HOUSING DEVELOPMENT PROPOSAL ' O = ERTSEN • CORT AN LTD.
021 TOPSFIELD . , . , , .
MAMBO VE LECOO A ' C ITE TS
115 -PLEASANT STREET MARBLEHEAD, MASSACHUSETTS , . .
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GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-631-4949
iDESIGN CONCEPT i
In developing our design proposal for this site our goals
were to continue the fabric of the existing housing and
pedestrian ways and use the mid and low rise housing to
contain a major space . The elderly housing is used to
hold the east edge of the park casting the least possible
shawdow into the open space . Grade separation is used
within this major space as a subtle but effective line be-
tween the elderly and market rate parcels . This separation
allows the privacy of the projects but also allows the in-
tergrations of the two uses with a minimum of effort .
The major space is designed as a multi-level park. The ac-
cess for the elderly is from the existing pedestrian way
elevation allowing direct entry into the tower without level •
ichanges . The 5 ' -0" grade drop through the park establishes
the identity of each parcel . Shade trees , benches , lighting,
earth berms , steps and ramps modulate the space to create
visual interest . The turn around for the elderly allows for
a drop-off totally internal to the site and does not congest
traffic on St . Peter Street . This arrangement allows seating
and activities to be placed where the action is where residents
can interact with each other while waiting for taxis , family
or friends . The turn around is a major event in the park and
a catalyst of activity.
Vehicular access has been kept to a minimum, the townhouses
enter the site or their garages from Ash Street only . Service
for the elderly tower is from the townhouse driveway that par-
alles Bridge Street . All elderly parking and visitor parking
i i
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-631.4949
enter the site from St . Peter Street but is not intended to
go through to Ash Street . Accessibility to Ash Street from
St. Peter Street is intended to be for service vehicles only
and the ground plane development is intended to suggest that
this area is for pedestrian use only. Accessibility to the
Boudreau property will be maintained.
The north south axis of the tower allows sunlight into all
the dwelling units at some part of the day . The open space
or courtyard enjoys the best possible orientation year round.
The eleven 2-1/2 story townhouses include living room, dining
room, kitchen , two bedrooms , two full baths , one car garage
under, laundry area and a loft or balcony . The townhouses
are "saltbox" in shape recalling traditional New England
architecture. These wood frame structures are arranged on
a half level system which works well with the site topography.
. The exterior finish will be brick veneer end walls and clap-
board siding 4" to weather.
The seven story brick veneer elderly housing tower would con-
tain 60 units of elderly housing and their related spaces and
would produce a height approximately that of the First Univer-
salist Church. Access to the tower would be from the major
space that is linked to the existing pedestrian ways . Most of
the community spaces would be on the ground floor of the build-
ing. Common balconies entered from the elevator lobbies would
provide comfortable small lounge areas for residents . A work-
ing greenhouse structure is placed on the seventh floor also
accessible from the elevator lobby. The building would be de-
signed to be totally accessible to handicapped persons , sug-
gested dwelling units for handicapped and non-handicapped per-
sons are illustrated.
•
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-631-4949
THE DEVELOPMENT TEAM •
The development team will include the following members :
Robertsen-Corinthian , Ltd. , Ipswich , Massachusetts
Thorvald Lauritsen
Edward Roberts
Grazado Velleco Architects , Marblehead, Massachusetts
Joseph F. Grazado
James A. Velleco
The above members are now developing "Nathaniels Landing Condo-
miniums" off historic Derby Street , Salem, Massachusetts . These
units will be ready for occupancy in October of this year.
