Reimagining Essex Street: Housing Growth Through Smart and Sustainable Design

C. McLaughlin
Aug 27
3 min read

A New Chapter for 164 Essex Street

Melrose is taking a major step toward addressing its housing needs with the proposed five-story, 80-unit multifamily building at 164 Essex Street. Once a surface parking lot serving the Melrose–Wakefield Hospital and the commuter rail, the site is being reimagined as a vibrant, transit-oriented development.

Ten people in hard hats hold shovels at a groundbreaking event. They're outdoors with trees and buildings in the background. Sky is partly cloudy. — Members of the community gather for the 164 Essex Street groundbreaking.

For Donnie Garrity, LEED AP, the site’s potential was clear from the start:

“164 Essex offered a rare urban infill opportunity, walkable to downtown Melrose, adjacent to the commuter rail, and surrounded by an existing fabric of multifamily housing. The lot itself gave us the ability to provide meaningful on-site amenities like private parking, indoor/outdoor community space, bike storage, pet care rooms, and even a roof deck." Pursued under Massachusetts Chapter 40B, the project designates 25% of its units as affordable, creating a more inclusive housing mix while streamlining approvals through the comprehensive permit process.

Designing for Density and Livability

Fitting 80 units onto an irregular lot posed a unique design challenge. “No two sides of the site are parallel,” Garrity explains. “That made a straightforward rectangular building nearly impossible. Instead, we worked collaboratively with neighbors, nearby condo associations, and even the MBTA to set parameters that ultimately guided the design. What started as the biggest challenge became one of our strongest design inspirations.”

Architectural floor plans with labeled rooms and measurements for multiple layouts. Includes kitchens, bathrooms, and living spaces, drawn in black lines. — Blueprints for the 164 Essex Street site

The development balances unit mix with market demand, offering studios, one-, two-, and three-bedrooms to attract a diverse resident base. Landscaping improvements and sidewalk benches enhance the pedestrian experience, while covered parking and street-level amenities improve accessibility for residents.

Sustainability also played a defining role. Melrose has adopted the Specialized Energy Code, requiring Passive House-level energy performance for the building.

“The density and scale of this building helped offset the cost of meeting strict energy requirements,” Garrity notes. “We had to evaluate every decision carefully to ensure compliance, from envelope performance to building systems.” All-electric heating and cooling systems and a rooftop solar array will further reduce the project’s environmental footprint.

40B as a Framework for Progress

Chapter 40B provided the project with zoning flexibility and a clearer approval pathway.

“Because Melrose is still under the 10% affordable housing threshold, the 40B process allowed us to align closely with local zoning while still moving through approvals more efficiently than a traditional special permit process,” says Garrity.

Modern apartment complex with tan and gray facade, cars parked and driving on a curved road, lush greenery, under a bright blue sky. — Rendering of 164 Essex Street

The team also addressed community concerns around parking and density. By negotiating with the MBTA to lease land for additional vehicle parking, they balanced neighborhood concerns about street parking, while also encouraging transit reliance in line with the project’s goals.

Meeting City and Community Goals

This project directly supports Melrose’s Housing Production Plan by advancing progress toward the city’s 10% affordable housing requirement. Importantly, under the 40B rules, all 80 units count toward that threshold, even though only 25% are income restricted.

Community feedback also shaped the design.

“We heard concerns about massing and scale early on,” Garrity shares. “That’s why we stepped back the fifth level, introduced bays and balconies, varied the window patterns, and broke up the building geometry. These strategies reduced the perceived scale and created a more cohesive, human-scaled design from every angle.”

Modern multi-story building with large windows and mixed materials. Cars are parked on a sunny street with trees and pedestrians. — Front side of 164 Essex Street rendering.

Looking Forward

For developers and municipalities across Greater Boston, 164 Essex Street illustrates how constrained sites can become opportunities for impactful housing growth.

“Collaboration is critical,” Garrity emphasizes. “The more transparent the process is, and the more the city educates the community about Chapter 40B and housing needs, the more constructive the dialogue becomes.”Beyond its technical achievements, the project signals a new chapter for housing in Melrose.

“Whether it’s a young professional commuting by rail, a family looking for more space, or an empty nester downsizing but staying in the community, this development offers options that single-family housing simply can’t,” says Garrity.

At O’Sullivan Architects, we believe housing challenges are best met with creativity, collaboration, and community focus. 164 Essex Street proves that even the most challenging sites can evolve into vibrant, sustainable neighborhoods, and we’re proud to help lead that transformation.