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CITY OF SALEM, MASSACHUSETTS S�LcW hiA
BOARD OF APPEAL CL RtS'S OFFICE
120 WASHINGTON STREET, 3RD FLOOR
SALEM, MASSACHUSETTS 01970
TELEPHONE: 978.745.9595 Z��b
FAX; 978-740-9846 _. MA'Y (�
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REVISED
Petition of RCG LLC requesting variances from Lot Coverage, Floor Area
Ratio, Side Yard Setback and Parking Requirements
for property located at 90 Lafayette Street, B-5 District
A public hearing on the above petition was opened on March 15, 2006 pursuant to Mass
General Law Ch. 40A, Sec. 11, and continued to march 29, 2006 with the following
Zoning Board members present: Nina Cohen, Edward Moriarty,Richard Dionne, Robin
Stein and Nick Helides.
The participation of Ms. Cohen in the hearing on this petition is pursuant to a finding by
the Mayor of Salem that the proximity of her place of employment to the subject property
is unlikely to improperly influence her or cause undue bias in the performance of her
official duties.
The developer RCG LLC is seeking variances pursuant to section 9-5 to allow the
construction of a six-story residential condominium on the site of an existing structure
located at 90 Lafayette Street, Salem, in the central business (B-5) zoning district.
The Board of Appeal, after careful consideration of the evidence presented at the public
hearing, and after thorough review of the plans and petition submitted, makes the
following findings of fact:
1) According to a JLA Land Survey plot plan submitted with the petition and
dated June 20, 2004, the subject property at 90 Lafayette Street (the
"Property") consists of a 12,033 sf lot containing a two-story brick building
and separate one-story garage with 7 parking bays.
2) On the north side, the Property abuts a building owned by Deschamps
Printing, and these two structures share a common wall.
3) On the south side, there is an 8 ft right-of-way between the Property and an
adjacent, three-story brick building housing Strega restaurant.
4) Access to the Property is from Lafayette Street using the narrow right-of-way,
and from Dodge Street, where a rear lot can accommodate an additional 10
parking spaces as well as an access lane to a rear entry.
5) The Property has not been actively used since the closing of a tourist-oriented
business that operated on the site several years ago.
6) Petitioner RCG LLC ("RCG") proposes to demolish the primary structure, but
not the garages, to construct a new six-story residential building on the site.
Both the height and the use are allowed within the B-5 District.
7) At issue are five variance requests. These are proposed lot coverage, which
would be at 68.4% where the district permits 50% coverage, side setback of 0
where a 5' setback is allowed, floor area ratio, which is proposed to be 3.49: 1
2
where the allowed ratio is 3:1, off-street parking of one space per dwelling
unit where the requirement is 1.5 per unit, and the dimensions of the proposed
parking garage, which are at variance with the dimensions of the ordinance.
8) The proposed structure duplicates the footprint of the existing building. The
first floor would consist of a parking garage accommodating 21 cars and a
retail space of approximately 885 sf. The second through sixth floors would
house 30 one and two-bedroom residential condominium apartments. RCG
submitted proposed floor plans for each floor level drawn by Winter Street
Architects Inc. and dated March 20, 2005.
9) The first floor would offer a small retail space, a lobby and access to an
elevator. All other floors would be residential areas.
10) Parking for the development would be split. Thirty spaces for residents would
be available on site between the first floor and the rear lot. An additional 15
spaces would be provided off site by RCG, which owns other properties in
Salem that are within 600' of the present development through affiliated
corporate entities. These parking places would vary in location, as RCG's
properties begin to undergo construction.
11) RCG declined to specify the location of the additional 15 spaces, other than to
say that these spaces would be provided elsewhere on properties owned by
affiliated RCG subsidiaries, in accordance with contracts provided to unit
owners in the condominium.
