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.
The Bunker Hill Housing Redevelopment project has received all master site and phase one design approvals from City of Boston regulatory boards while also securing the necessary private financing to begin demolition and construction for Phase 1. With each future phase, there will be additional public meetings and a design review process.
Since our most recent public meeting in March 2023 focused on project updates and career opportunities, the team has continued to advance the site prep and demolition work to prepare the Phase 1 sites for construction. Interior abatement and demolition for Building M started in April 2023, and interior abatement is now complete for all 6 existing buildings on both the Building M and Building F sites.
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
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.
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. All buildings will be built to Passive House standards and utilize MassTimber/Cross-Laminated Timber (CLT).
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.
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.
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
Sign up for our mailing list and check back at this website for up to date information and details on future public meetings.
Weekly Site Prep Activities: 12/4-12/8
The first phase of the project includes the demolition of 6 existing buildings to prepare for construction of Building M and Building F. Building construction has begun on the M site between Tufts and Corey Streets.
Building M under slab Plumbing & Electrical installation underway.
Erection of Building M Cores and Stairs – Complete
Small visual mock-ups (material sample boards) are located next to Suffolk’s trailer. These show materials shown and approved during public and BCDC meetings.
At this phase of the project, Walford Way between Tufts and Corey Streets will be closed and there will be no parking allowed on Tufts, Corey, and Medford Streets immediately adjacent to the construction fence.
Utility work on Corey, Tufts, and Medford Streets – pausing for winter moratorium.
Please observe no trespassing signs. Do not attempt to enter the construction site.
June 16, 2023: Groundbreaking Ceremony
Mayor Michelle Wu, BHA Administrator Kate Bennett, the Charlestown Resident Alliance, and Leggat McCall Properties were joined by our partners, City officials, residents, and community members to celebrate the groundbreaking of the first building of the Bunker Hill Housing Redevelopment.
June 16, 2023 – 11:30 AM
Walford Way (between Corey Street and Tufts Street)
Mayor Michelle Wu today celebrated the beginning of a long-awaited transformation of the aging Bunker Hill Public Housing Development in Charlestown. This redevelopment is a partnership among the Boston Housing Authority (BHA), the Charlestown Resident Alliance (CRA), Joseph J. Corcoran Company, Leggat McCall Properties (LMP), and Declaration Partners, and is expected to transform the 1,110 unit public housing community into a 2,699 unit mixed-income community. This project is the result of years of work by the tri-party development team of the BHA, LMP, and the CRA working as partners to shape the future of the development. This project represents the largest public housing redevelopment in the City of Boston’s history.
“Transforming Bunker Hill Public Housing Development is critical in keeping residents and families who have called Charlestown home for generations to come,” said Mayor Michelle Wu. “Today’s groundbreaking shows what’s possible when we use every tool as a City and partner across different sectors and levels of government to ensure residents have access to safe, affordable, and sustainable housing. I’m grateful to all of our partners for their critical work and look forward to the completion of this redevelopment.”
In response to questions received about trees, we have updated our Trees Q&A to include information on the tree work done to date. This information has also been added in the FAQ section of the website.
Are you interested in job and training opportunities or starting a small business? Join us for a career exploration fair to learn more about opportunities for small business, jobs in construction, property management, union membership, as well as office/administrative and youth employment opportunities, and more! No need to pre-register and snacks will be provided.
Saturday March 25, 2023 – 12:00-3:00PM
Harvard Kent Elementary School Cafeteria - 50 Bunker Hill St, Charlestown, MA 02129
As work on Phase 1 begins, we have created an information sheet for the most frequently asked construction questions. You can find the information in English and Spanish below.
The Bunker Hill Housing Redevelopment was selected by the Boston Society for Architecture (BSA) and the BPDA as one of three awardees for the second round of the Boston Mass Timber Accelerator program which was funded by a grant from the USDA Forest Service. The project will receive a $25,000 grant and technical assistance from WoodWorks to explore the feasibility and embodied carbon reduction potential of using Mass Timber construction.
October 24, 2022: Information from Community Open House
At the community open house, we announced that work on site preparation and demolition for the first phase will start by December 2022. You can find the most up to date information about the project in this handout in English, Spanish and Chinese.
You can also find the approved renderings for Phase 1 as well as a watercolor rendering of the full project here. The watercolor rendering of the full site shows a general idea of what the completed project will feel like but is not meant to show future buildings in detail. Future phases will go through a public design review process.
