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19 PARADISE ROAD - ZBA 9 opo dtse a wiversal® www.myunivers8lop.com phone:1.866 756-4676 t NV1 1113 MADE IN USA Zon�Board Proiect Sta>h,� cti Address & Applicant: Date Submitted to BOA: Clerk Stamp: Variances Only - Constructive Approval Date: (100 says firom filing) Abutters List Requested: ❑ Abutters Notice Sent: 1' otice to Abutting Cities & Towns, Councillors: _ egal Notice posted at City Hall: (14 days before meeting) Legal Notice Emailed & Confirmed: V jLegal Notice Posted on Web: Agenda to Applicant: Applicant's email address or fax number to send agenda: Opened at Meeting; S i Continued Meetings: Closed at Meeting; Extension Form(s) Signed & Clerk Stamped? S Decision: G Decision Filed:,S Appeal Period Over: after decision filed) �(21.e day r�/Decision Sent to Applicant: �i Notice -- of Decision Sent to abutters, cities and towns, councillors: ZBA ACTION FORM V Alr^T'Ird Date: Rebecca Curran(Chair Mike Duffy Petitioner: Tom Watkins Address: Jimmy Tsitsinos iif&��. Paul Viccica (Alt.) Total: Conditions- Petitioner shall comply with all city and state statutes,ordinances, codes and regulations. All construction shall be done as per the plans and dimensions submitted to and approved by the Building mmissioner. 6:1 requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. Al Petitioner shall obtain a building permit prior to beginning any construction. a] tenor finishes of the new construction shall be in harmony with the existing structure. A Certificate of Occupancy is to be obtained. Ed A Certificate of Inspection is to be obtained. ❑Petitioner shall obtain street numbering from the City of Salem Assessor's Office and shall display said number so as to be visible from the street. Efetitioner is to obtain approval from any City Board or Commission having jurisdiction including,but not limited to,the Planning Board. El Unless this Decision expressly provides otherwise, any zoning relief granted does not empower or authorize the Petitioner to demolish or reconstruct the structure(s)located on the subject property to an extent of more than fifty percent(50%)of its floor area or more than fifty percent(50%)of its replacement cost at the time of destruction. If the structure is demolished by any means to an extent of more than fifty percent(50%)of its replacement cost or more than fifty percent(50%)of its floor area at the time of destruction,it shall not be reconstructed except in conformity with the provisions of the Ordinance. A� COMP f . , CITY OF SALEM, MASSACHUSETTS !�fIi - BOARD OF API'INl "BYll %RM ir -. 120 WASHINGTON SrREur#SALE2A,Mtssncau Ku IDENu EY DRNscoN t T EiF:978-745-9595 ♦FAx:978-740-9846 A KS .. MAYOR May 31. 2017 Decision City of Salem Board of Appeals A public hearing for all persons interested in the petition of HENLEY SALEM, LLC seeking a Variance from See. 4.1.1 Table ofDimendonal Regrnrements of the Salem Zoning Ordinance,to allow less than the required 30ft front yard depth for a new Valvoline Instant Oil Change facility at the property located at 10 PARADISE RD (Map 20 Lot 4)(B-2 Zoning District and ECOD). A public hearing on the above Petition was opened on May 17, 2017 pursuant to M.G.L Ch. 40A, § 11 and closed on that date with the following Salem Board of Appeals members present: Rebecca Curran (Chair), Tom Watkins,Mike Duffy,Jimmy Tsitsinos,and Paul Viccica(alternate). The petitioner is seeking a Variance from See. 4.1.1 Tabk of Dimendonal Requirements of the Salem Zoning Ordinance,to allow less than the required 30ft front yard depth. Statements of fact 1. Ed Peace of Peace Engineering&Associates,Inc.,presents the petition for Henley Enterprises, Inc. 2. In the petition date-stamped April 25,2017,the petitioner requested a Variance from See. 4.1.1 Tabk of Dimensional Requirements of the Salem Zoning Ordinance,to allow less than the required 30ft front yard depth 3. The property is located in a B-2 Zoning District and Entrance Corridor Overlay District(ECOD). 4.. The property is currently a vacant gas station on the comer of Vinnin Street and Paradise Road. The lot is a unique shape and the soils are contaminated. The site has a state controlled activity use limitation (AUL). Only certain uses of the property can exist on this property due to this environmental condition. 5. The petitioner is proposing to demolish and remove the existing Global Gas Station and to construct a new, 1,995 square foot, Valvoline Instant Oil Change Facility. The facility will have three (3) bays and seven (7)parking spaces for employees as required by the Zoning Ordinance. 