LATEST UPDATES

Bunker Hill
Housing Redevelopment

A plan to serve the community's needs.

Our Vision

The Bunker Hill Housing Redevelopment project, formerly One Charlestown, aims to create a vibrant, new mixed-income – market rate and deeply affordable – residential community for all Charlestown residents and that pays homage to Charlestown’s local history.

Built in 1940 as federal public housing, the Bunker Hill Housing development is severely depreciated with many buildings in disrepair due to lack of federal funding. Through a public-private partnership with the City of Boston, the existing 42 buildings will be replaced with 15 new residential buildings, retail and community space, as well as green spaces and connections to the surrounding Charlestown neighborhood. 

Our team appreciates the many neighborhood residents who attended the community meetings as we continue our planning, and we look forward to working together to make Charlestown an even better home for all members of our community.

Community Engagement

After hearing community input and suggestions, the expanded development team of Joseph J. Corcoran Co. and Leggat McCall Properties, in partnership with the Boston Housing Authority (BHA) and the Charlestown Resident Alliance (CRA), has prepared a revised conceptual plan with a significant reduction in overall height and density. Primary changes since 2016 include lower building heights and a reduction of 500 units. This brings the total unit count down to 2,699 mixed-income apartments - which will include 1,010 deeply affordable replacement units on site. Since our May community meetings, the first building to be constructed has also been revised to be mixed-income (a combination of market-rate and deeply affordable units).
Since the May 2019 public meeting, our team has held several additional public meetings and workshops to solicit input on several topics, including site planning, traffic/parking, construction impacts and mitigation, retail strategy, and exterior design of the first buildings. These were held in addition to the standard public meetings that are part of the official Article 80 public process, which resumed on September 9, 2020.

The Bunker Hill Housing Redevelopment project has now received all master site and phase one design approvals from City of Boston regulatory boards while also securing the necessary private financing to move forward with phase one demolition and construction this winter 2021/2022.
2016 Plan
UNITS
3,200
Mixed Income Housing
INCLUDING
1,100
Deeply Affordable Units
STORIES
22 max
2019 Plan
UNITS
2,699
Mixed Income Housing
INCLUDING
1,010
Deeply Affordable Units
STORIES
10 max
Lower height buildings along Bunker Hill St and Medford St
life preserver
Replacement of Deeply Affordable Units
The redevelopment will replace 1,010 affordable units on site and BHA will replace the remaining 100 affordable units at an off-site location in Charlestown.  There will be no loss of deeply affordable units.
architects' tools
Thoughtful Design
All units and buildings in the redevelopment will be designed and built to the same high-quality standards and include the same amenities.
trees
New Community Parks
Public parks nearly the size of two football fields will bring additional trees, lush landscaping, and open space to the neighborhood. These spaces will create a new public square and recreational amenities for all ages and abilities. 
map pins and a path
Enhanced Connectivity
New sidewalks and landscape design will create better connections between the development and the neighborhood. The site design will also strengthen the connections to the Navy Yard and Bunker Hill Monument.
shopping cart
Ground-floor Retail
Neighborhood amenities and new retail along Bunker Hill Street will focus on local needs and businesses.
Honor Local History
The redevelopment will seek thoughtful ways to pay homage to Charlestown’s unique local history.

Latest Updates

Site Preparation and Demolition Projected to Start Winter 2021/2022

Sign up for our mailing list and check back at this website for up to date information and details on future public meetings.

October 27, 2021: BHHR Construction Update Meeting

June 8, 2021: Phase 1 Construction Q&A

May 3, 2021: Press Release

April 6, 2021: BCDC Monthly Meeting

March 15, 2021: Tree Focused Public Meeting

February 23, 2021: BCDC Design Committee Meeting

February 10, 2021: Boston Zoning Commission (BZC)

February 9, 2021: BCDC Design Committee Meeting

January 14, 2021: BPDA Board Meeting

January 12, 2021: Impact Advisory Group (IAG) Meeting

January 10, 2021: Information for IAG and Public Meetings

The documents provided here contain supplemental information about the proposed project that has been discussed at IAG and public meetings.