Current Resident Relocation Questions: 617-337-5878 (HOU) or 617-988-4316 (BHA)
October 22, 2022: Charlestown Community Open House
Since our last meeting, we have been working hard to set a construction start date for the first phase of the Bunker Hill Housing Redevelopment. We hope you will join us for an outdoor community-wide open house to ask questions and learn more about site preparation and construction, job training opportunities, and what to expect when the project begins.
Saturday, October 22, 2022: 10:00 AM - 2:00PM
O’Reilly Way Court (Basketball Court at O’Reilly Way and Monument Street)
Spanish and Chinese interpreters will be provided. If you have questions about this meeting or need interpretation in another language, you can email us at info@bunkerhillhousing.com.
February 17, 2022: Public Improvement Commission Meeting
As part of the standard City process for making improvements to streets, proposed street improvements associated with the Bunker Hill Housing Redevelopment will be considered at the next meeting of the Public Improvement Commission. These street improvements are consistent with the project site plan that was presented during the public process and approved by the BPDA Board.
Thursday, February 17, 2022 – 10:00AM
Information on how to participate virtually can be found on the PIC website.
Boston City Hall - Room 801
A copy of the notices advertised by PIC can be found here.
November 4, 2021: Information for Public Meetings
The document provided here contains supplemental information about the proposed project that was discussed at the 10/27/21 public meeting.
October 28, 2020: Impact Advisory Group (IAG) Meeting
A copy of the presentation and the recorded meeting are posted on the BPDA website
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 14, 2020: Impact Advisory Group (IAG) Meeting
A copy of the presentation and the recorded meeting are posted on the BPDA website
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
A copy of the presentation is posted on the BPDA website
September 30, 2020: Impact Advisory Group (IAG) Meeting
A copy of the presentation and the recorded meeting are posted on the BPDA website
September 16, 2020: Impact Advisory Group (IAG) Meeting
A copy of the presentation and the recorded meeting are posted on the BPDA website
September 9, 2020: Public Meeting
Article 80 public process resumes with public meeting hosted by BPDA
A copy of the presentation and the recorded meeting are posted on the BPDA website
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
Phase 1 preserves 14 out of 48 good/fair condition trees. 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.
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.
As of June 7, 2023, the following tree work has been performed:
Tree removal and preservation work is ongoing.
There were originally 48 trees on the Phase 1 sites, 34 of which were in good or fair condition.
As of the last public meeting on 3/15/21, we planned to preserve 14 of those 34 good/fair trees.
Since that meeting, street and sidewalk requirements finalized during the City’s Public Improvement Commission process necessitated the removal of 3 additional trees.
To date, 17 good/fair trees have been removed, some of which were harvested to reclaim wood for use on site. The remaining 6 good/fair trees slated for removal will be removed during the construction process of Phase 1.
A total of 11 good/fair trees have been preserved, including 2 good/fair Dogwood trees that have been transplanted and are doing well.
An additional 2 trees are marked to be preserved that were in poor condition. 1 of those poor condition trees was assessed as being in poor condition but recommended for pruning in order to preserve. The second was assessed as being in poor condition and recommended for removal, but it is at the edge of the construction work area and may be able to be preserved if there is not further deterioration in the tree’s health due to natural causes.
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.
No. New street trees will be planted at 3” caliper. A 3” caliper shade tree will vary in size based on species, but is typically in the 14’-16’ height range (American Standard for Nursery Stock ANSI Z60.1-2004). Within the new public open spaces, larger 6” caliper trees (>20’ height) will be added as space allows.
3” caliper trees are the largest size recommended by Bartlett Tree Experts for street tree installation. Younger trees are generally more resilient to the stresses associated with transplantation and planting. These include: changes in light conditions (from a nursery to urban context), changes in soil conditions, and exposure to road salts.
This resiliency allows younger trees to recover more quickly from “transplantation shock” resulting in healthier, larger urban street trees. Often trees planted at 3” caliper exceed the heights of trees planted at 5” within a few seasons.
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.
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.
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.
Site preparation started in December 2022 for the first two buildings (Building M and Building F). Interior abatement and demolition work for Building M started in April 2023. Building F will follow thereafter. Interior abatement work was also done for the Building F site, completing abatement work for all 6 existing buildings in Phase 1.
As the project’s Construction Management Plan was developed, detailed meetings were held with Phase One abutters and subsequently with the Charlestown community. With each future phase, there will be additional public meetings and a design review process.
Outside of public meetings, the project team will also update the website weekly with current construction activities information. The Development team will continue to send e-updates to residents/general public who sign up for our mailing list here.
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.
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.
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.
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.
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.
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.
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