4200 washington street - cloudinary

4200 Washington StreetApril 2021

developer

Arx Urban11 Isabella Street #4Boston, MA 02116T: 617.209.6169www.arxurban.com

architect

RODE Architects535 Albany Street #405Boston, MA 02118T: 617.422.0090www.rodearchitects.com

general contractor

Haycon35 Batchelder StreetBoston, MA 02119T: 617.652.0670www.haycon-inc.com

structural engineers

H+O Structural Engineering51 Melcher Street, Floor 1Boston, MA 02210T: 617.938.3349www.hayesoneill.com

sustainability consultants

Resilient Buildings Group6 Dixon Avenue, Suite 200Concord, NH 03301T: 603.226.1009www.hayesoneill.com

GROUND RULES 4200 WASHINGTON STREET

Recording Note:Arx Urban will be recording this meeting for those who are unable to attend the virtual meeting live. If you do not wish to be recorded during the meeting, please turn off your microphone and camera.

Virtual Meeting Etiquette:• We want to ensure that this is a pleasant experience for all, and that all community

members/stakeholders are comfortable sharing their comments, questions, and feedback.

• Please be respectful and mindful of each other’s time when asking questions/providing comments, so that all attendees are able to participate in this meeting.

• Please wait until all attendees have had the opportunity to ask a question/provide a comment before providing additional questions/comments.

• You can always set up a conversation with a member of the development team ([email protected]) to further discuss the project.

mailto:[email protected]

GROUND RULES 4200 WASHINGTON STREET

Meeting Information:• To be respectful of everyone’s time, this meeting will end at 8:30 pm.• During the presentation, attendees’ microphones will be muted.• Once the presentation is over, questions/comments from attendees will be accepted in

two ways: (i) through the Q&A feature at the top right of your screen, or (ii) you can raise your hand and we will take your questions orally, in the order which hands were raised.

• The presentation for this evening will be available to view on the project website (courb.co/4200wash)

BPDA Comment Period Extension:• Per the development team’s request, the BPDA has extended its comment period until

early May.• Comments may be submitted through the BPDA website

(http://www.bostonplans.org/projects/development-projects/4198-washington-street)

ABOUT ARX URBAN 4200 WASHINGTON STREET

Name: Common Allbright

Location: Allston

Type: 278-unit mixed-income co-living

Partners: Allston-Brighton CDC; Friends of Lincoln Green Strip

Impact: • Pioneered new co-living housing model to provide naturally-occurring affordability

• Income-restricted 20% of units

Name: The Meeting House

Location: Dorchester

Type: 36 mixed-income apartments

Partners: CPA; MassHousing; Property Casualty Initiative

Impact: • Income-restricted 58% of units to achieve greater affordability in rapidly changing Dorchester neighborhood

Name: The Elaine

Location: Mattapan

Type: 27 mixed-income apartments

Partners: DND’s Acquisition Opportunity Program

Impact: • Income-restricted 100% of units to preserve affordable housing and insulate from market

• Preserved existing tenancy at-risk of displacement

Name: Dorchester Workforce Housing

Location: Dorchester

Type: 49-unit apartment portfolio

Partners: Boston Police Department; City Life - Vida Urbana

Impact: • Created program to develop without displacement

• Rent increases capped at 3% per year, regardless of market rent

Arx Urban is a socially minded real estate firm that builds and acquires attainable housing across Boston. Since its founding in 2013, ithas completed 17 projects with a focus on integrating market-rate and affordable units. With a track record of innovation, Arx Urbanwas (i) the first private developer to secure funding under Boston’s Community Preservation Act, (ii) the first to permit a purpose-builtco-living project, and (iii) one of Boston’s pilot developers for the Department of Neighborhood Development’s AcquisitionOpportunity Program.

PROJECT LOCATION 4200 WASHINGTON STREET

EXISTING CONDITIONS 4200 WASHINGTON STREET

PROJECT GOALS 4200 WASHINGTON STREET

Affordability Significantly Beyond IDP: At least 40% of units (vs 13% required) to be income-restricted

Purpose-Built Retail: Reformat retail space for local businesses

Sustainable Construction: 100% electric units with solar power, approaching Passive House

Improved Pedestrian Experience: Widened sidewalks and create courtyard on Washington Street

Grow The Rozzie Square Theater: Intentionally designed space inviting innovation and diverse voices

Progressive Transit and Mobility: Subsidy to incentivize public transit, EV car-share and biking

