Loading...
107 HIGHLAND AVE - PLANNING (3) 10� I-h��hlw�9 6�v�. ,�P+ C�e��e,w ,! �� Dana Menon From: Giovanna Zabaleta Sent: Thursday, April 17, 2014 11:49 AM To: Dana Menon Cc: David Knowlton Subject: RE: Departmental review needed for Planning Board meeting tomorrow Dana, Please find bellow the Engineering department comments for the three projects that are coming up before the Planning Board tonight: 70-92.5 Boston Street (Pediatric Associates of Greater Salem, on the former Flvnntan site) • Please provide traffic study to the Engineering Department & peer review engineers. • Any other comments will be part of the peer review 23 Congress Street (Salem Waterfront Hotel & Suites, LLC) + Please provide traffic study to the Engineering Department& peer review engineers. • Please provide Stormwater management plan to the Engineering Department& peer review engineers. • Any other comments will be part of the peer review 107Highland Avenue (Robert Willwerth) • Statement from owner/developer to acknowledge of ownership of the Existing water service line from the main at Highland Ave. to the property including the portion that is currently own by the City because the developer have decided to reused the existing line.The City will not be responsible for any future repairs needed on this water service. • Provide the Engineering Department with size of the proposed fire service to the building. Please be aware that it will need a tee connection into the main with a triple gate configuration if the service if 6" or greater. • Existing drain system on site shall be clean and CCN up to the city main in the easement. Please provide the Engineering Department with report, logs and videos of the TV inspection findings. Also provide engineering plan showing existing drain system on site show all inverts and bottom of the structure. Please be aware that all Catch Basin on site shall have a sump of at least 4 ft. • Existing sewer service shall be clean and CCN up to the city main in the easement. Please provide the Engineering Department with report, logs and videos of the TV inspection findings. Also provide engineering plan showing existing sewer service on site showing inverts of the connection. If you have any further question do not hesitate to contact us. PS. Please copy me on any required review needed for planning board meeting. Giovanna G. Zabalrzta junior 4)epnrlmc al Cilu of.Szilg.nt f20 Wo*hi ' Itoil �tl'¢�:! C" )'loi?r 1 .�al¢D1, 1')t1S5aC'17i15�;tI5 01970 (J: :75 G19 .5(;Ti 978-74J-0540 I Ozab aletaL)�;nlj�m.eom 1 Dana Menon From: Dana Menon Sent: Tuesday,April 15, 2014 3:16 PM To: David Cody Subject: RE: 107 Highland Ave Thank you, Chief Cody. I will raise your concern regarding snow storage. Dana From: David Cody Sent: Tuesday, April 15, 2014 3:10 PM To: Dana Menon Subject: 107 Highland Ave Dana, I do not find anything that jumps out other than there is no room on the property for snow storage as this will impact access to and around the building. Please have them respond to this question. All routine issues that may arise from the installation of fire protection systems will be dealt with when detailed plans are received. Thank you David W. Cody Chief of Department Salem Fire 48 Lafayette St. Salem, Ma 019790 978-744-6990 t - - - ion hl�-J - `��� �� ✓ tiva N �v'1 ,,,�...a �l R ✓� P � �� q CITY OF SALEM PLANNING BOARD ,I' REQUEST FOR REVIEW COMMENTS DATE: 4/7/2014 TO: For all Applications: ( ) BUILDING COMMISSIONER ( x) CONSERVATION COMM O CITY ENGINEER ( ) FIRE PREVENTION ( ) BOARD OF HEALTH O FIRE For Planned Unit Developments: ( ) POLICE ( ) PUBLIC WORKS ( ) SCHOOL DEPARTMENT Attached please find the application referenced below. The Planning Board requests that you review this application relative to the Zoning Ordinance and/or to the Subdivision Regulations and MGL Chapter 41. We would appreciate your completing the form below and returning it Dana Menon,978- 619-5691, dmenon(&salem.com (x) Site Plan Review ( ) Planned Unit Development Special Permit O Preliminary Subdivision Plan ( ) Cluster Development Special Permit O Definitive Subdivision Plan ( ) Business Park Development Special Permit O Flood Hazard District Special Permit ( ) Drive-Through