12) As grounds for the variance Scott Grover,Esq, acting as attorney for RCG,
stated that the existing building was structurally unsound and could not be the
basis for a building of greater height. He referred to a Foundation
Engineering Report dated 9/6/05 prepared by McPhail Associates, Inc,
Geotechnical Engineers. However as the Board was not provided with this
report, we find we are unable to rely on it in support of the hardship
application.
13) RCG also asserts that the width of the lot, which is 58.57', could not
accommodate a two-way interior ramp to support parking on upper floors. If
true, this appeared to offer support for the assertion that the site is not suitable
for use as a parking garage.
14) In support of the design of the first-floor parking lot, which does not meet
requirements of the ordinance because of stall depth and width of travel aisles,
Mark Meche of Winter Street Architects stated that he had designed many
parking garages and his design was consistent with updated standards in
design relative to parking garages.
15) Public discussion of this proposal lasted four hours over the course of two
public meetings held on March 15 and 29, 2006. Many neighbors appeared
and voiced opinions on both sides, and the Board was also informed by the
appearance of several City councilors, including Lucy Corchado, Ward 1 City
Councilor and Jean Pelletier, Ward 3 City Councilor and President of the City
Council.
16) Speaking in support of the proposed development were the owners of two
downtown restaurants, George Carey of Finz and Linda Capucchio of Strega,
and Patrick Delulis, a developer whose recent renovation of the New England
3
Telephone building on Federal St. in the B-5 district has won praise for
excellence in design. These business owners all stated that the proposed
development would enhance the vitality of the downtown business district.
17) Lynn Duncan, City Planner for the City of Salem, spoke in support of the
redevelopment of blighted sites in the downtown, of which this is an example.
Ms. Duncan also spoke of the difficulty of attracting developers to sites such
as this one, which by virtue of its small size may not offer a very attractive
financial incentive to development, and mentioned that the variances
requested represented trade-offs, in return for which Salem would benefit
from redevelopment of this property within the B-5 area.
18) Also speaking in support of the proposal, William Howard, President of
Beverly Cooperative Bank, stated that the developer's recent redevelopment of
the Derby Lofts block into condominiums had added greatly to the renewal of
the Derby Street area of the downtown.
19) Also speaking in support of the proposed development was Jean Pelletier, City
Council President and Councillor for Ward 3, which is adjacent to the B-5
downtown district.
20) John Mroz and Dannis Deschamps, co-owners of the abutting Deschamps
Printing Co. building stated that they had been approached by RCG with
regard to a possible option to purchase their property,but that no further talks
had taken place. They further stated their concern with the proposed
development, in that the proposed building, absent any side setback, would
interfere with the development rights arising of their property. In response,
RCG stated that if the Deschamps building were extended vertically, they
would brick over the windows of the condo apartments on that side of their
proposed building to enable the Deschamps building to be built up to 6 stories.
21) Ward 1 City Councilor Lucy Corchado opposed the proposed development on
the grounds that the proposed building was out of character in height, design
and density with the buildings surrounding it. She stated that dense
development in the downtown must reflect sensitivity to community needs,
not only the economic incentive to bring to market high-end one- and two-
bedroom condominiums. Community needs include housing for families of
different sizes and at different income levels.
22) City Councilor Mike Sosnowski opposed the parking variance on the grounds
that all new development in the downtown and other areas should provide
sufficient off-street parking to accommodate the needs of new residents. Mr.
Sosnowski also echoed Ms. Corchado's concerns about the overall density of
this proposed development.
23) Numerous neighbors also spoke in opposition to the development. Among the
grounds for opposition were the proposal's failure to answer the need to
provide housing for Salem's current residents in addition to new residents, the
proposal's failure to plan to accommodate families needing larger apartments,
and the need to enforce the provisions of the ordinance to secure uniformity in
the development of downtown.
4
24) Will Wrightson of the Mayor's Financial Task Force, speaking in opposition,
commented that while the proposed development would add to the City's tax
base, a thorough analysis would reveal that additional costs arise from
overcrowding in incremental ways, and that short-term solutions to long-term
problems are not the way to fiscal health.
