The units to left had to put in 8″ sewer and water main from Maverick. We are going to extend the water main and add a fire hydrant.
      • Q: Can they put poison in the sewers for the rats? A: We don’t know.
      • Q: What is the distnace to chain link fence? Will you have to use the existing side yard? A: 3’. Yes.
      • Q: Why can’t you split the side yards? A: We need to have windows. We are exploring flipping it, so there is a 6’ side setback.
      • Q: Where will the electrical lines go? A: That’s just cable and it will get shifted back in the lot. Eventually they will go underground. It is dead and I have asked them to cut it.
      • Q: How will you build when its so close? A: We do it all the time.
      • Q: What is the plan for the street? A: It would have a curb cut and we want to have side walks. The process for changing from private to public way requires the City and a 51% vote on the street and then the owners are assessed based on individual area. We eventually want lighting and green, and we want to copy the adjacent aprons.
    • 279 Maverick – Brief Update
      • Richard Lynds (attorney) Tim Leandre (architect) – we have made some updates to the project.
      • Subject to Article 80E-2 BPDA review process
      • Changes:
        • reduced to 36 residential units (5 inclusionary development policy IDP units)
        • increase open space to 5,040 sqft
        • Improved streetscape to blend
        • Reduced FAR from 2.84 to 2.76
        • Proposal to integrate with parking garage at 287 Maverick.
      • Aligning with the existing path from the park
      • Concept is to be pedestrian and bike friendly
      • Q: Is there a cut through the Everett? A: Yes, pedestrian only.
      • New street trees
      • Rear gardens / yard area
      • Zoning variances: use, add’l lot area, rear year (10’), FAR (2.76), height (59’6″), Open Space (<300), parking (23), IPOD
      • Process: If approved, construction could begin in Winter 2020 for 12-14 months.
      • Q: Will the adjacent spot have a cafe? What will go into the retail? A: Yes. Maybe the cafe will move to this project’s larger space, so the other space could become offices.
      • Q: Has this always gone through GSCA? Last week was the first I heard of this. Can you provide a rendering from the Everett Street side? Yes. What has the process been? I am concerned about the huge 60’ foot wall, since it is nearly twice as tall. What about the pedestrian right of way? It will be on our property and there will be a fence. We could limit the use.
      • Q: Will the pedestrian way be lit? A: It will be BPDA approved down-lighting.
      • Q: Will there be an abutters meeting? When? A: Yes, through the Article 80 process. It will most likely be here. It will be flyered and in the newspaper. We expect it to be in March at the earliest.
      • Q: There is a big unit at 202 that has 1-1 parking, so why can’t this project do that? A: The units are larger whereas 1-beds require less parking, and the BPDA looks at these and determines whether 1-to-1 parking aligns with the City’s goals of density and transportation. There are other factors too.
      • Q: What does it mean if we continue to vote it down? A: The community group process is advisory.
      • Q: Has a development ever been voted down for having too much parking? Almost every person wants parking. This parking is inadequate. A: 245 Sumner St was built with more parking than the BPDA recommended.
      • We don’t have cars and so we don’t want to pay the premium for parking.
      • Q: How will waste be handled? A: There is an internal trash room with private management.
      • Q: For the IDP units, what is the rate? Will you sell them at exactly that rate? A: For a 2-bed based on size the maximum sale price is $239k through a lotery system. For a 1-bed based on size, it’s $189k. It’s a 50 year deed restriction. You can sell them for more than a 5% increase. They will probably be listed at the max rate, then it is up to the market.
      • Q: How big is the commercial space? A: 2,000 sqft.
      • Q: Is there space for public accomidation? A: There is an amenity room at 287 for people in the building, but nothing for 279.
      • Q: Will there be roofdecks? A: They are balcony roof decks off the units in the set back.

Meeting adjourned at 8:13 P.M.