Cataldo Ambulance Materials
MEMORANDUM
TO: Members of the Planning Board
FROM: Helen Sides, Vice Chair, Design Review Board
SUBJECT: DRB Recommendation – 4 Franklin Street
DATE: June 24, 2021
CC: Tom Daniel, AICP, Director, Dept. of Planning & Community Development
Mason Wells, Planner
The Design Review Board (DRB) reviewed the above-referenced project at its April 28th, May 26th, and
June 23rd meetings. Board members reviewed the design of the project in accordance with the regulations
of the North River Canal Corridor (NRCC) Mixed Use District and took public comment at each of the
meetings. Throughout the design review process the applicant, represented by David Stockless, Icon
Architecture at the meetings, was professional, respectful, open to design suggestions, and amenable to
altering the design to meet Board and community concerns. The design, especially the materiality, is now
more appropriate for the neighborhood, the building’s use, and its location.
Proposal: On behalf of the property owner, CAS Salem, LLC, Attorney Joe Correnti of Correnti &
Darling, LLC submitted a proposal to redevelop the property at 4 Franklin Street in a two-phased
approach. Phase 1 is the current permitting focus and includes the construction of a business office and
ambulance facility with associated employee parking area, utilities, landscaping, and harbor walking
path along the North River.
Referenced Plans and Documents
1. Site Plan Review for Business Office & Ambulance Facility, 4 Franklin Street, prepared by
Griffin Engineering Group, 495 Cabot Street, 2nd Floor, Beverly, MA 01915, dated January 20,
2021 unless otherwise noted, containing the following plans:
a. Plan Notes, sheet C-1.
b. Existing Site Plan, sheet C-2.
c. Demolition Plan, sheet C-3.
d. Proposed Site Layout, sheet C-4, revised 3/25/21.
e. Proposed Grading & Draining, sheet C-5, revised 3/25/21.
f. Proposed Utilities Plan, sheet C-6, revised 3/25/21.
g. Proposed Landscaping Plan, sheet C-7, revised 3/25/21 and 4/7/21.
h. Detail I, sheet C-8.
i. Detail II, sheet C-9.
j. Detail III, sheet C-10, revised 3/25/21.
k. Lighting Plan, sheet 1 of 1, prepared by WLS Lighting, 1919 Windsor Place, Fort
Worth, TX 76110, dated 11/5/20.
2. Project Narrative dated 1/20/21.
3. Environmental Impact Statement dated 1/20/21.
4. Elevation Plans and Renderings, prepared by Icon Architecture, 101 Summer Street, Boston,
MA 02110, submitted on 3/25/21, revised and resubmitted on 5/13/21 and 6/17/21.
Page 2 of 3
5. A series of public comments submitted as letters and during the public meetings.
6. Staff comments dated 4/22/21, 5/20/21, and 6/18/21.
DRB Review: Throughout the DRB’s review of this project, particular attention was paid to the overall
massing and visual impact of the structure with a desire to reduce potential negative impacts through
architectural elements, materials, and colors to reinforce building scale so that it is an appropriate
addition to North Salem and the NRCC district.
The architect has made several revisions since the first presentation of the building design:
• The metal paneling has been removed and replaced it with cementitious panels and clapboards
in a gray color palette.
• To ground the building, the applicant has added a gray brick veneer base from grade to the
bottom sills of the first-floor windows.
• The North Street façade includes a series of windows to mimic the garage doors on the opposite
side of the building, opening this façade to natural light.
• Removal of the significant architectural feature at the corner of the building facing North Street
in favor of a small awning over the access door, which reduces the significance of this entrance
and emphasizes the main entrance on the opposite side of the building.
• Addition of a cornice along the rooflines of both sections of the building.
• Landscaping has been increased, softening the edges of the building.
• Screening of mechanical systems on the roof and at grade will hide this infrastructure from
view.
Building Mass and Design
Board members believe that the building design is appropriate for not only its location, but for its use.
This is a unique building with a unique use as a private office building with the garage bay/ambulance
component. It is not a civic building or open to the general public.
The renderings provided by the architect accurately portray the building, however they do not provide
neighborhood context. The building looks large, looming over the adjacent public ways. However,
when members dug into the massing of the building, they determined that it is not a large building,
comparatively. It may be larger than the Speedway across Franklin Street, but it is comparable to the
three-family structures next to the Speedway.
Board members found that the massing and design of the building is appropriate for the neighborhood,
the NRCC, and the ECOD.
Materiality
The NRCC-prescribed preferred materials of brick, wood, and other natural materials are not an
appropriate choice for this building. Many of the public comments referenced the applicant’s Danvers
location, which is in a refurbished brick firehouse. To compare the proposal for the Salem location to
the Danvers location is not a fair comparison and to ask the applicant to construct a red brick, civic-
appearing building for an office and ambulance station is not a fair request.
Many public comments referenced the brick structures across North Street and the North Street fire
station as context for this building. While there are brick structures sprinkled along North Street, there
are structures covered in clapboards, vinyl, and stucco. There are buildings with peaked roofs and flat
roofs. There are single- and two-family homes, commercial buildings, multi-family buildings. There is
no one building style or material representing the area; the context-providing neighborhood is a mix of
all types of architecture, massing, and materials.
Page 3 of 3
The applicant is seeking to use materials of the present time on a new building, which the Board voted
to support.
Landscaping and Screening
The additional vegetation along the North Street façade softens the building and provides a more
visually pleasant experience as pedestrians travel through the adjacent city-owned property as it
connects with the path across the river.
The mechanicals at grade as screened by a wall covered with the same clapboard as is used on the
ambulance portion of the building, effectively incorporating and blending the mechanical area with the
building.
DRB Recommendation: While the vote to recommend approval of this design to the Planning Board
was not unanimous (5 in favor, 1 in descent), the majority of the Board members believed that the
design, massing, and siting are in compliance with the regulations and standards of the NRCC and the
Entrance Corridor Overlay District.
The Board would like to offer the following recommendations for your consideration:
1. While the materiality has improved from the originally proposed metal paneling, the applicant
can continue to improve the building’s appearance. The mix of panels and clapboards in a
cementitious material is appropriate. The applicant could further examine color options. The
gray color palette can read as cold and unwelcoming. A warmer tone for the building would go
far in integrating the new building with the surrounding neighborhood.
