Jamaica Plain Infill and Small Developments

DAVE said:
Based on google maps street view, this has been under construction since about 2018-2019...

at least FIVE years for three floors
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The timeline for this project is kind of wild...
  • 2015: Developer proposes a four-story building which would require a zoning variance, then changes his mind and decides to go with an as-of-right three-story plan instead
  • 2016: Permit issued for a three-story building with retail on the first floor, offices and 3 units on the second, and 6 units on the third
  • 2017: Construction commences, existing property demolished
  • 2018-2019: Developer again changes course and decides to go back to constructing four stories and increasing the unit count. He is then informed that his changes triggered an Article 80 Small Project Review and pauses construction
  • 2020: Developer files a new proposal with the BPDA for his already partially-completed building and holds several community meetings
  • 2021: BPDA approves the new proposal for four stories and 18 units. JPZC however comes out against the change, arguing that it's too tall. The ZBA ultimately rejects the new plan on the grounds that they don't want to "reward a tactic of building something you don't have permits for" and instruct him to proceed with the original three-story proposal instead
  • 2024: ISD inspects the building, expecting to find the original permitted build-out of 9 units, office, and retail space, and is surprised to instead find 12 units on site, with the commercial component eliminated. They issue a stop work order and instruct to the developer to get a new permit or to raze the structure. Developer accordingly files for a new permit for 12 units
 
DAVE said:
Based on google maps street view, this has been under construction since about 2018-2019...

at least FIVE years for three floors
Click to expand...
well with that exquisite attention to detail I can understand why:ROFLMAO:
 
-LOI

Rogerson-Beaufort​

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“In the first phase, we are planning 64 affordable independent living senior apartments that will benefit from Rogerson Communities’ full offerings of supportive services for seniors…..”

https://www.bostonplans.org/projects/development-projects/rogerson-beaufort
 
stick n move said:
-LOI

Rogerson-Beaufort​

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“In the first phase, we are planning 64 affordable independent living senior apartments that will benefit from Rogerson Communities’ full offerings of supportive services for seniors…..”

https://www.bostonplans.org/projects/development-projects/rogerson-beaufort
Click to expand...

That description is slightly confusing...the LOI itself says that Phase I is 71 units and Phase II is up to an additional 64?

Regardless, good to have the new units.
 

Rogerson-Beaufort​

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“The Rogerson-Beaufort project will be located on a Rogerson Communities property in Jamaica Plain that is currently the home of a 66-bed licensed Assisted Living memory care community and a Social Day program for seniors with memory loss. Rogerson Communities is proposing a two-phased redevelopment of the 3.2-acre site located on the Jamaicaway…..”
https://www.bostonplans.org/projects/development-projects/rogerson-beaufort
 
stick n move said:

Rogerson-Beaufort​

View attachment 58954

“The Rogerson-Beaufort project will be located on a Rogerson Communities property in Jamaica Plain that is currently the home of a 66-bed licensed Assisted Living memory care community and a Social Day program for seniors with memory loss. Rogerson Communities is proposing a two-phased redevelopment of the 3.2-acre site located on the Jamaicaway…..”
https://www.bostonplans.org/projects/development-projects/rogerson-beaufort
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Im amazed that this—a giant institutional project right next to the parkway (and the most charming two blocks of brick apartment buildings in JP) could even be considered at all, given the absurdity of the 632 Centre St saga. Fighting 4 floors as "too tall" for downtown JP, on Centre is just insane. This project, however, will undoubtedly get beaten back by local opposition and I can't really blame them. It's huge, it's basically a hospital, and it's likely going to contribute quite a lot of local traffic all concentrated at very narrow times given the shift work.
 
FK4 said:
Im amazed that this—a giant institutional project right next to the parkway (and the most charming two blocks of brick apartment buildings in JP) could even be considered at all, given the absurdity of the 632 Centre St saga. Fighting 4 floors as "too tall" for downtown JP, on Centre is just insane. This project, however, will undoubtedly get beaten back by local opposition and I can't really blame them. It's huge, it's basically a hospital, and it's likely going to contribute quite a lot of local traffic all concentrated at very narrow times given the shift work.
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Worth noting that the 66 memory care beds is the existing use - the Phase 1 project will be replacing those in kind with zero expansion. What is being added is 67 affordable "independent living" senior units on top of them which is unlikely to generate significant additional tradfic. Also, while the brownstone esque building across the street is charming, I'd hardly describe the Forbes building immediately nextdoor in similar terms, and which at 8 stories is setting the scale around here.

