Proposed Redevelopment Islington Village Westwood, MA

Proposed Redevelopment
Islington Village
Westwood, MA
(RFP # Econ -16-R-0037)
OWNER & DEVELOPER:
Petruzziello Properties, LLC
25 Eastbrook Road
Dedham, MA 02026
June 20, 2016
OVERVIEW OF PROPOSAL
Petruzziello Properties, LLC, (hereinafter “Petruzziello”) proposes to acquire all four of the
Disposition Properties and combine the same with abutting property already under its ownership
for purposes of redevelopment. While the redevelopment project will include property on both
sides of Washington Street, it is anticipated that the same will be permitted as a single FMUOD
Special Permit. Minor zoning by-law and zoning map amendments will be required for the
project including re-zoning 9 School Street to the LBB and FMUOD6 Districts and allowing
retail uses greater than 10,000 square feet and drive-thru services in such Districts.
Petruzziello proposes to combine Parcel 1 (Municipal Parking Lot, 277 – 283 Washington Street)
with the property at 9 School Street and 291 Washington Street. The existing buildings on the
site (former tailor shop and Café Diva) will be demolished and a new 30,000 square foot mixeduse building will be constructed in its place. The new building will contain approximately 9,000
square feet of commercial/retail floor area on the first floor and will have a total of 28 onebedroom apartments on the two upper floors. In addition, the historic Blue Hart Tavern will be
restored, permanently located at this site, and placed under the ownership and/or control of the
Town of Westwood. This site will be served by 103 parking spaces distributed as follows: (a) 68
parking spaces in the surface parking lot, (b) 27 parking spaces in an under building garage, and
(c) 8 parking spaces on the street. A minimum of 31 parking spaces in the surface parking lot
will be open and available for the use of the general public.
Petruzziello proposes to combine Parcel 2 (Wentworth Hall, 280 Washington Street), Parcel 3
(Islington Community Center, 288 Washington Street) and Parcel 4 (East Street Parcel, East
Street) with the property at 266-278 Washington Street. The existing buildings at 266-278
Washington Street (CVS) and on Parcel 3 (Islington Community Center) will be demolished
with the exception of the “spire” on the Community Center which will be re-used as described
herein. The building on Parcel 2 (Wentworth Hall) will be relocated on the easterly portion of
the site with a new full height basement. An approximate 10,000 square foot “addition” will be
constructed to the rear of Wentworth Hall. The “spire” from the Community Center will restored
and relocated onto this addition. Wentworth Hall (inclusive of the new basement) and 5,000
square feet of the “addition” will be placed under the ownership and/or control of the Town. The
MMO Nursery School will be offered a lease for the remaining 5,000 square feet of floor area as
well as an outdoor play area. In addition, a new 12,500 square foot CVS with a drive-thru will
be constructed on the westerly portion of the site. The site will be served by 76 parking spaces
of which 16 parking spaces will under the “addition” described above.
In consideration for acquiring the four Disposition Parcels, Petruzziello Properties, LLC,
proposes to “give” the Town the restored and updated Blue Hart Tavern with a new 1,000 square
foot basement (total floor area of 2,900 square feet), the restored and updated Wentworth Hall
with a new 1,962 square foot basement (total floor area 3,924 square feet), 5,000 square feet of
floor area in the newly constructed “addition” at the rear of Wentworth Hall, and continued
public parking rights behind the new mixed-use building. The estimated fair market value of the
Blue Hart Tavern, the basement at Wentworth Hall, and the 5,000 square feet in the “addition” is
in excess of $3,300,000 (which far exceeds the $2,575,000 “minimum purchase price” for the
Disposition Parcels established in the RFP).
As detailed further herein, this proposal also compensates for the elimination of any public
parking spaces which may be eliminated. In particular, the full complement of parking spaces
currently in the Municipal Parking Lot will continue to be available for public use. Furthermore,
the proposal provides the Town with the “equivalent community space” which is utilized as part
of the project. The RFP defines this “community space” as 1,962 square feet in Wentworth Hall
and 11,031 square feet in the Community Center. During the Site Visit, however, it appeared
that less than fifty (50%) percent of the reported space in the Community Center is actually
usable floor area. As part of this project, Petruzziello Properties, LLC, proposes to provide the
Town with community space as follows: (a) Blue Hart Tavern with usable basement: 2,900
square feet of floor area, (b) Wentworth Hall with usable basement: 3,924 square feet of floor
area, and (c) portion of addition to rear of Wentworth Hall: 5,000 square feet of floor area. This
11,824 square feet of floor area will be fully usable, ADA compliant, and in “like new”
condition. It is also noteworthy that the MMO Nursery School will be given the first opportunity
to lease the 5,000 square feet of floor area in the “addition” which is being maintained by
Petruzziello Properties.
DEVELOPMENT ENTITY AND TEAM
For purposes of this Proposal, the Development Entity is Petruzziello Properties, LLC, a
Massachusetts limited liability company established in 2009. Petruzziello Properties, LLC,
develops, owns, operates, and manages commercial, residential, and mixed-use properties.
Antonio Petruzziello and Giorgio Petruzziello are the only Members and Managers of
Petruzziello Properties, LLC. Closely associated with Petruzziello Properties, LLC, is Supreme
Development, Inc., a Massachusetts corporation established in 2004. Supreme Development,
Inc., is a construction and development firm. Antonio Petruzziello and Giorgio Petruzziello are
the only stockholders, directors, and officers of Supreme Development, Inc.
Petruzziello Properties currently owns, operates, and manages over 120,000 square feet of
commercial and retail space and 160 residential apartment units. Many of these properties were
constructed and/or substantially renovated and/or remodeled by Supreme Development, Inc. A
listing of these properties is attached hereto as an Exhibit
The Development Team also includes the following:
Architect: Michael McKay, McKay Architects. McKay Architects was founded in 2001 and is a
full service Architectural and Interior Design firm. Michael McKay, founding principal is a
Registered Architect in the Commonwealth of Massachusetts and has over 35 years of varied
experience with concentration in residential and hospitality design development.
Engineer: Matthew D. Smith, P.E., P.L.S. and David A. Johnson, AICP, Norwood Engineering
Company, Inc. Norwood Engineering Co. Inc. is a Civil Engineering and Land Surveying firm
that has been providing professional services to clients in the Norwood/Westwood area for over
60 years. Matt Smith has worked for Norwood Engineering since 1979 and has served as
President and Owner since 1991. Matt is a licensed Civil Engineer and a Licensed Land
Surveyor and has been the Senior Project Manager for numerous retail, residential, office and
industrial site designs. David Johnson, Senior Project Manager, is a member of the American
Institute of Certified Planners. He has 40 years of experience in both municipal and regional
planning as well as a consulting planner for private clients with the primary focus on zoning,
subdivision and land use planning for a wide-range of residential and commercial projects.
