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28 NORMAN STREET - ZBA 28 NORMAN STREET SALEM REDEVELOPMENT AUTHORITY SALEM FIVE CENTS SAVINGS BANK -IV of �5s atera, REC' Paurb of �kppml '81 AUG 24 P 3 :20 CLERK'S OFFICE DECISION ON THE PETITION OF THE SALEM REDEVELOPMENT ACAJ A K'T Y- REQUESTING A VARIANCE FOR 28 NORMAN STREET A hearing on this Petition was held on August 19, 1981 with the following Board Members present: Douglas Hopper, Chairman; Messrs. Hacker, Piemonte and Feeherry, and Associate Member Martineau. Notices of the hearing were sent to abutters and others and notices of the hearing were properly published in the Salem Evening News in accordance with Massachusetts General Laws Chapter 40A. The Petitioner has requested a variance for the property at 28 Norman Street to construct not more than 25 residential units at the site. A variance is required because the building is in a B-3 district where the proposed use is prohibited without a variance. The Board of Appeals, after consideration of the evidence presented at the public hearing and after viewing the property makes the following findings of fact : 1. The property in question is in a B-3 district and therefore may be used as a matter of right for a variety of commercial purposes which are not in harmony with the Salem Master Plan. 2. The manner in which this property is developed is of special signifiance to the City because of its location in the center of the City and its proximity to the Chestnut Street area. 3. The proposed use of the property for residential units is strongly supported by the City Planning Department as well as many residents. on the basis of the above findings of fact, and 'the evidence presented at the public hearing, the Board of Appeals concludes as follows: 1. The property in question is unique because of .its peculiar configuration, its location and because of the fact that it is a vacant parcel. 2. The conditions described above especially affect the land in question but do not generally affect the zoning district in which the land is located. 2 R I-C E! 3. The conditions described above which affect the land '81 AUGA qP9q4on, but not the zoning district generally craUse special hardship because if the requested variance is not granted, the property will be developed CITY CLFIW�af)ffiMer which is inconsistent with the City of SAU'�Ihf�m'�s Master Plan thus causing financial hardship to the City and the Petitioner. 4. . The desired' variance may be granted without substan- tial detriment to the public good because the proposed development would enhance the appearance of the area and provide much needed housing. Therefore, the Board of Zoning Appeals unanimously voted in favor of granting the requested relief; the Board grant:� a vari- ance to the Petitioner on the following terms and conditions : 1. The property may not be used for any commerical purposes. No more than 25 residential units may be constructed on the site. 3. No less than 1 1/4 parking spaces per residential unit actually constructed shall be maintained on the site. 4 . This variance is further conditioned upon and subject to -final approval of the proposed development plans by the Salem Redevelopment Authority and the Design Review Board. The terms and conditions, if any, of that final approval by the Salem Redevelopment Authority, are incorporated and made part of this variance. 'Anthony M F ehe y 'ZSecret.ary 7 11 N T�:.- W"�. CF Te�;�,� F i: i I-F _,�iLE. A COPY OF THIS DECISION HAS BEEN FILED WITH THE CITY CLERK AND THE PLANNING BOARD. Salemmz Redevelopment. TELEPHONE 744-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 744-4580 July 21, 1981 Xr. Jeffrey Stern Salem Group 100 Centre Street Cambridge, Xass. 02146 Dear Xr. Stern: At the meeting Of the Board of the Salem Redevelopment Authority held July 13, 1981, the following action was taken by the Board. "A motion was made by Gary Xoore, seconded by Peter Fetchko, to designate the Stern Group as developer of the 28 Norman Street, Salem, Mass. site for the purpose of constructing 20-25 one and two bedroom condominium units as described in the Stern Group Proposal submission, subject to the following stipulations: - Reaffirmation of an affirmative employment statement by the developer indicating his intent to assure pro-active hiring to Salem residents by the principal contractor and sub-contractor in the construction of the proposed housing units. - The Developer assumes responsibility for the construction of the public access walkway as part of the site development plan as referenced in the Request for Proposal. Site development and final housing unit construction design shall be subject to the Salem Redevelopment Authority and Design Review Board approval and further subject to any and all aspects of development and construction requiring Salem Board of Appeal approval. Site acquisition price shall be the sum of $200,000 or $10,000 per residential unit, whichever is greater, with conveyance of site property no later than September 15, 1981. The motion was brought to a vote and by roll call the motion passed unani- mously." ' Very truly yours, Joan X. Boudreau Chairman JMB/ec CARLSON148 WASHINGTON ST. - P.O. BOX 4487- SALEM, MASS. 01970- (617) 741-0500 STUDY REGARDING DOWNTO�,TN PARKING IN SALEM CARLSON REAL ESTATE REALTORS OFFICE LOCATIONS: BEVERLY-DANVERS GLOUCESTER-HAVERHILL-LYNN-MARBLEHEAD-NEWBURYPORT-PEABODY SALEM SWAMPSCOTT-TOPSFIELD 0] CONDOMINIUM DIVISION,SALEM-COMMERCIAL DIVISION,PEABODY-PROPERTY MANAGEMENT DIVISION,SALEM Nabonad]lflocatmn RE AL TOR CoAnselingCmter CARLSON148 WASHINGTON ST.I- P.O. BOX 4487 - SALEM, MASS. 01970- (617) 741-0500 August 17, 1981 Upon the request of Stern Management Company, R.W. Carlson Salem Associates has conducted a study of parking requirements for condominium complexes in downtown Salem from a marketing vantage point. To date the major condominium complexes that have sold in downtown Salem have been Pickering Wharf, New Salem Condominium I and II and Central Plaza and accordingly those projects have been used for the purposes of this study. Pickering Wharf condominiums are located off of Derby Street in downtown Salem. Shopping, restaurants, bus and train transportation to Boston are all within walking distance of the site. The project contains 54 residential condominium units plus commercial space below such units. Each of the residential units, regardless of size, number of bedrooms or price, offered one car outdoor parking. That project sold out within approximately one year. New Salem Condominium I is a project also located in the downtown area close to .shopping, restaurants and bus and train transportation. Phase I contains eight units which were sold within approximately eight months. Each of these units, whether three or four bedrooms, were offered with one car outside parking as part of the purchase price. Several of the owners were able to lease a second space from the Association because 1.5 spaces per unit were physically allocated to the project. It should be stressed, however, that any second car parking space was only available on a lease basis and does not run with the resale of the unit. Central Plaza, located on Central Street and Derby Square, is again in close proximity to shopping, restaurants and public bus and train transportation. Thirty-four units are contained within this complex. These units are a mixture of one and two bedroom units. Although this complex contains 34 units, only 29 parking spaces were allocated for parking. This parking is an underground garage. Because of the fact that the complex had five units that had no parking, the parking for two bedroom units was guaranteed as a part of the unit purchase price. The parking for one bedroom units was offered on a first come first serve basis and was $1,500 in addition to the purchase price. CARLSON REAL ESTATE - REALTORS OFFICE LOCATIONS: BEVERLY DANVERS-GLOUCESTER-HAVERHILL-LYNN-MARBLEHEAD-NEWBURYPORT-PEABODY-SALEM-SWAMPSCOTT-TOPSFIELD CONDOMINIUM DIVISION,SALEM-COMMERCIAL DIVISION,PEABODY-PROPERTY MANAGEMENT DIVISION,SALEM NabonaflRd�tion IaC�sefingCmfer CARLSON -2- Of the 34 units, 28 units are sold. All of the one bedroom units were sold within six months indicating that even without any parking, well priced, attractive units will sell in the downtown area. New Salem Condominium II is the most recent condominium project in downtown Salem. Located adjacent to New Salem Condominium I, this project contains 12 two bedroom units. Each of these units offers one car outside parking. Again as with New Salem Condominium I there is a possibility that a second space can be leased from the Association. Based on the sales data of the above projects, it is the conclusion of R.W. Carlson Salem Associates that one car parking is sufficient in the marketing of condominiums in the downtown area of Salem. CITY OF SALEM, MASSACHUSffNQ OF APPEALS PLANNING DEPARTMENT Auc 19 3 53 PH '81 W.GREGORY SENKO RECEIVEO ONE SALEM GREEN CITY PLANNER A CITY OF SALEM�MASS, 01970 (617)744-4580 August 19, 1981 Mr. Douglas Hopper, Chairman Salem Board of Appeals One Salem Green Salem, Mass. 01970 Gentlemen: It is my pleasure to endorse the petition of the Salem Redevelopment Authority for the construction of 25 residential units at 28 Norman Street. The proposed use is in conformance with the Heritage 'Plaza-West Urban Renewal Plan and the City's Master Plan. The proposed project will also add substantially to Salem's tax base, while providing highly desirable housing opportunities to those who are anxious to buy condominiums without displacing existing residents. I hope that the Board will give this petition careful consideration. Very truly yours, W. G4rov-S4enkok City Planner WGS/ec SalemRE Redevelopment TELEPHONE 7A4-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 744-4580 August 19, 1981 Mr. Douglas Hopper, Chairman Salem Board of Appeals One Salem Green Salem, Mass. 01970 Gentlemen: After careful negotiations with the Salem Five Cents Savings Bank, and a rigorous selection process, the Redevelopment Authority is pleased to present to the Board a petition for a variance to allow 25 units of housing to be built at 28 Norman Street. The Authority would also like to express its confidence in the Stern Group, which has demonstrated its ability and commitment to revita- lization of the downtown many times in the past few years. The imaginative development we ask you to consider tonight will provide a valuable link between the Chestnut Street neighborhood and both Crombie Street and the forty-one unit complex now under construction on the adjacent parcel. I wish to point out that in the original petition to the Board, it was inadvertently proposed that I-, parking spaces be provided on the site. It was our intention to propose l-, parking spaces, which more accurately fulfills the requirements of the Heritage Plaza-West Urban Renewal Plan. Finally, I would like to state for the record that we are committed to working with the Chestnut Street Associates and the Crombie Street neighbors- to insure a final design of the highest quality which will enhance its surroundings. I also want to indicate that our agreement with the developer will result in funds which the Authority intends to use to provide public improvements to streets and sidewalks in the area. Thank you for your consideration. Very truly yours, JaAn ZM*B'o u�dr e a'U, Chairman JMB/ec A3 Z' 1'rp re, 'All dw ;0 WN 117 F X-' VIM -M 14A 'I"MCI "4rA- 0i� ro. VIEW FROM CHESTNUT STREET Chi A DEVELOPMENT PROPOSAL F 8 Rt fFFF EE' .ACH SALEM, M SSACHUSETTS THE STERN GROUP DEVELOPER GELARDIN/ BRUNER/COTT. INC. ARCHITECT STIFRN GROUPOO CENTRE STREET-BROOKLINE C2146 MASSACHUSETTS 