Robertsen-Corinthian , Ltd. , owner and manager of more than 100
rental properties in the Northshore and Grazado Velleco Archi-
tects designer and builder of single and multi-family houses
in Massachusetts and Southern New Hampshire look forward with
enthusiasm to participating in Salem again.,
• Our committment to the efforts of the City of Salem are evident
in Nathaniels Landing. Our successful efforts in securing vari-
ances , designing, financing and building reinforces this commit-
ment . The effect of Nathaniels Landing will without a doubt im-
prove the east end of Derby Street and the environment in which
our new owners and neighbors will live. The rehabilitation of
an eyesore in an industrial zone was met with enthusiasm by our
neighbors on Derby, Turner and White Streets . Their support made
this project viable . Great efforts were made to save the circa
1820 post and beam structure . Although little of the exterior
remains, the post and beam structure is being recycled and will
continue the renaissance of Salem.
As developers this project is an extension of our plans to con-
tinue to work in our neighborhood, the Northshore and specific-
ally Salem. The eleven market rate units we are proposing is
• the ideal step for the development team. We can say for us this
project is the logical extension of our development goals .
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-63111949
•
GRAZADO VELLECO ARCHITECTS
Grazado Velleco Architects is a Northshore architectural firm
with offices in Marblehead. The principals have a diversified
background from urban design to interiors . The experience of
the firm in housing is extensive in the private and public
sector. We are familiar with Department of Community Affairs
Chapter 667 Housing Program and have won two honorable men-
tion design awards from Department of Community Affairs while
senior associates with Stull Associates , Inc. of Boston . Our
design for the Winthrop and Dracut Department of Community
Affairs competition were cited for their excellence in site
design and the dwelling unit arrangements . In particular
our submission for the Dracut competition was used in part
as a guide line for a publication developed by the Department
• of Community Affairs titled "Low Rise Housing for Older People" .
Grazado Velleco Architects was also a finalist on the Danvers
Housing Authority ' s recent request for architectural services .
Currently being designed is a 325 unit , market rate two bed-
room townhouse development in East Haven , Connecticut . The
e
first phase or 85 units is scheduled for a construction start
this fall. Just completed is a community building facility
in Londonderry, New Hampshire for Mountain Home Estates . The
facility includes an indoor and outdoor pool , lounge, recrea-
tion room, saunas and locker room and two outdoor tennis
courts .
The firm has just been awarded the contract to provide land-
scape architectural design services on a large park in Revere ,
Massachusetts scheduled for a construction start in the spring
of 1980 .
•
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617.631-4949
•
Grazado Velleco Architects being a local architectural firm
can provide the Salem Housing Authority availability and ac-
cessibility to the design team. A project such as this re-
quires a dialogue between the user, the authority and the
architect and we commit to such an arrangement . This firm
believes in being available to gather information from the
users of the building and would suggest a series of "com-
munity meetings" take place to gather design and program in-
put from Salem' s senior citizens.
•
_ v
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-631-4949
• SCHEDULES, CONSTRUCTION AND COSTS
The estimated development/construction schedule can be as
follows once an agreement is reached between Robertsen-
Corinthian, Ltd. and all participating authorities . It is
understood that the projects will progress simultaneously .
667 HOUSING SCHEDULE
Schematic Design 1A months DCA Phase Two
Agency Review 2 weeks
Design Development 12 months DCA Phase Three
Agency Review 2 weeks
Contract Documents 4 months DCA Phase Four
Agency Review 1 month
Bidding 1 month DCA Phase Five
Review Bids 1 month
Construction 14 months DCA Phase Six
• Our experience shows with efficient design and cost control
the Salem Housing Authority ' s budget of 1 . 8 million dollars
is a budget that works. The 43, 200 gross square feet of con-
struction produces a $41 .66 per square foot figure for the
total elderly housing project including site development .
Recent analysis of structural systems show that a masonry
bearing wall system with 8" precast concrete plank is a viable
design direction. Besides being economical this system allows
the lowest possible floor to floor height and will therefore
minimize the overall building height . The design shown for
the 667 Housing Tower is based on this system. Brick veneer
on a steel stud back-up system is recommended for the exterior
walls. The color should match the brick used on the townhouses
and/or other brick in the area.
This design and structural system proposed is no limitation on
further investigations of other systems and building materials
as the design develops .