6. The petitioner is proposing front yard depth of fifteen (15� feet where the requirement is thirty 30' feet. 7. The unique lot shape, small lot size and corner location severely limits the placement of a minimally sized building that complies with the dimensional requirements for the B-2 Zoning District. Further, the MA DEP Activity&Use Limitation on the property limits the allowable uses at this property and the methods of construction. �1 City of Salem Board of Appeals May 31,2017 Project: 10 Paradise Rd. Page 2 of 3 8. The literal enforcement of the zoning ordinance would cause a hardship that would prevent the proposed redevelopment of this site as the three (3) car bays and associated storage are necessary for the operation of this business. 9. The proposed facility is compatible with the neighboring business uses and will improve the amount of landscaping and greenspace. 10. Further the proposal will reduce the total impervious surface and improve traffic flow. The petitioner is proposing to close the existing curb cut closest to the intersection of Vinnin Street and Paradise Road and to keep the existing 24'wide curb cut on Paradise Road and a 20'wide curbcut on Vinnin Street 11. At the public hearing the petitioner presented a petition to the Board, one (1) member of the public spoke in favor of,and none(0) opposed the petition. The Salem Board of Appeals,after careful consideration of the evidence presented at the public hearing, and after thorough review of the petition, including the application narrative and plans, and the Petitioner's presentation and public testimony, makes the following findings that the proposed project meets the provisions of the City of Salem Zoning Ordinance: Findings for Variance: 1. There are special conditions and circumstances that especially affect the land, building, or structure involved,generally not affecting other lands,buildings,and structures in the same district 2. The literal enforcement of the provisions of the Ordinance would involve substantial hardship to the applicant 3. Desirable relief may be granted without substantial detriment to the public good, and without mollifying or substantially derogating from the intent of the district or the purpose of the ordinance. On the basis of the above statements of facts and findings,the Salem Board of Appeals voted five (5)in favor (Rebecca Cutran (Chair),Tom Watkins, Mike Duffy,Jimmy Tsitsinos, and Paul Viccica (alternate)) and none (0) opposed, to grant a Variance from Sec. 4.1.1 Tabk of Dimeurional Regnirements of the Salem Zoning Ordinance, to allow less than the required 30ft front yard depth for a new Valvoline Instant Oil Change facility,subject to the following terms,conditions and safeguards: Standard Conditions: 1. Petitioner shallcomply with all city and state statues,ordinances,codes and regulations. 2. All construction shall be done as per the plans and dimensions submitted to and approved by the Building Commissioner. 3. All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. 4. Petitioner shall obtain a building permit prior to beginning any construction 5. Exterior finished of the new construction shall be in harmony with the existing structure. 6. A Certificate of Occupancy is to be obtained. 7. A Certificate of Inspection is to be obtained. 8. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including,but not limited to the Planning Board. City of Salem Board of Appeals May 31,2017 Project: 10 Paradise Rd Page 3 of 3 Special Conditions: 1. Proposed signage will requite a sign permit application and sign permit approval by the Department of Planning and Community Development prior to the issuance of a building permit 2. The petitioner shall down light the exterior of the building rather than internally illuminated signage. 3. The petitioner shall remove the existing Global gas station lighting at the Paradise Road intersection. -R<,4� C-(.thh� .�f Rebecca Curran Chair Board of Appeals A COPY OF THIS DECISION HAS BEEN FILED WrM THE PLANNING BOARD AND THE CITY CLERK .9jpea1fiom this diddox,if wry, shall be made pwmant to Seclma 17 of the Mmracbraedr Generall.amt Cbapkr 40A,and shall br fikd within 20 days of fi ft of this detidox is the offue of the G'ry Ckrk Purtxant to the Massacbxmtts Gesmilawt Chapter 40A, Section 11, the T/ariame ar Special Pe fgmnted beron shall not take ett until a mpy of the deaswn bearing the mfifirate of the Oy Ckrk bar been fekd witb the E.aex South Regsuy of Deeds. PESCE ENGINEERING & ASSOCIATES INC, i 451 Raymond Road A�11 Plymouth, MA 02360 Phone 508-333-7630 2017MAY —3 AM IIs 59 epesceacomcast.net ALEQ�,`A17 Ms. Rebecca Curran, Chairman City of Salem l p 7 a _t Board of Appeals R 120 Washington Street Salem, MA 01970 :-',AY C 3 F" DEPT. OF PV' COMMUNITY Subject: Submission of Revised Plans and Information, Application to the Salem Board of Appeals