88 NORTH WASHINGTON STREET HOTEL
APPLICATION FOR ARTICLE 80E SMALL PROJECT REVIEW
March 17th, 2016
Submitted by
LIMAC LLC
197 Ballardvale Street
Wilmington, MA 01887
Prepared by
CBT Architects
110 Canal Street
Boston, MA 02114
Submitted to
Boston Redevelopment Authority
City Hall Square, 9th Floor
Boston, MA 02110
Submitted by
Shorenstein Properties LLC
850 Third Avenue, 17th Floor
New York, NY 10022
Prepared by
CBT Architects
110 Canal Street
Boston, MA 02114
Submitted to
Boston Redevelopment Authority
City Hall Square, 9th Floor
Boston, MA 02110
TABLE OF CONTENTS
Exhibits
Letter of Transmittal
Project Team
Project Summary
Developer Profile
Site
Project
Public Benefits
Public Realm Enhancement
Neighborhood Vitality
Sustainable Design
Job Creation
Increased Revenue
List of Exhibits
Exhibit A: Survey Plan
Exhibit B: Site Plan
Exhibit C: Basement Plan
Exhibit D: Ground Floor Plan
Exhibit E: Second Floor Plan
Exhibit F: Typical Upper Floor Plan (3-14)
Exhibit G: Typical Accessible Floor Plan
Exhibit H: Valenti Way Elevation
Exhibit I: North Washington Street Elevation
Exhibit J: Perspectives
Exhibit K: N/S Building Section
Exhibit L: Buillding Signage
Urban Design
Context
Building Form
Materials & Signage
Zoning
Project Program and Dimensions
Zoning Compliance
Traffic
88 NORTH WASHINGTON
Ta b l e o f C o n t e n t s
01
LETTER OF TRANSMITTAL
March 17th, 2016
BY HAND DELIVERY
Mr. Brian Golden, Director
Boston Redevelopment Authority
One City Hall Square, 9th Floor
Boston, Massachusetts 02118
Re: Application for Small Project Review — 88 North Washington
Dear Director Golden:
On behalf of LIMAC LLC (the “Proponent”), the owner of the property located at 88
North Washington Street (the “Project Site”), we are pleased to submit the enclosed
application for Small Project Review under Article 80E of the Boston Zoning Code
(“Code”) for the construction of the approximately 39,991 square foot building (the
“Building”) located on the Project Site (the “Project”).
The Project will include improvements to the Project Site, including enhancements to
pedestrian arcades as illustrated in the enclosed application.
The Project has been designed to be consistent with the guidelines set forth in the
Bulfinch Triangle, which governs the Project Site. The Project will require approvals
by the BRA, ZBA, and PIC.
The Proponent is engaged in outreach efforts with BRA staff and local officials
including Downtown North Association and The West End Civic Association.
We look forward to continuing our ongoing discussions with your staff and
community members as you review the Project. Please do not hesitate to contact me
if you have any questions or require anything further.
Very truly yours,
Haril Pandya
CBT Architects
Director of Asset Strategies & Repositioning
LEED AP
88 NORTH WASHINGTON
02
PROJECT TEAM
PROJECT PROPONENT
LIMAC LLC
Tom MacKay
197 Ballardvale Street Wilmington, MA 01887
617.314.6213
CONSTRUCTION MANAGEMENT
ARCHITECTURE/DESIGN
DEVELOPMENT CONSULTANT
MacKay Companies
Tom MacKay
197 Ballardvale Street
Wilmington, MA 01887
781.575.1985
[email protected]
CBT Architects
Haril Pandya, AIA, LEED AP
110 Canal Street
Boston, MA 02114
617.646.5291
[email protected]
Portland Building Associates
Fred Mannix, Senior Associate
188 North Street
Boston, MA 02113
617.792.5539
STRUCTURAL ENGINEERING
MEP ENGINEERING
HOTEL CONSULTANT
McNamara-Salvia Structural Engineers
Ben Wild, PE
101 Federal Street, 11th Floor
Boston, MA 02110
617.737.0040
[email protected]
Davey Engineering
Joseph M. Davey, PE
36 Pleasant Street
Canton, MA 02021
781.575.1985
[email protected]
Harbinger Development, LLC
Eamon O’Marah, Advisor
445 Washington Street
Wellesley, MA 02481
781.992.5999
[email protected]
88 NORTH WASHINGTON
P r o j e ct T e a m
03
PROJECT SUMMARY
DEVELOPER PROFILE
LIMAC LLC is a private entity established by founding partner
Tom MacKay. Tom’s role is as land owner and developer. Fred Mannix, development
consultant, brings years of hotel development and facilities experience. Recent
developments of his include the 112 room Hotel Onyx in the Bullfinch Triangle.