January 5, 2021: BCDC Monthly Meeting

December 15, 2020: BCDC Design Committee Presentation

December 9, 2020: Impact Advisory Group (IAG) Meeting

November 18, 2020: Impact Advisory Group (IAG) Meeting

November 18, 2020: Information for IAG and Public Meetings

The documents provided here contain supplemental information about the proposed project that has been discussed at IAG and public meetings.

November 13, 2020: Information for IAG and Public Meetings

The documents provided here contain supplemental information about the proposed project that has been discussed at IAG and public meetings.

October 28, 2020: Impact Advisory Group (IAG) Meeting

October 28, 2020: Information for IAG and Public Meetings

The documents provided here contain supplemental information about the proposed project that has been discussed at IAG and public meetings. We will provide additional information about the existing trees on site before the next IAG meeting, and the extended public comment period will allow time for review and additional comments.

October 27, 2020: Information for IAG and Public Meetings

The documents provided here contain supplemental information about the proposed project that has been discussed at IAG and public meetings.

October 21, 2020: Public Meeting

October 21, 2020: Information for IAG and Public Meetings

The documents provided here contain supplemental information about the proposed project that has been discussed at IAG and public meetings.

October 14, 2020: Impact Advisory Group (IAG) Meeting

October 12, 2020: Information for IAG and Public Meetings

The documents provided here contain supplemental information about the proposed project as well as relevant sections of our DEIR/DPIR and FEIR that have been discussed at IAG and public meetings.

October 6, 2020: BCDC Monthly Meeting Presentation

September 30, 2020: Impact Advisory Group (IAG) Meeting

September 16, 2020: Impact Advisory Group (IAG) Meeting

September 9, 2020: Public Meeting

May 2020 Video Presentation:

This video will not replace the full and thorough in-person community input and permitting process which has paused and will resume at a later date to be set by the City. When this occurs, we are committed to taking no shortcuts and will reschedule workshops and meetings as soon as we are able to meet again. We will continue to be engaged and working in earnest in our planning efforts.

Transcript

Presentación en español:

Transcripción

視訊更新演示記錄

March 2020:

Early 2020:

February 18, 2020:

December 2, 2019:

Updates announced at Nov. 20, 2019 Meeting:

FAQs

How many buildings will be demolished and how many new buildings will there be?

There are currently 42 buildings on the site that will be demolished and replaced with 16 new buildings.

How many units are being demolished?

There are currently 1,110 units on the site that will be demolished.

How many new units will be on the site?

2,699 (including 1,010 deeply affordable units and 1,689 market-rate units).

There were originally 1,110 deeply affordable units on site. Are we losing 100 units?

There will be no loss of deeply affordable units. The BHA will replace the other 100 deeply affordable units off-site at another location in Charlestown.

What type of units will be on the site?

All of the units will be rental apartments.

What size units will be in the buildings?

For the market-rate units, it will be a mix of studios, one, two, and three bedrooms. Deeply affordable units will be a mix of one, two, three, and four bedrooms.

What is the max building height?

10 stories, with such buildings located near the Tobin Bridge and the center of the site.

How tall will buildings be along Bunker Hill and Medford Streets?

Along Bunker Hill Street, buildings will be 4 stories. Along Medford Street buildings will be 4 stories across from residential areas, and up to 6 stories across from the high school playing fields.

How many parks will there be?

There are several areas throughout the site that will be open to the public. There are two areas in particular that will be larger and feature more amenities. Altogether, the publicly accessible recreational spaces on the site are nearly the size of two football fields.

How much retail space will there be?

There will be 70,000 SF of community and retail space.

Will there be a community center on the site?

Yes, there will be a community center. The location has not yet been determined.

How much parking will be added to the site to support the additional units?

We do not yet know the exact number of parking spots that will be added. This will be determined through the Article 80 process with feedback from the community.

When will you resume Article 80 Process?

The Article 80 process for the overall zoning and the first phase resumed after we filed our Draft Project Impact Report (DPIR) on February 18, 2020. The public process was paused due to COVID-19, but is set to resume on September 9, 2020. Each subsequent phase will also be taken through an Article 80 process.