Special Permit O North River Canal Corridor Mixed Use District Special Permit APPLICANT: ROBERT WILLWERTH PROJECT NAME &ADDRESS: 107 HIGHLAND AVENUE CONTACT PERSON: ATTY SCOTT GROVER, 978-745-8065 COMMENTS DUE: Requested by 4/17/14 for hearing that night, but required 5/12/14 (failure to comment within 35 days shall be deemed lack of opposition) O CONCUR WITH PROPOSAL (Explain on reverse side) O NEED MORE INFORMATION(Explain on reverse side) ( ) CANNOT CONCUR WITH PROPOSAL (Explain on reverse side) (X) COMMENTS INCLUDED:Project is aruside 075errntion Corramsion jurisdiction Conservation Agent lStaff Planner 4-7-2014 Reviewer's Signature Title Date 20 STh.1-, , S?.1...v,. 01971" m, Irv$r k�l.i o i Dana Menon From: Larry Ramdin Sent: Tuesday, April 15, 2014 3:44 PM To: Dana Menon Subject: 107 Highland Ave Dana, (have reviewed the application and in this case the list of standard conditions are all that apply. I want to remind that we are requiring an external grease trap for all developments with 10 or more units. Sincerely R" Larry Ramdin Health Agent Salem Board of Health 120 Washington Street Salem MA 01.970 978-741-1800 (office) 978-745-0343(Fax) t CITY OF SALEM *-k1 f� PLANNING ARD REQUEST FOR REVIEW COMMENTS DATE: 4/7/2014 TO: For all Applications: ( x) BUILDING COMMISSIONER ( ) CONSERVATION COMM ( ) CITY ENGINEER ( ) FIRE PREVENTION ( ) BOARD OF HEALTH ( ) FIRE For Planned Unit Developments: ( ) POLICE ( ) PUBLIC WORKS ( ) SCHOOL DEPARTMENT Attached please find the application referenced below. The Planning Board requests that you review this application relative to the Zoning Ordinance and/or to the Subdivision Regulations and MGL Chapter 41. We would appreciate your completing the form below and returning it Dana Menon,978- 619-5691, dmenon(&salem com. (x) Site Plan Review ( ) Planned Unit Development Special Permit ( ) Preliminary Subdivision Plan ( ) Cluster Development Special Permit O Definitive Subdivision Plan O Business Park Development Special Permit ( ) Flood Hazard District Special Permit ( ) Drive-Through Special Permit ( ) North River Canal Corridor Mixed Use District Special Permit APPLICANT: ROBERT WILLWERTH PROJECT NAME &ADDRESS: 107 HIGHLAND AVENUE CONTACT PERSON: ATTY SCOTT GROVER, 978-745-8065 COMMENTS DUE: Requested by 4/17/14 for hearing that night, but required 5/12/14 (failure to comment within 35 days shall be deemed lack of opposition) O CONCUR WITH PROPOSAL (Explain on reverse side) O NEED MORE INFORMATION(Explain on reverse side) O CANNOT CONCUR WITH PROPOSAL (Explain on reverse side) NTS INCLUDED r7A6. 6Z- QY11511 Y Reviewer's Signature Title Dale I 20 W, S!1 -LT.Jia i, MASS;,,,.;h SE:T9 0t970 • PHONE 918., 19,s685 t';1X 7,-U4v1,0dU4 0 a hCStll k 31.00?.7 ley 0� �y Obs�, �rpn t✓ould 2 p w 4,q"w ,6 Z d y Dana Menon From: Larry Ramdin Sent: Tuesday,April 15, 2014 3:44 PM To: Dana Menon Subject: 107 Highland Ave Dana, (have reviewed the application and in this case the list of standard conditions are all that apply. I want to remind that we are requiring an external grease trap for all developments with 10 or more units. Sincerely '`'` mf� Larry Ramdin Health Agent Salem Board of Health 120 Washington Street Salem MA 01970 978-741-1800 (office) 978-745-0343(Fax) t Dana Menon From: David Cody Sent: Tuesday,April 15, 2014 3:10 PM To: Dana Menon Subject: 107 Highland Ave Dana, I do not find anything that jumps out other than there is no room on the property for snow storage as this will impact access to and around the building. Please have them respond to this question. All routine issues that may arise from the installation of fire protection systems will be dealt with when detailed plans are received. Thank you David W. Cody Chief of Department Salem Fire 48 Lafayette St. Salem, Ma 019790 978-744-6990 1 PROPOSED CONDITIONS TO SITE PLAN REVIEW SPECIAL PERMIT 107 HIGHLAND AVENUE, SALEM, MASSACHUSETTS 1. Landscaping will be completed in accordance with the Landscape Plan marked up by Laura Eisner, Landscape Designer for Northeast Nurseries and the accompanying Plant List submitted to the Planning Department. l -A A-r-1 i�A u ln-k. U L01 ( �h 2. Landscape lights to be installed at the rear corners of the parking areas in the locations shown on Sheet 3 of the Site Layout Plan by Eastern Land Survey revised April 24, 2014 (the revised Site Layout Plan) in the style of specifications submitted to the Planning Department. t 5a. ((�LPJ klr c�/),—s l-o L�- o--,,h 3. Building mounted light fixtures to be installed in the locations shown on the Landscape Plan by Deer Hill Associates dated January 23, 2014 in the style of the specifications submitted to the Planning Department. 