Indigo Block located at 65 East Cottage St Public Meeting June 1, 2016, 6:30pm Strand Theatre Presented by: Dorchester Bay Economic Development Corporation Boston Capital Escazú Development Newmarket Community Partners Davis Square Architects
Agenda (1) Project Overview Bulk of Project is the same, adjustments based on community/city input (2) Design Updates (3) Homeownership Updates (4) Traffic Updates (5) Proposed Schedule
Public Outreach Schedule Fall 2014: Development team met with civic associations to solicit input on our proposal before responding to DND s RFP for 65 East Cottage St January 2015: DND sponsored developer proposals meeting May 22, 2015: Development team awarded tentative designation as developer July 27, 2015: Development team hosted a community meeting to introduce ourselves and our proposed project December 11, 2015: Development team submitted Expanded Project Notification Form to BRA, initiating the Article 80 review process
Public Outreach Schedule January 21, 2016: BRA sponsored a community meeting team presented updates to the project March 14, 2016: BRA sponsored an Impact Advisory Group (IAG) meeting to get feedback on the project from community representatives April 5, 2016: Boston Civic Design Commission (BCDC) reviewed project designs and requested changes May 10, 2016: BCDC Subcommittee reviewed project designs in depth, requested final adjustments prior to approving May 16, 2016: BRA sponsored a 2 nd IAG meeting June 1, 2016: Community Meeting to update on progress to date
Visit our Project Website for updates: http://courbanize.com/indigo-block
Goals and Vision Integrate the 65 East Cottage Street property into prior Uphams Corner based planning initiatives: Uphams Corner Working Group, DND process, and neighborhood meetings/resident input. Build housing for 4 levels of income. Goal is to keep residents in the neighborhood, not displace them. Create light industrial/commercial space focused on job creation, local employment, and low impact on abutters. Commit to local hiring for construction and permanent jobs, and using minority and women owned contractors.
The Program Mixed-use program: 80 Residential rental apartments as well as 9 market rate homeownership units 20,000 square feet of Light Industrial/Commercial space on two floors (plus a 3,400 SF mezzanine level) A new connection to public transit at the Uphams Corner platform directly from the site
Rental Housing Program Rental Housing 80 Units Family Income Target (for a family of 4) Low Income Housing 8 units $0 to $34,000 / year Workforce Housing 36 units $35,000 to $79,000 / year Middle Income Housing 36 units $80,000 to $118,000 / year Unit Types Unit Count One Bedroom 22 Two Bedrooms 44 Three Bedrooms 10
Rent Levels Unit Type One Bedroom Two Bedrooms Three Bedrooms 8 Low-Income Units $0 to $34k Rental Assistance Rental Assistance Rental Assistance 36 Workforce Units $35k to 78k 36 Middle Income Units $78k to $118k Dorchester Market $1,052 $1300-$1,400 $1,300 $1700 $1,263 $1,450-$1700 $1,500 $2,000 $1,459 $1,800-$1,900 $1,800 $2,500
Homeownership Units Current Plan: 9 homeownership units in four buildings Form of Ownership : Condominium All units will be deed restricted for owner occupancy Combination of 2 and 3 bedroom units 1 parking space per unit
Light Industrial / Commercial Flexible spaces: targeting occupancy by 2 to 10 businesses Dedicated off-street loading and commercial-only parking spaces Only light industrial uses that are compatible with the neighborhood will be chosen leases will have good neighbor restrictions on noise, hours of loading, etc. Examples include: Back Office for Larger Institutions, Innovative Manufacturing (3D Printing, Electronic & Digital Components), Craft Distillery, Food Distribution, Architectural/Design Firms, Project Management Co s, Product Distribution, Import/Export Businesses