25) Darrow Ubovici of Federal Street, referring to RCG's statement that their
original plan for the property called for the construction of a parking garage,
argued that the City ordinance should not be altered because a developer took
a risk that did not pan out.
On the basis of the above findings of fact and on the evidence presented at the hearing the
Board of Appeals concludes as follows:
1. Special conditions do not exist which especially effect the subject property
and not the district in general.
2. Literal enforcement of the provisions of the Zoning Ordinance would not
result in unnecessary hardship on the petitioner.
3. The relief requested cannot be granted which substantially detriment from
the intent of the district or purpose of the Ordinance
Therefore, the Zoning Board of Appeals voted 3 in favor and 2 in opposition to grant the
requested variances. Having failed to grant the four affirmative votes required to pass the
matter is defected and the petition is denied.
Variance Denied Nina, Chalrmar{sr/ J
April 16, 2006 Board of Appeals
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A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING
BOARD AND THE CITY CLERK
Appeal from this decision, if any, shall be made pursuant to Section 17 of the
Massachusetts General Laws Chapter 40A, and shall be filed within 20 days after the
date of filing of this decision in the office of the City Clerk. Pursuant to
Massachusetts General laws Chapter 40A, Section 11, the Variance or Special Permit
granted herein shall not take effect until a copy of the decision bearing the
Certification of the City Clerk that 20 days have elapsed and no appeal has been filed,
or that, if such appeal has been filed, that it has been dismissed or denied is recorded
in the South Essex Registry of Deeds and indexed under the name or the owner of
record or is recorded and noted on the owner's Certificate of Title.
Board of Appeal
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LAFAYETTE S T/l L L 1 EXISTING TREES APPROX. 12'WIDE 3)CONTRACTOR SHALL COORDINATE WITH CITY OF SALEM AND NOTIFY AFFECTED PROPERTIES 3 DAYS PRIOR
\l--EXISTING STREET LIGHT �— EXISTING EDGE OF INTERRUPTING PUBLIC UTILITIES OR CLOSING ROADWAYS
APPROX. 5 U WIDE�F ROADWAY LINE 4)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR FLUSHING AND DISINFECTION PRIOR
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5)CONTRACTOR SHALL USE PIPES,VALVES,AND APPURTENANCES THAT CONFORM.TO CITY OF SALEM SPECIFICATIONS
-a0 -20 o zI a0 6o e)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR EXCAVATION,BACKFILL,AND PAVING
in m Mimi 7)ALL INVERT DEPTHS ARE APPROXIMATE AND RELATIVE TO RIM ELEVATION.
S)ALL SPOT ELEVATIONS AND CONTOURS BASED ON TEMPORARY BENCH MARK
SET BY JLA LAND SURVEY,BOLTON,MA ON JUNE 20,2004
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{ ELECTRIC
I I EXISTING 6" D.I. FIRE SERVICE THROUGH FLOOR
ALSO - EXISTING EXTERIOR FIRE SERVICE
HOOKUP THROUGH WALL ABOVE GRADE
ABANDONED 4" D.I.
EXITS BUILDING APP OX WATER, BUILDING
l' BELOW OUTSIDE GRADE
LU
EXISTING 4" Cl SEWER WYE ENTERS FLOOR FROM
TWO FIRST FLOOR TOILETS, APPROX 3' BELOW
o OUTSIDE GRADE, DISCHARGES TO LAFAYETTE ST.
0
n
I _ EXISTING 4" PYC ROOF DRAIN ENTERS FLOOR AND
— JOINS WITH 1-2" PVC SUMP PUMP AND 5" Cl SEWER
I DISCHARGES TO LAFAYETTE ST. 6' BELOW SLAB
EXISTING 1" CU WATER SERVICE ENTERS FLOOR
I CONNECTS TO LAFAYETTE ST. ( 5'-6" BELOW GRADE)
(ALSO - 2" C.I. GAS TO LAFAYETTE ST.)