SITE
Existing Site Conditions
The site consists of 2,159 SF of land area on City of Boston
Assessor’s Parcel No. 0301522000 at the corner of North Washington Street
and Anthony “Rip” Valenti Way. There is one vehicle curb cut on each street.
The existing 250 SF masonry structure which is to be removed, is presumed
to once be a gas station. The structure shares a party wall with the adjacent
five-story 90 North Washington Street building. The south western edges
of the site abut an egress easement for the 90 North Washington Street
Building. The lot currently provides approximately 7 parking spaces.
Washington Street from Site
Site from Beverly Street
Valenti Square & Site
Figure 01: Existing Photos
88 NORTH WASHINGTON
P r o j e ct S u m m a r y
04
Figure 02: Locus Plan
Site From Wash. / Valenti Corner
Site from Parking Lot
Site from Thacher Street
Figure 03: Existing Photos
PROJECT
The project comprises of a new 39,991 GSF structure at 88 North Washington
Street. It sits at the northern corner of North Washington Street and Valenti
Way in the Bulfinch Triangle District. The building consists of a lobby floor,
mezzanine level, and 13 levels of guestrooms, all totaling 74 keys. It has a
basement and a fully screened roof mechanical penthouse. The hotel replaces
a one-story building used as a surface parking lot. The hotel design has a
ground floor lobby opening visually onto Valenti Way and North Washington
Street The second level mezzanine has a hotel office and hotel lobby/cafe
overlooking the new Valenti Square and it offers views of the Greenway beyond.
Levels three through fifteen are occupied by guestrooms facing downtown
Boston, with 5 to 6 rooms per floor. The basement houses building services.
88 NORTH WASHINGTON
P r o j e ct S u m m a r y
05
PUBLIC BENEFITS
Public Realm Enhancement
• The Project improves the pedestrians’ experience providing a feeling of safety
along North Washington Street and Valenti Way. Two curb cuts will be eliminated.
• The Project incorporates lobby storefront and a 2nd level Lobby/Cafe connecting
adjacent businesses with a continuous pedestrian level commercial experience.
• The 2 story lobby glass wall reveals activity & enlivens the edge of Valenti Square
contributing to the parks success as a public space.
• The lobby glass wall visually reduces the “corner“for pedestrians through its
transparency.
• The Project’s 5’ projection overhead bay provides cover for pedestrians and those
waiting to cross North Washington Street.
Neighborhood Vitality
• New, active uses enliven the surrounding neighborhoods and are more desirable
than surface parking.
• In search of amenities, the project’s guests further support the neighborhood’s
local businesses.
• The building’s height, being in the same scale as Merano, Victor, Canal, & 77
North Washington Street embraces Valenti Square park and reinforces design
continuity in the Bulfinch Triangle/North Washington Street Corridor.
Sustainable Design
• The Project will further the goals of the City’s green buildings initiative by
conforming to LEED standards.
• Set in a central location adjacent to Haymarket and North Station, the Hotel will
allow for convenient access by foot, public transit, and bike for the public and
hotel guests. MBTA Green Line, Orange Line, Commuter Rail, and Water Taxi are
all a short walk from the site.
Job Creation
• The project creates nearly 100 Construction and Permanent jobs
• The Project generates additional annual property taxes for the Commonwealth
and the City of Boston.
Increased Revenue
• The Hotel’s guests , by using surrounding businesses, generate additional annual
meal taxes for the Commonwealth and the City of Boston.
• The projects local purchases both during construction as well as day to day
operations will benefit local businesses.
• Hotel use on this site maximises city revenue while having a low impact on city
services, as compared to other possible uses.