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Traffic Engineer: Kenneth Cram, Bayside Engineering, Inc. Bayside Engineering is an
engineering design firm in business since 1967. Mr. Cram is the Director Traffic Engineer and
has expertise in traffic engineering, transportation planning, and transportation management
systems. Mr. Cram is licensed as a Professional Traffic Engineer in the Commonwealth of
Massachusetts and is affiliated with the American Society of Civil Engineers, Boston Society of
Civil Engineers, and serves as the Vice President of the Massachusetts Chapter of the Institute of
Traffic Engineers.
Fiscal & Community Impact: John Connery, Connery Associates. Connery Associates offers
land use planning and development consulting services to meet the diverse needs of public and
private clients. Founded in 1981, Connery Associates has served over two hundred sixty five
municipal and private clients. Areas of expertise include fiscal impact analysis, zoning
regulations, project permitting and economic development. Prior to forming Connery Associates,
Mr. Connery was employed by the Metropolitan Area Planning Council and served as its
Director of Technical Assistance.
Contractor: Supreme Development, Inc.
Landscape Architect: KTDesign Kim Turner, Registered Landscape Architect.
Lender: Dedham Institution for Savings.
Legal: Peter A. Zahka, II, Law Offices of Peter A. Zahka, II, P.C. Attorney Zahka has been in
private practice since 1982. The firm’s primary of area of practice is land use, zoning, and
municipal licensing and permitting. Attorney Zahka is a former member of the Dedham
Planning Board and Zoning Board of Appeals. He has successfully permitted both small and
large scale residential, commercial, and mixed-use developments including Legacy Place and
NewBridge on the Charles.
It is anticipated that the Development Team will be expanded and augment as the project
proceeds through the permitting process. Additionally, the Development Entity is committed to
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consulting and working with the various agencies and boards of the Town of Westwood
including but not limited to the Islington Center Task Force, Planning Board, and Historic
Commission.
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PROJECT SUMMARY
SITE INFORMATION
The Project consists of 2 major sites. Site 1 is the “Mixed Use” site located at the corner
of Washington Street and School Street. Site 2 is the “Library / MMO Nursery School /
Community Space / CVS” site located at the corner of Washington Street and East
Street.
SITE 1 consists of 63,231 SF of land (1.45 Acres) which includes land owned by the
Developer (33,284 SF) and Parcel 1 – Municipal Parking Lot (29,947 SF).
SITE 2 consists of 65,852 SF of land (1.52 Acres) which includes land owned by the
Developer (31,046 SF) and Parcel 2 - Wentworth Hall (19,298 SF), Parcel 3 – Islington
Community Center (12,308 SF) and Parcel 4 – East Street Parcel (3,200 SF).
PROPOSED SITE 1 (MIXED USE) SUMMARY
This proposal consists of demolishing the existing structures owned by the Developer at
291 Washington Street (Café Diva, etc.), 9 School Street and combining same with
Parcel 1 (Municipal Parking Lot). The 2 parcels to create a single site that has a mixed
use retail/residential structure on Washington Street. The project also will include the
relocation of the Blue Hart Tavern to a permanent location.
The Mixed Use building is to have 9,000 NSF of ground level Retail space with 28 One
Bedroom Apartments on Floors 2 and 3. This building will also have lower level parking
for 27 cars accessed from the right side parking area.
The “Blue Hart Tavern” Building will be completely restored both interior and exterior
in accordance with Town of Westwood Historical Commission guidelines. The restored
building will have a handicap lift and all new facilities including a full basement
accessed by the elevator. There will be approximately 1,900 SF on Floors 1 and 2 and an
additional 1,000 SF in the new basement.
The remainder of the site will have parking for 103 vehicles which includes the 31
municipal parking spaces. The perimeter of the site will have at a minimum a 20 foot
landscape buffer.
PROPOSED SITE 2 (LIBRARY/MMO/COMMUNITY CENTER/CVS)
SUMMARY
This proposal consists of demolishing all existing structures on the 4 combined sites
with the exception of the Library Building and the Islington Community Center church
spire. Both of these structures are to be restored and relocated.
The Library building will be relocated to the east side of the site and will be restored in
accordance with Historic Commission guidelines. The Library will have a new full
height basement that will be accessed from a new elevator in the rear. The MMO
Nursery School and Community space will be located in a new “addition” to the rear of
the Library. The Library will have elevator access to the community center space on the
second floor which will complement the Library services. The Library users will have
fully accessible access to over 8,000 SF of both Library and Community space plus an
additional 5,000 SF at the MMO Nursery School. The Nursey School will be state of the
art classroom space with access to a ground level fenced in playground at the rear of the
building. The proposal will have 16 Parking spaces in the basement.
The current CVS building will be demolished and a new 12,500 SF CVS will be
constructed on the west side of the site. This will include a dedicated delivery area in the
rear of the building and a pharmacy only drive thru on the right rear corner.
The remainder of the site will have parking and landscaping.
DESIGN
The Architectural style of both sites is intended to promote a village feel with ground
level storefronts with awnings, planters and large picture windows. The design is to
complement the new fire station under construction/
The Mixed Use building has several major design elements including a large octagonal
turret anchoring the west corner with flared shingles and brackets. This corner would
have a ground level patio for gathering with lunch or coffee. The building would have
major gable facing elements on the third level with a mix of 3 story structure in the
middle. This design was intended to feel as if the structure was added on over the years.
The Blue Hart Tavern would be completely restored to enhance an already beautiful
structure.
The Library structure will be the anchor of the new Community Center building. The
Library will be restored and the “addition” in the rear will be sensitive to that structure.
The re-use of the original community center “spire” on this addition will maintain a
major focal point of Islington Center.
The CVS building will be a custom designed structure that will both complement the
rest of Islington Village and the new Fire Station but also enhance their brand. The
building will be designed by this team and is not a typical CVS design.
