Ellis DLZ Committee Comment re: 95 Berkeley Street Conversion Project

The Ellis South End Neighborhood Association ("ESNEA"), founded in 1964 is a non-profit membership organization comprised of residents and businesses in the neighborhood. It is dedicated to preserving the historic South End as well as ensuring that it remains a diverse, vibrant and safe community for residents and visitors alike. ESNEA also works on the behalf of its members on a number of important issues including groundwater, planning and development. The mission of ESNEA today is to foster community in the neighborhood by bringing residents and businesses together, by providing a forum for discussing local and citywide issues, planning social activities and projects that build relationships among neighbors, creating an effective communication link with the City of Boston, and working to keep our neighbors informed of news and decisions that impact the community.

We understand the purpose behind the conversion of commercial property to residential property is to assist owners of office buildings as their tenant base shrinks post-COVID and at the same time provide more housing with an affordable component in Boston's downtown. In reviewing the proposed conversion of 95 Berkeley Street from commercial to residential there were several questions and or comments that required clarification to assist members of ESNEA to better understand the proposal. Items on the list below were discussed with members of the development team during a virtual meeting subsequent to the October 15th public presentation. The meeting was both informative and productive.

1. Residents in Article 80 developments in the South End have routinely been deemed ineligible for resident parking permits in response to the impact on available on-street parking spaces. Will renters in 95 Berkeley be ineligible for resident parking permits? What will the monthly rate be for a parking space? Will non-residents be able to rent a parking space?

2. The Project Notification Form does not include any information regarding the rental costs. The development team later indicated the projected monthly costs (excluding the eighteen affordable units) would range from $3,300 for a studio to $5,500 for a two bedroom unit. Consideration should be given to lower rents. Will preference/priority be given to persons residing in the South End?

3. Will any first floor space be made available for community activities, such as meetings for ESNEA members?

4. In the October 15th presentation, the developer indicated trash would continue to be picked up on Chandler Street. What did the developer mean by that? Since the building currently has only one commercial tenant, how does the developer intend to address trash pickup in a ninety-two unit building?

5. The developer intends to maintain a roof deck for tenants. What limitations will be enforced on time of use and sound amplification? By whom?

6. Will the entrance from Berkeley Street be limited to tenants using keys/fobs/access cards and non-tenants having to gain access only by a tenant "buzzing" in? Will there be a front desk staffed by security personnel 24/7? How will package deliveries be handled?

7. Will there be a management office on-site?

8. What community mitigation undertakings are being considered?

9. Work hour limitations are important. Will the developer limit construction hours from 8:00am to 4:00pm on weekdays with no work permitted on Saturday or Sunday? Will construction workers have off-site parking provided?

10. The developer indicated a "coffee shop type amenity" was being considered for the retail space. There are three long-standing retail establishments on the adjoining block of Berkeley Street between Chandler and Appleton Streets and several others a short walk away that would be impacted by that kind of competition. Has the developer considered that? What other type of retail is being considered?

11. Will the developer agree to limit retail tenants to businesses not involved in the sale of medical or recreational marijuana?

12. If a dumpster will be required, will it be on the street or in the garage? If on the street, will it be covered overnight?Will any handicap parking be lost during construction?

13. The prior developer included a number of three bedroom units in their plans. Were the inclusion of three bedroom units considered?

14. Will any units have two bathrooms? Will any bathrooms have walk-in showers?

15. Are the showers in the retail level solely for the use of the current tenant?

A number of questions remain. The development team indicated many in the list above were still being considered or the topic remained under discussion as meetings with city officials and neighborhood groups would likely continue until after the October 29th due date for comments. There is a need for more rental housing in the South End and the conversion of commercial to residential program addresses that need and receives expedited review, it should be subject to substantive review as the impact on the surrounding neighborhood is no different to those projects subject to a full Article 80 review. As the developer continues to make modifications in response to comments - such as increasing the number of two bedroom units to nine from five - additional comments may be forthcoming and the comment period extended to allow them. The project is the first conversion progressing in a residential area and will serve as a guidepost for similar projects in the future. An artificial timeline should not outweigh the impact on the neighborhood.

Ellis South End Neighborhood Association