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New, 5-story, 61-apartment building proposed for Cooper Street parking lot
243 parking spaces in 4-level underground garage also proposed
A new 5-story, 61-unit apartment building has just been proposed for the Cooper Street parking lot. The height of the building will be 55-feet, the legal height limit. The plans include 4-levels of underground parking for 243 cars.
North Margin Street Development, LLC, filed a Small Project Review Application (SPRA) for the development of 30 North Margin Street with the BRA about two weeks ago.
The news 30 North Margin Street project is currently the Pinstripe parking lot. It holds 67 cars. The entry is on Cooper Street, next to the J&B variety store. The lot is about 13,950 square feet. Prior to the parking lot, St. Mary's Parochial School was there. The school was razed in the mid-1970s. The parking lot site is bounded by North Margin Street, Stillman Street, and Cooper Street. The fourth side of the lot abuts the rear of houses whose front doors are on Endicott Street.
"The project will create much needed housing within the City and the North End neighborhood" said Steven C. Fustolo in a letter to John Palmierei, BRA director dated January 10. Fustolo signed the letter as manager of the project, and is the contact person for the developer. Fustolo is president of Property Trust Corporation and listed in the SPRA as "the principal of North Margin Street, LLC, the joint-venture investor and party responsible for developing the 30 North Margin Street site."
The plans include 61 residential units which 25 are to be two bedroom units averaging about 900 square feet, 15 are to be one-bedroom units averaging about 700 square feet, and 21 will be studio units averaging about 500 square feet. All units will be accessible. Nine units, or about 15 per cent are to be affordable. The proposal also includes a number of balconies and roof decks.
The project will have 4-levels of underground parking for 243 cars. They are proposing a fully automated parking structure. Automated parking structures are used throughout Europe and a similar system has been proposed for the Lovejoy Wharf development project on North Washington Street.
"Due to their high level of spatial and mechanical efficiency, an automated parking system is environmentally green due to its almost non-existent CO2 removal requirements, since the vehicles engines are not engaged," said Fustolo. The parking consists of 121 commercial spaces, including the existing 67 commercial spaces, and 122 spaces for the residential units. The proposal states that there will be some space allotted for zip cars.
"Architecturally, this project will fill in the vacant land/commercial parking lot in the impressive streetscape of buildings making up this distinctive part of the North End" The project's architect is Anthony M. Pisani. Pisani sits on the Boston Board of Appeal. According to the developer, the project conforms to the zoning requirments for the front, side, and rear setbacks. The zoning laws set a Floor Ratio Area of 3.0; the project as proposed has a FAR of 3.6. The project is subject to the City's Small Review Process under Article 80. Small project review requires design review by the BRA's architects. The BRA has appointed Kristin Kara as the project manager according to BRA spokesperson Jessica Schumaker.
BRA time deadlines vary from 45 to 60 days depending on various factors, according to A Citizens Guide to Development Review under Article 80 of the Boston Zoning Code, a booklet published by the BRA.
The project is also subject to the State's revised Chapter 91 regulations as the site is on filled tidelands. Fustolo said "in order to adhere to the projects construction schedule, we are hopeful that the Article 80 Small Project Design Review can be successfully completed within the next 55 days. " We will be discussing the project with the BRA, abutters, neighbors, neighborhood groups, and other interested parties in the next several weeks."
"We have certain concerns about the development at that site," said Dave Kubiak, chair of the Zoning, Licensing, and Construction Committee of the North End/Waterfront Residents Association. Issues Kubiak enumerated included ground water, parking and traffic, possible ground floor commercial or retail uses, the building configuration, and open space, among other concerns. The project is on the North End/Waterfront NEWNC agenda for their February 11 meeting.
Over the past decade, Fustolo has been an active developer throughout the Boston area, including participating in the construction and restoration of properties throughout the North End, Back Bay, the South End, Cambridge, according to the SPRA. Fustolo an accountant from Winchester, is also the principal in the Ocean Club development in Revere -- a 242-unit project on Ocean Drive.
Fustolo has been a principal architect in several North End projects over the last several years, including 23 Margaret Street, 115 Salem Street, 135-137 Salem Street where the Different Drummer has been located, and 11 Sheafe Street.