ZONING SUMMARY
SITE 1 (MIXED USE) and SITE 2 (LIBRARY/COMMUNITY
SPACE/MMO NURSERY SCHOOL/CVS)
ISLINGTON VILLAGE
WESTWOOD, MA
ZONING DISTRICT
Local Business B (LBB)
FMUOD6
Proposed Use:
SITE 1
Commercial First Floor, Parking Basement, Residential Floors 2,3
9,000 NSF Commercial
28 One Bedroom Apartments
2,600 NSF Community Space Blue Hart Tavern
SITE 2
Library Building: Library, MMO Nursery School, Community
Center (13,900 SF)
CVS Building: One floor Retail / Storage (12,500 GSF)
The following are zoning requirements applicable to the FMUOD7 Zoning:
DIMENSIONAL
REQUIREMENTS
REQUIRED
PROVIDED
PROJECT AREA:
1 Acre
2.98 Acres
LOT AREA
4,000 SF
63,231 SF Site 1
65,852 SF Site 2
FLOOR AREA RATIO (MAX) 1.0 (129,083 SF)
.47 (60,400 SF)
MAX. % RESIDENTIAL
FLOOR AREA
35%
50% of Total
HOUSING AFFORDABILITY 15%
MINIMUM RESIDENTIAL
BUFFER
20 Feet
28 units x 15% = 4.2 = 5 Units
20 Feet at Site 1
Existing Conditions at Site 2
PARKING
SITE 1 (MIXED USE)
TOTAL SPACES PROVIDED INCLUDING 8 ON WASHINGTON STREET: 103
This project is Mixed Use Commercial/Residential with shared parking.
There is no parking requirement as the Planning Board determines the final number.
The following is a guideline of spaces required as per Zoning Bylaw:
MUNICIPAL PARKING SPACES
FIRST FLOOR RETAIL (6000 NSF @ 250)
FIRST FLOOR OFFICE (3000 NSF @ 350)
28 ONE BEDROOM APARTMENTS (1.5/UNIT)
TOTAL REQUIRED
31
24
9
42
106 SPACES
SITE 2 (LIBRARY / MMO / CVS SITE)
TOTAL SPACES PROVIDED INCLUDING 5 ON WASHINGTON STREET: 76
CVS (9000 NSF RETAIL @ 250)
LIBRARY (1900 NSF @ 350)
MMO NURSERY SCHOOL (5000 NSF @ 350)
COMMUNITY SPACE (5000 NSF @ 350)
TOTAL REQUIRED:
36
5
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69 Spaces
IMPLEMENTATION AND PROJECT TIMETABLE
The proposal and the project will require zoning relief as well as permits and approvals from a
number of Westwood boards and agencies including but not limited to the Westwood Planning
Board, Conservation Commission, Historical Commission, and
At this time, Petruzziello Properties, LLC, anticipates that the following amendments to the
Westwood Zoning By-Law and/or Zoning Map will be required for the proposal and project:
1. Amending the Westwood Zoning Map to re-zone the property known and numbered as 9
School Street (Westwood Assessors’ Map 23, Lot 161) from the Single Residence A
District (SRA) to the Local Business District B (LBB) and the Flexible Multiple Use
Overlay District (FMUOD) 6.
2. Amending the Westwood Zoning By-Law to provide that “retail sales and services
establishment, 10,000 sq. ft. or more” is a use permitted by FMUOD Special Permit in
FMUOD6.
3. Amending the Westwood Zoning By-Law to provide that “drive-through facilities”
and/or “drive-through service” is a use permitted by FMUOD Special Permit in
FMUOD6.
It is anticipated that at a minimum the proposal and the project will require an FMOUD Special
Permit, Environmental Impact and Design Review (EIDR), and an Earth Movement Special
Permit from the Westwood Planning Board. The project (including all of the parcels, lots and
buildings regardless of where located) will be submitted as a single comprehensive FMUOD
Special Permit. With respect to the same, it is anticipated that relief/waiver will be required from
the 20 foot buffer setback requirement to the residential properties behind 266-278 Washington
Street. In addition, the Planning Board will be required to make a determination that the parking
(i.e., shared parking) proposed for the project is sufficient and adequate for the project.
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It is the goal of Petruzziello Properties, LLC, to work cooperatively with the Town in order to
have all necessary zoning amendments presented for approval at the November 2016 Town
Meeting. Assuming such approval is forthcoming, it is anticipated that the permitting process
will take approximately 12 months. Petruzziello Properties, LLC, will secure necessary
loan/financing commitments prior to commencing with the permitting process. Construction will
commence as soon as all permits are in-hand.
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DESCRIPTION OF BENEFITS AND POSSIBLE IMPACTS
Petruzziello Properties, LLC, submits that the proposal has extensive benefits and minimal
(negative) impacts upon surrounding area and the Town of Westwood. The benefits of the
proposal and the project to the surrounding area and Town include the following:
1. Revitalization of Islington Center as a business and community center;
2. Enhancement of the “village” look of Islington Center
3. Maintaining CVS in Islington Center for many years in the future;
4. Provides for more housing opportunities and choices and an increase is affordable
housing (the FMOUD special permit regulations require 15% of the residential units to be
affordable)
5. Historic preservation and restoration (with basement expansion and handicap
accessibility) of the Blue Heart Tavern;
6. Historic preservation and restoration (and basement expansion and handicap
accessibility) of Wentworth Hall;
7. Preservation and re-use of the “steeple” from the Community Center (long a focal point
in Islington);
8. Better promotion of bicycle and pedestrian travel and a senior friendly environment;
9. Provides an opportunity for the MMO Nursery School to remain in Islington Center
10. Increases the net revenue to the Town (i.e., is fiscally positive);
11. Improvement to “streetscape” and enhanced landscaping in the area;
12. Provides for an increase and more efficient parking in the area
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FINANCIAL PROPOSAL AND BUSINESS TERMS
Petruzziello Properties, LLC, proposes to acquire all four (4) of the Disposition Properties in
consideration of providing the Town with new community and other space and other benefits
with a fair market value well in excess of the minimum purchase price of $2,575,000 set forth in
the RFP. Specifically, Petruzziello Properties, LLC, proposes to provide the Town with the
following:
1. Petruzziello Properties, LLC, proposes to restore, remodel, improve, and permanently
locate the Blue Hart Tavern at 9 School Street. This will include a complete restoration
(interior and exterior) of the Blue Heart Tavern in accordance with the guidelines and
regulations of the Westwood Historical Commission as well as the addition of a new
1,000 square foot basement (bringing the total floor area of the building to 2,900 square
feet). In addition, the building will have a handicap lift and be made ADA accessible.