88 NORTH WASHINGTON
Public Benefits
06
Context
88 North Washington Street lies in a densely developed urban district which includes
a mixture of contemporary and historic structures. This project seeks to complete the
city fabric edge of the Bulfinch Triangle. Its program, as a public commercial hotel, is
an ideal use to add vitality to Valenti Square. The building will heal a ‘missing tooth”
in the Bullfinch fabric and will benefit the east west pedestrian experience from the
North End to the West End along Valenti Way. Its size and height are appropriate
to the civic square it fronts. Its height and massing are in similar scale to recent
development in the western half of the Bulfinch Triangle. For reference, adjacent
buildings include One Canal, The Merano, and 77 North Washington (Scotch &
Sirloin) at 140’, 158’-4”, and 120’ respectively. This hotel program will relate well with
TD Garden and Government Center Garage tower projects.
Connections
Completing the missing corner fabric with this hotel will improve the pedestrian
connection linking the North End across the Bulfinch Triangle to the West End. It
creates a clear understanding of its hospitality use and seeks to attract people to
itself. The hotel’s second level lobby cafe creates an appropriate backdrop for Valenti
Square park as well as the Greenway.
Start of Greenway
Streetwall Contributor
Bullfinch Triangle Edge
Bullfinch Triangle
88 NORTH WASHINGTON
Public Benefits
07
Building Form
The proposed structure stands 5’ away from the 158’-4 ¼” high Parcel 1B (Merano)
building to the southwest and it shares a windowless party wall condition with 90
North Washington Street to its northwest. This windowless constraint dictates the
vertical circulation elements be aligned to the northwest edges while the guestrooms
be orientated along the street faces in single loaded corridor fashion. In order to
create a small boutique hotel use on this very small 2,100 sf site, the economics,
from a construction as well as a hotel industry operations standpoint, require a 70+
guestroom count. This building builds out to all of its property lines at the ground
level.
Having to accommodate the identical life safety and fire vestibules as its much larger
neighbors, the remaining usable floor plate requires a partial overhang along Valenti
Way and North Washington Street of 5’, in order to accommodate six guestrooms per
floor. The ground floor lobby is on the southeast corner opens onto Valenti Square.
A second level Mezzanine lobby café provides views out towards the Square below
and the Greenway beyond.
Materials and Signage
The hotels facades subtly integrate color, masonry, fenestration, and massing lines
from its immediate neighbors. A small scaled terracotta panel system, relating to
the clay brick masonry texture of the neighborhood, defines the base architectural
system of the building. It also creates a backdrop for the wide curtainwall, glass, and
metal panel bay. The underside of the 5’ deep bay over the sidewalk will feature an
illuminated and an articulated surface which will enliven the public realm.
Valenti Square
Greenway Presence
Hotel signage is mounted near pedestrian height over the lobby entry vestibule
along Valenti Way and on the terracotta panels along North Washington Street at
the 13th floor level. North and West zero lot line elevations are clad in a composite
aluminum panel system.
Valenti Way Streetwall
88 NORTH WASHINGTON
Public Benefits
08
ZONING REQUIREMENTS
Project Program and Dimensions
Lot Area: 2,159 Square Feet
Building height: 144’ feet from the median grade
Number and Mix of Guestrooms: 74
• 70 Standard Guestrooms
• 4 Accessible Guestrooms
• Amenity spaces: Lobby and Café
Total Building GFA: 39,991 SF
FAR: Existing Max.: 6, Proposed: 18.2
Zoning Compliance
Use: The property’s proposed use as a hotel is allowed in
the General Area of the Bulfinch Triangle District.
Dimensional Requirements: In the Bulfinch Triangle District, the maximum
allowed height is 100’ and maximum allowed Floor Area Ratio (“FAR”) is 6.0.
The project proposed for the property is 144’ high and has an FAR of 18.2. The
project has a 5’-0” cantilevered bay over the public sidewalk. These dimensions
require a variance from the Board of Appeals and P.I.C. Review . The project
is in compliance with all other dimensional requirements of the Code.
This building requires a Groundwater Conservation Overlay District
Conditional Use Permit and will meet the groundwater recharge
requirements for an issuance of a GCOD Conditional Use Permit.
Parking and Loading
The site is in restricted parking district (parking freeze). Designated loading
space on Medford Street is shared with Medford Street businesses.
88 NORTH WASHINGTON
Zoning
09
Traffic
This site has excellent connections to public transit and within walking distance to
many local attractions. The 74 room hotel use should have limited impact on traffic
and deliveries. Vehicle trips generated can be expected to be low. The ground floor
fills the entire site thereby making onsite parking impossible so the hotel operator
will provide valet parking using neighboring facilities. A service and delivery
entrance is located on North Washington Street towards Medford Street. The project
will share the dedicated loading zone at the southern end of Medford Street with
adjacent businesses.