What is a MEPA Phase One waiver and why did the developer request this in the DEIR/DPIR?

The Phase one waiver is for the state MEPA (Massachusetts Environmental Policy Act) process, not the city process. We are able to request this because as a standalone project the first phase of the Bunker Hill Housing Redevelopment (the first two buildings) would not exceed mandatory environmental requirements to be subject to MEPA review. Our purpose in requesting this waiver is that it enables us to start construction for the first phase only before the MEPA FEIR (Final Environment Impact Report/state) is completed for the overall site plan.

We have not requested any kind of waiver from the BPDA and there is no change in the BPDA Article 80 public process for the overall site plan or the first phase. Construction is still planned to start this Fall.

When will construction start?

Construction is projected to start early 2021.

If I am an existing BHA resident, how far in advance will I find out I am moving?

You will be notified 9 months to a year in advance of when you will move out of your current apartment. At that time, a relocation specialist will work with you to identify the best options for your family.  The redevelopment team will maximize the ability to provide on-site, one-way moves for residents.

Residents in Phase 1A can click here.

If I am an existing BHA resident, who do I contact for questions about relocation?

Boston Housing Authority has hired a relocation specialist to handle this process. They will reach out to you at the appropriate time. In the meantime, you can reach out to BHA staff, Amy Tran at 617-988-4316 with questions.

Will everyone living in existing deeply affordable units be able to return to the site?

Yes, everyone who currently lives in the development and wants to return will be able to.

Who will own the land after it is redeveloped?

The land will remain under Boston Housing Authority (BHA) ownership, with each building developed as a privately-owned building subject to a 99-year ground lease with the BHA.. Affordable units will remain affordable under the ground-lease.

Who will manage the buildings?

The new buildings will be managed by a management company hired by the developer with input from the BHA and CRA.

Existing buildings will continue to be managed by the BHA until demolished.

Why is this a public-private partnership?

Due to a lack of sufficient federal capital funding to upgrade and preserve the development, the BHA entered into a partnership with a private development team (Corcoran/LMP) to redevelop the property to ensure the long-term preservation of the site.

What types of buildings are included in this development?

There are both mixed-income buildings (market-rate and deeply affordable units) and all affordable buildings in the development.

  • There are no 100% market-rate buildings.
  • The unit mix in the mixed-income buildings is currently 78% market-rate and 22% deeply affordable.

The unit mix in the overall development is 63% market-rate and 37% deeply affordable.

How many buildings will be demolished and how many new buildings will there be?

There are currently 42 buildings on the site that will be demolished and replaced with 15 new buildings.

How many units are being demolished?

There are currently 1,110 units on the site that will be demolished in phases over the course of the project.

How many new units will be on the site?

2,699 units will be built on site - including 1,010 deeply affordable replacement units and 1,689 market-rate units.

There were originally 1,110 deeply affordable units on site. Are we losing 100 units?

No, the BHA has announced that they are replacing the other 100 deeply affordable units off-site at another location in Charlestown so there will be no loss of any deeply affordable units in Charlestown.

What type of units will be on the site?

All of the units will be rental apartments, with a mix of market-rate and deeply affordable units.

What size units will be in the buildings?

For the market-rate units, it will be a mix of studios, one, two, and three bedrooms. Deeply affordable units will be a mix of one, two, three, and four bedrooms.

What is the max building height?

The maximum building height will be 10 stories, with those buildings located near the Tobin Bridge and the center of the site.

How tall will buildings be along Bunker Hill and Medford Streets?

Along Bunker Hill Street, buildings will be 4 stories. Along Medford Street buildings will be 4 stories across from residential areas, and up to 6 stories across from the high school playing fields.

How many parks will there be?

The plan calls for a total of 7 acres of open space, of which 2.8 acres will be designated for publicly accessible open space concentrated in four large-format areas throughout the site. Altogether, the publicly accessible open spaces on the site will be more than the size of two football fields. We will continue to work closely with the community to design and program these park-type spaces.

How many trees are currently on site, how many will be preserved, and how many new trees will be planted over the course of the redevelopment?