2. The Board is invested in the design of this building and would like the Planning Board to
require the applicant to share the final design plans and color palette with the Board at a
regularly scheduled public meeting.
3. If the applicant is to provide revised renderings, they should include abutting buildings to
provide context for the new building and how it will fit into the existing neighborhood.
CAS Salem LLC
4 Franklin Street Page 1 of 4 January 20, 2021
Project Narrative
In Support of
Site Plan Review Application
From:
CAS Salem LLC
For Site Redevelopment at:
4 Franklin Street
The proposed construction of the business office and ambulance facility at 4
Franklin Street requires demolishing the remaining portion of the former HMA car
wash and service building and replacing it with a modern, attractive, energy-
efficient business office and ambulance building. The site is ideally located for
this purpose. The work includes a new parking lot, utilities, landscaping, and
harborwalk path along the North River.
The business office and ambulance facility construction is Phase I of site
redevelopment, and encompasses approximately one-half of the property, the
portion closest to Franklin Street. Phase II of site redevelopment will address the
remaining portion of the site, which is the portion along the North River. Plans for
Phase II have not yet been developed.
The project is located in the North River Canal Corridor District (NRCC) and
Flood Hazard Overlay District (FHOD). Portions of the site are also in the
Entrance Corridor Overlay District (ECOD).
The project narrative below follows the format specified in Section 9.5 of the
Salem Zoning Ordinance.
1. Building
The majority of the former HMA car wash and vehicle service facilities was
demolished in the winter and spring of 2020. The remaining HMA building will be
CAS Salem LLC
4 Franklin Street Page 2 of 4 January 20, 2021
demolished as part of site redevelopment.
The proposed business office and ambulance facility is sited along Franklin
Street with the garage doors for the ambulance bays facing North Street. The
proposed building meets an essential community need. It will be constructed of a
steel frame bearing on a cast-in-place concrete foundation. The building has
been thoughtfully and efficiently designed by the project architect, Icon
Architecture of Boston, a firm with considerable experience in emergency service
facility design. The building exterior will be a mix of cementitious clap board and
panel siding, vertical corrugated metal siding, and glass panels. The building will
appear modern and commercial, and blend well with the surrounding industrial
and commercial buildings.
2. Parking & Loading
Twelve (12) parking spaces are provided on-site, one parking space per each
anticipated shift employee. The building contains a large 50’x56’ ambulance bay
with two garage access doors. The ambulance bay has sufficient space to park
four to six ambulances. Routine shipping and receiving at the facility is not
anticipated therefore a loading space is not necessary.
3. Traffic Flow and Circulation
The proposed site entrance is along the untraveled portion of North Street near
the intersection with Franklin Street. The proposed access driveway location will
provide efficient access to North Street for emergencies. Parking lot traffic flow is
primarily limited to employees which will occur during shift changes.
4. External Lighting
The exterior parking area is small. Most of the parking area will be adequately
illuminated by light fixtures mounted on the building exterior. Light packs will be
installed above the two garage doors and near the entrance doors. Towards the
North Street end of the parking lot, a light post and fixture is proposed. Lamps in
the lighting fixtures will be energy-efficient LED.
5. Landscaping and Screening
Landscape beds are proposed along Franklin Street and the North Street site
entrance. Eight (8) deciduous and ornamental trees are proposed within the
planting beds. The remainder of the area around the ambulance building will be
lawn or parking.
No screening is necessary along the rear of the building since the existing use is
CAS Salem LLC
4 Franklin Street Page 3 of 4 January 20, 2021
a marine industrial site. An existing chain link security fence exists. Additional
site landscaping will be proposed during Phase II.
6. Utilities
New water, sewer, electric, and natural gas utility services will be installed from
Franklin Street to the proposed ambulance building. Existing service
connections will be reused to the extent practicable. A new stormwater outfall
will be installed in the North River. Stormwater will be treated by deep-sump,
hooded catch basins and a water quality separator prior to discharge.
7. Snow Removal
Adequate snow storage is provided around the perimeter of the parking lot and
access driveway. Should on-site snow storage capacity prove to be inadequate,
snow will be removed from the site. No snow is to be dumped directly into the
North River.
8. Natural Area Protection and Enhancement
The site has been thoroughly disturbed by previous commercial and industrial
uses. The proposed project will not disturb any natural areas.
The 2003 North River Canal Corridor (NRCC) master plan directly addressed the
project site. The proposed project is consistent with the plan’s mission in that it
provides open space along the waterfront, includes low-density commercial
development, improves pedestrian access along the river, and enhances the
streetscape and sidewalk along Franklin Street.
9. Topography and Maintenance
The topography of the site is fairly flat and will be easy to maintain. Maintenance
of site landscaping, snow-plowing and the like will be the responsibility of a
property manager employed by the property owner.
10. Compatibility of Architecture with Surrounding Area.
The proposed building will have solid, strong commercial appearance, suitable
for an emergency service building. The use of glass and metal panels in the
building exterior also gives the building modern character. Nearby existing
buildings generally consist of a mixture of brick, masonry-block, and conventional
clapboard siding. The proposed building will generally match the architecture of
the surrounding area while being a significant overall improvement to the
neighborhood as compared to the former car care facility. The addition of green
CAS Salem LLC
4 Franklin Street Page 4 of 4 January 20, 2021
space and planting beds at the site are a much needed benefit to an otherwise
largely paved and impervious area.
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04/05/2021
City of Salem, MA
PB-21-2
Planning Board Application
Applicant Information
Project Address(s) and Owner Information
Status: Active Date Created: Jan 28, 2021
Applicant
Joseph Correnti
jcorrenti@cdlawyers.com
63 Federal Street
Salem, MA 01970
9787440212
Location
4 FRANKLIN STREET
SALEM, MA 01970
Owner:
CAS SALEM, LLC
PO BOX 435 SOMERVILLE, MA 02143
Applicant Type
Attorney
Project Address Street Number
4
Project Address Street Name
FRANKLIN STREET
City
SALEM
Zip Code
01970
Full Address
4 FRANKLIN STREET, SALEM, MA 01970
Zoning District
B5
Owner Name
CAS SALEM, LLC
Owner Street Name
PO BOX 435
Owner City
SOMERVILLE
Owner State
MA
Owner Zip Code
02143
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Brief Project Description
Project Information
Project Information Continued (Stormwater Management)
Brief Project Description
Construction of a business office and ambulance facility with associated employee parking area,
utilities, landscaping and harbor walk path along the North River. The business office and
ambulance facility is the first phase of site redevelopment and occurs on the Franklin Street side of
the site. The second phase, the plan for which has not been developed, will occur on the North
River side of the site. The project is located in the North River Canal Corridor District and Flood
Hazard Overlay District. Portions of the site are also in the Entrance Corridor Overlay District.
