Michael Coughlin Jr.
At its latest meeting last week, the Boston Planning & Development Agency (BPDA) Board voted to approve a project that is slated to bring two new buildings and more than 200 residential units to 3430 and 3440 Washington Street.
As mentioned, the project involves the construction of two residential buildings: one on the site of an auto repair shop and vehicle impound lot (3430 Washington), and the other at the site of Hatoff’s gas station (3440 Washington), according to a release on the Planning Department’s website.
During last week’s Board meeting, Ebony DaRosa, a senior project manager with the Planning Department, indicated that there are plans for up to 230 rental units, retail space, 100 parking spaces, and 288 bike spaces between the two buildings.
Ella Wise, a senior planner at the Planning Department, indicated that the project was guided by PLAN: JP/Rox, which she said, “encourages the redevelopment of auto-oriented commercial and industrial land into housing.”
Though it should be noted that PLAN: JP/Rox was never codified in zoning, meaning the site sits in the Jamaica Plain Neighborhood Light Industrial zoning subdistrict, which forbids multifamily uses and allows heights up to three stories, among other regulations.
“The proposed project was designed closely to adhere to PLAN: JP/Rox use, dimensional, and parking recommended guidelines,” Wise said.
Wise provided an example of how the project aligns with the plan, noting that the larger of the two buildings — the 3430 Washington structure, which is six stories — is situated closer to Green Street, and the height lowers as you move away from Green Street Station, as the 3440 Washington structure is five stories.
Following Wise’s overview of the proposal, Marc LaCasse, an attorney representing the proponent, Boston Real Estate Capital LLC, commented on the project and the community engagement process.
“Having a plan, although not codified into zoning, is precisely what project proponents like because it serves as a road map and a guidebook to what we are supposed to build, even if it is slightly inconsistent with existing zoning,” said LaCasse.
Regarding the public engagement process, LaCasse stated that it lasted over a year, acknowledging that there was “resistance” to certain aspects of the project. However, he added that, “through collaboration with the community [and] through an incredible Impact Advisory Group (IAG), we made significant changes to the plan.”
“This particular IAG made this project a better project, they were collaborative, they were cooperative, they were creative, they guided the process, they guided my client to the result that is here before you tonight, which we think represents a fair compromise.”
Following LaCasse’s statement, Marc Sullivan, a project architect, highlighted other aspects of the proposal.
For example, he discussed public realm improvements such as widened sidewalks, street trees, and other landscaped areas, among other items. He also pointed to the proposed materiality of the buildings, which includes masonry material and a transition to residential materials such as metal paneling.
As the presentation progressed, Sullivan displayed renderings and views from different areas around the site.
After the presentation, the floor was opened for comments and questions from the BPDA Board. Board Member Raheem Shepard remarked that the project looked like a beautiful one and wondered about a timeline for when construction could commence.
In response, Sullivan said, “I’d say probably close to another six months or so for permitting process and post-approval if that be the case, and then most likely from there within the year starting.”
Shepard followed up with another question, wondering if there had been discussions with general contractors, which Sullivan indicated the developer has had some, but none had been selected.
BPDA Board Chair Priscilla Rojas thanked the IAG for their work, and shortly thereafter, the project was approved unanimously.
For more information about the BPDA Board and to view past or future meeting agendas, visit https://www.bostonplans.org/about-us/bpda-board/board-meetings.