  • There are currently 340 trees on site.
  • 98 (29%) are in poor or dead condition and are not viable for preservation.
  • 242 trees are in good or fair condition and are viable for preservation.
  • We currently expect that we will be able to preserve 89 trees across the site. This is 37% of the 242 good/fair condition trees.
  • Over 500 trees will be planted during the 8-10 year development window, nearly doubling the number of individual trees on-site and replacing the total removed DBH (diameter at breast height) after 5-10 years of growth.

How many trees are being preserved in Phase 1?

Phase 1 preserves 9 out of 29 good/fair condition trees (31%). Trees identified for removal are in locations that conflict with building demolition, road and sidewalk improvements, new building footprints, or grading changes required for accessibility and resiliency.

How many trees are being planted in Phase 1?

In phase 1, we will plant 57 new trees around Building F and 32 new trees around Building M for a total of 90 new trees.

Are you eliminating the tree canopy on site?

No. The addition of over 500 new trees will increase the overall tree canopy on site over time and will create a continuous street tree canopy that does not currently exist.

Where can I find more information about trees at the Bunker Hill Housing Redevelopment?

  • A detailed trees Q&A can be found here.
  • The presentation from the 3/15/21 trees focused public meeting can be found here.
  • The Arborist's report can be found here.

What is happening to the mature trees on the site?

Preserving these trees is a priority to the design and development teams. As part of the overall Master Plan effort, we engaged an Arborist to provide an independent survey and accounting of the Bunker Hill trees. This work provided three important resources. First, the detailed survey allowed us to accurately locate each tree on site and to work with the Architecture and Civil Engineering teams to identify trees which are “most preservable” early in the design process. This evaluation took into account factors such as the location of the tree within the proposed master plan, adjacency to built environment changes which would affect light levels and root extents, and proposed grading changes.  

The second major resource is an evaluation of the current health of the existing trees. Like the current housing stock, many of the trees date to the original development in the early 1940s and have not had the benefit of sustained maintenance throughout the decades. The Arborist’s assessment gave the design team tools to identify which trees might be expected to thrive for years to come and which are nearing the end of their natural lifespan. With this knowledge, the design team was able to prioritize the preservation of our healthiest trees and allow them to serve as the foundation for a new urban forestry experience.

Finally, the Arborist’s report identified the current level of species diversity. Species diversity is an incredibly important factor in planning for climate and ecological resiliency. Providing a wide variety of individual tree species protects the urban forest from depletion as a result of disease, invasive pest or inability to adapt to radical climate shifts. Species diversity also provides habitat resources to a wider array of urban wildlife, birds and insect communities. In understanding the current plant community, the design team developed a proposed tree palette which acknowledges the current species range and provides a wider range of supplemental species in the form of new trees. This expansion of species diversity will continue beyond the trees and include a broad selection of native/adaptive shrubs and perennials – replacing the current landscape largely dominated by yews and grass.

The Arborist's report can be found here. Find more information about trees here.

How much retail space will there be?

There will be 70,000 SF of community and retail space.

Will there be a community center on the site?

Yes, there will be a community center on site.

How much parking will be added to the site to support the additional units?

We do not yet know the exact number of parking spots that will be added. This will be determined through the Article 80 process with feedback from the community.

When did you resume the Article 80 Process?

We officially resumed our Article 80 process after we filed our Draft Project Impact Report (DPIR) on February 18, 2020. However, the public process was paused, and public meetings were postponed in March due to COVID-19. We resumed that public process with our first BPDA public meeting on September 9, 2020, followed by additional IAG, BCDC, and public meetings for full public review.

The project has now received all master site and phase one design approvals from City of Boston regulatory boards. Subsequent phases will also be taken through public comment and BCDC design review processes.

Have you completed the MEPA process?

We submitted our Final Environmental Impact Report (FEIR) to MEPA in July 2020 and have now received our final MEPA certificate for the entire site, including Phase 1.