Proposed Use
Commercial
Existing Use
Commercial
North River Canal Corridor (NRCC)
Flood Hazard Overlay District (FHOD)
Entrance Corridor Overlay District (ECOD)
Total Parcel Square Footage
44,548
Number of Existing Dwelling Units
0
Number of Existing Affordable Dwelling Units
0
Proposed Building(s) Gross Square Footage
5,550
Proposed Building(s) Footprint Square Footage
4,260
Proposed Nonresidential Gross Square Footage (if any)
5,550
Proposed Total Number of Parking Spaces
12
Check box if there is a new curb cut proposed
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Required Narrative
Any modifications to existing drainage on the site, regardless of size.
Any activity that results in a land disturbance equal to or greater than one acre of land within the City of
Salem.
Any activity that will disturb less than one acre of land but is part of a larger common plan of
development or sale that will ultimately disturb equal to or greater than one acre of land.
Required Narrative - File Upload
pdf
Narrative for SPR Application.pdf
Uploaded by Joseph Correnti on Jan 27, 2021 12:40 PM
Building Narrative
The proposed building will be constructed of a steel frame bearing on a case-in-place concrete
foundation. the building exterior will be a mix of cementitious clap board and panel siding, vertical
corrugated metal siding and glass panels. The building will appear modern and commercial, and
blend well with the surrounding industrial and commercial buildings.
Parking and Loading Narrative
Twelve (12) parking spaces are provided on site, one parking space per each anticipated shift
employee. The building contains a large 50'x56' ambulance bay with two garage access doors. The
ambulance bay has sufficient space to park four to six ambulances. Routine shipping and receiving
at the facility is not anticipated therefore a loading space is not necessary.
Traffic Flow, Circulation, and Traffic Impact within the Site
The proposed site entrance is along the untraveled portion of North Street near the intersection
with Franklin Street. The proposed access driveway location will provide efficient access to North
Street for emergencies. Parking lot traffic flow is primarily limited to employees which will occur
during shift changes.
External Lighting Narrative
The exterior parking area is small. Most of the parking area will be adequately illuminated by light
fixtures mounted on the building exterior. Light packs will be installed above the two garage doors
and near the entrance doors. Towards the North Street end of the parking lot, a light post and
fixture is proposed. Lamps in the lighting fixtures will be energy-efficient LED.
Landscaping and Screening
Landscape beds are proposed along Franklin Street and the North Street site entrance. Eight (8)
deciduous and ornamental trees are proposed within the planting beds. The remainder of the area
around the ambulance building will be lawn or parking. No screening is necessary along the rear of
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Flood Hazard Overlay District Special Permit
the building since the existing use is a marine industrial site. An existing chain link security fence
exists. Additional site landscaping will be proposed during Phase II.
Snow Removal
Adequate snow storage is provided around the perimeter of the parking lot and access driveway.
Should on-site snow storage capacity prove to be inadequate, snow will be removed from the site.
No snow is to be dumped directly into the North River.
Utilities
New water, sewer, electric and natural gas utility services will be installed from Franklin Street to
the proposed ambulance building. Existing service connections will be reused to the extent
practicable. A new stormwater outfall will be installed in the North River. Stormwater will be
treated by deep-sump, hooded catch basins and a water quality separator prior to discharge.
Natural Features and their Protection and Enhancement
The site has been thoroughly disturbed by previous commercial and industrial uses. The proposed
project will not disturb any natural areas. The 2003 NRCC master plan directly addressed the
project site. The proposed project is consistent with the plan's mission in that it provides open
space along the waterfront, includes low-density commercial development, improves pedestrian
access along the river, and enhances the streetscape and sidewalk along Franklin Street.
Topography and its Maintenance
The topography of the site is fairly flat and will be easy to maintain. Maintenance of site
landscaping, snow-plowing and the like will be the responsibility of a property manager employed
by the property owner.
Compatibility of Architecture with Surrounding Area
The proposed building will have solid, strong commercial appearance, suitable for an emergency
service building. The use of glass and metal panels in the building exterior also gives the building
modern character. Nearby existing buildings generally consist of a mixture of brick, masonry-
block, and conventional clapboard siding. The proposed building will generally match the
architecture of the surrounding area while being a significant overall improvement to the
neighborhood as compared to the former car care facility. The addition of green space and
planting beds at the site are a much needed benefit to an otherwise largely paved and impervious
area.
Plans and Drawings - Flood Hazard Overlay District Special Permit
pdf Cataldo-PermitSet-012021.pdf
Uploaded by Joseph Correnti on Jan 28, 2021 9:20 AM
A list of Federal, State, and other local permits required by the applicant.
Federal: None; State: Chapter 91 Licence (MassDEP); Local: Order of Conditions (ConCom),
Drainage Alteration Permit, Curb Cut Permit and Site Plan Review
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North River Canal Corridor Special Permit
The proposed use will comply in all respects to the uses and provisions of the underlying district in
which the land is located.
Yes
Brief explanation
Business office is a permitted use within the
NRCC
There are adequate convenience and safety of vehicular and pedestrian movement within the site and in
relation to adjacent streets and property, particularly in the event of flooding of the lot(s) or adjacent
lot(s) caused by either overspill from water bodies or high runoff.
Yes
Brief explanation
See attached
Utilities, including gas, electricity, fuel, water and sewage disposal, shall be located and constructed so
as to protect against breaking, leaking, short-circuiting, grounding or igniting or any other damage due
to flooding.