Support Local Artists: Commission local artists for public art installation

COMMUNITY ENGAGEMENT 4200 WASHINGTON STREET

Where we are today:• Preliminary plans filed on November 19, 2020• Conducted meetings with community and interested

individuals to gather input (ongoing)• City held BPDA public meeting on February 24, 2021• Comment period for the project extended until May 3, 2021• Development team hosting two additional public forums to

gather feedback:• April 20 developer-led public meeting• April 26 meet & greet in Adams Park

• The development team will remain responsive and is iterating on our plan based on feedback

20+ community input meetings or calls:• Leadership from numerous community groups (RVMS,

WalkUp Rozzie, RISE, Greening Rozzie, Rozzie Bound, City Life, Roslindale Business Association

• Sumner School Community (Principal Welch & Family Council)

• Local businesses and neighbors• Councilor Arroyo• BPDA Urban Design• BPDA Public Meeting

Changes based on input from community:• Divided building into two aspects, reducing height from 62’

to 51’ on Washington Street• Step back building from rear property line and adjust

loading facility• Significantly exceed City’s IDP requirements• Inclusion of The Rozzie Square Theater• Greenspace in front of building• Widen sidewalks on Basile to improve pedestrian

experience• Design acknowledges hierarchy of community center• Environmentally conscious design• Sumner mural, improv classes, CMP

5-6 Stories 4-5 Stories

Lot Area 8,982 SF 8,982 SF

Floor Area 38,750 SF 34,000 SF

Building Height 62’ (street wall); 70’ (rear) 51’ (street wall); 59’ (rear)

Number of Residential Units 34 27

Retail/Community Theater Space 4,200 SF 4,200 SF

Landscaped Open Space 1,400 SF 1,400 SF

Number of Bike Storage Spaces 47 38

PROJECT SUMMARY 4200 WASHINGTON STREET

HEIGHT CONSIDERATIONS 4200 WASHINGTON STREET


FROM RMV: 6 STORIES FROM RMV: 5 STORIES


ELEVATION: 6 STORIES ELEVATION: 5 STORIES

VIEW FROM SUMNER SCHOOL 4200 WASHINGTON STREET

FALL/SPRING EQUINOX SHADOWS 4200 WASHINGTON STREET

WINTER SOLSTICE SHADOWS 4200 WASHINGTON STREET

SUMMER SOLSTICE SHADOWS 4200 WASHINGTON STREET

FLOOR PLANS 4200 WASHINGTON STREET

FLOOR PLANS 4200 WASHINGTON STREET

Per the BPDA’s 2021 “Boston in Context: Neighborhoods” study, only 15% of units are Studios or 1-Beds (85% are 2-bedsor larger). Additionally, 55% of the neighborhood’s residents are homeowners while only 45% are renters.

DENSITY CONSIDERATIONS 4200 WASHINGTON STREET

5-6 Stories – 34 Units

Income-Restricted (Estimates)

• 17 units total (50% of total)• 7 units at 60-70% AMI• 10 units at 80-90% AMI

Unit Mix

• Studios - 4• 1-Beds - 17• 2-Beds - 9• 3-Beds - 4

OPTION A

6 Stories – 39 Units



Unit Mix


ORIGINAL PROPOSAL

4-5 Stories – 27 Units



Unit Mix


OPTION B

RENT SUMMARY 4200 WASHINGTON STREET

Unit Type 60% AMI 70% AMI 80% AMI 90% AMI Market Rate

Studio $955 $1,125 $1,295 $1,465 $1,600

1-Bedroom $1,120 $1,318 $1,517 $1,715 $1,800

2-Bedroom $1,266 $1,492 $1,719 $1,946 $2,100

3-Bedroom $1,417 $1,672 $1,927 $2,182 $2,800

BPDA 2020 Maximum Affordable Rents*Estimated Market Rate

Rents Starting At

Household Size 60% AMI 70% AMI 80% AMI 90% AMI

1 $50,000 $58,350 $66,650 $75,000

2 $57,150 $66,650 $76,200 $85,700

3 $64,300 $75,000 $85,700 $96,400

4 $71,400 $83,300 $95,200 $107,100

BPDA 2020 Income Limits

*Note: All income-restricted rents fall under BHA and Metro Housing (Section 8 Voucher) Payment Standards

SUSTAINABILITY 4200 WASHINGTON STREET

The Project will set a new standard for sustainability by including 100% electric apartments, utilizing solar power, and approaching Passive House standards.