617-731-5905 June 30, 1981 Mr. Christopher G. Olney Project Administrator Salem Redevelopment Authority one Salem Green Salem , Massachusetts 01970 RE : Development Proposed for 28 Norman Street bear Mr. Olney : I am pleased to be able to present our development proposal for the site at 28 Norman Street , currently owned by the Salem 5(1 Savings Bank. our team includes professionals exceptionally suited to respond clearly and sympathetically to the Urban Renewel guidelines and objectives as defined by the City of Salem. In addition we have a clear capability to realize the purpose and intent of our proposal. our analysis of the site and the Redevelopment Authority ' s goals and objectives confirms our convictions that our team is structured to best respond to the specific potentials of both this site and the Chestnut Street site and neighborhood. The Stern Group brings qualifications well suited to the particular issues surrounding this piece of land and its neighborhood. The Stern Group is known for the uncompromising quality of its work in the development of market rate housing. We have consistently created projects at a level of finish greater that that which is usually found in comparable developments. our attention to physical detail is beyond that normally available to those who are comtemplating the purchase of a new home or condominuim, in these days of high inflation and poor quality materials. I am confident that this proposal for the development of 28 Norman Street will create an enviroment which will be perceived as being in a context sympathetic to, and compatible with the surrounding residential neighborhood. We are again eager to offer our talents and sevices to the Salem Redevelopment Authority , and as you will see from the material that follows , I have thoroughly detailed our intentions for your review. So that there can be no question of our financial capability to complete the project , we maintain current financial statements in our files, which are always available for inspection. THE STERN GROUP OF COMPANIES PROVIDES EXPERTISE IN ALL ASPECTS OF REAL ESTATE DEVELOPMENT AND MANAGEMENT The architectural firm of Gelardin/Bruner/Cott located in Cambridge , has been retained as Architect for the proposed development. They have substantial experience in the production of market rate and luxury units. A reading of their resume will further substantiate their experience. The General Contractor will be Rostanzo & LaVoie Construction Company . They are currently completing Phase 2 of the Condominiums on Federal Street , and will also be building Phase 3, which will start this fall. our successful past projects with Rostanzo & LaVoie Construction Company and their broad experience with the new construction of luxury townhouse condominiums confirms their central role with the development team, in putting together an accurate analysis of estimated costs for the new construction of the housing and the associated ammenities. We are confident that the team as outlined above is highly qualified to develop an imaginative and professional project and I am looking forward to you review of this proposal. (;n 'Aere 4 ---�n e vf e y te f P r e s ident o• rt Development Team Qualifications The Stern Group is a successor to a family development entity with it ' s roots in Boston from the turn of the century . The family development business started with N. David Stern working mostly in the City of Boston as a land developer whose prime function was to assemble desirable land packages, prepare construction plans, and process municipal approvals and then joint venture or sell the packages to final developers with construction potential. This business was carried forward mainly in the West End area of the City of Boston. In 1920, after service in the First World War and graduation from college , Harvard College 1919, Samuel Stern joined the family business and brought to the ventures construction ability. In 1921 he carried forward , for the family a group of 9 buildings in the Fenway area of Boston, including construction and management . The buildings still stand today and are currently owned and operated by Harvard University. Additional work was carried on during the decade of the twenties in the area of Charles, Revere and Pinkney Streets and what is now Storrow Drive. These buildings also are still standing and are examples of excellent workmanship although some of the areas have suffered a decline and now a resurgence with renovation. In 1929, Samuel Stern moved the base of operation to the Town of Brookline and purchased property at the corner of Sewall Avenue and Marshal Street , where he commenced a program which entailed new construction of luxury housing . During the thirties, when luxury housing proved entirely unfeasible , Samuel Stern turned his attention to renovation work mostly in single family homes, although some new construction did occur for a factory use , in Cambridge. In 1956, then joined by his son Matthew W . Stern in 1948 after graduation from college and military service , Harvard College, class of 1946 and his son Roger W . Stern in 1954 after graduation from college and military service , Harvard College , class of 1952, proceeded with the completion of the work started in Brookline at Sewall Avenue with the construction of Sewall House , a 51 unit luxury apartment building , which has recently been renovated by the family and completely sold out as condominiums. In 1969, the team, still intact , prepared to renew its efforts in the construction of luxury apartment units. With the founding of the MHFA (Massachusetts Housing Finance Agency) the team made a major decision, namely to turn its efforts to the construction and operation of subsidized apartment units for Senior Citizens, emphasizing the approach sought by the MHFA to have in residency a mixed income population. The first effort by the team led to the construction of 100 Centre Plaza in Brookline , an all elderly mixed income building under the Federal 112361, program. The building which was the first such building to process at MHFA is successful and is entering it ' s 12th year of occupancy under the team management . The program was carried forth in a similar project known as the 1550 Beacon Plaza, also in Brookline, utilizing the same basic programs. The building containing 180 units of housing and 8 medical offices is in it ' s 7th year of occupancy under team management. A third project which was intended to operate under the same programs, now known as 120 Centre Court in Brookline was built under the Federal Section 221-(D )4 program at HUD and achieved Section 8 subsidies through the MHFA. This building , contains 105 units and is now ending its third year of occupancy under team management. A note of special interest at the 1550 Beacon Street building is the receipt of an award for architectural design from the Boston Society of Architects. Also noteworthy at this building is the addition in 1977 of a solar hot water system. This system has 88 solar collectors arranged on the roof and has functioned with noteworthy success. The team now with the retirement of Samuel Stern and joined by Jeffrey A. Stern, after graduation from college , Syracuse University , class of 1976, started a program of construction of condominium townhouses with the first complex constructed in Brookline at 111 Centre Street opposite the buildings previously mentioned. The same format , namely condominium townhouse construction is currently being carried forward in Salem, on Federal Street. Phase 1 has been complete for one year and Phase 2 is nearing completion, with Phase 3 plans now being drawn. With the increasing workload , the team has recently expanded to include Edward Novakoff, an authority on Municipal Government in the Town of Brookline who currently serves on the Brookline Board of Selectman and who is in his third consecutive term of service. Mr. Novakoff brings to the team considerable business experience and a wealth of needed understanding of governmental procedures. The Developers hold a reputation in the business for quality and we invite inspection of our work at any time. A call to our office will arrange a complete tour of all our work. d H N (D tq N � • J LelandCott,AIA A Gelardin/Bruner/Cott,Inc. 75 Cambridge Parkway Cambridge,Massachusetts 02142 617 492,8400 Architecture/Preservation/Urban Design/Development Gel ardin/B runer/Cott,Inc. 75CambridgeParkway Cambridge.Massachusetts02142 617 492-8400 G/B/C has earned a national reputation as specialists in adaptive reuse and historic rehabilitation of mill structures and 19th century industrial and commercial structures. As architects, planners and developers, the firm has pioneered in large scale adaptive reuse and rehabilitation. Al- though best known for conversion of the 250,000 square foo-t Chickering Piano Factory to Piano Craft Guild Housing for Artists and the Lowell National Historical Park, G/B/C has been involved in a number of similar projects closely related to the reuse potentials that exist in historic buildings. As architects and planners, G/B/C has been responsible for the renovation of 19tb century factories and mills to community sponsored housing, reuse of mill buildings as restaurants and commercial space, as well as building reuse for office facilities. As architects and developers, G/B/C has performed architectural design and financial packaging for preservation of a candy factory for reuse as an artists colony, and the reuse of an histor- ic train station as combined restaurant and transportation space. Feasibility studies, construction cost projections and construction time estimates as well as performance specifications were provided by G/B/C for all these projects. As developers, G/B/C has also been responsible for financial feasibility analysis of potential developments, including the production of development budgets and the identification of development capital and risk requirements in light of probable construction financing. Potential areas of profit, including tax shelters and syndication potential, have been identified by the firm as part of these analyses. With its special mix of talents, G/B/C has produced landmark solutions to problems in residential, commercial and institutional design. The cost effectiveness of G/B/C' s award-winning buildings has commanded increasing recognition. G/B/C has served as architects, urban designers, city planners, cost consultants, and turn-key developers; had experience with both renova- tion and new construction; designed,:private residences, multi-family and elderly housing, and office and commercial space; and planned for institu- tions ranging from a museum to health clinics to an urban national park for a federal commission. G/B/C's originality in adaptive reuse ("recycling") of existing buildings has achieved national recognition. The firm's work has been featured in national publications and won a number of awards for creative design. G/B/C's design process begins with concern for the client's interests and an awareness of the centrality of financing and financial institutions to successful construction. G/B/C's familiarity with the complexities of capitalization, amortization, the bond market, construction costs, and scheduling and project management assure that before design begins the "numbers" are right. In each of G/B/C's projects, a major effort is made at the outset to determine the cost parameters. G/B/C works with the client on cost control strategies to insure sound financial planning and execution of the project within previously established budget limits. Ai(�hif(�citirp.lPi(,-s(!n,(ifionlUri,on Design/Developiumil