for Approval of Relief from the Dimensional Regulations for 10 Paradise Road, Salem, MA Dear Ms. Curran and Members of the Board, On behalf of my clients, Henley Salem, LLC, please find attached the following plans and information for your review of the proposed Valvoline Instant Oil Change Facility to be located at 10 Paradise Road, Salem, MA: • Revised Parking & Layout Plan • New Landscaping Plan • New Architectural Floor Plans & Elevations, with color rendering and exterior finishes/materials listing. Thank you, and please contact me if you have any questions. Sincerely, i��k Edward L. Pesce, P.E. Attachments cc: Mr. Randy Kazazian, Dir. of Real Estate, Henley Salem, LLC C O Cl) N U O O N Z -2a as } 3 0— u E —" E E _ 0) W U alibi > Q Lo coec c O cD o -0 =E3 LU C I N o o0 LO _ e ekir E;ire C 3 Q ui CY) CD eEC@:v,k:;F sEk'k} T ji•S•i7Y••1 G :SEs 3Mll '•�' 7C •. �. � VJ O a e E6i s°a i� of w � 5 WYATT HOWARD NELSON ARCHITECTURE, PLLC Valvoline Instant Oil Change 10 Paradise Road Salem, MA 09170 EXTERIOR FINISHES Fascia/Soffit[Tdm/HM doors&frames Manuf.: James Hardie Color: SW7515 Homestead Brown (Sherwin Williams) Texture: Smooth, wood arain 1 Siding walls Manuf.: James Hardie Color: SW6107 Nomadic Desert(Sherwin Williams) Texture: Smooth y w 522 Elm Street,Syracuse,New York 13203 USA m T:315.952.2072 E:wnelson@wyattnelson.com W:wyattnelson.com WYATT HOWARD NELSON ARCHITECTURE, PLLC Roof Shingles Manuf.: GAF (IKO, Certainteed, or Equal) Model: Timberline Color. Antique Slate 4 Face Brick Manuf.: Morin Brick Company Model: Old Port Blend Color: Full Ran e 70 i Aluminum framing overhead door frames I aluminum entry framing &doors) Manuf.: Kawneer or Equal Color: Clear mill finish (silver) Metal Bollards Manuf.: Color: SW Valvoline Red (Sherwin Williams) 522 Elm Street,Syracuse,New York 13203 USA T:315.952.2072 E:wnelson@wyattnelson.com W: wyattnetaon.com o. WYATT HOWARD NELSON ARCHITECTURE, PLLC VIOC PAINT SCHEDULE FINSh Produ foul Fulm/pHmm Tlmtlto nuts town BlakSurbm,Q4MG0 Bottonburrwed Bbck(2'11'1 SM12ACaN4mNSemlGbv GfMer'Vi"66200 .Madroe2'r(ado.n) smultiomatlk Deng SemlGba ..Ad,D:866-200 Faxb/manmrd.j.—id. SW6llIT Nvmadic0®R samlGbn O."unguar. Iderorooars/Frames SW51SMommod Omwn $emlGbv SharOyl HPA 066300 term; MehlPoshln,(der-nolmepl SMAINomeNCDwrt Sam(Glo. 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Fri PHmer 1166310 Serb 4ncran dome Tmttlm mord Heeuy Dut,BIM fllbr Be2We6 iRP WJl Pond Fimv Po nndm YJ WVAM or SW Bidding Mnmr Notes: • MY manus problem.Did as dof add,Imprroa yndln6 eke,mus R•.mcbd pdmm gln.vpllntbn. • Clean and prapn all wrM1.eeo-<mb,m.nmtmanurenumr.mmmmandmmde. • Au pM+mand Arid mew.u.a,m end m neared with mined mwmmeneM Wthe..nin, rdulawear pwrad 0.1n,wno.1 pXman.D.em anal m pnpand per sex-6P2 or 5P3 Head or anwr7ml CNanintand primed woh SMrwimwillbm'a mai Mmer prior appR.eon of yniNtal fifth mit. • AH aurlam abO mceb(2)mboftoP dot Win anmdbg to MOR m.nubnunh r®mmanddioa.AWAY Sher{Imr W Erderbr Red Flnhh Point • Ame li,hnem oNrtl duh brume llthb ise.mmbn.d ending mer cooflich with the VOC door sAeme,lairs and filum abuN Ire pints with SherCgl HPA • Walrord audit AID abp d dean end frame Entire,tlmr and forme Ad M pinaudoft.brea noted. 9/28)2015 522 Elm Street,Syracuse,New York 13203 USA T: 315.952.2072 E:wnelson@wyattnelson.com W:wyattnelson.com a,. 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TOFW I TG6eLa'____________________________________________ __ --- --- __ ___ _____ ___ TOFPo4J TOS 8 I I 3 NORTH ELEVATION-REAR -- q WEST ELEVATION-LEFTSIDE SP2. 1 I A21 SCALE va--em A2.1 6cuEtla•-Pv r v� .001711'4O 5� % t , r ��C�MINE DO�� CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS Request for a Variance ' for a Proposed Valvoline Instant Oil Change Facility 1 Proiect Location: 10 Paradise Road Salem, MA Prepared For (applicant): ' Henley Salem, LLC (Henley Enterprises, Inc.) 54 Jaconnet Street ' Newton Highlands, MA 02461 ' Prepared Bv: Pesce Engineering & Associates, Inc. ,HOF ' 451 Raymond Road DWARO� OVIL MA 02360 Plymouth, G�� a epesce@comcast.net No. 32001 508-333-7630 1 April 25, 2017 I ' PESCE ENGINEERING & ASSOCIATES, INC. ' 451 Raymond Road r Plymouth, MA 02360 Phone 508-333-7630 ' epesce(a)comcast.net Ms. Rebecca Curran, Chairman April 25, 2017 City of Salem Board of Appeals 120 Washington Street Salem, MA 01970 ' Subject: Application to the Salem Board of Appeals for Approval of Relief from the ' Dimensional Regulations for 10 Paradise Road, Salem, MA Dear Ms. Curran and Members of the Board, On behalf of my clients, Henley Salem, LLC, please find the attached application to the Salem Board of Appeals for approval of a variance of the required front yard depth, for a ' proposed Valvoline Instant Oil Change Facility