Parking Total of 63 spaces available for 80 residential rental units (0.79 ratio): 50 dedicated residential spaces 13 swing spaces shared with commercial based on time of day Resident parking sticker program Total of 29 spaces available for commercial (1.3 per 1,000 SF) 16 dedicated commercial spaces 13 swing spaces shared with residential based on time of day 1 space per homeownership unit (1:1 ratio for 9 units)
Community Benefits Well Integrated into Existing Neighborhood: Design and Income Mix Local Construction Jobs: 51% Boston Residents, 51% Minorities, 15% Women 30% of the total construction contract value will go to minority firms, 10% to women owned firms DBEDC has exceeded these numbers on its last two projects, totaling $40 million in construction Local Permanent Jobs: Half of jobs committed to neighborhood residents DBEDC meeting a similar commitment at Pearl
Community Benefits Public Transit Access Working with the MBTA to build a new, well-lit access point to the Uphams Corner Station from the Indigo Block site Open Space Active green space and playground for neighborhood use Community Room available for community use Commitment to conduct environmental clean-up and to sustainable design Active community engagement process, continuing the involvement before and since our designation
Previous Proposal Current Site Program Homeownership Light Industrial / Commercial Residential Rental MBTA Connection
Previous Proposal Residential Apartments Current Proposal
Light Industrial Current Proposal Previous Proposal
Street View
Street View
Street View
Lighting
Security Planned Security Measures Ample lighting Cameras around building that capture activity in parking lot, ramp to MBTA platform Cameras are tied to central security service system with live monitoring, active calls to police Roving security patrol Potential to add police call box development team is looking into how to set this up Fencing to separate public path from private green space, from tot lot
Homeownership Units Current Proposal Previous Proposal
Homeownership Units View from Private Road Indigo Block: Homeownership Units
Live Model
Homeownership Units Earlier Proposal: 4 Two-Family Buildings Renter Unit: 2 Bedrooms Owner Unit: 3 Bedrooms (Bi-level) Prices set at $625,000 per building Current Proposal: 9 Condominium Units 3 Buildings with 2 units each 1 Building with 3 units 2 and 3 bedroom units Prices from $275,000 - $375,000 per unit
Two-Family Proposal Owner Unit: 3 Bedrooms 1,700 sq ft Renter Unit: 2 Bedrooms 1,000 sq ft Price: $625,000 5% Deposit: $31,250 Mortgage: $593,750 Terms: 30 Year Rate: 4.5% Monthly Payment: $3,404 Insurance: $292 Taxes: $300 Monthly Payment: $3,996 Target HH Income With Rent Rental Scenario 1: Rental Income 2 BR: $1,800 Owner s Net Payment: $2,196 HH Monthly Income: $7,303 Annual Income: $87,632 AMI: 80%--90% Rental Scenario 2: Rental Income 2 BR: $1,400 Owner s Net Payment: $2,596 HH Monthly Income: $8,653 Annual Income: $103,840 AMI: 100%--110% **Please Note: Sale prices may change due to increases in construction costs.
Developer Proposal for Maximum Affordability 9 Condominiums: 3 buildings with 2 units each; 1 building with 3 units 2-unit buildings: 2 BR 1 st floor unit 1,000 sq ft; 3 BR 2 nd floor unit-1,700 sq ft 1 st Floor Condo: $275,000 5% Deposit: $13,750 Mortgage: $261,250 Terms: 30 Year Rate: 4.5% Monthly Payment: $1,324 Avg Condo Fees: $230 Avg Taxes: $150 Total Monthly Expense: $1,704 Target Household Min. Monthly Income: $5,111 Annual Income: $61,334 AMI: 70% AMI 2 nd Floor Condo: $375,000 5% Deposit: $18,750 Mortgage: $356,250 Terms: 30 Year Rate: 4.5% Monthly Payment: $1,805 Avg Condo Fees: $230 Avg Taxes: $150 Total Monthly Expense: $2,185 Target Household Min. Monthly Income: $6,555 Annual Income: $78,662 AMI: 80% AMI **Please Note: Sale prices may change due to increases in construction costs.