Solar panels to offset electricity needs Large, thermally-efficient

windows to minimize energy needed for winter heating

Electric Vehicle car-share / charging station

Building approaches Passive House standards to

maximize energy and water efficiency

Ample bike storage (1.2 ratio)

POTENTIAL RETAIL MIX & EXISTING BUSINESSES 4200 WASHINGTON STREET

The Proponent is keenly aware of the importance of small businesses within the Roslindale community and the pressures facing them today. Since it acquired this building 5 years ago, the Proponent has:

• Kept rents below market• Communicated with tenants the intention to reposition the building (including such language within all leases)• And have provided three potential options to all tenants:

1. If desired, will construct new, purpose-built spaces where tenants may sign long-term leases at their current levels

2. Assist tenants in finding space and relocating temporarily within the square during construction3. Assist tenants in relocating permanently within the square

Two of the current tenants, The Rozzie Square Theater and Delicious Yogurt, have signed on as partners of the Project:

THE ROZZIE SQUARE THEATER 4200 WASHINGTON STREET

● Woman-owned business ● POC-owned business● Located in underserved area with opportunity to serve outer areas● Ranked highest rated “Comedy Show” and “improv show” in Boston on Yelp!

Roslindale’s opportunity to build and elevate


● Attract more diverse programming (sketch, storytelling, musicians, stand up)

● Attract wider range of audiences● Increase accessibility to improv + live entertainment ● Update the comedy experience and evolve beyond the

“two drink minimum” crowd

● A neighborhood staple encouraging foot traffic and stimulating early dining crowd + nightlife

● A destination for future talent● A home base for current talent● A resource and hub for the community

1-3 year vision 3-10 year goals

An intentionally designed theater that invites innovation, diverse voices, and elevates surrounding businesses

COLLABORATION WITH THE CHARLES SUMNER SCHOOL 4200 WASHINGTON STREET

Potential areas of partnership with the Charles Sumner School include:• Mural created by the school community on the school-facing façade• Improv classes and programs sponsored by Project at the Rozzie Square Theater• Educational engagement with students during development to contribute to in architecture, design, and

construction learning

TRANSPORTATION – NEIGHBORHOOD CONTEXT 4200 WASHINGTON STREET

TRANSPORTATION – CURRENT FACTORS 4200 WASHINGTON STREET

Workforce housing residents in transit-rich locations don’t tend to own cars

Our existing portfolio of five similar mixed-use, mixed-income buildings:

• Residential Units – 125• Parking Spaces Rented – 44• Parking Utilization Ratio – 0.35

Per 2019 MAPC report, extra parking spaces in new developments are wasteful

A survey of 200 Greater Boston Area multifamily buildings during peak parking hours revealed:

• Higher parking ratios leads to higher parking demand• As transit options increases, parking demand

decreases• As affordability increases, parking demand decreases• New developments should require few spaces - or

none at all

TRANSPORTATION - PROPOSED 4200 WASHINGTON STREET

Transportation Subsidy:Residents will receive a monthly stipend to subsidize the subway, buses, bike-shares, and car-shares

Bicycle Amenities:There will be 47 covered bicycle parking spaces on-site

Off-Site Parking:The Proponent is in the process of securing 20 off-site spaces from local private owners within a 0.5-mile radius of the Project

To de-couple parking costs from the cost of housing and to maximize the amount of square footage available to localretailers, the Project will seek to limit on-site parking and intends to adhere to MAPC's "Perfect Fit Parking Initiative"guidelines.

Because of the project’s small size, the BPDA does not require a formal traffic study, though considerable care has beengiven to address community needs both during and after school hours.

EV Car Share:The Proponent is exploring an on-site Electric Vehicle car share / charging station

AFFORDABILITY CONSIDERATIONS 4200 WASHINGTON STREET

Focusing on breadth over depth of restricted units has proven successful

Case Study: The Meeting House

Neighborhood Dorchester

Completed 2020

Units 36

Engagement MassHousing, Department of Neighborhood Development’s Community Preservation Act, Meeting House Doors Project

Impact • 58% income-restricted within Voucher Payment Standards

• 1,000+ applications for 21 income-restricted units

Sign up, ask questions, and support:

courb.co/4200wash

PROJECT WEBSITE 4200 WASHINGTON STREET

http://courb.co/4200wash

Appendices

APPENDICES 4200 WASHINGTON STREET

CONSTRUCTION MANAGEMENT PLAN 4200 WASHINGTON STREET

Preliminary construction mitigation measures for minimal disruption to School and Community:

Safety• Primary focus will be on safety of students,

teachers, family and greater community• Main construction delivery and activity to be along

Washington Street• Pedestrian protection and lighting along sidewalk

Extensive rodent abatement• Preventative plan in place abiding by City

regulations• Willing to provide additional abatement on school

property

Parking and traffic flow• Abide by parking bans during school drop off hours

and extended hours for before/after school families

Parking lot access• Further set back building from property line• Construction fencing along boundary• Any access will be coordinated in advance and

approved by necessary stakeholders

ELEVATIONS 4200 WASHINGTON STREET

FAQ’S 4200 WASHINGTON STREET

What is going to happen to the existing businesses?

The Proponent is keenly aware of the pressures facing local businesses today and has an anti-displacement policy (for commercial and residential tenants). Since it acquired this building 5 years ago, It has been working with the existing tenants,keeping rents below market and communicating with them about its intention to reposition the building (including such language as a part of their lease).

So far two of the existing local businesses, The Rozzie Square Theater and Delicious Yogurt, have signed on as partners of the Project. During construction, new spaces will be purpose-built for their businesses and they each can sign a long-term below market lease. The remaining businesses, Bob’s Pita and Dragon Chef, have been provided a similar opportunity and the Proponent will assist them in relocating within the square (temporarily during construction, or permanently) if they wish.

How does the Project fit within its surroundings? Is it too dense or tall?

The Project will be one of the taller buildings within the square but based on preliminary community feedback was originally reduced from 7 stories to 6 stories (and the top story was set back dramatically so it is not visible from the street). The Project’s local architecture team paid particular attention in their design to honor the prominence of the Square’s historic buildings and acknowledge the RMV Building specifically. We are currently evaluating reducing the height even further to 5 stories but anticipate impacts on the building’s level of income-restricted units.

Trade-offs are inevitable when developing mixed-income projects in an urban environment. The Proponent’s foremost goal when creating this proposal was to maximize the number of income-restricted housing without the need for tax credit subsidy which can take years to acquire. The current height allows the Project to achieve significantly more income-restricted units than are required by the City of Boston Inclusionary Development Policy requirements(i.e. Minimum 40% vs. 13% required).

FAQ’S 4200 WASHINGTON STREET

How will building’s mixed-income housing in Roslindale be beneficial?

Roslindale has one of the lowest number of income-restricted units of any neighborhood in the City of Boston. 4200 Washington would provide safe, high-quality housing for a range of tenants of different socio-economic backgrounds to help foster a robust, diverse community.

What is the anticipated blend of income tiers?

At least 40% of the units will be income-restricted at 60-100% of AMI (significantly above and beyond IDP requirements) with the goal to achieve over 60% of units as income-restricted. As noted above, The Proponent’s foremost goal is to maximize the number of income-restricted housing without the need for tax credit subsidies (which can take years to be awarded and are unpredictable). Instead, it will rely on its unique social-impact equity model and subsidy from either a city or a state agency.

Focusing on the breadth of income-restricted units rather than on depth has proven successful in prior projects for the Proponent (i.e. having a higher number of income-restricted units vs. a lower number of income-restricted units at lower income levels). At The Meeting House, the Proponent’s most recent project, there were over 1,000 applicants for 21 income-restricted units, primarily because all rents for income-restricted units were attainable for tenants holding a Section 8 Voucher, in practice making the income tiers much lower than on paper.

Will the Project do anything to connect with the Charles Sumner School community?

In prior Projects, the Proponent has worked with schools to provide exposure to various aspects of the development and construction project to local youth. The Project will seek to forge a strong partnership with the Charles Sumner school by engaging and educating students during the design and construction processes (including providing tours of the project at various stages of construction) and potentially using The Rozzie Square Theater.

How long does the Proponent plan to hold the Project for?

Unlike other developers that may sell their projects or land once it is entitled, the Proponent is committed to building thisProject and being an active, long-term member of the community. It plans to continue owning and operating the Project into perpetuity and the income-restrictions on the housing units will likely be recorded for 50-100 years.

PROJECT ZONING 4200 WASHINGTON STREET

3.785

DESIGN PRECEDENT - MATERIALS 4200 WASHINGTON STREET

DESIGN PRECEDENT – LARGE WINDOWS 4200 WASHINGTON STREET

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