Prior to COVID we sought a Phase 1 waiver because of timing considerations. We were able to request this because as a standalone project the first phase of the Bunker Hill Housing Redevelopment (the first two buildings) would not exceed mandatory environmental requirements to be subject to MEPA review. Our purpose in requesting this waiver was to enable us to start construction for the first phase only before the MEPA FEIR (Final Environment Impact Report/state) was completed for the overall site plan. This did not affect the BPDA Article 80 process and we continued to engage with the MEPA office regularly when the City public process was paused in March 2020. Due to delays associated with COVID-19, the Phase 1 waiver was no longer relevant as we completed the full MEPA process for the entire site before the start of construction on Phase 1.

When will construction start for Phase 1?

Site preparation and demolition is projected to start in Winter 2021/2022 for the first two buildings (Building F and Building M).

Why isn't construction starting immediately?

After receiving City approvals, there is still a process to complete design and finalize City documents prior to submitting for a building permit.

When will the next public meetings be held for the Bunker Hill Housing Redevelopment?

As we develop the project’s Construction Management Plan, more detailed meetings will be held this summer with Phase One abutters and this fall with the Charlestown community.

The Development team will continue to send monthly e-updates to residents/general public who sign up for our mailing list here.

How many apartments will be built in Phase 1?

Upon completion, Building F will consist of 248 units and Building M will consist of 102 units.

If I am an existing BHA resident, how far in advance will I find out I am moving?

You will be notified 9 months to a year in advance of when you will move out of your current apartment. At that time, a relocation specialist will work with you to identify the best options for your family. The redevelopment team will maximize the ability to provide on-site, one-way moves for residents. Residents in Phase 1A can click here for more information about relocation.

If I am an existing BHA resident, who do I contact for questions about relocation?

Boston Housing Authority has hired a relocation specialist to handle this process. They will reach out to you at the appropriate time. In the meantime, you can reach out to BHA staff, Amy Tran at 617-988-4316 with questions.

Will everyone living in existing deeply affordable units be able to return to the site?

Yes, everyone who currently lives in the development and wants to return will be able to.

Who will own the land after it is redeveloped?

The land will remain under Boston Housing Authority (BHA) ownership, with each building developed as a privately-owned building subject to a 99-year ground lease with the BHA. Affordable units will remain affordable under the ground-lease.

Who will manage the buildings?

The new buildings will be managed by a management company hired by the developer with input from the BHA and CRA. Existing buildings will continue to be managed by the BHA until demolished.

Why is this a public-private partnership?

Due to a lack of sufficient federal capital funding to upgrade and preserve the development, the BHA entered into a partnership with a private development team (Corcoran/LMP) to redevelop the property to ensure the long-term preservation of the site.

What types of buildings are included in this development?

There are both mixed-income buildings (market-rate and deeply affordable units) and all affordable buildings in the development.

  • There are no 100% market-rate buildings.
  • The unit mix in the mixed-income buildings is currently 78% market-rate and 22% deeply affordable.
  • In addition to the proposed 78/22 buildings, we have also introduced the possibility of a future mixed-income building that is 20-25% market-rate and 75-80% affordable. This is an alternative we have proposed to use in order to fulfill the commitment of only having 3 all-affordable buildings if the market conditions are insufficient to enable the remaining affordable units to be incorporated into the remaining buildings after Phase 3, all of which would then be 72% market-rate/28% affordable. (Note: this is in contrast to 78/22 and is the ratio that would allow all of the remaining affordable units to be incorporated into predominantly market-rate mixed-income buildings starting in Phase 4.)
  • The unit mix in the overall development is 63% market-rate and 37% deeply affordable.

How can I get in touch with the development team?

  • The Development team will continue to post the latest information on this website.
  • The Development team will continue to answer community questions via email at info@bunkerhillhousing.com.
  • The Development team will continue to send monthly e-updates to residents/general public who sign up for our mailing list here.
  • The Boston Housing Authority (BHA) and the Charlestown Residents Alliance (CRA) will provide consistent updates via a printed newsletter to current Bunker Hill Housing residents. The CRA also encourages Bunker Hill residents to join their Facebook page.
  • As part of the continued planning process, development team members will continue to meet with individual community organizations and elected officials as appropriate.