The BRA recently held a Small Project Review of the proposed redevelopment of 199 West Brookline Street (Concord Baptist Church).  At the meeting, Peter Zagorianakos, the proposed  developer, presented updated plans of the project. Highlights include:

• 9 market rate condominiums
• Parking in basement accessed via an elevator off Warren Ave at the location of the existing double doors.  The opening will be widened to 8′-3″ and new mahogany double leaf doors will be installed.
• Original roof lines will be recreated, excepting the addition of two small dormers and skylights. To achieve this, current roof structure will be removed and replaced with a new structure.
• North and south walls will also have to be largely rebuilt with the stated intention of recreating the original brick detail.
• 4 sets of non-operable windows are proposed for the West Canton Street side

Attendees at the project review expressed concern about vehicle access off Warren Ave.  Concerns centered on noise and safety of pedestrians.  The developer stated that an audible alarm announcing cars leaving the elevator is not a requirement.  He offered the possibility of mirrors to allow drivers leaving the elevator to see pedestrians on the sidewalk.  Kristin Kara of the BRA stated that the City’s traffic department will review the project design. The developer also indicated that, for a number of reasons, access to the garage from the alley is no longer under consideration.

Concern was also expressed about potential construction impacts.  The developer estimated construction would last approximately 18 months, during which time  he will need to lease several on-street parking spaces on Warren Ave from the city, a common practice.  HVAC equipment will be on the roof, only partially visible from the street.

Some that have been connected to the progress of this proposed development state that the updated plans represent movement on the part of Zagorianakos toward a project that preserves the architecture of the existing church and is one the neighborhood can support.

Plans may be reviewed at the Office of the Secretary of the BRA, Room 910, Boston City Hall between 9:00 AM and 5:00 PM, Monday through Friday except legal holidays.  The phone number of Boston’s Planning and Economic Development Office is 617-722-4300.

You may have heard about the recent rumblings in the community and on other prominent blogs regarding the Concord Baptist Church in the South End at the southeast corner of Warren Avenue and W Brookline Street.

Peter Zagorianakos, a Boston developer, has purchased the church as the congregation plans its move to another location to accommodate their growing size. Local residents have been concerned about Zagorianakos changing the structure of the building, adding further windows, and what the parking situation will mean.

Much of the acute attention on the situation is naturally the result of nearby residents raising concerns. However, will this be a bad thing for the community? Prefaced by the idea that the congregation is voluntarily moving to a location that better suits their needs, the building’s roof could use some work (the exclusive photo below shows a current view of the roof), windows in the building overlooking neighbors’ outdoor space does not infringe on privacy any more than other nearby South End residents experience, and underground parking for the limited number of potential residents combined with church service parking not overwhelming the center line of Warren Avenue multiple times per week will reduce noise and congestion in the area.

Is this good or bad for the South End, what are your thoughts?

Back in late January, we reported that the Concord Baptist Church in the South End would be converted into condos (see Concord Baptist Church to be South End Condos). A South End Landmarks Commission meeting took place on February 5, 2008 to review plans for the condos by developer Peter Zagorianakos. Below are the meeting minutes.

Peter Zagorianakos presented conceptual drawings of his plans for developing the church. Parking in basement, accessed either through alley or by curb cut on Warren where present door on east end of Warren Ave façade. Peter contended that there exists an 8 foot easement to church from back alley. This was strenuously disputed by the Pelletiers. Further, Jeanne Pelletier referred to the need to protect the 150 year old oak that grows on the side of the alley. Peter also claimed that the church has a 2 foot easement along the rear of the properties located at 174-182 West Canton.

Then, 4 levels of condominiums, yielding 16 units in all. First floor would use present window line on Warren Ave, wrapped around to façade facing West Canton. Second floor would have high ceilings, utilizing next level of existing windows, wrapped around as first level. The third and fourth levels would be under the cupola, whose height would not be raised. Substantial fenestration in the present roof line was shown, on the third and fourth levels. Windows would be placed in the arches facing West Canton.

Peter contends that the repairs done in 1975 where done badly and that the north and south walls (facing Warren Ave and facing Tremont) are in danger of immediate collapse. Jeanne disputed this, stating that the engineer has a high reputation for historical renovation, which was collaborated by a Commission member.

Views of the Commission members included the notion that this building is of the highest historic value possible and that any changes to the exterior would be done only as a last resort. This was supported by Jeanne’s documentation that the building influenced Frank Lloyd Wright. She also pointed out that the architect consciously protected the privacy of the back yards on the West Canton side by significantly reducing the windows on that side. This seemed to resonate to several Commission members.

The Commission chair asked the community to consider what other usages might be made of the building, if residential usage was not acceptable. And he asked if the community could raise the funds to prevent collapse.

Letters were read by Steve Wolfe and Paul Schmid. Susan Park spoke forcefully about the need for preservation.

The discussion started an hour behind schedule and took an hour. Next step for Peter is to come back with plans to address the issues raised.

It will be interesting to follow this South End condo development as it moves through approval and permitting process, there’s a long way to go at this point.

It was back in November 2007 that John Keith reported that the Concord Baptist Church in the South End sold, to a condo developer (see South End’s Concord Baptist Church sold for “at least $3.3 million” … condos to follow?). It’s now January 2008, and the developer, Peter Zagorianakos, went out of his way on January 10, 2008 to meet with area residents who are concerned about Peter’s plan to convert the church into a condo development upon the congregation’s exit from the premises.

Notes from the meeting include the following:

Peter shared information about his firm and other projects they have done in the Boston area. He described their objective for the Concord Baptist Church – to preserve the structure as much as possible while making it usable as a residential building. He shared some of the challenges that they see with the building, including the large open volume of space, limited windows and floor space, structural problems with the two side walls, and some settling of the dome. He shared that they are considering taking the roof off and recreating it, building a structure within the structure made out of wood not steel and creating parking spaces accessible by a parking elevator. He expressed interest in hearing neighborhood opinion as input to his design process.

The community representatives shared some of their concerns, which included:

• Preserving the historical nature of the building exterior, including the roof
• Preserving the window lines, where windows are present
• Avoiding new windows or glass on the back (East) wall and roof by the abutters’ gardens. The issue of building code, property lines and windows was also raised.
• Addressing the framing and structural challenges of the project and also in the context of the financial viability of the project
• Fear that the building might be torn down if the project viability became questionable after purchase
• Understanding the details of some of the plans for the foundation and footings and the plans to mitigate construction impact on adjacent properties
• Understanding more about the number of units, total square footage and pricing
• Having sufficient parking places to accommodate all condo owners, or providing for alternative site parking
• Location of access to the building’s parking spaces
• Impact of the construction process on street parking
• Avoiding additional traffic flow or trash pickup impact on the alleyway
• Questions about the impact of the project on the water table

Peter Zagorianakos shared that he expects the permitting process to take 6 to 8 months, the construction drawings 3 months, and the construction process 15 months. The development is not yet listed on the Boston Redevelopment Authority’s website.

A meeting is scheduled for February 5, 2008 for Peter Zagorianakos to present conceptual plans to the Landmarks South End Commission (Room 801, Boston City Hall), currently scheduled to be covered at 6:50 PM.