EXISTING BURIE ELECTRIC
EXISTING 2" GAS $ERVICE
"m STREET 40 -20 0 20 40 80
EXISTING BURIED ELCOM I
I' m SCALE:T'=40'
m w GRAPHIC
m I GENERAL NOTES:
�_g^C.I.GAS _ 4g^SEWER
1)THE EXISTENCE,LOCATION,AND ORIENTATION OFALL STRUCTURES AND UTIUTIES IS APPROXIMATE
BASED ON REVIEW OF READILY AVAILABLE UTILITY DRAWINGS AND PAINT MARKS(DIGSAFE 20053902875),
CONTRACTOR TO NOTIFY DIGSAFE,CITY OF SALEM,AND ALL UTILITIES PRIOR TO BEGINNING EXCAVATION.
_�---�'-- I ! 2)CONTRACTOR SHALL RELY ON FIELD MARKOUTS BY DIGSAFE AND UTILITIES AND VERIFY UTILITY LOCATIONS
e • WITH HAND EXCAVATION PRIOR TO USING MACHINES IN ALL AREAS WHERE UTILITIES WILL BE ENCOUNTERED.
! E STREET I I paAIN 3)CONTRACTOR SHALL COORDINATE WITH CITY OF SALEM AND NOTIFY AFFECTED PROPERTIES 3 DAYS PRIOR
L MaN SEWER TO INTERRUPTING PUBLIC UTILITIES OR CLOSING ROADWAYS
H.
�-'--T"""'' �° 4)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR FLUSHING AND DISINFECTION PRIOR
TO ACTIVATING MAIN AND SERVICES AFTER CONSTRUCTION
GRAIN \ _ 5)CONTRACTOR SHALL USE PIPES,VALVES,AND APPURTENANCES THAT CONFORM TO CITY OF SALEM SPECIFICATIONS
_ 8)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR EXCAVATION,BACKFILL,AND PAVING
7)ALL INVERT DEPTHS ARE APPROXIMATE AND RELATIVE TO RIM ELEVATION.
8)LOCATIONS OF WATER,STORM,AND SEWER PIPES ARE INACCURATE,CONTRACTOR TO CONFIRM LOCATIONS IN FIELD
Client RCG, LLC scala SCALE:1•-40 a�� .ASS snae
Date , 5 �S NEW ENGLAND CIVIL
Project PROPOSED UTILITY CONNECTION PLAN Joe No. 2005,05.01 0799 g� WI y Designed by WMR ENGINEERING CORP. SHEET 2 of 6
o
90 LAFAYETTE STREET, SALEM, MASSACHUSETTS oaWntr, JMH specommanb ovnro9 " w
EXISTING UTILITIES: WATER, SEWER, DRAIN —WMR No. Dascriptlon Dae qo �p � ,
60 Waeh(ngton Street 8Ldte 304
Approved by WMR REVISIONS �,s HG\\ d SALEM, MASSACHUSETTS 01970
• CUT& CAP EXISTING ELECTRIC SERVICE
INSTALL NEW ELECTRIC SERVICE
(BY OTHERS)
CUT&CAP EXISTING 2" GAS AT MAIN
y INSTALL NEW GAS SERVICE (ASSUME 4")
ZFC -
11
I`I '� U w (BY OTHERS)
73A371N3W3SV8
-I CUT&CAP EXISTING 1" WATER SERVICE
AT MAIN, INSTALL 20x4 TAPPING SLEEVE
AND 4"VALVE, TAP 20" MAIN, INSTALL NEW
tuo e 4" D.I. RESIDENTIAL WATER SERVICE
F' r
W j w REMOVE EXISTING 5" C.I. SEWER SERVICE TO