Yes
Brief explanation
See attached
Such proposals minimize flood damage
Yes
All public utilities and facilities are located and constructed to minimize or eliminate flood damage
Yes
Adequate drainage is provided to reduce exposure to flood hazards
Yes
A brief narrative identifying how the proposed development is in compliance with the Neighborhood
Master Plan for the North River Canal Corridor, October 2003. Master plan document located here
https://www.salem.com/sites/salemma/files/uploads/nrcc-masterplan.pdf
The 2003 North River Canal Corridor master plan directly addressed the project site. The
proposed project is consistent with the plan's mission in that it provides open space along the
waterfront, includes low-density commercial development, improves pedestrian access along the
river, and enhances the streetscape and sidewalk along Franklin Street.
All development shall be designed to complement and harmonize with adjacent land uses (existing and
proposed) with respect to architecture, scale, landscaping and screening. Building materials of brick,
stone, and wood are encouraged. Pre-cast concrete or prefab aluminum or metal panels are highly
discouraged.
The building has been thoughtfully and efficiently designed by the project architect, Icon
Architecture of Boston. The building exterior will be a mix of cementitious clap board and panel
siding, vertical corrugated metal siding and glass panels. The building will appear modern and
commercial, and blend well with the surrounding industrial and commercial buildings.
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Project Team Members
Ground floor spaces should have active pedestrian friendly uses.
N/A
Buildings should be located in a way to create a presence on the main corridor's street edges.
The proposed business office and ambulance facility is sited along Franklin Street with the garage
doors for the ambulance bays facing North Street.
Buildings shall face the main corridor and have an entrance on the main corridor.
The proposed site entrance is along the untraveled portion of North Street near the intersection
with Franklin Street. The proposed access driveway location will provide efficient access to North
Street for emergencies.
Streets and roadways must include sidewalks and landscaping to provide an attractive connection for
pedestrian use, and to complement adjacent parkland.
The plan proposes 5' wide sidewalks across the Franklin Street frontage with 6" vertical granite
curbing. Additionally, landscaping along the Franklin Street frontage is proposed per the plans
submitted.
Uses are designed to generate pedestrian traffic.
A proposed harbor walk pathway running along the North River is part of the plan.
All retail uses should support the adjacent neighborhoods.
N/A
All development shall be designed to facilitate, accommodate, and encourage use by pedestrians and
non-motorized forms of transportation as much as, if not more so than, use by motorized vehicles.
See attached.
Water dependent uses are encouraged to be developed on the parcels located within the district and
adjacent to the North River, particularly parks, open space, pedestrian facilities, and both public and
commercial recreational facilities; marinas, boat yards, boat basins, boat storage yards, yacht clubs, and
other commercial and recreational boating; shore protection structures such as seawalls, bulkheads and
revetments; flood, water level, or tidal control facilities; marine industry, including marine terminals for
the transfer between ships and shore, facilities related to the construction, serving, maintenance, repair
or storage of vessels or other marine structures, facilities for tug boats, barges, dredges or other vessels
engaged in port operations or marina construction.
See attached plans.
Professional Staff Role
Civil Engineer
Company Phone
9789275111
Company Email
bgriffin@griffineng.com
Professional Staff Role Company Phone
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Signatures
Review responses
Conditions - Distinct
Architect 6174513333
Company Email
dstockless@iconarch.com
Applicant Signature
CAS Salem, LLC, by Its Attorney: Joseph C.
Correnti
01/28/2021
CATALDO AMBULANCE FACILITY: PERSPECTIVES
CATALDO AMBULANCE FACILITY: PERSPECTIVES
CATALDO AMBULANCE FACILITY : PERSPECTIVES
CATALDO AMBULANCE FACILITY : PERSPECTIVES
CATALDO AMBULANCE FACILITY: ELEVATIONS
NORTHEAST ELEVATION
SOUTHWEST ELEVATION
Vertical Corrugated Metal Siding
Steel Canopy
7” Cementitious Lap Siding
Aluminum Frame and Glazing System
Aluminum and Glass Overhead Doors
CATALDO AMBULANCE FACILITY: ELEVATIONS
NORTHWEST ELEVATION
SOUTHEAST ELEVATION
7” Cementitious Panel Siding
Vertical Corrugated Metal Siding
Aluminum Frame and Glazing System
Vertical Corrugated Metal Siding
Wood-Look Panels
Bollard with Light
Screen Wall at Mechanical Equipment
Screen Wall at Mechanical Equipment
6'-9 7/8"
7'-0"
46
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3
3
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49'-4 1/4"
12
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VEST.VEST.
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MECHANICAL PAD WITH ENCLOSURE WALLS
20'-0 1/8"
3'-0"
CATALDO AMBULANCE FACILITY FLOOR PLANS
SALEM, MA.
1/4" = 1'-0"1 LEVEL 1 FLOOR PLAN
CATALDO AMBULANCE FACILITY: PERSPECTIVES
CATALDO AMBULANCE FACILITY: PERSPECTIVES
CATALDO AMBULANCE FACILITY : PERSPECTIVES
CATALDO AMBULANCE FACILITY: ELEVATIONS
NORTHEAST ELEVATION
SOUTHWEST ELEVATION
Vertical Corrugated Metal Siding
Steel Canopy
7” Cementitious Lap Siding
Aluminum Frame and Glazing System
Aluminum and Glass Overhead Doors
CATALDO AMBULANCE FACILITY: ELEVATIONS
NORTHWEST ELEVATION
SOUTHEAST ELEVATION
7” Cementitious Panel Siding
Vertical Corrugated Metal Siding
Aluminum Frame and Glazing System
Vertical Corrugated Metal Siding
DN
7'-0"7'-0"
46
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1
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5
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8
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50'-3 3/4"
12
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8
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FRANKLIN STREET
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6
"
0 2'4'8'
CATALDO AMBULANCE FACILITY FLOOR PLANS
SALEM, MA.
1/4" = 1'-0"1 LEVEL 1 FLOOR PLAN
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4 Franklin Street Redevelopment
Environmental Impact Statement
In Support of
Site Plan Review Application
For:
CAS Salem LLC
Proposed Business Office and Ambulance Facility
4 Franklin Street
Introduction
This Environmental Impact Statement discusses the proposed project in response to the
topics presented in Appendix A of the Salem Subdivision Regulations. For
convenience, the topics are discussed in the order presented in the regulations. In the
text below, italics are the topic as provided in the regulations with responses following.
1.0 Natural Environment
1.1 Air.
1.1.a Describe possible sources and duration of significant amounts of odors, smoke
and dust.