Gel ardin/Bruner/Cott, Inc. G/B/C has been employed by private individuals, real estat I e development firms, and government agencies. The following projects exemplify the firm's recent and current work in adaptive reuse and preservation, as well as new construction. Piano Craft Guild - Boston, MA As architects and developers, G/B/C's 1974 conversion of the Chickering Piano Factory to Piano Craft Guild Housing for Artists is widely consi- dered to be a landmark development in the movement to "recycle" old buildings. To date, it is the largest undertaking of a residential conversion in Massachusetts and continues to be used as a model for similar new developments. The program was generated by the architect/developer from the building's history and from a comprehensive market study of the community. Built before electric light, the factory has many windows and no interior bearing walls. The market study detailed artists' need for live-in/work units with: large open spaces, natural light, freight elevators, loading docks, large doors, heavy duty circuitry, casual floors, slop sinks, and low rents. The design approach -was to take advantage of post and beam construction to provide large spaces with minimal walls. Moveable closets were supplied for flexible use of the unit and mechanical cores at one end for- naximurr. open space; brick walls, conduits and pipes were exposed. Existing wood floors were repaired with serviceability in mind. Public areas were clust- ered around the entry to reinforce social life of the building; the entry is adjacent to a gallery, mailroom, laundry and commercial space. Communal and specialized activities requiring work space were provided for in a separate wing. Tenant involvement was catalyzed via collaboration in programming,, design review and construction of the courtyard. Interaction was generated among individuals and between them and their environment. G/B/C was responsible for the marketing study and feasibility analysis as well as construction estimates, design, and development. Construction was budgeted at $10.50/sf. There were no construction cost overruns. The Piano Craft Guild, its problems and the means to resolve them are directly relevant to all large scale rehabilitation. The Close Building - Cambridge, MA Previously owned and operated by the Will Scientific Instrument Company, this late 19th century factory is now renovated for neighborhood housing. In 1973, the Cambridge Redevelopment Authority and the Wellington-Harrington Development Corporation, a community action group, sponsored a competition for the design and development contract, which was awarded to G/B/C. Within a matter of days, Massachusetts Housing Finance Agency support was attained. The Close Building is one of the first projects in the country in which financing was committed with rental subsidies appled by the new Section 3 Program. Gel ardinfflruner/Cott, Inc. Within the walls of the old factory, 61 units of housing have taken shape. An open plan, different from that used at Piano Craft Guild, was over- whelmingly adopted by the community-architect-developer task force. The plan fosters an open life style particularly well-suited to the empty nesters who live there. The new 20th century construction fits gracefully and simply within the older 19th century structure. The Close Building was an empty, deserted, industrial building with no apparent reuse potential. A market study proved there was a need for specialized housing. C/B/C brought the two together with the appropriate financing. The interest of the MHFA was solicited, won, and the building was saved. Lowell National Historical Park - Lowell, MA Based on strong and convincing arguments from people in Lowell, the Congress of the United States established the Lowell Historical Canal District Commis- sion in January, 1974, charging this body to prepare a plan for "the preser- vation, interpretation, development and use, by public and private entities, of the historic, cultural, and architectural resources of the Lowell Historic Canal District". The members of the Commission were: Thomas P. O'Neill, ITT, Lt. Governor of the Commonwealth of Massachusetts and Chairman of the Commission; Leo Farley, Mayor of Lowell; Dr. Patrick Mogan, Project Director for the Commission and Long Range Planner, City of Lowell; Carl Byers, Resources Advisor for Commu- nity Planning and Development, U. S. Department of Housing and Urban Develop- ment; Robert Crecco, Community Affairs Specialist for the Office of Consumer Affairs, U. S. Department of Transportation; Frank Keefe, Director, Massa- chusetts Office of State Planning; Clarence Posey, Expositions Officer for the U. S. Travel Service, U. S. Department of Commerce; Antonia Uccello, Director of Consumer Affairs, U. S. Department of Transportation; Jerry D. Wagers, Director, National Park Service North Atlantic Region, U. S. Department of the interior. The Lowell Team, in which G/B/C was one of three joint venture partners, was chosen in December, 1975, as the Commission' s planning and design con- sultants. The Phase I inventory report presented information on Lowell's physical environment, economic condition, and educational/cultural resources. The aim of this research was to determine what resources exist and how they might relate to the urban national historical park. The work included re- view of related public and private plans and proposals; and inventory of potential implementation agencies and programs. This base data report was collected from many sources: existing maps, photos and written documents; scores of personal interviews; and many site visits and photographic surveys, carried out to gain first hand knowledge of Lowell's physical environment. Gel ardin/Bruner/Cott, Inc. The Phase II report, Development of Alternative Plans, pr�sented six different master plan and architecture reuse proposals for the urban park. These alternatives ranged from a .small, highly concentrated park plan to a large highly dispersed park plan. The aim of this work was to develop and analyze the various possibilities for the ultimate plan of the park and to assess future impacts on the City of Lowell. Integral to this plan of work was a thorough follow-up study of the interrelationship of the city's 500 historic sites and buildings. Major park related tourist attractions will be in the newly renovated historic mill spaces. The Phase III report, Development of the Selected Alternative, concen- trated on the development of the highly concentrated large scale master plan alternative. It is anticipated that this particular plan willultimately bring between 600,000 and 700,000 tourists per year to Lowell, birth place of the Industrial Revolution and America's first planned industrial city. A major portion of the Phase III work was the development of a realistic, workable implementation and management plan for the urban park. This plan was developed by The Lowell Team in collaboration with selected members of Congress and their staff, state and local officials. Private Residence - Weston, This residence is a strong composition in two distinct parts. The L-shaped portion contains bedrooms and studio above: kitchen, dining, den and guest room below. Enclosed on two sides by these wings is an entirely different element: a 900 square foot living room, glazed on its outside walls and covered with a translucent roof of fiberglass sandwich panels. The living room space rises along its ridge to a height of 22 feet where it meets the wood walls. The translucent roof, framed in aluminum, fills the space with diffused daylight, which can be augmented or replaced at night with artifi- cial light from adjustable track lighting overhead. The floors are finished in gray slate. Ceilings in the upper floor are plastered while below the principal ceiling material is mirror-finished aluminum. The house sits four-square on land that dips gradually to a pond at the south. A private tennis court is located just east of the house and flower- ing crabapple trees line the driveway. Selective pruning and clearing was required to open up views to the pond, but no trees were removed to make way for the house. Gelardin/Bruner/Cott, Inc. Blackstone Falls - Central Falls, RI Formerly the Valley Falls Mills, C/B/C is ,converting this historic large brick and granite mill (1847) into 132 apartments for the elderly, to be subsidized under the Section 8 Program. The construction of this mill is presently underway with the assistance of the Rhode Island Housing and Mortgage Finance Corporation. The two and a half acre site on the swift-flowing Blackstone River, will be ex- tensively landscaped to provide private gardens for the elderly. The Blackstone River will be used to power on-site generators to supply energy needs, for heating and hot water. It is believed that this will be the first large scale adaptive reuse project in the United States to utilize water power for energy. The nature of the project has required the cooperation of governmental agencies at city, state and federal levels. Construction started in March, 1978. Valebrook - Lawrence, MA 150 units of new construction, housing for the elderly, are under con- struction in Lawrence, MA. This site is also bordered by a river, the Spicket, and is suitable for the use of hydropower for on-site energy needs. Framingham Train Station�- Framingham, MA The restoration of the Framingham Station, an H. H. Richardson masterpiece, ensures the preservation of work of architectural and historical value. This train station is one of the few surviving edifices of its type and was designated a National Landmark in 1975. G/B/C was chosen, through a competition, as architect and developer by the Town of Framingham to save this rapidly deteriorating structure. The exterior architectural elements will all be restored to their original condition, while inside the station, the main waiting room with adjoining spaces will be fully opened and restored for use as a restaurant. Original paneling and woodwork will be stripped and restored, and all brick work will be cleaned. A complete paving and planting program, part of the overall restoration process, is to be coordinated with the Town's beautification program. In order to bring about the restoration of this structure we have worked with city and state government, as well as with the MBTA, Amtrak, Conrail and Penn Central. Gelardin/Bruner/Cott,Inc. Reusing Old Buildings - A �lide/Tape Show Reusing Old Buildings is a slide/tape presentation for the Massachusetts Department of Community Affairs. G/B/C was hired in 1976 to prepare the definitive Department of Community Affairs slide presentation for use throughout the Commonwealth of Massachusetts. This twenty minute audio-visual presentation analyzes and explains the advantages of adaptive reuse of old structures. The content of the show is aimed at all levels of audience sophistication and has been success- fully used to educate community members about saving old buildings. Rodman Candle Works - New Bedford, MA This historic structure is an important link in New Bedford's overall downtown preservation program. G/B/C was retained by a private non- profit developer, well-known for its active record in preservation, as the architect of this restoration and to assist in the effort to stabi- lize and restore this fine example of .early 19th century New Bedford whaling industry architecture. This small, four-story building is timber post and beam construction with a stucco covered exterior rubblestone wall. With construction presently complete, the building now functions as a first class banking and office space within the confines of the restored structure. A restaurant