The hotel will not contain any typical uses such as meeting space, restaurants, or
conference facilities. All ancillary guest activities will involve utlization of existing
neighborhood businesses.
It is anticipated that many of the guests will utilize the hotel to stay while attending
to patients at nearby medical facilities. There is a free shuttle from North Station
to both MGH and Spaulding Rehab. The Green Line connects to the Longwood
Medical Area. The Orange Line connects to the Tufts Medical Area.
88 NORTH WASHINGTON
Zoning
10
EXHIBITS
LIST OF EXHIBITS
Exhibit A: Survey Plan
Exhibit B: Site Plan
Exhibit C: Basement Plan
Exhibit D: Ground Floor Plan
Exhibit E: Second Floor Plan
Exhibit F: Typical Upper Floor Plan (3-14)
Exhibit G: Typical Accessible Floor Plan
Exhibit H: Valenti Way Elevation
Exhibit I: North Washington Street Elevation
Exhibit J: Perspectives
Exhibit K: N/S Building Section
Exhibit L: Building Signage
88 NORTH WASHINGTON
Exhibits
11
NO
RT
H
W
AS
HI
NG
TO
N
ST
RE
ET
LIMAC
20.67 (R)
20.93(C)
S40º00'26"E
VALENTI WAY
88 NORTH
WASHINGTON
TP-8
1” = 20’ - 0”
SURVEY PLAN
88 NORTH WASHINGTON
TP-10
Exhibits
12
THACHER STREET
PROPOSED 88 N.
WASHINGTON ST.
HOTEL SITE
ONE CANAL
ET
RE
T
S
MERANO
AY
IW
T
N
LE
VA
RD
FO
D
E
M
VALENTI3
PARCEL
SQUARE
OPEN
SPACE
N STREET
NORTH WASHINGTO
L
IL
RH
E
V
HA
ET
RE
T
S
AVENIR
VICTOR
B
Y
RL
E
EV
ET
RE
T
S
1” = 90’ - 0” AL
SITE PLAN & EXISTING PHOTOS
N
CA
88 NORTH WASHINGTON
Exhibits
13
T
EE
R
ST
2/16/2016 5:17:52 PM
BASEMENT PLAN
1/12” = 1’ - 0”
88 NORTH WASHINGTON
Exhibits
14
8'-0"
GAS &
WATER
SERVICE
198 SF
FIRE PUMP
ROOM
77 SF
162 SF
BASEMENT PLAN
88 NORTH WASHINGTON STREET HOTEL
77 SF
82 SF
UP
STORAGE
79 SF
LINEN
COLLECTION
187 SF
LAUNDRY /
SORTING
149 SF
FUEL
ELEC. /
STORAGE MDF
151 SF
UP
158 SF
STAIR B
STAIR A
238 SF
CORRIDOR
gov
ELEVATOR
LOBBY
gov
19'-2"
20'-4"
2/16/2016 2:42:27 PM
2"
3"
UP
6 1/4"
171 SF
46'-8"
VESTIBULE
171 SF
FIRE
COMMAND
CENTER
OPEN OVERHEAD
542 SF
/2"
88 NORTH WASHINGTON
GROUND FLOOR PLAN
Exhibits
GROUND FLOOR
88 NORTH WASHINGTON STREET HOTEL
OVERHANG
158 SF
STAIR B
UP
LOBBY/RECEPTION
150 SF
ELEVATOR
LOBBY
11'
-0"
CH
EC
KIN
55'-5 1/8"
41
VALENTI WAY
136 SF
STAIR A
PROPERTY
LINE
25'-0 1/2"
116 SF
OFFICE
26 SF
LUGGAGE
108 SF
TRASH /
LOADING
90 N. WASHINGTON STREET
5'0"
N
TR
E
ET
S
G
T
ON
.W
A
S
HI
N
42
'-1
"
N
R
'10
1/12” = 1’ - 0”
15
PARCEL 1B
1/12” = 1’ - 0”
SECOND FLOOR PLAN
88 NORTH WASHINGTON