4. A white cedar fence to be installed in the location shown on the revised Landscape Plan dated April 28, 2014 in the style of the specification submitted to the Planning Department and in compliance with the height limitations of the Entrance Corridor Overlay District. 5. An enclosure for trash barrels to be installed in the location shown on the revised Site Layout Plan in the style of the specifications submitted to the Planning Department. I i" t0,- 6. Mechanical equipment to be installed in the locations shown on the revised Landscape Plan and Elevations dated April 28, 2014. 7. Snow storage areas to be provided in the locations shown on the revised Site Layout Plan. A Qvtnnl mxoG ()S 8. Signs designating the driveways as "Exit Only" and "Enter Only"to be installed in the locations shown on the revised Site Layout Plan { nth t' peo ra-. A\War 9. Vinyl siding to be removed and the entire structure to be repainted with historically appropriate colors. Any architectural details that require replacement such as trim and clapboards will be replaced with material of a like kind. C).- C M01V1 a CITY OF SALEM PLANNING BOARD ION MAR 13 A 11: 03 CITY CLERt(, SALEM. MASS. CITY OF SALEM APPLICATION SITE PLAN REVIEW Location of Property: 107 Highland Avenue Applicant: Robert Willwerth Proposed Date of Hearing: April 3, 2014 Address/PO Box: 39 Main Street Date of Submittal: March /,3 , 2014 City, State,Zip Code: Saugus, MA 01906 Telephone: (781) 760-114RECEI\RECEIVEn- 1. Prosect Description: PFY1 13 201 a. Zoning district: R-1/Entrance Corridor Overlay DEPT.OFPLAPINfPiG� b. Square footage of parcel: 16.939 LNZW-UNtIY DEsJEIAPmw c. Square footage of structure(s): 7,000 (est.) d. Square footage of footprint: 1,750.00 e. No. of dwelling units(if applicable): 8 units II. Additional Information: Information required includes this application and the following additional information. File one copy of all information with City Clerk and fifteen (15)copies with the Planning Board (all copies must be stamped by City Clerk). a. A Site Plan at a scale of 1"=40', (or as established by Planning Board) including all requirements as set forth in Section IIIB of the Salem Subdivision Regulations and the following: 1. Location and dimensions of all buildings and other construction. 2. Location and dimensions of all parking areas,loading areas, walkways, and driveways. 3. Location and dimensions of all internal roadways and access ways to adjacent public roadways. 4. Location and type of external lighting. 5. Location,type,dimensions and qualities of landscaping and screening. 6. Location and dimensions of utilities,gas,telephone,electrical communication,water,drainage,sewer and other waste disposal. 7. Location of snow removal areas. 8. Location of all existing natural features including ponds, brooks, streams, wetlands, and marshes. 9. Existing and proposed topography of the site,with two-foot contours. 10. Conceptual drawings and elevations of buildings to be erected including elevations showing architectural style b. A brief narrative, as requested by the Planning Board addressing these site plan requirements and other appropriate concerns in the following defined categories: 1. Building 2. Parking and loading 3. Traffic flow, circulation and traffic impact 4. External lighting 5. Landscaping and screening 6. Utilities 7. Snow removal 8. Natural features and their protection and enhancement 9. Topography and its maintenance 10. Compatibility of architecture with surrounding area c. An Environmental Impact Statement in accordance with Appendix A of the Salem Subdivision Regulations. III. Procedure: The Planning Board shall,within 7 days after the filing of this application,transmit one copy of said application,plans and