occupies the lower level. Gel ardin/Bruner/Cott, Inc. 75 Cambridge parkway Cambridge,X4assachusetts 02142 617 492-8400 January 1981 CURRENT PROJECTS NOT IN BROCHURE PROJECT DESCRIPTION BRICKS & MORTAR Essex Street 71 elderly du, Chapter 667, $ 2,400,000 Lawrence, MA new construction, Architect Lincoln School 10 1BR elderly du, 3 5BR congregate du, $ 620,000 Wakefield, MA Chapter 667, rehab, Architect Gerrity Residence Single family residence, rehab, $ 65,000 Brattle Street historic district, Architect Cambridge, MA Marble Street 110 elderly du, 40 congregate du, $ 5,300,000 Worcester, MA Section 8, new construction, Architect Eastgate 148 family du, Section 8, rehab, $ 3,700,000 Springfield, MA Architect Bindery Court 150 elderly du, 50 family town- $10,300,000 Monroe, MI houses, Section 8, rehab/new con- struction, Architect/Developer/Property Manager Valebrook 134 elderly du, 16 family townhouses, $ 4,800,000 Lawrence, MA Section 8, new construction, Architect/ Developer/Property Manager Seaman Residence Single family residence, new construc- S 150,000 Dover, MA tion, Architect St. Alfio's Villa 200 elderly du, Section 8, new con- $ 7,200,000 Lawrence, MA struction, Architect Carriage Park Rehab for commercial/office space, $ 4,000,000 Cambridge, MA 22 luxury townhouses (new construction) , Architect The Woolen Mill 146 market-rate du, racquetball and $ 4,900,000 Winooski, VT volleyball courts, swimming pool, 22,000 sf commercial, 15,000 office, restaurant, rehab, conventional finance, Architect/Developer/Property Manager continued --- ArchileclurelPresen�citionlUrban DesignIDevelopmeflt Gel ardin/Bruner/Cott, Inc. January 1981 CURRENT PROJECTS NOT 114 BROCHURE -2- PROJECT DESCRIPTION BRICKS & MORTAR Briggs Cage Conversion of existing dirt- $1,600,000 Cambridge, MA floored practice facility to multipurpose basketball, baseball and lacross facility for Harvard University Athletic . Department, Architect Attleboro 128 elderly/family du, Section 8, $4,800,000 Attleboro, MA rebab/new construction, Architect Washington Elms Feasibility study of 324 du (family $7,800,000 Cambridge, MA rowhouses and elderly apartments) for conversion under HUD Compre- bensive Modernization Program /nh Gelardin/Bruner/Cott, Inc. PRIVATE RESIDENCE A14ARDS 1977 Honor Awards, American Institute of Architect,� 3 New England Regional Council, Honorable Mention for Private Residence. 1977, Architectural Record, Presented in "Record Houses of 1977", Award of Excellence for Design for Private Residence. ---------------------------------------------------------------------------- PUBLICATIONS - BIBLIOGRAPHY Mid-May, 1977, Architectural Record , Record of Houses of 1977, McGraw-Hill Publication, pages 56-59. July, 1977, House & Garden, "Catch the Sun", Conde-Nast Publications, Inc. , pages 84-87. August 8, 1977, Nikkei Architecture, pages 84-85. November 11, 1977 , The Boston Globe, Living: "A House That Welcomes the Sun", by Virginia Bohlin. Spring, 1978, Building, A House and Home Guide, "Living With Natural Light", Conde-Nast Publications, Inc. , pages 98-103. June, 1978, The Toshi-Jutaku: Urban Housing, No. 128, Kajima Institute Publishing Company, Ltd. , pages 11-14. 1978, Process Architecture, Modern Houses in America, No. 7 , Process Archi- tecture Publishing Company, Ltd. , Tokyo, Japan, pages 168-171. 1978, Solar Houses: 48 Energy-Saving Designs, A House & Garden Book, by Louis Cropp, Pantheon Books, New York, pages 48-51. 1978, Bed & Bath Book, by Terrance Conran, Crown Publishers. December, 1978, Casa Vogue, Conde-Nast Publications, Inc.. Archileclure/Presen,ation/Urbon Design/Development Gelardin/Bruner/Coft, Inc. PIANO CRAFT GUILD AWARDS American Institute of Architects, First Honor Award for Outstanding Contribu- tion to Homes for Better Living. Awarded in 1975. Boston Society of Architects, Housing & Neighborhood Design Award Commendation for Piano Craft Guild Housing for Artists. ------------------------------------------------------------------------------- PUBLICATIONS - BIBLIOGRAPHY June 25, 1974, The Wall Street Journal, "Living Together - Massachusetts Tries Mixing Income Groups in Subsidized Housing", by Liz Roman Galiese. August 16, 1974, The Christian Science Monitor, Architecture: "Huge Old Piano Factory Provides Studio-Homes for Rich Mix of Artists", by William Marlin, Boston. Fall-Winter, 1974-75, Today's Alumnus: Brandeis University Alumni Association, "The Piano Craft Guild 'Design is for the Living"', by Michael Matz, Vol. 1V, No. 1. Ja nuary 12, 1975, The New York Times Magazine, Design: Recycling II, "Piano Factory in Boston", by Norma Skurka, pages 52-53. February, 1975, House & Home, "Urban Rehab $10.50 a Square Foot", McGraw-Hill Publication, pages 68-73. 1976, America's For�otten Architecture, National Trust for Historic Preser-va- tion, by Tony P. Wren and Elizabeth D. Mulloy, Pantheon Books, New York, pages 270-271. December, 1977, AA L'Architecture D'Aujourdi'hui, 194, "Reconversion", pages 46-47. 1977, Built to Last, Massachusetts Department of Community Affairs, The Preservation Press, National Trust. for Historic Preservation, pages 51-53. Archilectijre/Presen-ation/UrbanD&sign/Development Gel ard in/Brun er/Cott, Inc. T14E LOWELL NATIONAL CULTURAL PARK AWARDS Progressive Architecture, Citation, 25th Awards Program 1977. Blue Pencil Award, National Association of Government Communicators, Award for Outstanding Government Publications Produced in 1976. Awarded June 16, 1977. American Institute of Planners, Meritorius Program Award, October,' 1977. ----------------------------------------------------------------------------- PUBLICATIONS - BIBILIOGRAPHY October 17, 1976, New Haven Register, "Move Underway to Recycle New England's Mills", UPI. January, 1977, LoweLl, Mass. , "Report of the Lowell Historic Canal District Commission to the Ninety-Fifth Congress of the U.S.A." 1977, Process Architecture, No. 3, "Community Design: By the People", Process Architecture Publishing Co. , Ltd. , Tokyo, pages 169-179. 1977, Built to Last, Massachusetts Department of Community Affairs, The Preser- vation Press, National Trust for Historic Preservation, Gene Bunnell, Associate Planner, pages 114-117. January, 1978, Progressive Architecture, 25th Annual P/A Awards, Citat ion: Urban Design and Planning, Reinhold Publishing Co. pages 100-101. Amhilecture/Preservation/Urban Design/Development I Gelardin/BruDer/Cott, Inc. GEORGE CLOSE BUILDING AWARDS American Institute of Architects, Award of Merit for Outstanding Contri- bution to Homes for Better Living. Awarded in 1978. ---------------------------------------------------------------------------- PUBLICATIONS - BIBLIOGRAPHY October 31, 1976, The Boston Globe, Real Estafe: "Cambridge Factory to House Elderly". 1977, Built to Last, Massachusetts Department of Community Affairs, The Preservation Press, National Trust for Historic Preservation, Gene Bunnell, Associate Planner, page 60. March, 1978, Professional Builder, "Urban Recycling - Don't Overlook Federal Subsidy", page 112-113. June, 1978, Housing, "Housing from an Industrial Building", pages 68-69. December 8, 1978, The Boston Globe, Living, "A Factory Becomes New Home", by Virg inia Bohlin. Arch ifed a rc/Pre.se�at ionlUrban Desjgn/D(�velopmenf Gelardin/Bruner/Cott, Inc. BLACKSTONE FALLS PUBLICATIONS - BIBLIOGRAPHY October 11, 1976, Pawtucket Times, "For Elderly: Recycled Mill Quarters". October 17, 1976, New Haven Register, "Move Underway to Recycle New England's mills", UPI. October 18, 1976, The Evening News, (Southbridge, Ma$sa.chusetts) ,, "Textiles Were Economic Lifeline a Century Ago", by Ken Franckling, UPI. October 29, 1976, Pawtucket Times, (Photo) "Elderly Housing Proposal", Robert Gelardin, J. Gannon, Mayor Francis X. Garvey, Harry Tajra. November 1, 1976, Providence Journal, "Hydroelectric Power Could Heat Housing Complex for Elderly", by John Silva. November 2, 1976, Pawtucket Times, "Nobody Called; Meeting Postponed". January 14, 1977, The Evening Bulletin, "Waterpower: An Attractive Energy Source". July 17, 1977, Providence Journal, "Old Mill Complex May Provide Housing for the Elderly", by Doug Cumming. September 20, 1977, Providence Journal, "Mills Shift to Housing Gets Under Way Today". September 27 , 1977, Pawtucket Times, "Central Falls Council Sells Mill Property". October 1, 1977, Pawtucket Times, (Photo) . "Ceremony Marking Start of Work", Photo by Earl Dumin. December 23, 1977, Providence Journal, "Mills to be Reborn as Homes for Elderly." March 8, 1978, Providence Journal, "Developer Would Use Water Power to Heat Apartment Building", by Robert C. ,Frederiksen. I March 12, 1978, Boston Sunday Globe, "Small Dams: Energy Wasted", by Alan P. Henry. March 22, 1978, The Evening Times, Pawtucket, RI, "Today an Old Mill, Tomorrow by David Chmielewski. March 28, 1978, The Christian Science Monitor, "New Life Down by the Old Mill Stream", by Daniel B. Wood. (Continued --- Archilectum/Presen,olion/Urban Design/Development Gelardin/Bruner/Cott, IDC. BLACKSTONE FALLS (Continued) April 4, 1978, Providence Journal, Northwest Journal (Section B) , "Survey Details City's Growth, Says its Future Lies in the Past", by Doug Cu=ing. May 20, 1978, Providence Journal Bulletin, Real Estate/Home, "1849 Textile Mill in Central Falls to be Apartments". Architect ure/Preser-vafion/Urban DesignlDerelopment Gel ardi n/Bru ner/Cott, Inc. OTHERS PUBLICATION'S - BIBLIOGRAPHY October, 1976, House & Home, "How to Illuminate the Interior of a Narrow Row House", McGraw-Hill Publication. October, 1976, House & Home, "How to Open Up a Floor Plan with a Greenhouse", McGraw-Hill Publication. October, 1976, House & Home, "How Finding Invisible Space Solves Impossible Jobs", McGraw-Hill Publication. October, 1976, House & Home, "How to Divide a 19th Century House into Two Units Vertically", McGraw-Hill Publication. Architect ure/Presen aljon/Urb(in Design/Development ROBERT GELARDIN Education Robert Gelardin holds a Bachelor of Arts from Swarthmore College, Swarthmore, PA, and a Master in City Planning from the Massachusetts Institute of Techno- logy, Cambridge, MA. Robert Gelardin was a Study Fellow for International Development, Ford Foundation. Professional Experience A principal of G/B/C, Robert Gelardin is a professionally trained city planner. As principal in charge of the development of Piano Craft Guild and all other Gelardin/Bruner/Cott , Inc. development work, Robert Gelardin is responsible for those aspects of G/B/C work that involve real estate land economics. He designs and implements multipurpose market studies and identi- fies alternate programs and associated potential revenues. His prior experience as a relocation expert is invaluable during the early stages of rehabilitation of selected buildings. He is responsible for analyzing the financial feasibility of developments, both for the firm and private clients. This entails the production of development budgets and identification of development capital and risk re- quirements in light of probable construction financing. He is responsible for identifying potential areas of profit, including tax shelters and syD— dication potential. In addition to his responsibility for the business administration of Gelardin/Bruner/Cott, Inc. , he is also currently a guest lecturer at the School of Architecture and Planning at the Massachusetts Institute of Technology. His experience prior to Gelardin/Bruner/Cott, Inc. includes substantial experience in the public sector. As a Senior Consultant with Marshall Kaplan, Gans and Kahn, Mr. Gelardin provided nation-wide training and tech- nical assistance to cities in relocation planning and administration for HUD. He helped develop and implement a state-wide housing strategy for the Connecticut Department of Community Affairs. He assisted the Central Nauga- tuck Valley (CT) Regional Planning Agency in developing a housing work program that included supply and demand factors, social factors, legislation and coordination. With the City of Fall River, MA, he developed neighbor- hood and city-wide survey and analytic approaches covering housing supply and demand (keyed to physical condition survey) , municipal services, education and health facilities, and employment and manpower training. His work for the U. S. Department of Housing and Urban Development, Model Cities Administration, Washington, DC, included case studies, evaluation and recommendations for citizen participation in. relocation planning. HUD/MC Technical Assistance Bulletin #4. 