Response: There are no known sources of significant odors or smoke anticipated
with the proposed project. Dust may be generated during construction, but will
be minimized as outlined in 1.1.b.
1.1.b Describe precaution to be taken to eliminate or minimize the adverse
environmental effects of the smoke, dust or odors generated.
Response: Dust will be minimized by applying water and calcium chloride to
travelled portions of the site. Dust control measures will vary depending on
weather conditions and ongoing construction activities.
1.1.c Describe the relationship of the location of the subdivision and prevailing wind
patterns to nearby residences, businesses, recreation area, and other public
areas.
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Response: Long term meteorological records suggest that prevailing winds are
generally from the northwest during winter months and from the west-southwest
during the summer months. Downwind from the project site and across the North
River is the Salem train station. The proposed ambulance facility is unlikely to
create odorous or noxious conditions that could migrate downwind.
1.1.d If incineration of refuse is proposed for the subdivision, describe the effects
resultant emissions will have on air quality in the area. Include proof that the
incinerator complies with the latest local and state standards.
Response: Standard refuse and recyclables collection will be employed at the
site. A privately hired refuse and recyclables hauler will be required to bring
waste materials to permitted solid waste handling or disposal facilities.
1.2 Land
1.2.a Describe the existing general physical conditions of the site, including existing
use, general topography, unusual geologic formations and soils, and how the
project will effect these features.
Response: The 4 Franklin Street site is bordered to the southeast by the North
River, to the southwest by North Street, to the northwest by Franklin Street, and
to the northeast by a marine industrial parcel (Burnham Associates). The subject
property is approximately 1.0-acre in size and consists of relatively level terrain.
The highest point on the site is the existing building slab. The land generally
slopes toward the North River.
The FEMA Firm Flood Map shows that the site is located within a Zone “AE”
Flood Hazard area (Elevation 10-ft; NAVD 1988 datum, reference: FEMA FIRM
Map No. 25009C0419G dated July 16, 2014). Zone “AE” Flood Hazards are
defined as areas subject to inundation by the 100-year flood event with known
base flood elevations. The entire property is within the AE flood zone. The
proposed building will be constructed so that the slab elevations is a minimum of
2-feet above the flood elevation as required by the state building code. All
mechanical equipment for the buildings will also be located a minimum of 2-feet
above the flood elevation.
The United States Department of Agriculture Natural Resources Conservation
Service Soil Survey characterizes the soil as Urban Land, which indicates that
the soils have long been significantly altered or obscured by urban works and
structures. The entire site has been disturbed.
Approximately 80% of the property consists of filled tidelands per DEP maps.
The property was formerly used as a car wash and vehicle service facility. One
building remains on site. All of the vehicle service bays have been demolished.
1.2.b Describe any limitations on proposed project caused by subsurface soil and
water conditions, and methods to be used to overcome them.
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Response: Due to previous site development and the extent of filled tidelands at
the site, all near surface soils at the site have been disturbed. Conventional
construction techniques in general appear applicable, although deep foundations,
such as piles or piers, may be necessary due to the presence of fill or soft marine
deposits.
1.2.c Describe procedures and findings of percolation tests conducted on the site.
Response: Percolation tests are not applicable to this project. Sewerage will be
provided by connecting to the existing municipal sewer in Franklin Street.
Stormwater runoff will be conveyed to the North River through a modern
stormwater management system as described below in Section 1.3.
1.2.d Describe the types and amounts of land which will be permanently affected by
construction of the subdivision.
Response: All of the land on the approximately 1.0-acre parcel has been
previously disturbed. The proposed ambulance building and associated
harborwalk open space area will redevelop approximately 60% of site. The
remaining 40% of the site will be redeveloped at a later date.
1.2.e Describe proposed rough grading plans.
Response: As noted above, site topography is approximately level, with a slight
slope towards Franklin Street and the North River. Site grades will be adjusted
to elevate the proposed ambulance building 2-feet above the flood elevation. A
small landscape retaining wall will be required along Franklin Street. See the
project plans for the proposed grading and drainage.
1.2.f Describe location and extent of existing marshes, wetlands, or seasonal wet
areas and any proposed alteration.
Response: The project site is located adjacent to the North River. Wetland
resource areas on and adjacent to the site include Land Subject to Coastal Storm
Flowage, Coastal Bank, and Riverfront Area. The entire site is presently located
within the 100-year flood plain.
1.3 Water and Wetlands
1.3.a Evaluate how and to what extent the project will affect the quality and quantity of
any existing or potential public or private water supply, including watersheds,
reservoirs and groundwater.
Response: Due to the commercial/industrial history of the project area and the
proximity to the intertidal North River, the site has no potential for public or
private water supply uses. Site redevelopment will not affect existing or potential
water supplies.
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The proposed project includes a modern stormwater management system
conforming to the Massachusetts Stormwater Management Guidelines. Parking
lot runoff will be treated prior to discharge into the North River. The proposed
project reduces impervious surfaces thereby increasing stormwater infiltration
and groundwater recharge.
1.3.b Describe the methods to be used during construction to control erosion and
sedimentation and siltation including use of sediment basins and type of
mulching, matting, or temporary vegetation; approximate size and location of
land to be cleared at any given time and length of time to exposure; covering of
soil stockpiles; and other control methods used. Evaluate effectiveness of
proposed methods on the site and on the surrounding areas.
Response: A comprehensive erosion control program will be undertaken during
construction. Haybales, silt fence, straw wattles and/or mulch filled sock will be
installed along the downgradient edge of the proposed work area. A construction
entrance will be installed at the North Street entrance and maintained until the
pavement binder course is installed. Silt sacks will be installed and maintained in
the vicinity of the proposed construction site.
To help prevent off-site erosion, disturbed areas will be seeded and mulched as
soon as practicable. Existing pavement will also be retained to the extent
practicable.
Temporary stockpiles of existing on-site soil materials will be created during
construction. Stockpiles will be encircled with erosion control barriers and
covered as necessary. Additional earth materials received during construction
are expected to be installed upon delivery.