to be located at 10 Paradise Road, Salem, MA. Included with this application are the following: • Completed Application Form, signed by the petitioner & property owner & myself • The required copies of the Site Plan showing the proposed facility & depth ' setbacks • Copy of the Purchase & Sale Agreement (excerpts) — showing the Henley Salem, LLC is an interested party regarding this property ' • Completed Salem News Request for Legal Notice • Copies of the City Property Record showing previous Board of Appeals filings and Building Permits ' • Henley Company Overview • Henley Enterprises —Valvoline Instant Oil Change Oil Dispensing & ' Management Exhibit • The required 4 Checks as follows - $75.00 application fee - $75.00 Registry recording fee - $2.00 for a certified copy of the Decision - $520.00 for Salem News Legal Notices ' This project is located in the B2 Business Highway Zoning District. The Salem Building Inspector has denied our request for a Building Permit, due to a failure to meet the ' dimensional requirements for the B2 district. Therefore, we are requesting relief from the required front depth of 30 ft. for the placement of a new 3-bay Valvoline Instant Oil Change Facility, with a 15-ft. front depth. ' This relief is requested due to the unique lot shape, small size, and soils. The lot's unique shape, small size, as well as being located on a comer (requiring a 30-ft. depth Ms. Rebecca Curran April 25, 2017 tPaget ' on 2 sides), severely limit the placement of even a minimally sized building that complies with the Dimensional Requirements for the B2 District. Additionally, due to past environmental contamination at this site, it is subject to a MA DEP Activity & Use t Limitation (AUL). The existing soil contamination conditions &AUL limit the allowable uses at this property, and the methods of construction. ' The literal enforcement of the zoning bylaw causes a hardship that would prevent the proposed redevelopment of this site. The proposed 3-bay Valvoline facility is compatible with the neighboring business uses, and it will improve the amount of landscaping and ' greenspace, and reduce the total impervious area of this site as well. Additionally, the site plan as shown is an improvement over the current land use, and with the reduction of curb cuts, this proposed development will improve the traffic safety at the nearby intersection. Granting approval of the relief requested would not create a detriment to the public ' good, nor represent a derogation from the purpose of the bylaw. We respectfully request your favorable consideration of this matter. Thank you, and ' please contact me if you have any questions. Sincerely, C2w'41/ ' Edward L. Pesce, P.E. Attachments cc: Mr. Randy Kazazian, Dir. of Real Estate, Henley Enterprises, Inc. 1 PESCE ENGINEERING AND ASSOCIATES Phone 508-333-7630 ' 451 Raymond Rd., Plymouth, MA 02360 1 i CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS nnlrl' \` PETITI ; CITY OF SALEM,MASSACHUSETTS PM 11"6 i BOARD OF APPEALS CITY CLERK 120 WASNGTON STREET,3D FLOOR SALE , M. MA SWa Y SALEM,MASSACHUSETTS 01970 Thomas St.Pierre,Director of Inspectional Services Phone:978-619-5641 / Fax:978-740-9846 w IUMBERLEY DiuscoLL Erin Schaeffer,Staff Planner ' MAYOR Phone:978-619-5685 /Fax: 978-740-0404 TO THE BOARD OF APPEALS: ' The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: Address: 10 Paradise Road, Salem, MA Zoning District: B2 Business Highway An application is being submitted to the Board of Appeal for the following reason(s): This statement must describe what you propose to build,the dimensions,the zone property is in,and the zoning requirements.(Example: 1 am proposing to construct a 10'x 10'one story addition to my home located at 3 Salem Lane, in the R-2 Zoning t District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet. The current depth of my rear yard is 32 feet; the proposed addition would reduce the depth of the rear yard to 22 feel.) We are proposing to demolish and remove the existing Global Gas Station facility located at 10 Paradise Road, in the B2 Zoning District, and build a new 3-bay, 1,995 sq. ft. Valvoline Instant Oil Change facility. The Zoning Ordinance requires a 30 ft. front yard depth and the new Valvoline building would provide a minimum of a 15.0 ft. depth (reducing the re- quired depth by 15 ft.). ' For this reason I am requesting: ()o Variance(s)from provisions of Section 4.1.1 of the Zoning Ordinance,specifically from the ' Table of Dimensional Requirments for Front Yard Depth(i.e. minimum depth of rear yard). What is allowed is 30 ft. depth (ft?sq ft?stories? %?), and what I am proposing is 15 ft. depth (ft?sgft?stories? %?). ( )A Special Permit under Section of the Zoning Ordinance in order to ' O Appeal of the Decision of the Building Inspector(described below): O Comprehensive Permit for construction of low or moderate income housing(describe below): ' Current Property Use:Retail Gas Station Are Lot Dimensions Included?