w LAFAYETTE INTERCEPTOR SEWER, REPLACE
WITH NEW 6" SCM. 40 PVC SEWER SERVICE TO
lull EXISTING SEWER, INSTALL SERVICE CHIMNEY
g uJ o (SEE DETAILS)
J INSTALL NEW 8" SCH. 40 PVC DRAIN SERVICE
TO EXISTING 12" LAFAYETTE DRAIN
--TEL O ~I ELCo�— j CONNECT ROOF DRAINS, BASEMENT SUMP
PUMP, AND PARKING FLOOR DRAIN(S), INSTALL OIL-
_ > # p WATER SEPARATOR ON FLOOR DRAIN OUTLET AND
7w, - 0sFLOW CONTROL THROTTLES ON ROOF DRAIN OUTLET
o o + 0 6 n
(SEE DETAILS)
LU — — —
sEw — —
IN�
5 z
-20 -10 0 10 20 40 CUT&CAP EXISTNG TELCOM
INSTALL NEW TELCOM &CATV
PLAN SCALE: 1"=20' (BY OTHERS)
15
10 m m m
sauur=v� WEST SfpE KI AYME STREET
— I —I— — — — — — — — — — — — — — FAST elOEwALK
3 !� GENERAL NOTES:
"OPe9Ee.WAr0. 4
1 � I I 1)THE EXISTENCE,LOCATION,AND ORIENTATION OF ALL STRUCTURES AND UTILITIES IS APPROXIMATE
BASED ON REVIEW OF READILY AVAILABLE UTILITY DRAWINGS AND PAINT MARKS(DIGSAFE#20055301338),
"0
raa,oseer sErwaArs�ovECONTRACTOR TO NOTIFY DIGSAFE,CITY OF SALEM,AND ALL UTILITIES PRIOR TO BEGINNING EXCAVATION.
vinvosEo ro,Am ls"owx -op
I I ' 2)CONTRACTOR SHALL RELY ON FIELD MARKOUTS BY DIGSAFE AND UTILITIES AND VERIFY UTILITY LOCATIONS
WITH HAND EXCAVATION PRIOR TO USING MACHINES IN ALL AREAS WHERE UTIUTIES WILL BE ENCOUNTERED.
u.W. 3)CONTRACTOR SHALL COORDINATE WITH CITY OF SALEM AND NOTIFY AFFECTED PROPERTIES 3 DAYS PRIOR
w 5 I I I I INTERRUPTING PUBLIC UTILITIES OR CLOSING ROADWAYS
1 I I 4)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR FLUSHING AND DISINFECTION PRIOR
`—� TO ACTIVATING MAIN AND SERVICES AFTER CONSTRUCTION
#90 LAFAYETTE I WEST SIDEWALK I LAFAYETTE STREET I EAST SIDEWALK I 5)CONTRACTOR SHALL USE PIPES,VALVES,AND APPURTENANCES THAT CONFORM TO CITY OF SALEM SPECIFICATIONS
e)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR EXCAVATION,BACKFILL,AND PAVING
-10 7)ALL INVERT DEPTHS ARE APPROXIMATE AND RELATIVE TO RIM ELEVATION.
10 -S o 5 10 20 B)ALL SPOT ELEVATIONS AND CONTOURS BASED ON TEMPORARY BENCH MARK SET BY JLA LAND SURVEY(JUNE 20,2004)
9)ALL PROPERTY LINES AND BUILDING LINES ARE APPROXIMATE AND BASED ON JUNE 20,2004 SURVEY BY JLA LAND SURVEY.
PROFILE SCALE: 1"=10'(HOR.&VERT.)
10)ALL UTILITIES DISTURBED BY CONSTRUCTION TO BE SUPPORTED AND/OR ENCASED PER DETAILS AND CIN DIRECTION.