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-6314949
MARKET RATE HOUSING •
Schematic Design 1 month
Salem Redevelopment Authority Review 1 month
Design Development 1 month
Salem Redevelopment Authority Review 1 month
Contract Documents 2 months
Construction 6 months
Actual start of construction will be before or no later than
the construction start of the 667 housing construction start .
The private market we intend to seek is the single or married
professional couple , a minimum of which would have children
anticipating that the second bedroom be used for a study or
den . This unit size seems appropriate and a compatible neigh-
bor with the 667 development . The market rate value for the
two bedroom townhouses will be in the moderate price range of •
$75 ,000 per condominium unit . This market is not being fill-
ed in the downtown Salem area now and we believe its chance
for success is excellent .
•
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-631-4949
TAX RETURN AND IMPACT ON SERVICES
The estimated tax return to the City from the market rate
developed portion of the R-1A site is obvious with the con-
struction of eleven - two bedroom townhouses . It is safe to
say that the taxes per unit will probably be between $2 ,200 and
$2 ,500 per year. The impact on services will be minimal. Our
design of two bedroom units on an urban site is clearly a state-
ment to the fact that few school age children will impact the
school system. Sewer, water and other utilities as well as fire
and police protection will not be noticeably affected.
The Salem Housing Authority portion of the R-1A site to be dev-
eloped will probably impact the utility system more than the
market rate units but this is minor considering the excellent
• location for a facility such as this. Too often senior citizen
housing is totally separated from the downtown area. We in our
design have tried to intergrate the two R-1A projects and create
an environment which compliments each development as well as the
area.
i
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-631.4949
FINANCIAL COMMITMENT
Essex bank is our financial partner in other development pro-
jects and we have discussed this project with them and are
pleased with their desire to participate. The enclosed let-
ter from Essex Bank will serve as evidence as to the inter-
est of the banking community to work with Robertsen-Corinthian ,
Ltd. Permanent financing commitments from Salem Five for
prospective buyers have been established prior to construction
starts on other projects and we anticipate similar arrangements
on the redevelopment parcel . The development team will move
quickly to purchase the market rate development parcel or en-
ter into a mutual agreement that shows the seriousness of our
intent .
•
•
esse;:banK
ONE ESSEX CENTER DRIVE,PEABODY,MASSACHUSETTS 01960
TELEPHONE 617532.2500 • 598-2000
September 19, 1979
Salem Redevelopment Authority
One Salem Green
Salem, MA 01970
Re: Parcel RAI Cr. Bridge Street
and St. Peter Street, Salem, NIA.
Gentlemen:
It is our understanding that a customer of this Bank, Robertsen-Corinthian
Ltd., has or will be submitting a proposal relative to the development of
the subject parcel. Their proposal involves construction of 11/two bedroom
condominium units at a project cost of approximately $600,000 and, assuming
individual units will sell for $69,500 to $79,500 the "sell out" will
approximate $825,000.
This letter will assure you that, given the relationship we have had with
this company thus far, we would entertain an application for financing their
proposed development of the subject parcel if they are named developer.
Sincerely,
Roy F�. Kirkland
Vice President
REK/cad
•
GRAZADO VELLECO ARCHITECTS 115 PLEASANT STREET MARBLEHEAD MA 01945 617-631-4949
•
ZONING AND SUB DIVISION DESCRIPTION
The zoning analysis contained on the following table III for
each parcel indicates that the zoning requirements are met
with the exceptions of front , rear and side yards . The de-
velopers will seek variances for the violations based on a
site plan that meets the spirit of the Salem Redevelopment
Authority ' s Urban Design Criteria.
The present R-lA parcel is divided into two parcels with
deeded rights of way across each parcel to accommodate site
planning goals . The service area of the 667 project is access-
ible by using the driveway of the market rate parcel that par-
allels Bridge Street . Similarly, the pedestrian access to the
townhouse units is across the 667 parcel and adjacent to the
major open space .