1.3.c Describe the permanent methods to be used to control erosion and
sedimentation. Include description of:
1.3.c.1 - any areas subject to flooding or ponding;
Response: FEMA FIRM Flood maps show the entire property lies within the 100-
year flood zone. The 100-year flood elevation for this site is 10-feet (NAVD 1988
datum). The post-construction site will be stabilized by bituminous pavement or
well-maintained landscaped area thereby minimizing potential erosion.
1.3.c.2 - proposed surface drainage system;
Response: The paved access drive and parking area will be directed into
catchbasins equipped with 4-foot deep sumps and hoods to prevent sediments,
oils, and trash from discharging into the North River. Additional stormwater
treatment will also occur in the proposed water quality structures prior to
discharge. The proposed drainage system is designed to meet the
Massachusetts Stormwater Management Guidelines.
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1.3.c.3 - proposed land grading and permanent vegetation cover;
Response: Proposed topography is shown on the Grading and Drainage Plan.
Re-graded areas will be stabilized as soon as practicable with lawn, pavement
walkways, or landscaped planting beds.
1.3.c.4 - methods to be used to protect existing vegetation;
Response: Due to the previous site use, the site is sparsely vegetated. The
property mostly consists of pavement and building. Most of the existing
vegetation will be removed. New vegetation will be planted as shown on the
Landscape Plan.
1.3.c.5 - the relationship of the development to the topography;
Response: The proposed development requires re-grading to position the
proposed building 2-feet above the 100-year flood elevation. All areas disturbed
during construction will be stabilized with vegetation or proposed finish surfaces
(e.g. pavement) as soon as practicable.
1.3.c.6 - any existing or proposed alterations of shorelines, marshes or seasonal wet
areas;
Response: A stormwater outfall to the North River is proposed during Phase I.
Bank repair and stabilization will be considered during Phase II.
1.3.c.7 - any existing or proposed flood control or wetland easements;
Response: None.
1.3.c.8 - estimated increase of peak runoff caused by altered surface conditions,
and methods to be used to return water to the soils.
Response: The proposed project results in a reduction in impervious surface.
Therefore a reduction in peak runoff rates and an increase in natural surface
infiltration is anticipated. The proposed site re-grading also reduces the amount
of tributary drainage area towards Franklin Street thereby not impacting the
municipal system. Stormwater from the proposed drainage system is directed
towards the intertidal North River per the methods described above.
1.3.d Discuss the probability that the project will increase pollution or turbidity levels
within receiving waterway and the precautions to be taken to minimize the
effects.
Response: The project includes a modern stormwater management system that
will improve the quality of stormwater discharge from the site and meets the
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Massachusetts Stormwater Management Standards. Stormwater will be treated
by a proposed water quality structure prior to discharging to the North River. The
project is not anticipated to increase pollution or turbidity levels within the river.
1.3.e Discuss the project’s effect on the waterway’s aquatic biota and use as habitats.
Response: For similar reasons to those described directly above, the project is
expected to have a positive effect on the aquatic biota of the North River and
aquatic habitats.
1.3.f Discuss the project’s effects on groundwater quality and supply and efforts to
recharge groundwater supplies.
Response: As discussed above, the proposed project is expected to decrease
the amount of impervious surfaces on site thereby increasing natural infiltration.
Clean roof runoff will be allowed to naturally infiltrate. All stormwater from the
proposed parking lot is to be captured and treated by the proposed stormwater
management system.
1.3.g Discuss what effect the project will have on increasing the incidence of flooding,
including areas outside the subdivision.
Response: The proposed project will have no effect on the incidence of flooding
on or adjacent to the project area. The entire parcel is located within the 100-
year flood zone. The proposed building and parking area will be raised above
the flood elevation, decreasing the extent of flooding in those areas.
1.3.h Discuss the effect of the proposed sewerage disposal methods on surface and
groundwater supplies and quality.
Response: No impacts to surface water or groundwater supplies from the
proposed sewerage system are expected. Sewage will be conveyed through
sealed pipes and structures to the existing municipal sewer system in Franklin
Street.
1.4 Energy
1.4.a Describe the types and increased quantity of energy required to serve the needs
of the project residents.
Response: The estimated annual power consumption of the proposed
ambulance building is approximately 300-400 MMbtu.
1.4.b Indicate what the sources of this energy will be.
Response: Natural gas will be used for heating and meal preparation. Electricity
will be used for lights, appliances, computers, controls, and cooling. Adequate
utilities are available in Franklin Street.
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1.5 Noise
1.5.a Describe the time, duration and types of noises generated by the project, both
during and after construction.
Response: During the construction phase, construction activities will conform to
the Salem noise control ordinance (8:00 a.m. to 5:00 p.m. unless otherwise
approved). Typical noise levels associated with the construction equipment are
anticipated. During the foundation construction phase, pile driving may occur.
During the operational phase, the site may generate noise associated with the
ambulance use. Sirens will be used sparingly and only as needed in emergency
situations.
1.5.b Discuss what effect these noises will have on both humans and wildlife.
Response: During the construction phase, OSHA noise level requirements will be
satisfied in the work zones. Construction activities will create noise levels
noticeable to humans and wildlife. However, as noted above, the noise levels
are expected to be typical of construction projects, and will be temporary.
The noise associated with the project post-construction is not expected to be
significant. As noted above, ambulance sirens will be used only as needed.
1.5.c Describe the controls which will be used to eliminate or minimize the effects of
these noises.
Response: Construction noise will be controlled by 1) the use of mufflers on all
construction equipment, 2) providing temporary power to the worksite so gas
powered generators are not required, and 3) limiting the work hours as noted
above.
1.6 Local Flora and Fauna
1.6.a Discuss the project’s effects on land-based ecosystems, such as the indigenous
wildlife, stream bank cover, and vegetal or wooded growth.
Response: The project will redevelop land that has been substantially altered by
previous activities at the site. The existing land surfaces are degraded and urban;
Wildlife activity at the site is minimal.
1.6.b Describe proposed types and amounts of vegetative cover.
Response: All cleared and disturbed areas, except buildings and hardscape
surfaces, are to be covered with planting beds or loam and seed. Trees will be
planted around the site per the Landscape Plan.
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1.6.c Discuss the existence of rare or endangered plant, wildlife or fish species in the
project area.
Response: There are no known rare or endangered plant, wildlife or fish species
in the project area.
2.0 Man-Made Environment
2.1 Land use
2.1.a Describe how the proposed project conforms with the growth plans for the area
and the city in general.