()�Yes O No Why? ' (Example:Two Family Nome) The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve ' practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. ' CrrY OF SALEM, MASSACHUSETTS BOARD OF APPEALS ' PETITION FORM The fallowing wrinen statement has been submitted with this application: See attached letter ' (XI For all Variance requests a written Statement of Hardship demonstrating the following mist be attached: a) Special conditions and circumstances that especially affect the hand,building,.or structure involved; generally not affecting other lands,buildings,and structures in the same district ' lit Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the applicant;and c) Desirable relief may be grunted without suhstdnlial deinnieat to the public gtxrd,and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. i 1 For all Special Permit requests a Statement of Grounds most be attachcd.An application fora special permit fix a nonconforming use or structure shall include a statementdenumsirming how the proposed change shall not be substantially more detrimental than the existing nonconforming.use to the neighborhood in accordance with ' Section 9.4 Soecial Permits,Such a smicnient should include reference to the rollewingcrileriat a) Social,economic,or communiq,needs served by the proposal; hY 'traffic flow and sale»',including parking and loading; c) Adequacy of utilities and other public sen5ccs: ' d) Impacts an the natural environment,including drainage; e) Neighborhood character,and f) Potential fiscal impac4 including impact on city taw base and employment. ' f ) For all Comprehensive Permits for construction of law of moderate income applicants should refer to M.G.L. Ch,40B §20-21 Previous applications to the Board of appeals involving this property have been submitted with this petition form. The Ruilding Commivvimrer can provide rlrxsnnunhrunn of'rwev+ou.e cppheawans to the refirione,nr his representative Ifdifferenrfromperddonerr Salem Realty Ventures Nom. Trust Petitioner, Henley Salefn LLC Property O%water: Alexander A. Argiros. Trustee Address:54 Jaconnet St., Newton Highlands,MA Addfess:10 Paradise Rd., Salem. MA 01970 Telephone:_617-939-7763 02461 -reiephone• _ttji`�^ l�t`l b 4 Grad rkazaz131��Vt0 net la»art ' Stgnaluret.brr /( ttri.. .-...am^^^ _ Sign Date Dole: AreH1�24-t^m rilh24, 20 7 F0d7rni!er`M"r�nnfs�r ✓+-%. 9 Ifdifferenffrem petitioner. ' Representaiive:pesce En ineering &Assoc., Inc A 'hRUP Address:451 RayrLiond Road. PI mouthLMA 02360 AI'rEST Telephone: 508-333-7630 t» ' Daie.—April 24, 2017~ ' w Deco .. _. _ .. CITY CLERK DATE Deco nA`rr; Ills origmal opplrention moat be filed with(Ae tarp(Teck ATE OF PERMIT PERMIT No. OWNER LOCATION FEFER TO 6 STATE ROAD 10 Paradise Road p 1 STRUCTURE MATERIAL DIMENSIONS No.OF STORIES I No.OF FAMILIES I WARD COST 1 BUILDER _ G/ 77 � ^lf: �7.«-r0L� 1 BOARD OF APPEALS 1 March 28, 1979 - Mark Hoffer That the petitioner be allowed to operate a car rental business in the gas station at 10 Paradise Road. 1 DENIED! FOARD OF APPEAL: 9/30/87 -. GRANTED - Variance from density regulations Section VII j able II to allow removal of existing ubilding, island and tanks and to reconstruct new facility for same use. (BURSAW OIL) 1 10/3/88 557-88 Remove existing bldg. " Est. 25,000 Fee pd. 33.00 1 1 1 I 1 i 1 1 U ' 3/28/89 11118-89 Construct a 68'X35' convenience store with self service gasoline cost $332,000. fee $ 1 ,997. (OWNER BURSAW RLTY TRUST) 7/6/89 Permit #'s 311-89 thru 317-89 to erect 7 signs est. cost 18,900. feel$152.00 7/18/89 CERTIFICATE OF OCCUPANCY ISSUED on permit #118-89 7/18/89 D.H. 11/09/99 #780-99 TEMPORARY 8'X 12' SHED TO HOUSE INVIRONMENTAL EQUIPMENT. est 4,000.00 fee 45.00 T.J.S. 10 PARADISE ROAD. ' 6/27/00 #1357-00 Sign permit for Pump N' Panty per drawing submitted. P.S. Est. 3,500.00 Fee. 25.00 1 f ' The following are excerpts from the executed Purchase & Sale Agreement for the Property located at 10 Paradise Road Salem MA tPURCHASE AND SALE AGREEMENT ' ALEXANDER A.ARGIROS,AS TRUSTEE OF SALEM REALTY VENTURES NOMINEE TRUST, SELLER, ' AND HENLEY SALEM LLC, ' BUYER DATED: MARCH 21 12017 10 PARADISE ROAD,SALEM,MASSACHUSETTS li Execution Copy I ' PURCHASE AND SALE AGREEMENT ' This Purchase and Sale Agreement ("Agreement'), dated as of March 21, 2017 (the "Effective Date"), is between Alexander A. Argiros, as Trustee of Salem Realty Ventures Nominee Trust under Declaration of Trust dated March 30, 2016, with an address c/o Charles River Realty, P.O. Box 