'
Client Beek VARIES HOF M NEW ENGLAND CIVIL SheetRCG, LLC Dale 01117/06 � WI pq
project
Job No. 2005,0189 ENGINEERING CORP. SHEET3of6
PROPOSED UTILITY CONNECTION PLAN o �;
90 LAFAYETTE STREET, SALEM, MASSACHUSETTS Designed by WMR 2 SPSCommMs e 01117/00
Drawn by JMH 1 Add DIBSafe MaWmts 01/04/06 A�
Checked by WMR No. Description Dale '4 1
9�g ',�,� 60 WaeMr�ton Street, Suite 304
PROPOSED UTILITIES, LAFAYETTE STREET
Approved by WMR REVISIONS `�S�OMALEH d SALEM, MASSACHUSETM
• s" D.I. WATER EXISTING 6" FIRE SERVICE CONNECTION TO
PROPOSED CON OUR , (RUN ALONG B DODGE STREET C BE MAINTAINED AT PROPERTY LINE
B 60(VCPI.4''p
(BASE OF RETAI qING ALL) 2'WATER $. s° D.I. WATER REPAIR OR REPLACE EXISTING RETAINING
PROPOSED CO TOU 6•$(p °) 6"5(PVC INSMO fi'VCPINTRENCH) WALL ALONG PROPERTY (R.O.W.) LINE
3'
TO MATCH EXIS ING ONTOURS 12' <' a
-11" INV GAS,3'fi'
ECTRIL.3'WI°E.3'T°TOP PROPOSED DRAINAGE PATTERNS
(MAINTAIN DRAINAGE TO DODGE STREET
COURT, REDUCE SLOPE BETWEEN
I I RETAINING WALLS)
INSTALL NEW RE rAININGAALL ALONG I w
PROPERTY (R.O. ) LINE, -3' HIGH I EXISTING DRAINAGE PATTERNS
o (DRAINS TO DODGE STREET COURT)
PROPOSED CONTOURS OFIFARKING LOT I = I
SLOPE TO DODGE: STREET O;URT - I ® EXISTING CONTOURS OF PARKING AREA
TOP OF WALL 10- 3', BOTT M g I
OF WALL APPRO . 10' I "'
I �r 10' _
I I 12'
14'
90 LAFAYETTE STREET
GENERAL NOTES:
1)THE EXISTENCE,LOCATION,AND ORIENTATION OF ALL STRUCTURES AND UTILITIES IS APPROXIMATE
BASED ON REVIEW OF READILY AVAILABLE UTILITY DRAWINGS,PAINT MARKS,AND FIELD SKETCHES PROVIDED BY RCG),
-20 -5 a 5 20 ae CONTRACTOR TO NOTIFY DIGSAFE,CITY OF SALEM,AND ALL UTILITIES PRIOR TO BEGINNING EXCAVATION,
65 m 11111 mmi 2)CONTRACTOR SHALL RELY ON FIELD MARKOUTS BY DIGSAFE AND UTILITIES AND VERIFY UTILITY LOCATIONS
WITH HAND EXCAVATION PRIOR TO USING MACHINES IN ALL AREAS WHERE UTILITIES WILL BE ENCOUNTERED.
3)CONTRACTOR SHALL COORDINATE WITH CITY OF SALEM AND NOTIFY AFFECTED PROPERTIES 3 DAYS PRIOR
SCALE:1"=20' INTERRUPTING PUBLIC UTILITIES OR CLOSING ROADWAYS
GRAPHIC 4)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR FLUSHING AND DISINFECTION PRIOR
TO ACTIVATING MAIN AND SERVICES AFTER CONSTRUCTION
5)CONTRACTOR SHALL USE PIPES,VALVES,AND APPURTENANCES THAT CONFORM TO CITY OF SALEM SPECIFICATIONS
5)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR EXCAVATION,BACKFILL,AND PAVING
7)ALL INVERT DEPTHS ARE APPROXIMATE AND RELATIVE TO RIM ELEVATION.
PROPOSED PARKING LOT GRADING FACING DODGE STREET COURT S)ALL SPOT ELEVATIONS AND CONTOURS ARE BASED ON TEMP.BENCH MARK SET BY JLA LAND SURVEY matl)4
9)ALL PROPERTY LINES AND BUILDING LINES ARE APPROXIMATE AND BASED ON JUNE 20,2004 SURVEY BY JLA LAND SURVEY.