Upon completion the Blue Heart Tavern will be placed under the ownership and/or
control of the Town via such method as is acceptable to all parties. Possible methods are
(a) created an Approval Not Required (ANR) Lot for the Blue Heart Tavern or (b) a long
term (99 year) lease without rent. In any event, necessary parking and access easements
will also be granted to the Town. The estimated fair market value of the completed
building and land is $800,000.
2. Petruzziello Properties, LLC, proposes to restore, remodel, improve and permanently
locate Wentworth Hall (Library) to the eastern portion of 266-278 Washington Street.
This will include a restoration in accordance with the guidelines and regulations of the
Westwood Historical Commission as well as a new full height basement. In addition, the
building will have a new elevator and be made ADA accessible. Furthermore, the
proposal provides for a new 10,000 square foot addition to the rear of Wentworth Hall.
Upon completion Wentworth Hall, the new basement, and 5,000 square feet of the
addition will be placed under the ownership and/or control of the Town via such method
as is acceptable to all parties. Possible methods are (a) created an Approval Not Required
(ANR) Lot for the Blue Heart Tavern, (b) a long term (99 year) lease without rent, or (c)
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a condominium. In any event, necessary parking and access easements will also be
granted to the Town. The estimated fair market value of the completed building and land
is $2,500,000.
3. Petruzziello Properties, LLC, proposes to acquire and utilize the current municipal
parking lot as described in the proposal. Upon completion of the project, additional
parking spaces will be available for use by the general public.
Petruzziello Properties, LLC, proposes to finance the project via construction and permanent
loans from Dedham Savings. As indicated elsewhere in this proposal, Petruzziello Properties,
LLC, has a long standing relationship with Dedham Savings (which provided the funding for the
recently approved project at 301 -323 Washington Street). A letter from Dedham Savings has
been submitted with this proposal. In addition, as described elsewhere in this proposal and in a
letter from a certified public accountant, Petruzziello Properties, LLC (and its affiliates and
ownership) have the demonstrated capacity to undertake this project
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EVALUATION CRITERIA
THRESHOLD CRITERIA
1. DEMONSTRATION OF FINANCIAL CAPACITY
Petruzziello Properties, LLC, has the financial capacity to undertake this project without
any operating or on-going subsidy or expense to the Town. (It is anticipated that the
Town will be responsible for the costs and expenses associated with the maintenance and
upkeep of the Blue Hart Tavern, Wentworth Hall, and the additional 5,000 square feet of
floor area once the same are under the ownership and/or control of the Town.) An
overview of the experience of Petruzziello Properties, LLC (and its associated entity
Supreme Development, Inc.) is provided elsewhere in this proposal and a list of
properties owned and managed by Petruzziello Properties, LLC, is included as an
Exhibit. As further evidence of the financial capacity to undertake this project included
as Exhibits are letters from Certified Public Account Robert L. Mazza and Dedham
Savings.
2. PARKING COMPENSATION
As indicated in the Parking Summary, the project maintains all of the currently available
parking spaces in the municipal lot. While there is no longer a municipal lot per se, the
proposal contemplates that arrangements will be made with the Town to allow all of the
surface parking at the Mixed Use site on Washington Street to be utilized by the general
public.
3. COMMUNITY SPACE COMPENSATION
Petruzziello Properties, LLC, proposes to compensate the Town for any loss of
“community space” by replacing same within the project area. The Islington Community
Center will be demolished as part of the project. However, the loss of this community
space is compensated by the proposed renovations and upgrades to the Blue Heart
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Tavern, the new basement space under the relocated Wentworth Hall, and the 5,000
square feet of new space to the rear of the Wentworth Hall. All of such buildings/space
will be placed under the ownership and/or control of the Town. In addition, MMO
Nursery School will be offered a lease in another 5,000 square feet of commercial floor to
the rear of Wentworth Hall which will remain under the ownership and control of
Petruzziello Properties, LLC.
4. RESTRICTION ON DEMOLITION (WENWORTH HALL)
As indicated above, Wentworth Hall is NOT proposed to be demolished but is to be
relocated on another portion of 266 Washington Street. In addition, the building will
have a new basement/lower level. It is anticipated that arrangements satisfactory to the
Town will be made to convey Wentworth Hall to the Town
5. CONFORMANCE WITH APPLICABLE MASSACHUSETTS REGULATIONS
Petruzziello Properties, LLC, is unaware of any apparent inconsistency with an
applicable Massachusetts regulations and standards that would make the project
infeasible.
6. COMPLETENESS OF APPLICATION
Petruzziello Properties, LLC, has complied with all the submission requirements of
Section 4 of the RFP, including the completion of all forms.
COMPARATIVE CRITERIA
1. AESTHETIC INTEGRITY OF ISLINGTON CENTER
The proposal is respectful of Islington Center’s unique village character and should have
minimal negative impacts on the surrounding commercial, residential and municipal uses.
The architecture maintains and complements the “village” concept and look of the
recently approved project at 301-323 Washington Street as well as the new Islington Fire
Station. Petruzziello Properties, LLC, firmly believes that the existing CVS is a
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cornerstone to the economic vitality of the area. The proposal ensures that CVS will be a
fixture in Islington for many years into the future. Understanding the “historical” nature
of several of the buildings in the area the proposal includes a new permanent location for
the Blue Heart Tavern (which will be completely restored and made ADA accessible), a
new permanent location for Wentworth Hall (which will be completely restored and
made ADA accessible), and the relocation of the steeple from the Islington Community
Center to the new addition to the rear of Wentworth Hall.
In addition, (as stated in Mixed Use Buildings A Citizens Guide prepared by the
Metropolitan Area Planning Council) mixed-use buildings have a number of benefits
including (a) spurs revitalization, (b) encourages high quality design, (c) preserves and
enhances traditional village centers, (d) promotes village-style mix of different
commercial uses and housing, (e) provides more housing opportunities and choices, (f)
increases affordable housing opportunities, (g) promotes a sense of community and place,
and (h) encourage economic development. This proposal provides all of those benefits.
2. COMMUNITY SERVICES AND FACILITIES
Reference is made to “DESCRIPTION OF BENEFITS AND POSSIBLE IMPACTS”
above.
