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24 Gould Street LLC Traggorth Companies LLC 50 Summer Street 24 Gould Street LLC ℅ Traggorth Companies LLC 50 Summer Street Boston, MA 02110 August 7, 2017 Julie D. Mercier, AICP Community Development Director Town of Reading 16 Lowell Street Reading, MA 01867 RE: 20-24 Gould Street Application for Redevelopment Dear Ms. Mercier, Enclosed you will find the application for 20-24 Gould Street in Reading’s Downtown Smart Growth District. In developing the design and program for the site we consulted the Reading Town Master Plan (2005), the Housing Production Plan (2013), and the recently completed Town of Reading Economic Development Action Plan. The Town already has many strengths, but as you will read in the application, this project, with its mix of affordable and market rate housing over retail will help the town achieve many consistently stated goals in these reports. In addition, we have brought together a development team that has the reputation,track record, and skills to finance, build, and operate the project successfully. On behalf of the entire development team, we are excited to be submitting this proposal, appreciate the guidance you and Andrew have provided to date, and look forward to working together with the Town to advance this important project. Sincerely, Dave Traggorth 24 Gould Street LLC 24 Gould Street Redevelopment August 7, 2017 ─ 24 Gould Street LLC ℅ Traggorth Companies LLC 50 Summer Street Boston, MA 02110 1 Table of Contents Table of Contents 1 Development Team 3 Joint Venture Developers 3 Traggorth Companies LLC 3 Civico Development 3 Architect 3 Olinger Architects 3 Landscape 4 Verdant Landscape Architecture 4 Civil Engineer/Traffic 4 Design Consultants, Inc. 4 Development Team Project Profiles 5 J.M. Lofts◾Haverhill, MA◾Traggorth Companies◾www.jmlofts.com 5 Mosaic on the Riverway ◾Boston, MA◾Traggorth Companies 6 Cable Mills◾Williamstown, MA◾Traggorth Companies◾www.cablemills.com 7 Abbey Road◾Sherborn, MA◾Civico Development◾www.abbeyroadsherborn.com 8 Inman Crossing◾Cambridge, MA◾Civico Development 9 Development Narrative 10 Description of the Property & Current Use 10 Plot Plan 10 Summary Table of Existing Parcel 11 Proposed Plans 11 Project Goals 11 Housing 11 Retail & Commercial 12 Accessory Uses Supporting Retail/Commercial and Residential Uses 12 Honoring Site History 13 Zoning/40R Criteria 14 Design Standards Summary Tables and Narrative 17 Summary Table 17 Narrative 18 Front Facade Setback (7.1.1) 18 2 Building Step Back (7.1.2) 18 Building Proportions and Appearances (7.1.3) 18 Appearance (7.2) 19 Building Entries (7.3) 19 Fenestration (7.4) 19 Building Exterior Materials (7.5) 19 Sidewalks (8.1) 20 Driveways and Parking (8.2) 20 Landscaping (8.3) 20 Lighting (8.4) 20 Utility Areas and Utilities (8.5) 20 Drainage and Stormwater Management (8.6) 21 Stormwater Operations and Maintenance Plan (8.6.3) 21 Building and Property Signage (9.1 - 9.3) 21 Awnings (9.4) 21 Waivers Requested 22 Density: Unit/Acre 22 Parking 23 Off Street Loading & Deliveries 23 Tree Removal 24 Proof of Site Control 25 Existing Conditions Survey/Plot Map 26 Certified List of Abutters 27 Form of Affordable Housing Restriction Agreement ​ Photographs of Property Photographs of Adjacent Property Trip Generation Memo 3 Development Team Joint Venture Developers Traggorth Companies LLC Traggorth Companies (“TC”) develops high-quality mixed use, infill projects that revitalize, restore, and contribute to the economic development of the communities in which they are based. TC is located in Boston and since it’s inception in 2012, has developed numerous award winning projects, all in Massachusetts, recognized for their thoughtful inclusion of affordable and workforce housing, reuse of formerly industrial brownfield sites, and partnerships with municipalities and local owners. Selected project examples are in the following pages and more examples can be found at www.traggorthcompanies.com Civico Development Civico Development (“Civico”) is a community-focused real estate investment and development group founded around a commitment to quality design, historic preservation and neighborhood-oriented infill development. Civico’s mission is to design and construct high quality buildings, streetscapes, and neighborhoods that significantly enhance the social livability and environmental sustainability of our communities. Civico’s work incorporates projects of all scales, focused on walkability and human scale development. Selected project examples are in the following pages and more about Civico can be found at www.civicodevelopment.com ​ Architect Olinger Architects Jeffrey Olinger AIA is the founding principal of Olinger Architects (“OA”) a full service architectural design firm based in Cambridge, Massachusetts. Olinger Architects’ portfolio features