10)ALL UTILITIES DISTURBED BY CONSTRUCTION TO BE SUPPORTED AND/OR ENCASED PER DETAILS AND CITY DIRECTION.
Of
Client Scale SCALE:I"=20' y� Sheet
RCG, LLC Dale 1v2� g WI NEW ENGLAND CIVIL
Project PROPOSED UTILITY CONNECTION PLAN Jeb No. 2005,0198 p
90 LAFAYETTE STREET, SALEM, MASSACHUSETTS Designed by wx4R y ENGINEERING CORP.
SHEET 4 of 6
Drevw by JMH 1 SPB Comments 1117M
Checked by WMR No. Description Dale G1�TE ' 60 Wim'"'R!•� �k ale•�4
PROPOSED GRADING PLAN, PROPERTY ABUTTING DODGE ST. COURT p R .4
Approved by WMR REVISIONS '�S�O;JALE ' d SALEM, MASSACHUSETTS
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w�gq 'y i I reduce material arW labor cost
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SECTION A-A SANITARY SEWER SFRVICEAT RA R ONNEGTION FOR SEWER OR DRAIN SERACE CONNECTION
CONFLICTS WITH SEWER DRAIN DETAIL TO EXIST. PIPE DETAIL
SEWER OR DRAIN SERVICE CONNECTION DETAIL c 7�' DEEP xm roaces
xm ro sou wR w Sala
CIIeM RCG, LLC Scale NOT TO SCALE �F,A S,9 Sheet
Date 01117120M NEW ENGLAND CIVIL
Project Db No 2005.°„3 ENGINEERING CORP. SHEET 90 LAFAYETTE STREET, SALEM, MASSACHUSETTS esiBnedby wMR C L ”,
Dram by JMH 1066
DETAILS Checked by WMR No. Description Det.
60 WashuVton Street, &Me 304
Approved by WMR REVISIONS C`SSYDidALEN� a SAIDA MASSAC HUSEM 01970
/
WATER ISOLATION PLAN
(IF SHUTDOWN REQUIRED)
HO ESS FET/. /.
(REQUIRED SHUTDOWN NOT
ANTICIPATED, WET TAP PROPOSED
/ ON LAFAYETTE STREET AND
/ ISOLATION VALVE AT DODGE STREET
i COURT REPORTED IN GOOD CONDITION)
w
t
jt
o ❑0 /
GENERAL NOTES:
Not to Scale ,)THE EXISTENCE,LOCATION,AND ORIENTATION OF ALL STRUCTURES AND UTILITIES IS APPROXIMATE
BASED ON CITY OF SALEM SCHEMATIC DIAGRAMS,CONTRACTOR TO COORDINATE WITH CITY OF SALEM AND
CONTRACTOR TO NOTIFY DIGSAFE,CITY OF SALEM,AND ALL UTILITIES PRIOR TO BEGINNING EXCAVATION.
2)CONTRACTOR SHALL RELY ON FIELD MARKOUTS BY DIGSAFE AND UTILITIES AND VERIFY UTILITY LOCATIONS
WITH HAND EXCAVATION PRIOR TO USING MACHINES IN ALL AREAS WHERE UTIUTIES WILL BE ENCOUNTERED.
3)CONTRACTOR SHALL COORDINATE WITH CITY OF SALEM AND NOTIFY AFFECTED PROPERTIES 3 DAYS PRIOR
TO INTERRUPTING.PUBLIC UTILITIES OR CLOSING ROADWAYS
4)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR FLUSHING AND DISINFECTION PRIOR
RR"JTO ACTIVATING MAIN AND SERVICES AFTER CONSTRUCTION
ISOLATION PLAN "A" ISOLATION PLAN "L
5)CONTRACTOR SHALL USE PIPES,VALVES,AND APPURTENANCES THAT CONFORM TO CITY OF SALEM SPECIFICATIONS
6)CONTRACTOR SHALL CONFORM TO CITY OF SALEM REGULATIONS FOR EXCAVATION,BACKFILL,AND PAVING
7)ALL INVERT DEPTHS ARE APPROXIMATE AND RELATIVE TO RIM ELEVATION.