262, Norwood, MA 02062 ("Seller"), and Henley Salem LLC, a Delaware limited liability company, with an address of 54 Jaconnet Street, Suite 100, Newton ' Highlands,Massachusetts 02461 ("Buyer'). In consideration of the mutual undertakings and covenants herein contained, the receipt ' and sufficiency of which are hereby mutually acknowledged, Seller and Buyer hereby covenant and agree as follows: ' ARTICLE I SALE OF PROPERTY ' 1.1 Agreement to Buy and to Sell Real Property. Seller shall sell to Buyer (or its affiliated nominee or assignee), and Buyer shall purchase from Seller upon the terms and conditions set ' forth in this Agreement,the real estate known as 10 Paradise Road, Salem, Massachusetts and as more particularly described on Exhibit A attached hereto and incorporated herein including all right, title and interest of Seller (collectively, the "Land"), together with the building and ' improvements, including the gas station/convenience store located on the Land, including systems, furniture, fixtures, machinery, equipment and conduits to provide fire protection, security, heat, exhaust, ventilation, air conditioning, electrical power, light, plumbing, gas, ' sewer, water and other services thereto located on the Land (collectively, the "Facility"); The Land and the Facility may sometimes hereinafter collectively be referred to herein as the "Property"or the"Real Property. ' 1.2 Title. Seller shall convey and Buyer shall accept fee simple title to the Real Property in ' accordance with the terms of this Agreement, subject only to the following (the "Permitted Exceptions"): ' (a)title and survey matters not objected to under Section 3.1; (b) local, state and Federal laws, ordinances,rules and regulations; ' (c)taking recorded on 09/06/1930 in Book 2858,Page 438, as shown on Plan recorded in Book 58,Page 75; (d)decision recorded in Book 6420,Page 297; ' (e)taking recorded on 07/22/1999 in Book 15825,Page 245; (f)Notice of Activity and Use Limitation recorded on 10/01/2002 in Book 19329,Page 187 (DEP Release Tracking No: 3-2383) (the"AUL"); 1 (g) all easements,takings, restrictions,reservations and agreements of record set forth in ' the Deed recorded in Book 34814,Page 3, subject to the provisions of Section 3.5 hereof, and (h) the Lease (as defined in Section 4.11). ARTICLE II ' PURCHASE PRICE ' 2.1 Purchase Price. Buyer shall pay Seller the amount of REDACTED REDACTED (the"Purchase Price") as follows: 1 (a) Deposit. Within two (2) business days of the mutual execution and delivery of this Agreement, Buyer shall deliver to First American Title Insurance Company, 800 Boylston Street, Suite 2820, Boston, MA 02199, Attn: Mark Anderson (the "Escrow Agent"), a deposit of REDACTED (the "Deposit") as a deposit to be held in escrow. the Deposit shall be held subject tote terms of this Agreement by Escrow Agent in escrow as earnest money for the proper performance of this Agreement on the part of Buyer. ' Interest earned on the Deposit, if any, shall be for the benefit of Buyer. (b) Payment at Closing. At Closing,the Deposit shall be applied against the Purchase Price with the remainder of the Purchase Price payable in full at Closing in cash. 2.2 Payment of Monies. All monies payable under this Agreement, unless otherwise ' specified in this Agreement, shall be paid in U.S. dollars by wire transfer of immediately available funds. ' 2.3 Escrow Terms. (a) If for any reason the Closing does not occur and either party makes a written ' demand upon Escrow Agent for delivery of the Deposit, Escrow Agent shall give written notice via certified mail to the other parry of such demand. If Escrow Agent does not receive a written objection via certified mail from the other party to the proposed payment within ten (10) ' business days after the giving of such notice, Escrow Agent is hereby authorized to make such delivery or payment. If Escrow Agent does receive such written objection via certified mail within such ten (10) business day period, or if for any other reason Escrow Agent in good faith ' shall elect not to make such payment, Escrow Agent shall continue to hold the Deposit until it shall have received joint written instructions from the parties to this Agreement or an order from a court of competent jurisdiction. Escrow Agent shall in addition have the right at any time to ' tender the Deposit to the Clerk of the Courts for Federal District Court for the Eastern District of Massachusetts, and in such event Escrow Agent shall give written notice via certified mail to Seller and Buyer, and Escrow Agent shall be relieved and discharged of all further obligations and responsibilities hereunder. (b) The parties acknowledge that Escrow Agent is acting solely as a