Response: In 2003, the City prepared the North River Canal Corridor (NRCC)
Master Plan which encourages new growth and development in the North River
area while preserving and enhancing the quality of life in the adjacent residential
neighborhoods. The proposed project is consistent with the plan’s mission in that
it rehabilitates a dilapidated site and enhances the commercial character of the
neighborhood.
The NRCC plan specifically considered the Franklin Street neighborhood and the
car wash parcel. The plan recommended construction of a pedestrian access
pathway along the North River to provide linkage between the neighborhood, the
MBTA station and downtown. The plan also recommended improving the
streetscape and sidewalks along Franklin Street. This proposed site
redevelopment project is consistent with the plan and will integrate well with other
pending Franklin Street improvements.
2.1.b Describe land uses adjacent to the project.
Response: To the northeast of the project site is a marine industrial parcel
(Burnham Associates). The remaining perimeter consists of the North River and
public roadways (North Street and Franklin Street). On the opposite side of
Franklin Street there is a gas station and industrial office building. Within the
North Street right-of-way there are several public parking spots.
2.1.c Describe any existing or proposed public or common recreational or open areas
within the subdivision.
Response: The proposed site plan provides a public-access pedestrian walkway
(harborwalk) along the waterfront and extending from North Street.
2.1.d Discuss the site’s proximity to transportation, shopping, educational facilities,
recreational facilities, etc.
Response: Public Transportation – 0.2 Miles to Salem Train Station
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Shopping – Downtown Salem – Various Shops – (0.3 mi); North Shore Mall (2.7
mi.).
Educational Facilities – Salem High School (1.8 mi.); Collins Middle School (1.0
mi.); Bates Elementary School (0.8 mi.); and Salem Public Library (0.7 mi.).
Recreational Facilities – Furlong Park (0.1 mi.); Mack Park (0.5 mi.); and Leslie’s
Retreat Dog Park (0.7);
2.2 Density
2.2.a Provide a tabulation of proposed buildings by type, size (number of bedrooms,
floor area), ground coverage, and a summary showing the percentage of the tract
to be occupied by buildings, parking and other paved vehicular areas, and usable
open space.
Response:
Table: Summary of Site Development
Description / Location: 4 Franklin Street
Land Use: Ambulance Service Building
Total Lot Area: 1.0 acres
Number of Buildings: 1
Number of Stories 1
Building Footprint: 4,292 SF
Building Coverage: 10%
Pavement Coverage: 14%
Open Space: 26%
Phase II: 33%
2.3 Zoning
2.3.a Indicate the zoning designations for the site and adjacent areas.
Response:
North River Canal Corridor (NRCC)
Flood Hazard Overlay District (FHOD)
Entrance Corridor Overlay District (ECOD)
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2.4 Architecture
2.4.a Describe the architectural and landscaping techniques which will be used to
blend the structures with the surrounding area.
Response: The proposed building façade will have a mix of cementitious
clapboard and panel siding, vertical corrugated metal siding, and glass to blend
with the surrounding architecture. The site plans include landscaping
improvements to significantly improve site aesthetics (see Sheet C-7).
2.4.b Discuss the heights of the structures in relation to the surrounding area.
Response: There are no buildings on the adjacent marine industrial property.
On the opposite side of Franklin Street there is a one-story gas station and a two-
story commercial office building. The proposed building will be approximately 27-
feet tall and will blend-in with the other similar sized buildings along Franklin
Street.
2.4.c Discuss the project’s visual impact and possible interference with natural views.
Response: The project will improve the appearance of the site, which has been
used as a one-story car wash and vehicle service facility for several years. The
proposed building will not interfere with any existing scenic views. The proposed
public walkway (harborwalk) will provide natural views for the public to enjoy.
The proposed landscaping will provide year-round color.
2.4.d Describe type of construction building materials used, location of common areas,
location and type of service facilities (laundry, trash, garbage disposal).
Response: The proposed building will generally consist of steel-frame
construction with a partial concrete block façade and concrete foundation. Trash
and recycling barrels will be maintained inside the ambulance garage bays for
weekly disposal.
2.5 Historic Buildings, Historical Sites and Archeological Sites
2.5.a Indicate location and significance of any historic buildings or sites on or adjacent
to the project.
Response: According to the Massachusetts Historical Commission MACRIS
database there are no historically significant buildings or sites on or adjacent to
the proposed project. Based on City Assessor’s records, the car care building
was constructed in 1963. It does not appear to have any particular historical or
architectural significance.
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3.0 Public Facilities
3.1 Water Supply, Flow, Pressure and Distribution.
3.1.a Describe the groundwater and/or surface water supply to be used.
Response: Municipal water will be used. Salem obtains water from surface
water supplies (Wenham Lake & Ipswich River).
3.1.b Discuss the demands of the project for consumption and fire protection.
Response: The design demand flow for water consumption is estimated to be
approximately 300 gallons per day. The peak demand for fire protection for the
building is estimated to be approximately 1,500 gallons per minute. The
buildings will be equipped with fire suppression sprinklers and hard-wired fire
alarm systems.
3.2 Sanitary Sewerage Connection, Distribution and Facilities.
3.2.a Discuss the quantity and type of sewage which will be generated by the project.
Response: The estimated maximum-day domestic sewage generation is
approximately 300 gallons/day.
3.2.b Describe the method of sewage which will be generated by the project.
Response: Domestic sanitary sewage from employee uses.
3.3 Storm Drainage Facilities
3.3.a Describe where connection to the City system is proposed.
Response: The proposed stormwater management system will discharge directly
to the North River after runoff is treated. There are no connections proposed to
the City drainage system in Franklin Street.
3.4 Disposition of Stormwater
3.4.a Indicate the location of all proposed outfalls.
Response: One stormwater outfall is proposed to the North River in the southerly
corner of the project site.
3.4.b Describe the effect of the outfalls and their discharge on the receiving waters,
i.e., increased flows, pollution etc.
Response: The proposed project will treat stormwater prior to discharge, and
thereby will improve receiving water quality and lessen pollutant discharges from
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the site. The site currently drains by overland flow with no treatment devices.
3.4.c. Discuss the quantity of stormwater to be discharged.