a broad range of projects that seek to harmonize the environmental, cultural, and economic forces that influence a design. OA’s recent work includes a new 38,000 SF mixed use development at 305 Webster Avenue in Cambridge, MA with Civico. Prior to founding Olinger Architects, Jeff was an architect for the award-winning design firm William Rawn 4 Associates, where Jeff contributed to several notable building projects for clients such as Harvard Business School and the Boston Public Library. Jeff is a LEED Accredited Professional and a Registered Architect in the Commonwealths of Massachusetts and Virginia. Jeff was recently recognized as a 2016 national American Institute of Architects Emerging Professional, and was a presenter for the AIA at the United Nations Habitat III Conference in Quito, Ecuador. Jeff is educated as an Architect and Fine Artist, having received a Bachelor of Fine Arts from Parsons School of Design, and a Masters in Architecture with Distinction from Harvard University. Landscape Verdant Landscape Architecture Blair Hynes and Katya Podsiadlo are partners of Verdant Landscape Architecture (“Verdant”) and they bring extensive experience developing designs for environmentally mindful clients that express their conservation values. This understanding guides us in imagining alternative design solutions that realize client needs. With more than 30 years as a landscape architect, Blair is experienced in a wide variety of project types including design for institutional and municipal projects, commercial and residential developments, cemetery, conservation planning and residential design. Civil Engineer/Traffic Design Consultants, Inc. Design Consultants, Inc. (DCI) is a leading civil and transportation engineering, planning and land surveying firm with offices in Somerville, MA (main office), Quincy and Newburyport. DCI's services include transportation engineering, traffic studies, water/wastewater, stormwater, geotechnical, survey, GIS mapping, site development, and solid waste/hazardous waste. DCI’s clients are municipalities, state agencies, developers, architects, law firms and other consulting companies. DCI’s mission is to provide clients with innovative, cost effective solutions for their diverse projects and business challenges. 5 Development Team Project Profiles The following projects were developed and managed by Traggorth Companies LLC and Civico Development where noted. J.M. Lofts◾Haverhill, MA◾Traggorth Companies◾www.jmlofts.com ​ ​ ​ ​ ​ Located in the heart of Haverhill's Historic Washington Street corridor, the project involved the complete rehabilitation of the 20,000+ square foot building into ground floor retail with 18 one and two-bedroom lofts. The lofts feature 10+ foot tall ceilings, exposed brick, large efficient windows with generous natural light, high efficiency mechanical systems, a full service elevator to each floor, and well appointed kitchens and baths. The retail is now occupied by Battle Grounds Coffee, a locally owned and operated coffee, wine, and beer hangout. Construction was completed in May 2016 and fully occupied 2 months later. Relevance to 24 Gould Street: Reuse of a key parcel downtown and ideal retail space build out ​ to support local business owner start-up idea. 6 Boston, MA Traggorth Companies Mosaic on the Riverway ◾ ​◾ ​ ​ 42 market condominiums, 43 affordable condominiums, 60 affordable rental apartments, and 9,000 square foot early education facility completed in the Fall of 2016. Mosaic brings high quality market rate and affordable for-sale and rental housing options for the diverse and growing workforce of the Longwood Medical Area of Boston’s Mission Hill Neighborhood. Project development costs exceeded $63M. The market rate condominiums were pre-sold prior to completion, the affordable rental units are completely occupied and TC is closing out the remaining affordable sales in the next two months. Relevance to 24 Gould Street: Involved ​ the demolition of an historic property listed on the National Register that could not be reused for housing or office (the Massachusetts Mental Health Hospital) and new construction of a mixed income, mixed use building to serve modern needs of the city. 7 Cable Mills◾Williamstown, MA◾Traggorth Companies◾www.cablemills.com ​ ​ ​ ​ ​ Cable Mills involved the restoration and rehabilitation of a centuries-old mill immediately adjacent to Williams College and the Green River into 61 loft apartments, of which 13 are designated as workforce housing. The project provided a maintenance free lifestyle that was within walking distance of the shops and restaurants along Williamstown’s main commercial street. The project was completed in the Spring of 2016 and was fully leased within two months of opening. Relevance to 24 Gould Street: Involved
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