stakeholder at their request and for their convenience, that Escrow Agent shall not be deemed to be the agent of either of the parties, and that Escrow Agent shall not be liable to either of the parties for any act 2 1 or omission on its part unless taken or suffered in bad faith, in willful disregard of this 1 Agreement or involving gross negligence. Seller and Buyer shall jointly and severally indemnify and hold Escrow Agent harmless from and against all costs, claims and expenses, including reasonable attorneys' fees, incurred in connection with the performance of Escrow Agent's duties ' hereunder, except with respect to actions or omissions taken or suffered by Escrow Agent in bad faith, in willful disregard of this Agreement or involving gross negligence on the part of Escrow Agent. (c) Escrow Agent has acknowledged agreement to these provisions by signing in the place indicated on the signature page of this Agreement. ' ARTICLE III ' BUYER'S DUE DILIGENCE REVIEW AND SELLER'S SITE WORK 3.1 Delivery of Title Materials and Title Examination. Buyer acknowledges receipt of Seller's existing title policy for the Property and the underlying exception documents in connection therewith. Buyer shall be responsible for obtaining an updated title commitment (the "Title Commitment")to the extent that Buyer elects to do so from a title company of Buyer's choosing (the "Title Company"). From the date hereof through the date which is sixty (60) days after the Effective Date (the "Title Inspection Period"), Buyer shall have the opportunity to review the Title Commitment, the exceptions to title disclosed in the Title Commitment, the Survey (as ' defined below) and all other aspects of Seller's title to the Property. Seller agrees that in the event Buyer determines (such determination to be made in Buyer's sole discretion) that the title to the Property is unsatisfactory in any manner, including without limitation any matters shown ' on the Survey, Buyer shall give written notice (a "Title Objection Notice") to Seller of the specific manner in which title is unacceptable. If Buyer requires the removal of certain exceptions, within three (3) business days of receipt of the Title Objection Notice, Seller shall ' notify Buyer whether it will remove such exceptions. If Seller elects not to remove such exceptions or if Seller does not respond to the Title Objection Notice within such three (3) business day period, which non-response shall be deemed to mean that Seller has elected not to ' remove or cure such exceptions, Buyer may terminate this Agreement in writing within one (1) business day of receipt of Seller's notice and in such event, the Deposit shall be returned to Buyer. If Buyer fails to give Seller a Title Objection Notice prior to the expiration of the Title Inspection Period, (i)Buyer shall no longer have any right to terminate this Agreement under this Section 3.1 and (ii) shall be deemed to have approved the state of title to the Property as it exists on the effective date of the Title Commitment, and any exceptions to title disclosed in the Title ' Commitment, and any matters shown on the Survey shall be Permitted Exceptions. After the Title Inspection Period, Buyer shall have the right to object to any title exceptions recorded after the effective date of the Title Commitment (the "Additional Title Exceptions")by giving written ' notice to Seller of the Additional Title Exceptions to which Buyer is objecting on or before the earlier of(a) the date and time for Closing and (b) three (3) business days after the issuance of any amendment to the Title Commitment which includes such Additional Title Exceptions. If Buyer does not object to the Additional Title Exceptions by giving timely written notice as ' herein provided, such Additional Title Exception shall be a Permitted Exception with respect to the Property. If Buyer gives timely written notice of objection to any title exception as herein provided, the provisions of Section 9.1 shall apply with respect thereto as if set forth herein in full. 3 3.2 Survey. Buyer acknowledges receipt from Seller of an existing ALTA survey for the Property. Buyer may, at Buyer's expense, employ a reputable surveyor or surveying firm, licensed by the state in which the Property is located,to prepare and deliver to Buyer an updated ' survey of the Property(the"Survey"). 