Client
RCG - LLC Scale
te Not to A` NEW ENGLAND CIVIL Sheet
Date ,2/22/05 oz
Project Job No. 2005,0,99
PROPOSED UTILITY CONNECTION PLAN R
Designed by WMR ENGINEERING CORP.
90 LAFAYETTE STREET, SALEM, MASSACHUSETTS o rn SHEET 6 of 6
Drown by JMH i SPB Commons 01H7/OB 1066
60 WATER ISOLATION PLAN ���t,,,,�
Checked by WMR No. Deaoription Data � (�.�� �"�ro•
Approved by WMR REVISIONS AL d° � � SALEM MASSACHUSETTS
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_ GENERAL NOTES : o
3"t 12 -6 12 6 1 6 1 -0 •`' 14 d" -� T' 1 '-6" ( 1 15'-1 't 1. ADDRESS': o
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Q BATH a 12 6 BATH Q4. SNOW TO BE REMOVED FROM THE SITE. 0
BE PICKED-UP EVERY OTHER WEEK. ,
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MATERIAL. 2 MATERIAL 2
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5TH LEVEL 5TH LEVEL
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' , BASE MATERIAL
MATERIAL.
L1, / / GROUND LEVEL GROUND LEVEL - j
EL 0'-0' ELI '
I I I
DOWN
LIGHTING RETAINING
WALL I
I I _ BASEMENT LEVEL BASEMENT LEVEL
EL! -104' ELS -10'-G' o
0
East Elevation — Lafayette Street N
Sale: 1/8" = 1 '-0" 2 West Elevation — Dodge Court Street
Scale: 1/8" = V-0"
c
0
c
0
c �-
0 0
C: o
CL
d {-T
0 4 8 16 A20
I
AMR
rLr
\ T,O. PARAPET �f
I
T.O. ROOF" 6° SALEM
EL. 69'u-'8' IW 0 M
DO DD DD D DO D DD PARAPET
0
U
n
LEVEL z
58'-4'
0
\F /171 z NJ
W N
RE3
:
STFI LEVEL U n
MATERIAL 1 ° M
a , n
I F-717-11
° W 't
I W o a
_ • 4TH LEVEL
coELY 35'-8' \ (n Co
I o m
777-1
n W Li
N H m z
- 3RD LEVEL 4 w a
ELp 24'-4'
l 00 0� 100 1 0 00 1 0 00 I I'
MATERIAL 27- 7
_ 2ND LEVEL
IDs
..x .'moi •. .. _:. �. .. : ::
— Alley ._: _ -'_ _.- .- -____ _ 1 _;: _ , = - . I ` I _ I BASE
� South Elevation - - - -
i°
_. MATERI L
Scale: 1/8" = 1'-0" _ —
I I
I
I EASEM
U-) L - - - - - - - - - - - -- - - -- - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - -1 - —
cD
EL. ENT LEVEL
-]0'-0
_ TA. 74'-PARAPET
!a E' 0'
4-0
T.O, ROOF
EL. 69'-8' A` �
0 0 �0 00 PARAP T y
L-N El j, 6TH LEVEL , f)
_ ED 58'-4'
Co J
BEob 5TH ED 47E OEL ii J a
a 00 MATERI L 1
I
_ S 4TH LEVEL
ED 35'-8'
N
r p
,N
_ 3RD LEVEL v ��
EL, 24'-4'
00I I MATERI L 2
2ND LEVEL w
ELS 13'-0' \D
c `-
v o
a LL.
c o
_ GROUND LEVEL CL
ELS 0'-0'
I
2 North Elevation
I 0' 4' 8' 16' A02
L - - - - - - - - - - - - - - - -- - - - - - - -- - - -- - - - - - - - - - - - - - -- - - - - - - - J BASEMENT LEVEL Scale: 1/8" = 1'-0"
EL, -10'-0' A