The attached sketch shows the proposed sub division of the
R-lA parcel . Also indicated are the areas where deeded rights
of way are necessary to accommodate the design solution . The
667 site has 32 ,410 + square feet of land. The townhouse site
has 18,000 ± square feet of land which includes the access drive
that services the elderly project . Other options are available
to handle the servicing of the larger site but the developer
feels that in sharing the driveway , curbcuts from heavily trav-
elled roads car be eliminated.
TABLE III
• CENTRAL DEVELOPMENT DISTRICT REGULATIONS
ELDERLY HOUSING
B5-REQUIRED PROVIDED
Min. Lot Area (sq. ft . ) 12 ,000 32 ,410
Min. Lot Area per Dwelling 500 540
Unit (sq. ft . )
Min. Lot Width (ft . ) 100 200 + (1 )
Max. Lot Coverage by all
Buildings (%) 45 22 . 7%
Min. Depth of Front Yard ( ft . ) 15 41 ' 251 -0" (2 )
Min. Width of Side Yard (ft . ) 30 41 ' 1 @ 47 ' -0" &
1 @ 25 ' -0"
Min. Depth of Rear Yard ( ft . ) 30 41 ' 26 ' -011
Max. Height of Bldgs. (ft . ) 7 stories @
Max. Height of Bldgs . (no. of 8 ' -8"=61 ' -0"
stories ) 12 7 stories
Max. Height of Fences or
• "
Boundary Walls (ft . ) 6 6 ' -0
Min. Distance between Bldgs . Distance equal to
if More Than One on a Lot height of taller
( ft . ) building N/A
Max. Length of Individual
Structures ( ft . ) 250 143 ' -0"
Max. Dwelling Units per Bldg.
of Three Stories or Less 24 N/A
Max. Dwelling Units per Bldg. 120
of More Than Three Stories 60
Floor Area Ratio (ratio of total
floor area of bldgs. to total 3. 0 : 1 . 75 : 1
lot area) See Note ( 3)
(1) Lot width is property line on St . Peter Street .
(2) Set back front yard on St . Peter Street is 7 x 8 ' -8"=
60 .69 ' x 2/3 = 40 .661 .
(3) 32 ,410 lot with 43,200 sq. ft . of building = . 75 : 1 .
•
TABLE III
CENTRAL DEVELOPMENT DISTRICT ,REGULATIONS •
MARKET RATE TOWNHOUSES
B5-REQUIRED PROVIDED
Min. Lot Area (sq . ft . ) 12 ,000 18 , 000
Min. Lot Area per Dwelling --
Unit (sq . ft . ) 500 1 ,636
Min. Lot Width ( ft . ) 100 N/A
Max. Lot Coverage by all
Buildings (%) 45 40 . 77,
Min. Depth of Front Yard ( ft . ) 15
Min. Width of Side Yard ( ft . ) 30 N/A
Min. Depth of Rear Yard ( ft . ) 30 9 ' -0" (2 )
Max. Height of Bldgs. ( ft ) 130 321 -01,
Max. Height of Bldgs. (no. of
stories) 12 2z Stories
Max. Height of Fences or
Boundary Walls ( ft . ) 6 6 ' -0"
Min. Distance between Bldgs . Distance equal to
if More Than One On a Lot height of taller 8 ' -0" •
( ft . ) building
Max. Length of Individual 1 @ 100 ' -0"
Structures ( ft . ) 250 and
1 @ 80 ' -0"
Max. Dwelling Units per Bldg 1 @ 6 D.U.
of Three Stories or Less 24 and
Max. Dwelling Units per Bldg. 1 @ 5 D.U.
of More Than Three Stories 120 N/A
Floor Area Ratio (ratio of total
floor area of bldgs. to total 3 . 0 : 1 1 : 1
lot area) See Note (3)
( 1) Taken at worst condition, average on Ash Street is 8 ' -0" .
(2) Taken at worst condition , rear yards at major space are
visually greater.
(3) 1 , 626 sq. ft . /D.U. x 11 = 17, 886 (basement and loft taken at
1/2 area) .
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