Phase 2 will be much more controversial as it involves the demolition of the 1956 Gregorian style building that faces Jamaicaway.
 
Stlin said:
Worth noting that the 66 memory care beds is the existing use - the Phase 1 project will be replacing those in kind with zero expansion. What is being added is 67 affordable "independent living" senior units on top of them which is unlikely to generate significant additional tradfic. Also, while the brownstone esque building across the street is charming, I'd hardly describe the Forbes building immediately nextdoor in similar terms, and which at 8 stories is setting the scale around here.

Phase 2 will be much more controversial as it involves the demolition of the 1956 Gregorian style building that faces Jamaicaway.
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Fair, thanks for clarifying, sounds less bad in some respects. However, I would still say that the Forbes Building is better screened than this will likely ever be, with deep setbacks and despite not being an aesthetic marvel, still breathes residential which has messenging effects of its own—modern healthcare construction always brings over-exposed buildings which effects are further accentuated by parking. Maybe this won't be the case here, but I am not too hopeful.
 
12/27:


1599 Columbus Avenue (65 units)










27 Dixwell Street (12 units)





3371 Washington Street (39 senior units)








3368 Washington Street (202 units)








632-638 Centre Street (~12 units)




Doyle's Cafe Project - 3478-3484 Washington Street (16 units)








Doyle's Cafe Project - 60 Williams Street (7 units) & 69 Williams Street (6 units)




10 Stonley Road (45 units)





 
stick n move said:

Boston Senior Housing Development Obtains Funding​

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“The Jamaica Plain Neighborhood Development Corp. has received a mix of public, private and grant financing for the development of Cheney Homes, a 48-unit affordable senior housing community in Boston……..”

https://www.multihousingnews.com/boston-senior-housing-development-obtains-funding/
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If you are working age in Boston(the people this city desperately needs) you are screwed, because so much of the housing being built with public money is for those who are retired or never had a job.
 
Kinopio said:
If you are working age in Boston(the people this city desperately needs) you are screwed, because so much of the housing being built with public money is for those who are retired or never had a job.
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Unfortunately, neighborhood groups who dominate the review process do their best to block anything that doesn't have a charitable focus to it.
 
Kinopio said:
If you are working age in Boston(the people this city desperately needs) you are screwed, because so much of the housing being built with public money is for those who are retired or never had a job.
Click to expand...
And the housing thats being built without public money is only being built for the rich and the poor, everybody else in the middle is SOL. Basically all new housing is luxury and then they throw in a couple mandatory affordable units for the poor. Thats it. Working class get fukd.
 
People don't realize that benefits and supports for only the most marginalized do not actually come anywhere close to a fair and just society, but that doesnt make these things bad. It just is a sad commentary on the fact that only for the most extremely indigent is there any governmental support at all. The answer is more, not less, federal control—this is not a state-, and certainly not a municipal-level problem. Sadly, the dichotomy bemoaned here only serves to fuel the anger of many in the working class and has led to movements to roll back even more federal / state / local protections. If only zoning were controlled at the national level. People got so burned by big state urban policy in the 60s but in the end, you cant have the locals dictate what gets built. It simply doesnt work, and it's as true of transportation (eg, the neighbors who fought the GLX in Medford) as it is of housing. And honestly, I think a Robert Moses or Ed Logue style of heavy handed urban policy would be better than what we have now. At least there was the vision of the "metropolitan district", not the insanity of micromanaged neighborhood placation down to the five-block neighborhood committees we have today. Plug everything into an algorithm and make the outcome the greatest good for the greatest number of people, and the method to get there is a always a method that makes many people unhappy, but sacrifice of any kind is anathema to the modern American spirit.
 

920 Centre Street​

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“The Proposed Project consists of the complete renovation of the existing 50,000 SF monastery building into 38 senior rental units, with 25 units designated as affordable, and the construction of a new mass timber building behind the existing monastery with 85 condominium units. The Project will also include approximately 8,000 SF of amenity space, 118 parking spaces, 103 long-term bicycle parking spaces, and significant public realm improvements to activate the Project Site and immediate surroundings. The project will require Large Project Review under Article 808 of the Code.”

https://www.bostonplans.org/projects/development-projects/920-centre-street

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https://www.bldup.com/posts/plans-under-review-for-jp-monastery-redevelopment
 
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