3. TRAFFIC, CIRCULATION AND PARKING
The Parking Study included with this proposal demonstrates that the project provides
sufficient parking spaces to support the proposed new buildings (including the Blue Hart
Tavern and Wentworth Hall) as well as more than compensate for the parking in the
current provided in the current Municipal Lot. The primary purpose of the Municipal Lot
was to provide parking for the retail and commercial businesses and buildings within the
general vicinity (and specifically within 400 feet) due to the loss of a number of on-street
parking spaces a number of years ago. It is noteworthy that the majority (if not all) of
these buildings are owned by Petruzziello Properties, LLC.
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While a full traffic study will be submitted as part of the permitting process, Bayside
Engineering has recently conducted a traffic study (for Petruzziello Properties, LLC) in
conjunction with the recently approved FMUOD Special Permit recently approved for
301-323 Washington Street. Based upon that study no traffic impacts (which cannot be
mitigated if necessary) are contemplated as a result of this project. In addition, the
project has been designed to enhance bicycle and pedestrian travel. A number of bicycle
racks have been provide within the project area.
4. ECONOMIC CONSIDERATIONS
Reference is made to FINANCIAL PROPOSAL AND BUSINESS TERMS above with
respect to the purchase price.
In addition, Petruzziello Properties, LLC, submits that the project will be extremely
fiscally positive to the Town. While a full Fiscal & Economic Assessment Study will be
submitted as part of the permitting process for the project, Petruzziello Properties, LLC,
anticipates that the project will have a net fiscal benefit to the Town of approximately
$122,545 based upon the following:
The project proposes a new CVC with an approximate floor area of 13,000 square feet at
268 Washington Street. Connery Associates assumes this new 13,000 square foot
building will be assessed at approximately $150 per square foot or $1,950,000.
Assuming a commercial tax rate of $28.79 per $1,000 this building will generate real
estate taxes of approximately $56,140. Connery Associates anticipates a “cost to revenue
ratio” of .1 which equates to municipal service cost for this building of $5,614.
Therefore, this building will generate an annual fiscal benefit to the Town of
approximately $50,526.
In addition, the project proposes a new 30,000 square foot mixed-used building with
9,000 square feet of retail/commercial floor area on the first floor and a total of 28 onebedroom apartments on the second and third floor at Washington Street. Connery
Associates assumes this new 9,000 square feet of retail/commercial space will be
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assessed at approximately $150 per square feet or $1,350,000. Assuming a commercial
tax rate of $28.70 per $1,000 this building will generate real estate taxes of approximately
$38,745. Connery Associates anticipates a “cost to revenue ratio” of .1 which equates to
municipal service cost for the commercial portion of this building of $3,875. Therefore,
the commercial floor area of this building will generate an annual fiscal benefit to the
Town of approximately $34,870.
To determine the assessment (and fiscal impact) of the proposed 28 residential units
Connery Associates applies the stabilized income method. The assessment factors
applied are: (a) rent of $1,600 per month per unit (b) 5% vacancy rate, (c) 35% operation
and maintenance deduction, and (d) assessment cap rate of 7. Applying these factors
results in an anticipated assessment of $4,742,400 (i.e., 28 x $1,600 x 12 months x .95 x
.65 ÷ .07). Assuming a residential tax rate of $15.24 per $1,000 the residential
component will generate real estate taxes of approximately $72,274. Connery Associates
indicates that these type of one bedroom units average .03 school age children per unit.
Utilizing this factor would result in no school age children and no school impacts or
costs. To be conservative, however, it is assumed that the apartments will yield .25
students per unit or a total of 7 school age children. Given this assumption, Connery
Associates anticipates a “cost to revenue ratio” of .486 which equates to a municipal
service cost for the residential component of this building of $35,125. Therefore, the
residential component of this building will generate an annual fiscal benefit of $37,149.
5. HERITAGE AND CHARACTER
As indicated above, Wentworth Hall will be preserved and relocated to a different portion
of the property at 266 Washington Street. Furthermore, Wentworth Hall will be
improved by the addition of a full basement and shall be made fully ADA compliant. In
addition, Petruzziello Properties, LLC, proposes to preserve the Blue Heart Tavern and
permanently locate the same at 9 School Street. This will include the addition of a full
basement and making the same fully ADA compliant. Petruzziello Properties, LLC,
proposes to have both the Wentworth Hall and the Blue Heart Tavern be under the
Town’s ownership and/or control via arrangements (deed, long term lease, etc.) that is
16
satisfactory to Town. Furthermore, the steeple on the Community Center will be
relocated to the addition to Wentworth Hall thereby preserving a well know and
identifiable focal point in Islington.
6. RISK AND TOWN MANAGEMENT IMPACT
Petruzziello Properties, LLC, submits that the project is financial sustainable. In some
instances certain commercial space is being replaced by new commercial space. In
addition, the demand for residential apartments in mixed-use buildings remains high with
extremely low (and very short term) vacancies. Petruzziello Properties, LLC, has a
strong history of successful development and managing projects as proposed. From the
Town’s perspective, there is no financial risk. As part of the project the Town will be
receiving renovated, updated, improved, and expanded community space. Furthermore,
the project will further the Town’s Affordable Housing Goals inasmuch as 15% of the
proposed residential units are required to be affordable as part of the FMUOD Special
Permit.
17
EXHIBITS
Petruzzi ella Properties, LLC
21 Eastbrook Road
Dedham, MA 02026
(781) 329-3330
Petruzziello Place, 290 Washington Street/319 East Street, Dedham
Petruzziello Place is a mixed-use building constructed by Supreme Development in 2004.
Gilbert's Liquors has leased the 1800 square foot first floor retail space since the building
opened in early 2005. The second and third floors each have one 2-bedroom apartment and
four 1-bedroom apartments averaging between 800 and 1,000 square feet. Each residential
floor has its own laundry room with coin-operated washers and dryers and change machines.
Parking for residential tenants is in the underground garage. Ample retail parking is located in
the building's street level parking lot.
Petruzziello Plaza. 412-420 Washington Street. Dedham
Located in the heart of Dedham Square, between Washington Street and Bryant Street,
Petruzziello Plaza was constructed by Supreme Development in 2007. This mixed-use building
has five street-level retail/commercial tenants, including a bank, an insurance agency, a salon
and day spa, an architectural firm, and an authentic Italian market and deli. A small off street
parking lot adjacent to the building is reserved for retail customers. The second and third
floors each have one 2-bedroom apartment and twelve 1-bedroom apartments, averaging
between 800 and 1,000 square feet. Each residential floor has its own laundry room with coinoperated washers and dryers and change machines. Parking for residential tenants and retail
employees is provided in the underground parking garage.
