Bridge Street, 40 (Clipper Ship Inn)
Clipper Ship Inn
40 Bridge Street, Salem, MA Page 1 of 5 August 2023
Project Narrative
In Support of
Site Plan Review Application
From:
40 BRIDGE REALTY LLC
For Building Addition at:
CLIPPER SHIP INN, 40 BRIDGE STREET
1. Introduction
The project involves renovations and a building addition to a hotel building
(Building No. 2) at the Clipper Ship Inn, 40 Bridge Street (City Parcel No. 32-
210). Associated site work includes concrete and paver walkways, parking and
drainage improvements, a gravel sitting area, and landscaping.
2. Existing Conditions
The 40 Bridge Street site is bordered by residential buildings to the north and
south, Thorndike Street to the north, commercial and retail businesses and
Bridge Street to the east, and Sergeant James Ayube Memorial Drive to the
west. The subject property is approximately 3.66-acres in size. The site is
developed with a two-story (Building 1) and one-story (Building 2) hotel buildings
with associated paved parking, walks, ramps, and utilities. The parcel has
operated as a hotel (known as Clipper Ship Inn) since approximately 1960 and
consists of 58 units. A 150-foot wide New England Power Company easement
for high-voltage overhead power lines is located in the middle of the site, running
in east to west.
The site slopes gently north. Runoff from the parking area adjacent to Building 1
flows to Bridge Street via 12-inch PVC drain pipes. The remainder of the parking
area flows overland towards Bridge Street and Thorndike Street.
Clipper Ship Inn
40 Bridge Street, Salem, MA Page 2 of 5 August 2023
The FEMA Firm Flood Map shows the northeast side of the site is located within
a Zone “AE” flood hazard area having a base flood elevation of 10-ft (NAVD 1988
datum, reference: FEMA FIRM Map No. 25009C0417G dated July 16, 2014).
Zone “AE” flood hazard areas are defined as subject to inundation by 1% annual
chance flood event with known base flood elevations. The existing buildings and
proposed addition are outside the flood zone.
3. Buildings
Two-Story Building (Building 1)
Building 1 is an approximately 8,720-sq. ft. two-story brick building constructed in
1992 containing 30 hotel rooms. The basement level is used for storage and
mechanical equipment. The hotel rooms were recently repainted and furnishings
updated. Energy-efficient equipment and life-safety improvements were also
installed.
One-Story Building (Building 2) & Proposed Addition
Building 2 is an approximately 8,690-sq. ft. brick building constructed in
approximately 1960 containing 28 hotel rooms. The basement level has been
used for storage, laundry and mechanical equipment. This building will be gutted
and renovated throughout, roof rebuilt, a 5-ft wide addition constructed along the
entire north façade, and a two-story addition constructed on the east façade.
Upon completion, Building 2 will have a footprint of approximately 12,045 sq. ft.,
27 hotel rooms, and a common area with laundry and management office. The
basement level will continue to be used for mechanical equipment and storage.
4. Parking & Loading
Per Section 5.1 of the City of Salem Zoning Ordinance, 1.0 parking space is
required for each hotel unit and 1.0 parking space is required for every 2
employees. For 57 hotel units and 12 employees, 63 parking spaces are
required. The site plans show 84 parking spaces of which 34 are existing spaces
adjacent to Building 1, seven are located west of the buildings for employees,
and 43 parking spaces adjacent to Building 2. Seven (7) handicap-accessible
spaces are adjacent to accessible routes into each building.
5. Traffic Flow and Circulation and Traffic Impact
The existing 40-ft wide site entrance from Bridge Street will be reconstructed with
15-ft wide entrance and exist aisles with a 9-ft wide landscape island. The
parking lot aisles are 24-ft to 26-ft wide and sufficient for two-way traffic.
The project will have no significant effect on traffic. The number of hotel units
decreases by one and the number of employees is unchanged.
Clipper Ship Inn
40 Bridge Street, Salem, MA Page 3 of 5 August 2023
6. External Lighting
Site lighting for the driveway, parking lot, and central landscaped area will be
provided by eight lantern style light fixtures on approximately 8-ft posts.
Wall-mounted light fixtures will be installed on the buildings at every entrance for
security and walkway lighting. Additional soffit or ceiling lights will be provided
under building roof overhangs to illuminate walkways where necessary.
Given dense existing vegetation, the location and layout of existing buildings, and
considerable distance to neighboring properties, light will not cast onto adjacent
properties.
7. Landscaping and Screening
Plant beds are provided along the building foundations, access road, parking
area and walkways. Refer to landscaping plans prepared by Ulrich Landscape,
Landscape Architect, for location of planting beds and species and quantities of
trees, shrubs, and perennials.
8. Utilities
The existing buildings are and will continue to be served by a 6-inch CI potable
water service and 6-inch CI fire protection line with hydrant that connects to a 6-
inch CI water main in Bridge Street. Since the number of hotel units on-site
decreased by one, existing utilities are adequate and no new water or fire
protection lines are proposed.
The sewer service for the existing buildings consists of three sewer manholes, a
6-inch PVC pipe, and 6-inch VC pipe that connects to the 8-inch VC sewer main
in Bridge Street. The proposed two-story addition requires minor reconfiguration
of the sewer service. The existing 6-inch VC connection to the sewer main in
Bridge Street will continue to be used pending visual inspection.