Exhibits
16
88 NORTH WASHINGTON
19'-2"
20'-4"
5'-0"
128 SF
STAIR A
25'-0 1/2"
5'-0"
200 SF
STANDARD
ROOM
gov
gov
207 SF
207 SF
144 SF
STAIR B
Exhibits
TYPICAL FLOOR PLAN
5'0"
230 SF
STANDARD
ROOM
88 NORTH WASHINGTON STREET HOTEL
47'-9 1/4"
STANDARD
ROOM
8'-0"
STANDARD
ROOM
265 SF
CORRIDOR
150 SF
ELEVATOR
LOBBY
55'-5"
202 SF
STANDARD
ROOM
227 SF
STANDARD
ROOM
48
'-3
"
2/16/2016 2:42:38 PM
TYPICAL UPPER FLOOR PLAN (LEVELS 3-14)
1/12” = 1’ - 0”
17
5'0"
LAUNDRY
STACK
2/16/2016 2:42:44 PM
ACCESSIBLE LEVEL FLOOR PLAN
1/12” = 1’ - 0”
88 NORTH WASHINGTON
Exhibits
18
128 SF
STAIR A
gov
207 SF
200 SF
207 SF
STANDARD
ROOM
144 SF
STAIR B
ACCESSIBLE FLOOR PLAN
88 NORTH WASHINGTON STREET HOTEL
STANDARD
ROOM
STANDARD
ROOM
248 SF
CORRIDOR
150 SF
ELEVATOR
LOBBY
gov
307 SF
STANDARD
ROOM
374 SF
ACCESSIBLE
ROOM
VALENTI WAY ELEVATION
88 NORTH WASHINGTON
Exhibits
19
PARCEL 1B - MERANO
88 NORTH WASHINGTON HOTEL
2
3
4
5
6
7
8
9
10
11
12
13
14
15
ROOF
T.O. STEEL 144’-0”
NORTH WASHINGTON STREET ELEVATION
88 NORTH WASHINGTON
Exhibits
20
88 NORTH WASHINGTON HOTEL
T.O. STEEL 144’-0”
MEDFORD STREET BUILDINGS
PERSPECTIVES
88 NORTH WASHINGTON
Exhibits
21
WEST ON THACHER
DOWN NORTH WASHINGTON
PARCEL 3 OPEN SPACE
NORTH WASHINGTON / THACHER CORNER
3/7/2016 9:15:23 AM
N/S BUILDING SECTION
MECHANICAL
PENTHOUSE
VALENTI WAY
10
9
B
1
2
3
4
11
5
12
6
13
7
14
8
15
ROOF
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
12'-0"
15'-0"
Exhibits
144'-0"
3.9
70
4
0
74
ROOMS
STANDARD
ACCESSIBLE
SUITES
TOTAL
2,197
39,991
6.0
18.2
6
6
6
4
6
6
4
6
6
4
6
6
4
0
0
0
70
STANDARD
MAAB 5%
SITE AREA
PROPOSED AREA
EXISTING F.A.R.
PROPOSED F.A.R.
ROOF
LEVEL 15
LEVEL 14
LEVEL 13
LEVEL 12
LEVEL 11
LEVEL 10
LEVEL 9
LEVEL 8
LEVEL 7
LEVEL 6
LEVEL 5
LEVEL 4
LEVEL 3
LEVEL 2
GROUND
BASEMENT
TOTALS
LEVEL
BUILDING SECTION
88 NORTH WASHINGTON STREET HOTEL
11'-8"
88 NORTH WASHINGTON
22
90 N. WASHINGTON STREET
ROOMS
MAAB
4
1
1
1
1
SUITE
0
565
2,547
2,547
2,547
2,547
2,547
2,547
2,547
2,547
2,547
2,547
2,548
2,547
2,581
2,123
2,058
2,095
39,991
AREA (GSF)
FLOOR AREA SCHEDULE
Accessibile
Office, Cafe/Lounge
Lobby, Fire Command Center, Trash
Mechanical, Laundry (N.I.C.)
Accessibile
Accessibile
Accessibile
Mechanical, Electrical, EMR (N.I.C.)
BUILDING SIGNAGE
88 NORTH WASHINGTON
Exhibits
23
-HOTEL BUILDING
-SIGNAGE 4’ x 21’
- PIN LETTERS
BACKLIGHTED
- HOTEL ILLUMINATED
CANOPY SIGNAGE 2’ x 12’
- ILLUMINATED PIN
LETTERS ON CANOPY