Petruzziello Court, 437-441 Washington Street. Dedham
Petruzziello Court is a mixed-use building constructed by Supreme Development in 2008.
Located across the Square from Petruzziello Plaza, this building has first floor retail/office
space, currently leased to a law practice. The second and third floors each have one 2bedroom and four 1-bedroom apartments averaging between 800 and 1,000 square feet.
Each residential floor has its own laundry room with coin-operated washers and dryers and
change machines. Parking for the building is provided in covered parking adjacent to the
building and in the open lot behind the building.
395 Washington Street, Dedham
A professional building located in Dedham Square and purchased by Petruzziello Properties.
This building has two street-level retail/commercial spaces, currently leased to a nail salon and
mortgage lending office. The second floor of the building is currently leased to a dental office,
a massage therapist, and a counsellor. The basement level is completely finished office space,
currently leased to a newspaper office, and two other professionals.
Petruzziello Properties, LLC
21 Eastbrook Road
Dedham, MA 02026
(781) 329-3330
350 Washington Street, Dedham
The former location of the Kiku Yam a Japanese Steak House, the property was purchased by
Petruzziello Properties in 2015. The Kiku Yama building has since been taken down and a new
mixed-use building is currently under construction. The new building will have two levels of
underground garage, commercial/retail tenant space at street level, and three floors of onebedroom apartments above. Each residential floor will have its own laundry room with coinoperated washers and dryers and change machines. Anticipated opening is summer 2017.
360 Washington Street, Dedham
The site of the former "DA Building", purchased by Petruzziello Properties in 2015. The
building has since been taken down and the lot is currently being used as a staging and storage
area for the construction of the building at 350 Washington Street. A future development is
planned.
Petruzziello Towers, 123-125 Washington Street/17 Eastbrook Road, Dedham
Located at the corner of Washington Street and Eastbrook Road in Dedham and constructed in
2011 by Supreme Development, this building houses two commercial/retail spaces on
Washington Street, currently leased to an insurance agency and a take-out restaurant. Three
upper floors have a total of 42 one-bedroom apartments, 14 on each floor. Each residential
floor has its own laundry room with coin-operated washers and dryers and change machines.
Two levels of garage-under parking serve the building, along with open lot parking on both the
Washington Street side and Eastbrook Road side of the building.
Supreme Cabinets, 21 Eastbrook Road, Dedham
Constructed by Supreme Development in 2010, owned by Petruzziello Properties, LLC and
leased to Supreme Cabinets, this building is a state of the art, fully equipped, custom cabinet
and wood working shop, with offices and show room on the mezzanine level.
25 Eastbrook Road, Dedham
The original home of Supreme Cabinets, this office and industrial building is now home to
several tenants, including a software company, an art studio and classroom, hot tub and spa
sales office, an auto repair facility, auto detailing facility, and landscaping company.
Petruzziello Properties, LLC
21 Eastbrook Road
Dedham,
MA 02026
(781) 329-3330
264-266 and 278 Washington Street, Westwood
Commercial/retail properties currently leased to CVS, Crown Cleaners, with additional office
space on the second floor currently leased to a business office tenant.
291-295 Washington Street, Westwood
Three story with basement retail/commercial/office property currently leased to Cafe Diva
coffee and sandwich shop, Islington Barber Shop, and three business office tenants on the
second and third floors.
301-315 Washington Street, Westwood
One story commercial/retail building currently leased to a Chinese restaurant, The US Post
Office, a yoga studio, and Islington Pizza.
317-323 Washington Street, Westwood
Construction by Supreme Development is currently under way of a new mixed-use building
with an underground garage, street level commercial/retail space and a total of 12 onebedroom apartments on the upper two floors. Each residential floor will have its own laundry
room with coin-operated washers and dryers and change machines. Anticipated opening is
summer 2017.
9 School Street, Westwood
A retail/commercial building purchased by Petruzziello Properties in 2015, this building was
previously occupied by a tailor shop but is currently vacant.
258 Main Street, Medfield
258 Main Street is a two level strip mall building with basement on Main Street in Medfield.
The street level retail spaces are currently fully leased, including a donut shop, a hair salon,
nail salon, wine shop, real estate office, an express shipping business center, and a women's
fitness salon. The second floor is comprised of twelve professional office spaces, all fully
leased.
Islington
Village
RFP
Washington Street
Islington, MA
COMMUNITY
SPACE
BLUE HEART TAVERN
OWNER
Petruzziello
Properties
DUM
PSTER
POST OFFICE
REET
OL ST
SCHO
MIXED USE
SITE 1
PARKING FOR
103 CARS
MIXED USE BUILDING
9,000 SF RETAIL
28 ONE BEDROOM APARTMENTS
35 Bryant Street
Dedham
Ma, 02026
TO GARAGE
ph. 781.326.5400
6"T
www.mckayarchitects.
net
BIKE
STORAGE
ISLINGTON
VILLAGE
WASHINGTON STREET
BIKE
STORAGE
BIKE
STORAGE
CLOCK
LIBRARY
PARKING FOR
76 CARS
FIRE STATION
M.M.O NURSERY SCHOOL
COMMUNITY SPACE
DRIVE THRU
ST
EA
RE
ST
PLAY
GROUND
LOADING
BIKE STORAGE
REV #
DATE
ISSUANCE
ET
STRAFFORD PLACE
ROCHE BROTHERS
SITE 2
DROP OFF
CVS
OWNERSHIP & USE OF DOCUMENTS
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
Site Plan
JOB NO
0086
DATE
STRAFFORD ROAD
6.16.16
1
DWG BY
SH
Site Plan
CKD BY
MLM
Scale: 1" = 40 ft
SCALE
L-1.1
Islington
Village
RFP
Washington Street
Islington, MA
COMMUNITY
SPACE
Restored
"Blue Heart Tavern"
OWNER
Petruzziello
Properties
20'-0"
35 Bryant Street
Dedham
Ma, 02026
ph. 781.326.5400
www.mckayarchitects.
net
STER
DUMP
20'-0"
PARKING FOR
103 CARS
OL ST
20'-0"
SCHO
REV #
DATE
ISSUANCE
REET
MIXED USE BUILDING
9,000 SF RETAIL
28 ONE BEDROOM APARTMENTS
TO GARAGE
OWNERSHIP & USE OF DOCUMENTS
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
Enlarged
Mixed Use
Site Plan
BIKE
STORAGE
JOB NO
0086
WASHINGTON STREET
ISLINGTON
VILLAGE
DATE
6.16.16
1
DWG BY
SH
Enlarged Site Plan
CKD BY
MLM
Scale: 1/16" = 1'-0"
SCALE
L-1.1a
Proposed Mixed Use Building at Corner of School Street and Washington Street
Proposed Mixed Use Building
SIGN
SIGN
SIGN
SIGN
SIGN
Islington Village
Westwood Mass.