15-7 ROBERT GELkRDIN -2- Robert Gelardin was a member of the East Boston Negotiating Team for Shore Plaza East Housing. He clarified substantive issues posed for the commu- nity by the development program, and designed mechanisms for effective citizen participation in shaping the development to meet community needs. He was Deputy Director of the Relocation Demonstration Project, Department of Community Affairs, Commonwealth of Massachusetts. Additionally, Robert Gelardin was a Secondary School Teacher in Sierra Leone, West Africa, as well as an Tnstructor in the Peace Co rps Training Program, University of California, Berkeley; Columbia University Teachers College, New York. 15-8 SIMEON BRUNER Education Simeon Bruner holds an A. B. in Biology from Brandeis University in Waltham, MA, and a Master of Architecture from Yale University, New Haven, CT. Professional Experience A principal of G/B/C, Simeon Bruner is a registered architect with experience in general contracting. His specialty is renovation an'd preserva.'tion. He is experienced in cost estimation, and his field experience gives him an under- standing of the kind of cost conscious construction designs and techniques that pertain to 19th century mill and factory buildings. As design partner in charge of Piano Craft Guild, he was responsible for the design and con- struction management of that project. He is currently responsible for the conversion of a small warehouse to office space, and 150 units of new housing for the elderly in Lawrence, MA. As a rehabilitation consultant, he was involved in a study of the Fourth Ward in Charlotte, NC, and his services have been requested by numerous other cities. In addition, he is the G/B/C partner in charge of the Valley Falls Mill restoration project in Central Falls, RI. His experience prior to Gelardin/Bruner/Cott, Inc. includes independent architectural practice and independent general contracting. During this period, he designed and built residences, commercial and retail facilities, and offices. Simeon Bruner was the architectural consultant for the East Boston Negotiating Team for Shore Plaza East Housing, where he helped clarify substantive issues posed for the community by the development program. He designed mechanisms for effective citizen participation in shaping the development to meet community needs. As an independent consultant, he worked on time motion studies related to assembly line production. He has also done independent research related to government and private market mechanisms and their influence on design and production of housing. He participated in the Design Colloquium in urban planning at Urbino, Italy, where he studied the integration of social, economic, and physical factors in the revitalization of an old town . Simeon Bruner has been- a guest lecturer at Brown University, Poger Williams College, Massachusetts Institute of Technology, Boston University, and Harvard University Graduate School of Design. LELAND COTT Education Leland Cott holds a Bachelor of Architecture degree from Pratt Institute, New York City, and a Master of Architecture in Urban Design from Harvard University, Cambridge, MA. Professional Experience A principal of Gelardin/Bruner/Cott, Inc. , Leland Cott is a registered architect and urban designer whose primary experience is in the design and planning of large scale developments. He has had extensive involvement with public. financing agencies and with neighborhood community groups. As partner in charge, his renovation work includes the conversion of a factory to community sponsored housing, the reuse of an historic property as an office and bank building, and feasibility studies for mixed land use alter- natives in the downtown area. His new construction projects include custom residences and townhouse developments. He was G/B/C partner in charge of the Lowell National Historical Park project and continues to direct the firm's activities in planning and urban design work in our older communities. He is presently in charge of ongoing public sector contracts for Lowell, MA. His experience prior to Gelardin/Bruner/Cott, Inc. includes association with a variety of private firms in architectural and planning projects. In this capacity, prior to 1972, he had full design and production responsibility for over 1000 units of housing in New York City and Boston. He has also had college dormitory planning experience and was the chief architect in charge of a 300 room hotel project. His prior urban design experience includes involvement with smaller New England communities. Additionally, he has done various planning and urban design projects in independent architectural practice. Leland Cott served in the Peace Corps in Colombia, South America as the Official Architect for the Ministry of Education and for the State of Narino. In 1977, he was a member of a 30 person business delegation to Cuba. The purpose of the trip was to lay the foundation for trade of goods and services between our two countries. He met with architects and high ranking govern- mental officials to discuss reuse and restoration of Cuba's Spanish colonial architecture. Leland Cott has taught architectural design at the Boston Architectural Center, and has been a guest lecturer at Harvard University Graduate School of Design. He also teaches a series of two-day professional education seminars on preser- vation, adaptive reuse and real estate development for Penton Learning Systems, Inc. These courses are taught nationwide and are aimed at increasing profes- sional awareness of adaptive reuse. He has worked as rehabilitation/reuse consultant for the Virginia Housing Development Authority and has advised private and public sector clients on reuse potential of selected developments. 15-10 LELAND COTT I He has received numerous design awards recognizing excellence in Architecture and Urban Design and a National Endowment for the Arts Traveling Fellowship. His work has been published in many architectural journals and trade publica- tions. He is a member of the American institute of Architects, The National Council for Architectural Registration Boards, the Boston Society of Archi- tects, the National Trust for Historic Preservation, the Society for the Preservation of New England Antiquities, the Society of Industrial Archeaology, and the Rhode Island Society for the Preservation of Industrial Architecture. 15-11 ERIC RlCHELSON 9ducation Eric Richelson holds a Bachelor of Arts in Economics and a Master of Urban Planning, both from the University of Michigan in Ann Arbor. Professional Experience An associate of Gelardin/Bruner/Cott, Eric Richelson is a professionally trained urban planner. He assists Mr. Gelardin on eve'ry stage of develop- ment from determining potential markets, to analyzing cash flow, to gaining commitments from financial institutions. His experience prior to Gelardin/Bruner/Cott includes two years as Special Assistant to the Executive Director of the Michigan State Housing Development Authority, where Mr. Richelson was in charge of all legislative affairs and internal policy deVE-lopment. He was instrumental in initiating that agency's involvement with adaptive reuse. He served on the site review team that reviewed potential rehab developments, and he helped decide which design amenities needed to be included. Moreover, he authored the Michigan State Housing Development Authority's Housing Rehabilitation Manual which sets forth all site, neighborhood, and design standards for the agency. Developers and agency staff use the document to find solutions to specific problems encountered in rehab. Previously Mr. Richelson served on the Director's Policy Staff, Michigan Department of Commerce. His primary achievement there was organizing and co-authoring Cities in Transition, the State of Michigan's plan for helping its distressed central cities. In addition to conceptualizing the work plan for the entire staff, Mr. Richelson had full responsibility for all housing and neighborhood revitalization issues. He organized and directed four roundtable discussions involving national, state and local experts. Also he worked on economic development, environmental protection, and energy related issues. 15-12 DAN RAIH Education Dan Raih holds a Bachelor of Architecture degree from University of Notre Dame, South Bend, Indiana. Professional Experience As an Associate at Gelardin/Bruner/Cott, Inc. , Dan Raih is a registered architect whose experience has been primarily in the design and produc- tion of housing, from small-scale residential to high-density residential developments. He was responsible for the design, production, and supervision of Valebrook Housing, a 150-unit MHFA financed new construction housing development in Lawrence, Massachusetts. As one of the firm's designers, he has an involve- ment in housing projects at various stages of completion in the office, and in addition to his design and production responsibilities, he is the firm's illustrator and coordinates a major portion of the firm' s design and graphic presentations. Mr. Raih's experience prior to Gelardin/Bruner/Cott, Inc. includes design., and working drawings responsibility on a range of commercial, educational, and residential projects, including renovations and new construction at Stapleton International Airport, Denver, Colorado, as well as a number of large-scale housing developments. He coordinated the design and submission for a H.U.D. solar grant awarded to a prototype solar energy installation at an MHFA financed housing complex in Saugus, Massachusetts. Mr. Raih has had a role in several urban design and preservation plans, including the East Cambridge Riverfront Plan, a 100-unit townhouse community recently com- pleted in Woods Hole, Massachusetts, and preservation studies for Buchanan, Michigan and Appalachicola, Florida. Mr. Raih has consulted on design and graphics for many architectural and planning entities including the City of Cambridge Community Development Office, the Boston Redevelopment Authority, and The James Rouse Company at the Faneuil Hall Marketplace. He is a member of the American Institute of Architects, The Boston Society of Architects, and The National Trust For Historic Preservation. A49 Summer Homes A69 Commercial A70 Sunday,March 1. 