Electric and natural gas will be continued to be provided by National Grid to both
buildings.
The stormwater management system improvements involve capturing, treating
and infiltrating stormwater runoff from the renovated Building 2 and associated
parking area. The stormwater management system improvements will meet
applicable Massachusetts Stormwater Management Standards.
Clipper Ship Inn
40 Bridge Street, Salem, MA Page 4 of 5 August 2023
9. Snow Removal
Adequate snow storage space is provided at key locations adjacent to the
parking lots, as shown on Sheet C3.00. Should on-site snow storage capacity
prove to be inadequate, snow will be removed from the site.
10. Natural Area Protection and Enhancement
Most of the land within the project limit has been previously disturbed. The
proposed project disturbs approximately 1.4-acres of the 3.66-acre site.
A comprehensive erosion control program will be undertaken during construction.
Straw wattles or mulch sock and construction fencing will be installed along the
downgradient edge of the proposed work area. Existing pavement within the
proposed access drive and parking area will be maintained during renovation of
the existing building and construction of the proposed addition for construction
parking, limit dust, and to provide access to Building 1. A construction entrance
will be installed off of Bridge Street if necessary to contain debris on-site. Silt
sacks will be installed and maintained in catch basins down-gradient from the
proposed work.
To help prevent off-site erosion, disturbed areas will be seeded and mulched as
soon as practicable.
11. Topography and Maintenance
The topography of the project area consists of a gradually sloping terrain that
slopes southwest to northeast. The highest point lies on the southwest side of
the site at approximately elevation 15-feet (NAVD88 vertical datum); the lowest
point lies in the northeast side near Bridge Street at approximately elevation 11-
feet.
Roof runoff from the northern half of Building 2 will be directed to two infiltration
fields via downspouts and roof leaders and the southern half of the roof will flow
directly to a large crushed stone area located directly south of Building 2, similar
to existing conditions. Stormwater runoff from the newly paved parking area
associated with Building 2 will be directed to two infiltration fields via three catch
basins equipped with 4-ft sumps and hoods. Overflow pipes from the infiltration
fields will connect to the existing on-site drainage system. The new employee
parking area west of the buildings will be captured and treated by grass swale
and rain garden.
Site grades will be adjusted slightly for drainage, accommodate the new
walkways and landscape features, and to provide adequate access around the
Clipper Ship Inn
40 Bridge Street, Salem, MA Page 5 of 5 August 2023
site. No large retaining walls, ledge cuts, or earthen fills are required for this
project. See Sheet C4.00 in the drawing set for grading and drainage
40 Bridge Realty LLC will oversee contracts for site maintenance.
12. Compatibility of Architecture with Surrounding Area.
The project site is partially within the Entrance Corridor Overlay District (ECOD).
The purpose of the ECOD is to protect and enhance the major entrance ways
into the city and ensure such areas are improved in a manner which is in the best
interest of the city. The proposed project is consistent with the purpose of the
ECOD in that it rehabilitates an outdated building, installing adequate
landscaping, and improves the site entrance by breaking up the existing large
curb cut opening with a landscape island.
1
Kathryn Newhall-Smith
From:Amanda Chiancola
Sent:Wednesday, November 8, 2023 1:00 PM
To:Kathryn Newhall-Smith; Tom Daniel
Subject:FW: 40 Bridge St Signage
From: Beth Rennard <BRennard@Salem.com>
Sent: Wednesday, November 8, 2023 12:58 PM
To: Amanda Chiancola <achiancola@Salem.com>
Subject: 40 Bridge St Signage
Amanda, I am wriƟng in response to our recent conversaƟon relaƟve to the Planning Board’s review of the 40 Bridge
Street Site Plan Review. I am informed that at the meeƟng on October 12, 2023, the Planning Board voted, per SecƟon
8.2.8(2) of the Salem Zoning Ordinance, on whether to send the project to the Design Review Board for a
recommendaƟon. The Board voted only to send the sign to the Design Review Board for a recommenda Ɵon. However,
the sign had already been approved through the process for reviewing signage in the entrance corridor as set forth in
SecƟon 8.2.6 of the Salem Zoning ordinance (text below). Also, please note that the site plan review criteria the
Planning Board must base their decision on, SecƟon 9.5.6, does not provide the Planning Board with purview over the
signage. Hope this helps. Thanks
8.2.6 Signage. A sign review commiƩee, comprised of the following members, shall be established for the purpose of
reviewing all signage proposed for the ECOD; Building Commissioner or designee; and City Planner or designee; and
representaƟve of the Salem Redevelopment Authority.
1.The sign review commiƩee shall review the size, locaƟon, type of material and design of all signs located within an
ECOD.2.The sign review commiƩee shall follow the Salem Sign Ordinance, except that the sign review commiƩee shall
be allowed to limit the size of all signs within an ECOD to one-half (½) the size which is allowed in the underlying
zone.3.Approval by a simple majority of this commiƩee is required prior to a sign permit being granted by the City.
Elizabeth Rennard
City Solicitor