June 20, 2016
35 Bryant Street
Dedham, MA 02026
ph: 617-522-6050
www.mckayarchitects.net
Islington
Village
RFP
Washington Street
Islington, MA
OWNER
35'-0"
Petruzziello
Properties
SIGN
SIGN
35 Bryant Street
Dedham
Ma, 02026
SIGN
SIGN
SIGN
ph. 781.326.5400
www.mckayarchitects.net
Washington Street Elevation
1
1/8" = 1'-0"
A-2.1
REV #
1
SIGN
SIGN
DATE
6/01/16
ISSUANCE
First Draft
SIGN
OWNERSHIP & USE OF DOCUMENTS
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
2
A-2.1
School Street Elevation
1/8" = 1'-0"
Exterior
Elevations
JOB NO
007
DATE
06.01.16
DWG BY
JB
CKD BY
MLM
SCALE
1/8"=1'-0"
A-2.1
Islington
Village
RFP
Washington Street
Islington, MA
OWNER
25'-4"
22'-8"
25'-4"
22'-8"
25'-4"
Petruzziello
Properties
47'-4"
8'-0"
25'-4"
Elevator
down
DN 18R
@ 6.66"
35 Bryant Street
Dedham
Ma, 02026
UP 21R
@ 6.86"
ph. 781.326.5400
36'-6 1/4"
www.mckayarchitects.net
Ramp And Parking Below
Residential
Lobby
Commercial Space
8000 NSF
UP 21R
@ 6.86"
23'-4"
Mail
70'-0"
Residential Egress
Commercial Space
1000 NSF
REV #
1
DATE
6/01/16
ISSUANCE
First Draft
OWNERSHIP & USE OF DOCUMENTS
20'-0"
23'-4"
24'-0"
24'-0"
1
A-1.2
24'-0"
First Floor Plan
24'-0"
24'-0"
24'-0"
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
First Floor Plan
1/8" = 1'-0"
JOB NO
007
DATE
06.01.16
DWG BY
JB
CKD BY
MLM
SCALE
1/8"=1'-0"
A-1.2
Islington
Village
RFP
Washington Street
Islington, MA
183'-5 3/4"
2'-0"
12'-9 3/4"
25'-4"
23'-4"
24'-8"
22'-8"
25'-4"
23'-4"
OWNER
24'-0"
12'-6 1/4"
Petruzziello
Properties
DN 18R
@ 6.66"
101
5' TUB /
SHOWER
48" VANITY
UNIT 18
UNIT 19
(681 SF)
(777 SF)
(768 SF)
(775 SF)
DW
48" VANITY
LINEN
48" VANITY
48" VANITY
DW
R.
R.
UNIT 20
(677 SF)
LINEN
DW
DW
R.
R.
R.
DW
UNIT 28
(732 SF)
DW
DW
UNIT 25
UNIT 24
UNIT 23
(704 SF)
(755 SF)
(704 SF)
R.
R.
R.
R.
36" VANITY
LINEN
5' TUB /
SHOWER
48" VANITY
LINEN
48" VANITY
LINEN
DW
UNIT 22
UNIT 21
(697 SF)
(702 SF)
LINEN
R.
LINEN
5' TUB /
SHOWER
36" VANITY
48" VANITY
5' TUB /
SHOWER
5' TUB /
SHOWER
5' TUB /
SHOWER
48" VANITY
DW
DW
(702 SF)
5' TUB /
SHOWER
UNIT 26
R.
DW
5' TUB /
SHOWER
DW
70'-0"
79'-10 1/4"
R.
23'-4"
LINEN
5' TUB /
SHOWER
UNIT 16
DN 18R
@ 6.66"
UNIT 17
5' TUB /
SHOWER
24'-0"
101
www.mckayarchitects.net
48" VANITY
DW
Stair #1
5' TUB /
SHOWER
ph. 781.326.5400
R.
5' TUB /
SHOWER
DW
48" VANITY
UP 21R
@ 6.86"
UP 21R
@ 6.86"
LINEN
LINEN
LINEN
5' TUB /
SHOWER
35 Bryant Street
Dedham
Ma, 02026
Stair #1
(800 SF)
5' TUB /
SHOWER
R.
UNIT 15
48" VANITY
LINEN
Elevator
48" VANITY
LINEN
UNIT 27
(906 SF)
DATE
6/01/16
ISSUANCE
First Draft
20'-0"
REV #
1
OWNERSHIP & USE OF DOCUMENTS
20'-0"
23'-4"
24'-0"
24'-0"
24'-0"
187'-4"
1
A-1.4
Third Floor Plan
24'-0"
24'-0"
24'-0"
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
Third Floor Plan
1/8" = 1'-0"
JOB NO
007
14 ONE BEDROOM APARTMENTS
DATE
06.01.16
DWG BY
JB
CKD BY
MLM
SCALE
1/8"=1'-0"
A-1.4
Islington
Village
RFP
Washington Street
Islington, MA
183'-5 3/4"
2'-0"
12'-9 3/4"
25'-4"
22'-8"
25'-4"
22'-8"
25'-4"
OWNER
47'-4"
12'-6 1/4"
Petruzziello
Properties
101
LINEN
5' TUB /
SHOWER
(865 SF)
48" VANITY
ph. 781.326.5400
Stair #1
LINEN
5' TUB /
SHOWER
R.
35 Bryant Street
Dedham
Ma, 02026
DN 18R
@ 6.66"
UNIT 1
48" VANITY
LINEN
Elevator
48" VANITY
www.mckayarchitects.net
DW
UNIT 2
DN 18R
@ 6.66"
(752 SF)
(796 SF)
(821 SF)
48" VANITY
LINEN
LINEN
48" VANITY
(802 SF)
DW
48" VANITY
DW
R.
R.
UNIT 6
(688 SF)
LINEN
DW
DW
R.
R.
79'-10 1/4"
R.
R.
DW
UNIT 14
R.
DW
DW
UNIT 11
UNIT 10
UNIT 9
(800 SF)
(800 SF)
(800 SF)
R.
R.
(754 SF)
R.