1981 REAL ESTATE Apartments A72 Tb IN all Valebrook Associates has closed a permanent mortgage for its 150 units of housing for families and elderly built in Lawrence through a Mass. Housing Finance Agency loan of $6 million. The development was designed by Gelardin/Bruner/Cott, Inc. of Cambridge and con- sists of two mid-rise buildings and 16 three and four bedroom town- *houses. The design includes glass enclosed elevator lobbies, green- houses and community spaces. The structures are sheathed in brick with granite trim. Barkan Construction Co. of Chestnut Hill was the contractor. NICK WHEELER PHOTO ON 6 1 f" 1�',IiZ OeTl Ap�clt�814 11 t4�t 4 4" TIT z"S 14, Vb cl� Design: RealreUng IM By Norma Skurka Piano factoryin Boston The second in our three-part series on recycled structures, building as a factory. Interior walls and columns were sandblasted. Sheetrock the conversion of the Chickering & Sons piano factory into partitions were used to contrast with the exposed brick walls and columns. apartments and working studios for artists, proves that old Costs were kept—under stringent control, averaging $13 per I square foot buildingseven immense white elephants like this one, in for construction. Most rehabs cost $19 per square foot and new construction Boston's South Endcan find new life. costs $30. "We found it was cheaper to take out than to add," says Simeon The piano factory, built in 1953 (at that time, it was the Bruner. "We also realized certain economies in the plumbing. Most plumbing second largest building in America; the United States Capitol stacks ran about $400 a floor, but we have two kitchens and two baths per was the largest),was, in 1971,$280,000 in arrears in taxes and stack, which is very economical. It wastes floor space, but that was cheap. ready to be taken over by the city. Architects Robert Gelardin, Simeon Bruner, Sometimes,we spent money capriciously because of this. We installed windows ind Leland Cott, all in their mid-thirties, mised $100,000 for an option to buy at the ends of corridors because it made a terrific difference in lighting those dark the building for artists' housing. The factory was a,good choice for recycling, tunnel-like spaces." despite its gargantuan size of 220,000 square feet (the interior courtyard is the The interiors of the apartments have minimal partitioning. Closets on size of a football field)and its location casters can be moved around to define in a seedy run-down neighborhood. It 'ier different spaces. Freight elevators, was 10 minutes from downtown shop- loading docks, extra large doors for k� 6 S� canvases to get through heavy-duty ping,three blocks from Symphony Hall close to public transportation and i; 1'�. I!, electrical systems, cominercial-sized sinks, extra electrical outlets (some in odd places, such as ceilings), and Alt ,k large windows for natural light were. had no zoning I N Before.the purchase was made, the 1, architects conducted it lengthy study to convince the Massachusetts Housing 4'. installed to fulfiil the artists' special needs. Financing Agency that them was a 1- real need for artists' housing. Ulti- r TO'r;--A k! (which were Rents for the units n for in February, 1974) vary according to the apart- r rt ready occupancy mately, the M.H.F.A. granted them a. 1$ 4, 0-0, loan of $3,382,916, and they put- F j 5 ment's size and the tenant's income. chased the factory in the fall of 1971 for $470,000. 11 fill "I In accordance with M.H.F.A. guide- RE V-4 A lines a quarter of the units are rented I'llult came out to about $2.50 Per to 1�w income tenants, half to square foot for bricks and mortar, Itlip"6; erate-income tenants, and the says Bob Gelardin. Space itself was .;A", ing quarter to those tenants wbf the building's cheapest commodity. afford market levels, The most ex- The renovation plans called for 174 pensive unit, which is a two-bedroom _FF apartments, ranging from a 400- TV duplex.goes for$400. square-foot studio to a 1600-square- The Piano Craft Guild, as the reno- foot apartment. Thirty thousand -4 a&- vated building is now called, appears square feet was set aside for an exhibl- to be a success. It is 95 Per cent oc— tion gallery, a restaurant and a few copied. The architects say that the riterprises. small business e surrounding neighborhood appears to "The primary question was how to be on the upswing. The city has re- fit the old and new together in a Z paired the sidewalks and installed new meaningful and cost-conscious way," street lights, and some of the neigh- says Mr. Gelardin. The architects The Chickering&Sam piano factory has begun a new life as the Piano Craft boring brownstones are being bought wished to preserve the integrity of the Guild,a residence for almost 200,artists in downtown Boston. and renovated by private owners. III BUILDING SECTIONS C AND D wt�n W d. TYPICAL STUDIO WTH BAY []Fh�Uft TYPICAL LARGE STUDIO SMALL STUDIO 150 sq it d. Rd- .11 680 sq it � =1 . . I The five-stiny building yielded 174 living spaces102 one- + 71 bedroom units, 35 two-bedroorn and two three-bedroom units E.T.W. M�L The roof required repairing so the-architects decided to raise Los., Mo. d thereby gained L .. U: it on two of the building's three sides an, ft. T7 35 duplex apartments (see section plans, left and right). L FiaWLM F'�" SECTION C SECTION D L 52 Al c,_ 0 V '0 tl �-P The lobby illustrates the design concept used throughout the renovation—sandblasted columns, "posed brick walls contrusting with white Sheetrock. The lobby doubles as display space for the tenants'art work, which is selected by the Piano Craft Guild Artists Union, a tenant committee. 'ef 4*4,k jo TZ, The exposed pipe and window trim in this typical studio 'unit are painted Individuality reigns in the artists' use of their own spaces. But in most, as in red-orange. The halls and elevators are painted taxicab yellow. this 20- by 40-foot,ground-level unit, the living and work spaces overlap. The Nm York Times Magazineflanuary 12,1975 53 74" Gelardin/Bruner/Cott,Inc. 543a Green Street, Cambridge,Massachusetts 02139 Tel: (617) 661-0235 THE CHRISTIAN SCIENCE MONITOR -'E I I 11 Tuesday,March 28, 1978 _777 — 7 7 7 f .77 .......... ...................I Z' v� A' Due for 'metamorphosis' — Blackstone Falls Mill, Central Falls, R.I. Courtesy of Gelardin,Bruner,Cott New life down by old mill stream in R.I. By Daniel B.Wood fire caused a major portion of the roof to cave Island Housing Mortgage Finance Company Special to in. Mr. Manekofsky started looking for ways to and will provide 134 one- and two-bedroom The Christian Science Monitor get rid of the building or have it demolished. apartments at four-fifths the cost of new hous- Central Falls, R.I. Approached by Central Falls Mayor Richard ing. Officials of two Rhode Island communities B. Bessette, who was aware of the city's sore The city is spared the time, cost, and nega- are learning what the Massachusetts Depart- need of homes for the elderly, Mr. Manekofsky live publicity of demolition and is left with a ment of Community Affairs has been telling agreed to consider having the mill and its 2% building of special historical significance. Bay State cities and towns since 1970: There is acre site redeveloped. Mr. Bruner explained some of the other ad- a wealth of opportunity in the reuse of old Central Falls is a community of three and vantages: buildings thought too dilapidated or old-fash- four-decker houses placed close together in a "Construction time is shorter because the ioned for current needs. one-square-mile area. The 125-year-old mill building structure is already there and you can The current needs of Woonsocket and Cen- overlooking the river occupied the only fea- work in my weather. And people usually be- tral Falls, R.I., include housing for the elderly. sible piece of land left for a project the sin come mom involved with, and generally have Following the example of Massachusetts, City Council members had in mind. a greater feeling for, something that already which in the past eight years has renovated Central Falls officials contacted the archi- has existed in the community." successfully scores of old mills, warehouses, tectural firm of Gelardin, Bruner, and Cott in He said that rehabilitation creates more jobs waterfront markets, schools, and railroad sta- Cambridge, Mass., which gained national rec- per dollar spent in comparison with building tions, the two cities here have approved con- ognition for its conversion of Boston's Chick- anew, and the project requires a minimum of version of two run-down textile mills into hous- ering Piano Factory into modern apartments energy use and building materials. ing for elderly citizens. And plans are in the for artists. The firm also had a number of "People are beginning to realize they can't works for a third. other award-winning building rehabilitations to afford to tear down old buildings simply be- Blackstone Falls Mill in Central Falls will be its credit. cause they are old or old-fashioned," Mr. Bru- renovated into 134 apartments, and Hanora "We were shown a building which was in ter- ner mid. Mill in Woonsocket into 100. Federal funds will rible shape,"explains designer Simeon Bruner. help pay for the projects. "The city had a waiting list of 700 elderly in In"Built to Last," a book of case studies on The Woonsocket City Council has also been need of housing, had seen some of our work, adaptive reuse of old buildings in Massachu. asked to approve plans for conversion of the and asked it there was any hope for this build- sets,author Gene Bunnell points out: Bernon Mill —on the National Register of His- ing,"he said. "New heating, plumbing, lighting, wiring, toric Places as one of America's first "slow Mr. Bruner mid he felt the building was too windows, finishes, and elevators can give a bum"mills—into 101 apartments. small,but he realized that the value of its pic- renovated old building all the amenities usually The Blackstone Falls Mill is believed to be tUresque site and location gave the project the associated with a new building. Yet space in an the first major rehabilitation effort in Rhode main ingredients for economic success. old building often has a unique character and Island. Run for many years by the family of A design and reconversion plan was drawn personality that makes it even more market- former owner Imyn Manekofksy, the mill, up, and work began in Febmary. Slated for an able than new space." which manufactured cotton batting, has been April, 1979, completion date, the project in- Successful renovations of the Woonsocket shut down for 15 years and used mainly for cludes building additions, structural reinforce- and Central Falls mills into homes for the el. storage of raw cotton. ment, and landfill excavation before modern derly could signal a new era for Rhode Island .With broken, boarded-up windows and apartments are fitted into the mill's existing in creatively adapting old buildings to new uses grounds overgrown by long grass and weeds, floor plan. — preserving community character while sav- the building was vandalized on July 4, 1976. A The project will be financed by the Rhode ing money. al �t"'zqe"� ic-larm'VITI, M "lm Pv Pen n/JPC R inhold ubUcabon Al L 5 41 m y"', .1. V-, W� 4" 44 sen g lt, W-V6 K 4, k;1 Z mp�_,btn aw 11 Mal r,/A AW 19 J§l Citation:Urban design and planning The Lowell Team: David A. Crane & Partners/DACP Gelardin/Bruner/Cott Michael Sand & Associates A planning document calling for the creation of our first urban national park is cited for its strong preservation, economic,and legislative components. 