all other submitted information to the Inspector of Buildings, City Engineer,Board of Health,Fire Prevention Officer and Conservation Commission who may,at their discretion, investigate the application and report in writing their recommendation to the Planning Board. The Planning Board shall not take final action on such application until it has received a report thereon from the above agencies or until thirty-five(35)days have elapsed after distribution of such application without a submission of a report. The Planning Board shall hold a Public Hearing on said application as soon as possible after receiving the above reports,in accordance with Chapter 40A of the Massachusetts General Laws. The Planning Board shall notify the applicant in writing of its decision on the special permit. The decision shall document the proposed development or use and the grounds for granting or refusing the special permit. The Planning Board may,as a condition of approval,require that the applicant give effective notice to prospective purchasers,by signs or by recording the special permit at the Registry of Deeds, of the conditions associated with said premises and the steps undertaken by the petitioner or his successor in title to alleviate the effects of same. see consent letter attached ignature f Applicant Signature of Owner(attached consent letter is also acceptable) March 102 , 2014 Date Date FEE PAID: SITE PLAN REVIEW NARRATIVE 107 Highland Avenue, Salem, Massachusetts The property that is the subject of this petition is located in the R-1 Zoning District as well as in the Entrance Corridor Overlay District. The only building on the Property is a very large structure that for many years has been used as medical offices. The building has four levels as well as a sub-basement. The site slopes from Highland Avenue to the rear lot line, with elevations ranging from 68 ft. along Highland Avenue to 62 ft. along the rear lot line. There will be very minor changes to existing grading characteristics. In recent years, both the building and grounds have shown signs of significant deterioration. The Petitioner is proposing to convert the property to residential use by constructing eight(8) condominium units in the building. There will be fourteen (14) off street parking spaces provided. Presently, the property is almost entirely covered by asphalt which is in poor condition. The Petitioner proposes to remove approximately 5,880 s.f. of pavement around the building and the perimeter of the property and replace it with appropriate landscaping to provide an appealing buffer between the abutting residential properties. Landscaping cover on the site will increase from 1,090 s.f. to 6,970 s.f. (41%) of the parcel area. These alterations to the site will result in a measurable reduction in both runoff rate and volume. In addition, the new landscape areas around the perimeter will create more than enough area for snow storage. Finally, a fence will be installed along the rear and northeast lot lines to provide privacy for abutters. The exterior of the building will be restored using historically appropriate materials and paint colors. The only change to the exterior of the structure will be the. addition of dormers on the top floor to create more functional living space, replacement of certain windows and the addition of small decks to the rear of the building. These additions are shown on the elevations submitted with this application. The property will significantly reduce traffic impacts compared to the former medical office use of the property. At its height, the former medical practice employed over twenty people and experienced an average of sixty daily visits by patients. The residential use will drastically reduce the number of vehicle trips to and from the property. The two existing curb cuts on the property will remain to facilitate circulation around the site by offering two locations from which to enter and exit the site. New lighting will be installed on the building in various locations. The applicant will employ fixtures designed to cast light away from the abutting properties to the rear. The property is served by electric and natural gas supplied by National Grid