48" VANITY
36" VANITY
LINEN
LINEN
48" VANITY
LINEN
DW
UNIT 8
UNIT 7
(708 SF)
(733 SF)
LINEN
LINEN
5' TUB /
SHOWER
36" VANITY
48" VANITY
5' TUB /
SHOWER
5' TUB /
SHOWER
5' TUB /
SHOWER
48" VANITY
LINEN
UNIT 13
R.
48" VANITY
DW
DW
(733 SF)
5' TUB /
SHOWER
UNIT 12
R.
DW
5' TUB /
SHOWER
DW
5' TUB /
SHOWER
23'-4"
UNIT 5
70'-0"
24'-0"
101
UP 21R
@ 6.86"
5' TUB /
SHOWER
UNIT 4
5' TUB /
SHOWER
UNIT 3
Stair #1
5' TUB /
SHOWER
5' TUB /
SHOWER
R.
DW
48" VANITY
5' TUB /
SHOWER
LINEN
(923 SF)
DATE
6/01/16
ISSUANCE
First Draft
20'-0"
REV #
1
OWNERSHIP & USE OF DOCUMENTS
20'-0"
23'-4"
24'-0"
24'-0"
24'-0"
187'-4"
1
A-1.3
Second Floor Plan
24'-0"
24'-0"
24'-0"
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
Second Floor Plan
1/8" = 1'-0"
JOB NO
007
14 ONE BEDROOM APARTMENTS
DATE
06.01.16
DWG BY
JB
CKD BY
MLM
SCALE
1/8"=1'-0"
A-1.3
Islington
Village
RFP
Washington Street
Islington, MA
OWNER
Petruzziello
Properties
Elevator
35 Bryant Street
Dedham
Ma, 02026
UP 21R
@ 6.86"
Lobby
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
up
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
19'-0"
ph. 781.326.5400
Mechanical
www.mckayarchitects.net
9'-0"
"
9'-0
24'-0"
PARKING FOR 27 CARS
Ramp Up
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
9'-0"
Mechanical
REV #
1
DATE
6/01/16
ISSUANCE
First Draft
OWNERSHIP & USE OF DOCUMENTS
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
1
A-1.1
Lower Garage
Plan
Lower Garage Plan
1/8" = 1'-0"
JOB NO
007
DATE
06.01.16
DWG BY
JB
CKD BY
MLM
SCALE
1/8"=1'-0"
A-1.1
MIXED USE BUILDING
9,000 SF RETAIL
28 ONE BEDROOM APARTMENTS
TO GARAGE
Islington
Village
RFP
BIKE
STORAGE
Washington Street
Islington, MA
OWNER
Petruzziello
Properties
WASHINGTON STREET
ISLINGTON
VILLAGE
BIKE
STORAGE
BIKE
STORAGE
35 Bryant Street
Dedham
Ma, 02026
ph. 781.326.5400
CLOCK
LIBRARY
www.mckayarchitects.net
PARKING FOR
76 CARS
M.M.O NURSERY SCHOOL
COMMUNITY SPACE
DRIVE THRU
DROP OFF
CVS
REV #
DATE
ISSUANCE
PLAY
GROUND
LOADING
BIKE STORAGE
ACCESS
TO 15 SPACES
UNDER
OWNERSHIP & USE OF DOCUMENTS
ST
EA
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
STRAFFORD PLACE
ET
RE
ST
Library
Community Space
CVS
Site Plan
JOB NO
0086
DATE
6.16.16
1
Enlarged Site Plan
Scale: 1/16" = 1'-0"
DWG BY
SH
CKD BY
MLM
SCALE
L-1.1b
Library / Community Center
LIBRARY / MMO NURSERY SCHOOL
& COMMUNITY SPACE BUILDING
Islington
Village
RFP
WASHINGTON STREET
EXISITNG STRUCTURE
Washington Street
Islington, MA
EXISITNG STRUCTURE
OWNER
EXISITNG STRUCTURE
EXISITNG STRUCTURE
Petruzziello
Properties
LIBRARY
COMPLETELY RESTORE INTERIOR
AND EXTERIOR OF LIBRARY.
LIBRARY WILL HAVE NEW FULL
HEIGHT HANDICAP ACCESSIBLE BASEMENT
35 Bryant Street
Dedham, MA 02026
8'-0"
8'-0"
ph.781.326.5400
www.mckayarchitects.net
COMMUNITY SPACE
5,000 NSF
80'-0"
29'-0"
UP 21R
@ 6.86"
DN 18R
@ 6.66"
Elevator
MMO NURSERY
SCHOOL
14'-0"
14'-0"
80'-0"
29'-0"
UP 21R
@ 6.86"
DN 18R
@ 6.66"
Elevator
REV #
DATE
ISSUANCE
DN 18R
@ 6.66"
29'-0"
DN 18R
@ 6.66"
29'-0"
5,000 NSF WITH ACCESS TO UPPER
LEVEL COMMUNITY SPACE FOR
ACTIVITIES.
29'-0"
6'-0"
29'-0"
UP 21R
@ 6.86"
UP 21R
@ 6.86"
OWNERSHIP & USE OF DOCUMENTS
29'-0"
6'-0"
64'-0"
29'-0"
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
64'-0"
First Floor Plan
2
A-1.2
Second Floor Plan
1/8" = 1'-0"
1
A-1.2
First Floor Plan
1/8" = 1'-0"
JOB NO
DATE
6.16.16
DWG BY
JB
CKD BY
MLM
SCALE
A-1.2
Proposed CVS Building at corner of Washington Street and East Street
Islington
Village
RFP
CVS BUILDING
Washington Street
Islington, MA
12,500 GSF
OWNER
Petruzziello
Properties
33'-0"
CVS / pharmacy
35 Bryant Street
Dedham, MA 02026
ph.781.326.5400
www.mckayarchitects.net
1
A-2.1
Washington Street Elevation
1/8" = 1'-0"
REV #
DATE
ISSUANCE
CVS / pharmacy
OWNERSHIP & USE OF DOCUMENTS
These drawings and specifications are the
property and copyright of McKay Architects
and shall not be used in whole or in part, or
shall be assigned to a third party without the
express written permission of McKay
Architects.
Contractor to verify all information and
dimensions in the field prior to start of
construction and is to notify McKay
Architects of any discrepancies
1
A-2.1
CVS Building
Elevations
East Street Elevation
1/8" = 1'-0"
JOB NO
DATE
6.16.16
DWG BY
JB
CKD BY
MLM
SCALE