1�1 4 XX. N �Ar�* Program:The overall goal of the effort is to AiO revitalize the depressed economy of Low- ell,Ma,by generating new uses for 1 5 mil- 47 lion sq If of 19th-Century mill space.To do so,the program calls for a preparation of a 0 plan for preserving,interpreting develop- ing,and using Lowell's historic culturall and architectural resources to be submit- ted to Congress as a basis for legislation.. Lowell's resources needed to be evaluated with a detailed program and urban design plan drawn,plus recom- local agencies in the planning,funding, hoods that relate to this infrastructure But mendations for appropriate federal action. and management of the project.Legisla- the local neighborhood could have more of The plan needed to identify an implemen- tion based on the plan has been submitted a dynamic interrelationship with the de- tation and management strategy that to Congress and hearings are currently velopment in terms of its own ethnic re- would incorporate existing public and pri- going on.The Lowell City Council has sources The planners published a news- vate projects within a larger coherent adopted the plan as its theme for revitaliza- paper called The CanalPacket as part of framework. tion and agreed to rewrite the local zoning the planning process to draw attention to Site Lowell,Ma,pop. 100,000,the first ordinance to give required land use con- what they were doing,but neighborhood planned industrial city in the US,30 miles trols to the proposed joint commission The contributions could have been more north of Boston on the Merrimack River. Governor of Massachusetts has endorsed dynamic.Apart from that it is a beautiful Solution Plan proposes that Congress es- the proposal and state agencies have re- plan.They ve done a splendid job tablish the Lowell National Cultural Park,a sponded by funding supportive projects highly urban area including the downtown, Project:Lowell National Cultural Park,Low- a system of canals,rivers,major mill com- Jury comments ell,Ma. plexes,workers'housing,and key historic Hamilton:This is one of the best analyses Consulting team:The Lowell Team,a joint neighborhoods.The historic section is di- I've seen of a community and its historic venture of David A.Crane&Partners/ vided into two zones:The intensive-use buildings.It identifies the intergovernmen- DACP Inc. Gelardin/Bruner/Cott,Inc.; zone to be developed by the National Park tal relationships and the responsibilities of Michael Sand&Associates,Inc Jonathan Service and the state s Department of En- the local,state,and federal agencies S Lane(David A.Crane&Partners)proj- vironmental Management.An area will be Lewis:Lowell is a unique,very structured ect coordinator,Dennis Frenchman,John restored to illustrate Lowell's 19th-Century place with a rich heritage—tl a birthplace Shields(David A.Crane and Partners/ character,with a barge and trolley trans- of the Industrial Revolution in the US. It is a DACP,Inc.)urban design and planning; port system,a series of exhibits,and the city based on man-made canals,an infra- Robert Gelardin Simeon Bruner,Leland two key mill complexes turned into major structure along which there were old mills Cott,Phil Hresko(Gelardin/Bruner/Cott, activity centers.The second zone will be a and related to the mills,residential areas Inc.)architecture and adaptive reuse: preservation area designed as a buffer for for the workers The legislation for making Michael Sand,educational and cultural the park.The preservation zone will be it the first urban national park,a national programming. managed by a local,state and federal park in the same category as Yellowstone, Contributing consultants:Dr Patrick commission that will establish develop- is tremendous.The idea of bringing Malone and Randolph Langenbach histo- ment criteria,administer incentive pro- tourists to Lowell,festering the canals and rians,Thomas J.Martin,of Economic Re- grams for preservation through private ac- re-using the mills is remarkable.The citi- search Associates,tourism and regional tion and aid in the private adaptive re-use zen participation component is a weak- economics;Gal Rotegard and Carol of Certain structures. ness,however.Lowell has a strong ethnic Monacelli,support specialists. The plan attempts to minimize the need heritage—Greek,jrish,French Cana- Client:The Lowell Historic Canal District forfederal action by involving state and dians—all of whom live in neighbor- Commission 100 Progressive Architecture 1:78 s, a", iJ 11 ON! EV�'KEE"7 M6 Jim i'J 'MR _1EW/ JA Eq ,J F I AcJ S 1-,:0 Eli. E ag, "MME— �J� 111J 1:78 Progressive Architecture 101 The Lowel I Team Project: Lowell National Cultural Park,Lowell, Massachusetts The Lowell Team.a joint venture of Michael Sand and Associates,Inc. David A.Crane and Partners/ Michael Be nal DACP,lar.; Educalrv-,al and,Wfual ,OgAmm,rg Geleadi"/Bruner/Cott.Inc.: Michael Sand and Associates,Inc. Dr Patrick Malone Consulting lead Randolph Langedipach Hialovl,ir,� Jonathan S.Lane David A Crane and Partners/DACP,Inc Thomas J,Martin, Amparl comingto, Economic Research Associates Tourism add argismal econdmica David A,Crane and Partners/ DACP,lar. Gall Rotegard Dennis Frenchman Cedl Mmme.11i John Shields s'porsideciasts Urban design andplamarg Getardin/Brurea/Cott.Inc The Lowell Team RobaatG.liudid INIV,.Nors sndgirantsc, Simeon Bruner The Lowell Histonis Canal District Leland Coll Commission Phil Wasko Architecture and adaptive suse Cliert Citation Prog,reSsi vinu Architecture 25th Awards Program Gelardin/Bruner/Cott,Inc. 75 Cambridge Parkway Cambridge,Massachusetts 02142 617 492-8400 Arch i tect rt relPreserva lionlUrbon DesignIDevelopment F1 r H Fj. 0 In (D P- 0 Proposed Aquisition Price The Stern Group proposes to pay $200,000 for this parcel of land, based upon the current development scheme which calls for 25 units in total , 17 one bedroom units, and 8 two bedroom units. ongoing marketing research may dictate a change in the total unit mix , and therefore I wish to emphasize that the land price should remain somewhat flexible . I would propose to arrive at a final price with the Salem Redevelopment Authority on a joint basis. I am committed to turning back as much money as possible in order to fund a high level of landscaping for the public walkway which could not otherwise be built. We have in the past expressed a deep committment to a level of landscaping not normally provided by developers and also wish to reaffirm our beliefs in pedestrian walkways. We are pleased to commit to building a walkway which will connect with the existing pedestrian system in the City . rt w () rt �3' (D H- a rt (D (D :� 0 rt rt Gelardin/Bruner/Coftjm. 75 Cambridge Parkway Cambridge,Massachusetts 02142 617492-8400 ARCHITECT'S STATEMENT CHESTNUT PLACE, SALEM,. MASSACHUSETTS There are three major areas of consideration toward which our attention has been directed during this preliminary design phase. • Salem has great historic significance and, therefore, the URBAN DESIGN considerations of this development are crucial. • Specific SITE considerations deal with the manner in which the building relates tb its immediate surroundings. • Of equal importance are the BUILDING considerations with respect to its value as a piece of architecture within the greater context of the City as well as its value to its inhabitants. URBAN DESIGN: This building must blend with and be part of ongoing development patterns within Salem. Additionally its massing, scale, colors and texture should be compatible with other developments in Salem as well as with the mass of surrounding buildings. The issues raised by the larger Telephone Company building as well as the smaller scale residential buildings abutting the site require specific architectural at- tention. Chestnut Street is known throughout the country. Its period architecture along its wide avenue is the image brought to mind when one hears the name of Salem, Massachusetts. This building site is by its very geographical location, the visual terminus of Chestnut Street. Therefore, special emphasis in our future work should be placbd on this very important urban design challenge: That the building be visually compatible within the Chestnut' Street vista. • The building we are proposing, and its accompanying site plan, is one that will step back from the street to a high point at the rear of the lot. The total height of the building will not exceed the roof line of the adjacent Telephone Company building. Thus, its special impact on the street and shadowing effect on adjacent pro- perties will be minimized. • The edges of the site adjacent to Norman and Crombie Streets will be areas of access to a raised pedestrian plaza. The view down Chestnut Street will be of this plaza and its substantial planting and green space with the building rising gently in the background. Amhifectumfflresen,ofion/Urban DesignIDevelopmeni Gelardin/Bruner/Coft,Inc. ARCHITECT'S STATEMENT -2- CHESTNUT PLACE, SALEM, MASSACHUSETTS Additionally, we intend to connect the site by an extensive land- scaping and pavement program to the walkway which is presently being planned into the downtown area. As can be seen by the accompanying site plan, there is an intent demonstrated to pro- vide an ample amount of landscaping for this purpose. SITE CONSIDERATIONS: The site considerations may be divided into two areas of significance: pe- destrian and vehicular. It is important to minimize the mass of the building from the sidewalk so that the pedestrian scale of Salem is maintained when walking past our building in relation to the larger, more massive institu- tional structures surrounding the site. The interface between the vehicular and pedestrian flow through the site is also extremely important. The site plan should be designed in a manner in which the vehicular and pedestrian flow are not at odds with each other. • By stepping the building back from the sidewalk, we have minimized the impact of the building mass upon the pedestrian. The raised semi-public plaza at the sidewalk level will become a significant pedestrian improvement to the area. • We have taken advantage of the slight topographical change to pro- vide a parking area one-half level below grade above which is the pedestrian plaza, one-half level above grade. By separating pe- destrian flow (above the plaza level) from vehicular flow (below the plaza level) we believe we can minimize conflicts between the pedestrian and vehicular needs. This idea is consistent with recent Salem planning. BUILDING CONSIDERATIONS: The architectural design of this building should relate to other structures within the area as well as be part of a continuity of new development in Salem. Materials, textures and massing should be in keeping with the gabled smaller scale residential buildings as well as with the larger massive structures adjacent to the site. In this sense, the building can be viewed as an architectural transi- tion between the downtown area and the smaller scale residential neighborhoods typified by Chestnut Street. From within, the building should be comfortable and built according to all applicable code requirements, local ordinances and within the guidelines of the Urban Renewal Plan. Gelardin/Bruner/cOft,Inc. ARCHITECT'S STATEKENT -3- CHESTYUT PLACE, SALEM, MASSACHUSETTS Furthermore, the orientation of the building units ought to be located in such a way as to take ma imum. advantage of the solar aspects of the site. • Our design will blend very handsomely with the older as well as newer portions of Salem. The necessary larger aspects of our proposed building will be scaled down in a residential manner by pitched roofs, greenhouses and balconies. • The building will be a masonry construction in accordance with the fire district regulations. The twenty five proposed dwelling units will be designed completely according to all applicable codes and with all modern conveniences associated with condominium dwellings in Salem. The pedestrian plaza at the Norman and Crombie Street border of the site will serve as a semi-public/private open space for the building's inhabitants, as well as for the citizens of Salem. • Our design will take full advantage of the solar aspects of the site. All units will achieve direct sun penetration during portions of the day and maximum use will be made of passive gain and energy recovery aspects of the design. The most up to date, efficient heating and air conditioning systems will be used to guarantee economy and energy conservation. • We are confident that given the opportunity, this proposed building will be a significant addition to the City's stock of fine new architecture. Fl pIr 0 (D (D H- Bay Bank Harvard Trust Company John A. Dwinell. Vice President Post Office Box 300 Rea/Estate Department Cambridge, Massachoseits 02139 (617)661-3300 Baj(Bank Harvard Trust June 30, 1981 Mr. Jeffrey A. Stern The Stern Group 100 Centre Street Brookline, MA 02146 Dear Jeff: After a preliminary review of your plans and intentions for your next Salem project, this is to inform you that the BayBank Harvard Trust Company would be willing to entertain an application for the proposed project. This construction financing would be subject to review of final plans, specifications and proformas, and appro— val by our Board of Directors. I do not perceive that these would create a major problem given your expertise and more importantly your tract record with this institution. If you should have any further questions please do not hesitate to call me. ery ru rs, John A Vice Pre JAD/bs CARLSON MARKET EVALUATION NORMAN STREET SALEM, MASSACHUSETTS R.W. CARLSON ASSOCIATES, INC. - REALTORS AREA CODE (617) AREA CODE (617) BEVERLY,25 Broadway,MA 01915, 927-3220 NEWBURYPORT,28 Green St.,MA 01950, 462-8155 DANVERS,3 Elm Sl,,MA 01923, 777,244:1 PEABODY,532 Lowell S1- M A 01961), F3 S,69"0 ........ GLOUCESTER, 137 Eastern Ave.,MA 01930, 281-3710 SALEM, 18 Washington Sq., MA 01970, 74443041 pppllq LYNN,207 Lewis St., MA 01902, 598-4820 SWAMPSCOTT,440 Humphrey St.,MA 01907, 599-5170 OR MARBLEHEAD, 10 Atlantic Ave.,MA 01945, 631-8800 TOPSFIELD,37 Main St.,MA 01983, 887-8555 REL CARLSON CONDOMINIUM DIVISION CARLSON COMMERCIAL DIVISION 10 Atlantic Ave.,Marblehead,MA 01945, 631-8800 500 Northshore Rd., Peabody,MA 01960, 581-6600 CARLSON r,c TABLE OF CONTENTS I Introduction 11 The Site and Its ' Environs III North Shore Condominium Market Evaluation IV Condominium Buyers - An Analysis V Recommendations and Conclusions CARLSON 1 . INTRODUCTION The following market evaluation concerning the development of a certain parcel of land located on Norman Street, Salem, Massachusetts into condominium units has been prepared by R.W. Carlson Associates for Stern Management. This study is based upon estimates, assumptions and other information available to us as of June, 1981 , developed from our research of the market and our know- ]edge of the field and is subject to further revisions during the development proces's as events dictate. The purpose of this study is merely to determine the feasibility to developing the subject property into condominium units. To make that determination, R.W. Carlson Associates has prepared an analysis of the site and its' environs, an evaluation of the North Shore condominium market, an analysis of the potential condo- minium buyers and finally-recommendations and conclu- sions based upon our overa' ll findings. CARLSON 11 The Site and Its' Environs The site being considered in this study is located on Norman Street in Salem, Massachusetts. The structure currently on the site is of no value and should be raised. The parcel appears to have land suitable for parking. The site is extremely well situated being easily accessible to the downtown shopping mail , Pickering Wharf and transportation into Boston. The neighborhood in which the site is situated is commercial in nature. Just minutes away, however, is historic Chestnut Street. The vicinity is currently on the upgrade with a large condominium complex scheduled to be built. Because of its proximity to downtown and its proximity to Chestnut Street, the area should attract highly qualified buyers. CARLSON Ill . NORTH SHORE CONDOMINIUM MARKET EVALUATION The North Shore area, like Metropolitan Boston and the national trend, has exhibited a shift from single family to multi-family housing. This shift in housing needs is due to supply and cost of land, construction costs, mortgage costs and population changes. Historically, the North Shore of Boston has in general been a desirable residential area for many different types of buyers. This is true of the present market situation and such a condition should continue. Cities such as Lynp, Peabody and Salem are also emerging as particularly desirable locations for condominium projects. This is true for several reasons. Proximity to shopping, transportation and recreational facilities have drawn empty- nestors, single and young married home buyers with few or no children, often double incomes and the de0re for few maintenance responsibilities to these North Shore cities. These are likely candidates for multi-family developments of the condominium variety. High absorption rates of new rental units, low vacancy rates and hea4thy market rents are also all factors tradition- ally experienced by the North Shore market and indicate that multi-family housing of the condominium variety -should meet with success. The strongest indicator of the high success potential of the North Shore area condominium market, however, is its' past record. Success records are exhibited by projects such as Crown Point and Hawthorne's Crossing in Swampscott, Lynn Shore Towers in Lynn, New Salem Condominium 1 , Pickering Wharf, Nathaniel ' s Landing and Central Plaza in Salem, the Ferncroft in Danvers, the Arboretum and Ledgewood in Peabody, and many smaller conversions. The majority of these projects when sold out from the original developer, are also exhibiting strong appreciation rates which has served to strengthen demand as well as concept acceptance in the area under consideration. CARLSON IV. CONDOMINIUM BUYER - AN ANALYSIS As seen in our analysis of the North Shore market, over the last several years condominiums throughout the area have been bolstered by a strong demand created by price appreciation, concept acceptance and changing population trends. Having determined that a condominium market exists for the area of the subject property, the next determination to be made becomes what type of condominium will best meet the needs of this market. To accomplish this, an analysis of the condo- minium buyer is imperative. Today, there is a condominium for altmost every type of buyer. These are high rise condominiums, townhouse condom- iniums, two unit condominiums, commercial condominiums, and recreational condominiums just to name a few. Despite the rising popularity of the concept, however, statistically the condominium buyer is acertain type with a certain I ife style requirement. The single most striking characteristic of the condominium dweller is that comparatively few have children living at home. An overwhleming 85 per cent of all condo- minium owners have no children under 18 years of age in residence. Because of this fact, historically and currently, condominium households are smaller than single family house- holds. Close to three out of every ten condominium buyers fall mostly into the below thirties bracket, i .e. , our previously described young f i rst time buyers, or into the "empty-nestor" 65 or over bracket. The majority of condominium buyers also desire low maintenance and up-keep requirements. The needs of this broadest section of the condominium market are relatively simple. The young buyers look for affordable monthly payments based on 20% or less down, adeq- uate space, accessability to shopping and tyansportation, parking and low maintence responsibilities. The empty-nestor looks for many of the same features although in many instances montfily payments are not as important due to -large down payment capability. To meet the above needs, traditionally certain features have been priority items in selling condominiums. These features are units that sell at a price equal to or below the CARLSON price of a single family home in the area, convenient location, at least one car parking, and units where maintenance is handled by someone other than the buyer. in this regard, the experience of R.W. Carlson Associates in its' marketing of several major projects has proven the above requirements to be valid. CARLSON VI RECOMMENDATIONS AND CONCLUSIONS R.W. Carlson Associates conclude that the subject property is ideal for condominium development. In such development, we recommend the following: 1 . The units be built in a style that will attract a sophisticated buyer. In this location, we believe that high quality and its costs can be sold due to the strength of the location. a 2. Parking of at least one car per unit should be offered. 3. The site should be well landscaped to overcome commercial tone of the overall environment. 4. The unit mix should be one and two bedroom units as the young professional buyer and the so-called empty-nestors .will be the market that will buy the site location. (D �J (D (D awl, IN low- AM IBM'. 'nag M9 m #;,M;Wk nz RE Y,%Lvt vx� Alw MA OF Now CON "jam AS so bi IRE View to Chestnut Street jx6v 4 la i'll. Ngizil F,77/1 1 10 ME ��j oFk ol VIM last It :6 1� mg -Almmwmwa�wwirili 002 14 wl _Z�mg p VIEW FROM CHESTNUT STREET Che nu A DEVELOPMENT PROPOSAL FOR 28 R AN STRE SALEM, M SSACHUSETTS THE STERN GROUP DEVELOPER GELARDIN BRUNER/COTT, INC. ARCHITECT References Developer' s References We are pleased to provide the following references: Mr. John A. Dwinell BayBank Harvard Trust Company P. O. Box 300 Tel. 661-3300 Cambridge , Massachusetts 02138 Massachusetts Housing Finance Agency Old City Hall 45 School Street Tel. 723-6800 Boston, Massachusetts Mr. Juan M . Cofield Malmart Mortgage Company 111 Washington Street Tel. 738-4646 Brookline , Massachusetts 02146 The Department of Housing and Urban Development Boston Area office 15 New Chardon Street Boston, Massachusetts 02114 Mr. Josiah P. Huntoon, Vice President The State Street Bank and Trust Company 225 Franklin Street Tel. 786-3684 Boston, Massachusetts Mr. Donald Miller, Senior Vice President The First National Bank of Boston 100 Federal Street Tel. 434-2200 Boston, Massachusetts En t:j rt (D 0) < ft (D (D a 0 (D tO �l (D rt Fj Developer Statement The City of Salem has, in the past , experienced problems with a Developer holding multiple designations on parcels of land within the City . I raise this point in order to clarify any questions which may arise about our current positions in Salem. Currently our status is as follows: Phase 1 of the Federal Street Housing is finished . Phase 2 is nearing completion and Phase 3 is on the drawing boards, for a late fall start . Phase 4 is in the near future , when elderly housing is complete. It is important to understand that the capital requirements for these various phases have already been met , and that this entire series of Phases is Financially Self"Suf�icient. That is to say that each Phase will generate more than enough capital to fund the equity requirements of the succeeding phase . We are also the designated developer on the Old Health Hospital site. Since our designation many , many months ago, there has been some slight foward progress, but not much. We do not see clear sailing for this project for quite a while. This project , Chestnut Place , will be capitalized on an individual basis, that is to say its source of equity funding will not depend on any of the current pending projects. WE STAND PREPARED TO PROCEED AT ONCE WITH THIS PROJECT, AND TO BREAK GROUND AS SOON AS POSSIBLE. We are agreeable to virtually any timetable, so long as it is realistic within the scope of gathering the various approvals necessary to commence construction. We are excited about this project, and are very pleased to have had the opportunity to submit this proposal. We are again looking forward to working with the Salem Redevelopment Authority , to create a project of which we will all be proud .