Developer Proposal for Maximum Affordability 9 Condos Scenario: 3 buildings with 2 units each; 1 building with 3 units 3 Unit Building: 2 BR in each unit all are 1,000 sq ft 1 st Floor Condo: $275,000 5% Deposit: $13,750 Mortgage: $261,250 Terms: 30 Year Rate: 4.5% Monthly Payment: $1,324 Avg Condo Fees: $230 Avg Taxes: $150 Total Monthly Expense: $1,704 Target HouseHold Min. Monthly Income: $5,111 Annual Income: $61,334 AMI: 65-70% AMI 2nd Floor Condo: $285,000 5% Deposit: $14,250 Mortgage: $270,750 Terms: 30 Year Rate: 4.5% Monthly Payment: $1,372 Avg Condo Fees: $230 Avg Taxes: $150 Total Monthly Expense: $1,752 Target HouseHold Min. Monthly Income: $5,256 Annual Income: $63,067 AMI: 65-70% AMI 3rd Floor Condo: $350,000 5% Deposit: $17,500 Mortgage: $332,500 Terms: 30 Year Rate: 4.5% Monthly Payment: $1,685 Avg Condo Fees: $230 Avg Taxes: $150 Total Monthly Expense: $2,065 Target HouseHold Min. Monthly Income: $6,194 Annual Income: $74,330 AMI: 80% AMI **Please Note: Sale prices may change due to increases in construction costs.
Market Condo Sale Comparisons 35 Port Norfolk #1 $399,000 2 Bedroom 1 st Floor 1,000 sf 35 Port Norfolk #2 $470,000 3 Bedroom 2 nd Floor 1,700 sf 57 Hecla Street $305,000 3 Bedroom 1 st Floor 840 sf 50 Victory Road $315,000 2 Bedroom 1 st Floor 1043 sf 83 Van Winkle $391,000 3 Bedroom 2 nd Floor 1200 sf 30 Pond Street #3 $409,000 2 Bedroom 900 sf 115 Pleasant St. #3 $459,000 2 Bedroom 900 sf 115 Pleasant St. #2 $490,000 2 Bedroom 1,190 sf 115 Pleasant St. #5 $469,000 2 Bedroom 939 sf Indigo Block: Homeownership Units
Emerging Consensus after 5/16 IAG meeting: 9 condo units in 4 buildings IAG members talked through these issues: Two-families priced at $625,000 per building is too high for current residents to afford Prefer more than 8 condo units - more 2 BR homeownership opportunities Building 10-12 condo units triggers BRA s IDP requirement for % of units at lower prices this increases sales price remaining units -> less affordable Owner Occupancy important; Deed Restriction meets this goal Conclusion: IAG members proposed 9 condo units Sales prices are kept low so every unit is affordable to current residents of the neighborhood
Homeownership Downpayment Assistance Programs MHP ONE Mortgage Program 3% down payment requirement (1.5% from the owner) Low interest rates for a 30-year fixed-rate mortgage No Private Mortgage Insurance payments Additional MHP Interest Subsidy for qualified borrowers Primary residence requirement HH Eligibility: Up to 100% AMI: $98,100 (for a family of 4) Boston Home Center Financial Assistance Program Up to 3% of the purchase price toward down payment or closing costs (1.5% from the owner) Zero interest loan, deferred payments on a 10-year loan term (and loan is forgivable at end of term) HH Eligibility: Up to 120% AMI: $117,700 (for a family of 4)
ONE Mortgage MHP Program *Example from MHP Annual Report ONE Mortgage Program Purchase Price $245,000 $245,000 Down Payment $7,350 $7,350 Interest Rate 4.00 % 4.50% Private Mortgage Insurance $0 $185 MHP Interest -$133 $0 Total Monthly Payment $1,202 $1,614 Estimated Monthly Savings with ONE Conventional Mortgage $412
Site Access
Site Access
Proposed Schedule Going Forward June 6, 2016: Planned meeting with civic associations to present updates, solicit support for the project June 7, 2016: BCDC board votes on project design June 9, 2016: Proposed BRA board vote date July 19, 2016: Proposed Zoning Board of Appeals hearing date August, 2016: Financing deadline 2018: Anticipated construction start
Thank you! Comments and Questions?