Response: The proposed project will result in a decrease in impervious surfaces
thereby decreasing the quantity of stormwater runoff to be discharged from the
site.
3.5 Refuse Disposal
3.5.a. Estimate the quantity and types of refuse that will be generated by the
subdivision.
Response: The estimated quantity of refuse and recyclables to be generated by
the employees is approximately 100-150 pounds per week.
3.5.b Describe the proposed methods of refuse disposal.
Response: Trash and recycling barrels will be located inside the ambulance
garage bays. Refuse and recyclables pick-up and disposal will be managed by
a private disposal company.
3.6 Traffic Facilities
3.6.a Discuss future vehicular circulation patterns including number and types of
vehicles.
Response: The proposed development incorporates a driveway with an
entry/exit point off of the untraveled portion of North Street. The driveway will
support two-way traffic, most of which will be employee personal vehicles and
ambulances. The separately provided Traffic memorandum, prepared by
Vanasse & Associates of Andover, MA, predicts approximately 5 vehicle trips (1
entering and 4 existing) during the weekday morning peak hour and 3 vehicle
trips (1 entering and 2 existing) during the weekday evening peak hour.
3.6.b Describe the proposed pedestrian circulation pattern.
Response: An improved sidewalk and crosswalk is provided along Franklin
Street. On-site sidewalk are not necessary except for access to a rear
emergency egress door. A pedestrian walkway (harborwalk) is proposed along
the water for public use.
3.6.c Discuss the location and number of parking spaces proposed.
Response: Twelve (12) parking spaces are proposed for the ambulance building
as required per zoning. The parking spaces are located in the front of the
building.
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3.7 Electric power
3.7.a Discuss the power demand of the subdivision.
Response: Approximately 25 kW (peak), and 200 kwh per day.
3.7.b. Discuss the source of the electric power and the method of supplying the area.
Response: National Grid will provide the power.
3.8 Gas
3.8.a Discuss the demands of the subdivision.
Response: Approximately 250 therms per year.
3.8.b Describe what the gas will be used for in the area.
Response: Natural gas will be used for heating and meal preparation.
3.8.c Describe the source of gas supply and the proposed method of supplying the
area.
Response: National Grid is the local natural gas supplier.
4.0 Community Services
4.1 Schools
4.1.a Discuss the effect of the subdivision on existing schools, including number and
ages of children generated by the subdivision.
Response: The proposed commercial development will not have an impact of
the proposed schools.
4.1.b Describe the location of the nearest existing schools.
Response: The locations of the nearest public schools are Bates Elementary
School (0.8 mi.); Collins Middle School (1.0 mi.); and Salem High School (1.8
mi.).
4.2 Recreation
4.2.a Describe existing and proposed recreational facilities, including active and
passive types; and age groups participating, and state whether recreational
facilities and open space are available to all Salem residents.
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Response: Recreational facilities in the general area are; Furlong Park (0.1 mi),
Mack Park (0.5 mi.), and Leslie’s Retreat Dog Park (0.7 mi.). The listed facilities
are available to all Salem residents.
4.2.b Indicate location and width of existing and proposed pedestrian ways, bikeways
or bridle paths.
Response: The existing sidewalks along Franklin Street are not consistently
constructed and are used for parking in many locations. The proposed
development will incorporate reconstructing a new sidewalk with curbing across
the Franklin Street property frontage and providing a crosswalk to the North
Street sidewalk. A walkway (harborwalk) is also proposed along the waterfront.
4.3 Police
4.3.a Estimate the total population projected for the subdivision.
Response: The proposed commercial development will not increase the
population of Salem.
4.3.b Estimate the total number of automobiles for the area.
Response: There are approximately 12 automobiles associated with the
proposed ambulance building.
4.4 Fire
4.4.a Discuss the total number of buildings to be constructed and their types and
construction.
Response: Phase I will consist of constructing one ambulance building.
Construction type will meet applicable standards for life safety buildings.
4.4.b Describe the source and quantity of water available for fire protection for the
area.
Response: An existing 12-inch diameter water main exists within Franklin Street.
A hydrant also exists at the corner of Franklin Street and North Street. The
proposed building will be equipped with a fire-suppression sprinklers as required
by code.
4.5 Public Works
4.5.a. Calculate the total linear feet of roadway to be publicly maintained and plowed.
Response: No public roadways are proposed. The site will be privately
maintained.
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4.5.b Calculate the linear feet of street drains, culverts, sanitary sewers, and waterlines
to be publicly maintained.
Response: All proposed water, sewer, and drains are to be privately maintained
except for the water and sewer building service connections within the city right-
of-way.
5.0 Human Considerations
5.1 Aesthetics and Visual Impact
5.1.a Discuss the change in the present character of the area due to the projects, i.e.,
land use, density of development, etc.
Response: The proposed project will be a betterment to the neighborhood and
community. The existing car wash is in deteriorating condition and is no longer in
operation.
The proposed land use is consistent with other uses along a main corridor (North
Street). There is a fire station located approximately 0.25 miles to the north
along North Street. The removal of the car wash facility and addition of public
access along the river will significantly improve the character of the area.
5.1.b Discuss the measures to be taken to minimize the adverse effects of the project,
i.e., architecture, buffers etc.
Response: The project site will be landscaped to minimize potential adverse
effects. The addition of landscaping to the site will improve the property and add
scenic value to the area.
5.2 Parks, Forests and Recreational Areas
5.2.a Discuss how the siting and construction of the project will affect existing and
potential park and recreation areas, open spaces, natural areas, and scenic
values.
Response: The siting and construction of the project will have minimal effect on
existing and potential parks. There are currently several parks within close
walking distance to the project site. On the property, a walkway (harborwalk)
along the North River will be installed to promote the scenic value and public
enjoyment of the river.
5.2.b. Discuss how the project will affect recreational opportunities in the area due to
removal of parks, forests, or open areas from public use.
Response: The proposed project will have no negative effect on recreational
opportunities. It will not remove parks, forest, or open space from public use. To
the contrary it will provide a public harborwalk.
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5.3 Public Health
5.3.a Discuss the project’s effect on residents’ public health due to changes in water
quality, air quality, noise levels, etc.
Response: The proposed construction project is not expected to significantly
affect public health, in that it will not significantly, or only temporarily, alter air,
water quality or noise