243 parking spaces in 4-level underground garage also proposed
A new 5-story, 61-unit apartment building has just been proposed for the Cooper Street parking lot. The height of the building will be 55-feet, the legal height limit. The plans include 4-levels of underground parking for 243 cars.
North Margin Street Development, LLC, filed a Small Project Review Application (SPRA) for the development of 30 North Margin Street with the BRA about two weeks ago.
The news 30 North Margin Street project is currently the Pinstripe parking lot. It holds 67 cars. The entry is on Cooper Street, next to the J&B variety store. The lot is about 13,950 square feet. Prior to the parking lot, St. Mary's Parochial School was there. The school was razed in the mid-1970s. The parking lot site is bounded by North Margin Street, Stillman Street, and Cooper Street. The fourth side of the lot abuts the rear of houses whose front doors are on Endicott Street.
"The project will create much needed housing within the City and the North End neighborhood" said Steven C. Fustolo in a letter to John Palmierei, BRA director dated January 10. Fustolo signed the letter as manager of the project, and is the contact person for the developer. Fustolo is president of Property Trust Corporation and listed in the SPRA as "the principal of North Margin Street, LLC, the joint-venture investor and party responsible for developing the 30 North Margin Street site."
The plans include 61 residential units which 25 are to be two bedroom units averaging about 900 square feet, 15 are to be one-bedroom units averaging about 700 square feet, and 21 will be studio units averaging about 500 square feet. All units will be accessible. Nine units, or about 15 per cent are to be affordable. The proposal also includes a number of balconies and roof decks.
The project will have 4-levels of underground parking for 243 cars. They are proposing a fully automated parking structure. Automated parking structures are used throughout Europe and a similar system has been proposed for the Lovejoy Wharf development project on North Washington Street.
"Due to their high level of spatial and mechanical efficiency, an automated parking system is environmentally green due to its almost non-existent CO2 removal requirements, since the vehicles engines are not engaged," said Fustolo. The parking consists of 121 commercial spaces, including the existing 67 commercial spaces, and 122 spaces for the residential units. The proposal states that there will be some space allotted for zip cars.
"Architecturally, this project will fill in the vacant land/commercial parking lot in the impressive streetscape of buildings making up this distinctive part of the North End" The project's architect is Anthony M. Pisani. Pisani sits on the Boston Board of Appeal. According to the developer, the project conforms to the zoning requirments for the front, side, and rear setbacks. The zoning laws set a Floor Ratio Area of 3.0; the project as proposed has a FAR of 3.6. The project is subject to the City's Small Review Process under Article 80. Small project review requires design review by the BRA's architects. The BRA has appointed Kristin Kara as the project manager according to BRA spokesperson Jessica Schumaker.
BRA time deadlines vary from 45 to 60 days depending on various factors, according to A Citizens Guide to Development Review under Article 80 of the Boston Zoning Code, a booklet published by the BRA.
The project is also subject to the State's revised Chapter 91 regulations as the site is on filled tidelands. Fustolo said "in order to adhere to the projects construction schedule, we are hopeful that the Article 80 Small Project Design Review can be successfully completed within the next 55 days. " We will be discussing the project with the BRA, abutters, neighbors, neighborhood groups, and other interested parties in the next several weeks."
"We have certain concerns about the development at that site," said Dave Kubiak, chair of the Zoning, Licensing, and Construction Committee of the North End/Waterfront Residents Association. Issues Kubiak enumerated included ground water, parking and traffic, possible ground floor commercial or retail uses, the building configuration, and open space, among other concerns. The project is on the North End/Waterfront NEWNC agenda for their February 11 meeting.
Over the past decade, Fustolo has been an active developer throughout the Boston area, including participating in the construction and restoration of properties throughout the North End, Back Bay, the South End, Cambridge, according to the SPRA. Fustolo an accountant from Winchester, is also the principal in the Ocean Club development in Revere -- a 242-unit project on Ocean Drive.
Fustolo has been a principal architect in several North End projects over the last several years, including 23 Margaret Street, 115 Salem Street, 135-137 Salem Street where the Different Drummer has been located, and 11 Sheafe Street.