and available along Highland Avenue. Water is supplied by an eight inch main in Highland Avenue, which will provide the 880 gallon of water that the project is anticipated to use. Sewerage disposal will be into the Salem municipal system through a six inch diameter gravity sewer line which runs from the site across an abutting property to an existing twelve inch diameter line on Greenway Road. Daily domestic wastewater volume from the site is estimated to be 800 gallon. Finally, the conversion of this site to residential use is consistent with the underlying R-1 zoning and is more compatible with the surrounding residential uses than the current commercial use. k z a �N fn STANLEY POIRIER, Trustee KEITH CREAK STANLEY POIRIER, Trustee HEATHER KOBUS N �— 150.00' w Z J Conc. Pad U Z for Trash o N Receptacle - Z r-- R=1 5' � N W rn g U-) j cv Z Q 16Ln Q. J 8 U S 25.00' \ PROPOSED BIT. CONCRETE BERM 0 R=10' 7 ti � _ 16 R=1o' o v, �; • \ Q N 15 6 aA z ,,o ..0co q > � o f J L Q) � 67'f - cn �? � � � 13 Existing w Existing m o L- �- 2 Story 5' o z Building a 3`= 59 t Building 22' 1g o j No. 111 0 � � .. .� No. 107 o Q Q °' o Z. o 14 0 � 4 Z : Q � 00Ln 13 19' 22' PROPOSED BIT. 3 _ . CONCRETE BERM � ao O 3 � O o 12 2 a 3 .o ° � o, 10 Existing Comcrete Walk 1 z To Remain Q +I Existing R=5' -H R=5' PROPOSED BIT. N Sign (To Be Removed) CONCRETE BERM W 42.76 132.25' z W z R=1800.00 W J W , D U. Pole Existing Bit. Conc. Sidewalk U. Pole Q = U. Pole ¢ ~ Gran. Curb (TyP) U F— z � Q t t Wz � O - A U E N U E H I G H L A N o R o u t e 107 " W W = � Wide EXISTING PAVED AREAS TO BE REMOVED SHALL BE SAW CUT TOA IN > W � (1946 State High way Alteration 66 Feet ) 1 FOOT OUTSIDE OF THE FACE OF THE PROPOSED BERM AND REMOVED W REFERENCES FROM THE SITE TO A PERMITTED DISPOSAL SITE. Q o Q r W EXISTING BITUMINOUS BERM SHALL BE REMOVED FROM THE SIITE TO A W SITE IS SHOWN AS PARCEL 198 ON ASSESSORS MAP 14 PERMITTED DISPOSAL AREA. DEED REFERENCE BOOK .28364 PAGE 192 EXISTING GUARD RAILS SHALL BE REMOVED FROM THE SITE. PLAN REFERENCE : BOOK 2671 PAGE 412 BOOK 3530 PAGE 600 DIMENSIONAL REQUIREMENTS R1 ZONE ALL AREA NOT OTHERWISE SURFACED SHALL BE GRADED WITH A MINUMUM » DEPTH OF 4. INCHES OF LOAM AND SEEDED OR SODDED. ZONING DISTRICT IS R 1 OWNER OF RECORD : John F. von Weiss ITEM REQUIRED PROVIDED 'yam and Anna von Weiss Lot Area 15,000 SF 16,939± SF F .17140 Lot Frontage 100 FT. 175.01 FT. ELEVATIONS REFER TO Salem Sewer Datum Lot Width 100 FT. 175± FT. SHEET NO. SITE AREA = 16,939± SF . 3OF6 i Q o N7 L O. UN J � .p o , J 00 ; Moo w ; /� W X a V J < L.L. u� a 0 a i CV i Ws I- W 41o - d ' ` O a U c d (o T �� L/ f- co L1JCL , v Q W rr) 0 L r a J � 0 L v) M _ CD LLJ d L6 W z a O1A O = � W —JWJ CL J oW 0 EXISTING PRIVACY FENCE (NEIGHBOR'S) NEW PRIVACY FENCO O O O E U » »o 0 0 -.0i - - - - - - - - - - (A, CALIPER L SF-FADEO A DUMPSTER TREE C 10 SPREADING YEW g ���/i//111111\\\``\\ 2 DWARF it ARBORVITAE '* WALK ]WALK » » 16 47 3.5 —4 7 CALIPER SHADEp /111111\ 4 AZALEAS 3W\4 AZALEAS TREE ° = ` !� 15 6 wiltoiii,, Existing /�>\� 5 ''�//rilnlll\\\``' 2 DWARF E�cisting o = ARBORVITAE 14 2 Story WALK \����\luuui/,,�� u i I d i n g Building WALK I' 111 0 \���\1u►nli/,,,�� N o. 107 7 DWARF = n/y -O® 13 ARBORVITAE z » » 3.5 —4 x_041! 5 ORNAMENTAL CALIPER NATIVE GRASS SHADEp _ o = 12 TREE W \x\111111//r,/ 11 H OSTA you � '= 0 (u � O =_ 1 � \\lulu//� O = _ no ��nu� Willa - ' �1% 3 ORNAMENTAL"// = o = Q WALK >O NATIVE GRASS z QWALK 2 DWARF Uj Uj i•'////r111°I III\\\ C W W W W W W W W W W W W W W W W 4 W W WWWW WW W�i• WW W W WW WW WW WW WW W \ \111 II1//rI�j�\i -ARBORVITAE <WALK W1O W W W W W W W 2\\ LAWNJT UL ° ` � / ^ U)= W W W W W W W W W W W �, I �% W W W W J. »—41f 3.5"-4» CALIPER O QCALIPER ORNAMENT. QSHADEp TREE pMULCHED SHADEO MULCHED PLANTING W W W W W (DOGWOOD)TREE W W , ` \ W W W W TREE PLANTING --� EL (n BED W W W �� W W W W W W W //�/�ii1i1���� BED W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W - - _�(?) W W W W W W W W W W W W W W W W W W W W W W W W W W Existing Bit. Conc. Sidewalk EXISTINGSTREETLIGHT EXISTING STREETLIGHT H N D A V E N U E I Cj H L r'1 � WALL MOUNTED LIGHT OVER 23 JAN 2014 DOOR 1/8" = 1'-0" R O u t e 107 SPOTLIGHT WITH CUTOFF SHADE AND ADJUSTABLE AIM - - — - -