3.3 Property Inspection. From the date hereof through the date which is sixty(60) days after the Effective Date (the "Property Inspection Period"), Buyer shall have the right to make physical inspections and investigations / testing of the Property and to examine copies of the documents (the "Due Diligence Documents") listed on Exhibit B attached hereto. Buyer understands and ' agrees that prior to the Closing Date any on-site inspections or investigations of the Property shall be conducted upon at least forty-eight (48) hours' prior written notice to Seller. Upon such notice and provided that Buyer shall not unreasonably interfere with the business operations of the Tenant (as hereinafter defined), Buyer, its agents, consultants, contractors, and employees and other authorized representatives, shall be permitted full access to the Property and the surrounding area in the presence of Seller or Seller's agent, to perform a full review of the ' environmental and physical condition of the Property (including so-called "Phase 11 testing" if Buyer deems it necessary). After its inspections are completed,Buyer shall restore the Property, at Buyer's sole cost and expense,to its condition immediately prior to Buyer's inspections. ' 3.4 Deed Modification. During the Property Inspection Period, Seller shall secure an executed and properly acknowledged amendment in recordable form from Bursaw Oil LLC (`Bursaw") to ' that certain Deed with Statutory Quitclaim Covenants dated as of March 30, 2016 and recorded with the Southern Essex District Registry of Deeds at Book 34814, Page 3 (the "Bursaw Deed") substantially in the form of Exhibit C attached hereto (the `Bursaw Deed Amendment"), with ' any modifications to the Bursaw Deed Amendment to be approved by Buyer in its sole discretion. ' 3.5 Permitting. From the date hereof through the date which is one hundred twenty (120) days after the Effective Date, subject to extension as set forth below (as the same may be extended, the "Permitting Period") Buyer shall have the right to obtain, after expiration of all applicable ' appeal periods, all necessary approvals, permits, variances, licenses, permissions or other authorizations from all applicable governmental authorities in the City of Salem (collectively called"Permits") necessary for the construction and operation of a quick-lube oil change facility ' according to Buyer's election, plans and specifications. Seller agrees to cooperate with Buyer and execute such documents, make such appearances and do such other things as Buyer may reasonably request in connection with Buyer's efforts to secure the Permits. If Buyer is unable ' to obtain the Permits prior to expiration of the Permitting Period and provided Buyer has been using diligent efforts to obtain the Permits and provided Buyer has given written notice to Seller on or before the end of the Permitting Period or on or before the end of the first Permitting Extension Period, as applicable, then at Buyer's election,Buyer may either extend the Permitting Period for up to two (2) additional thirty (30) day periods (each, a "Permitting Extension Period") or Buyer may terminate this Agreement by providing written notice to Seller prior to the then current expiration of the Permitting Period (as the same may have been extended) and ' this Agreement shall be of no further force or effect as of the date such termination notice is given. If Buyer elects to extend the Permitting Period, then Buyer shall retain the right to terminate this Agreement on or before the expiration of the Permitting Period, as extended by the 4 1 Permitting Extension Period(s), in accordance with the terms of the preceding sentence and 1 Section 3.7 below. 3.6 Seller's Site Work. Following Buyer's receipt of the Permits, Seller, at its sole cost and expense, shall: (a) retain qualified contractors to remove any and all underground storage tank ' systems and petroleum equipment at the Property, including, without limitation,waste associated piping (e.g., fill, delivery, secondary containment, and electrical lines) (collectively, the "UST Removal") and a qualified Massachusetts Licensed Site Professional("LSP")to manage the UST Removal in accordance with the Massachusetts Contingency Plan (3 10 CMR 40.0000) (the "MCP"), the AUL, the Bursaw Deed, and the Underground Storage Tank (UST) Regulations (310 CMR 80.00). Seller shall provide Buyer prior notice of the UST Removal and shall permit a LSP engaged by Buyer, at Buyer's sole cost and expense, to observe the UST Removal. Following the UST Removal, Seller shall provide Buyer with a copy of the underground storage tank closure reports and such other documentation as Buyer may reasonably request in connection with the UST Removal (collectively, "Closure Report"). Seller shall complete the UST Removal and provide the Closure Report to Buyer within ninety (90) days following Buyer's notice to Seller that Buyer has received the Permits (the "Seller's Work Period"), ' subject, however, to the remainder of this subsection (a). If the UST Removal reveals the presence of environmental contamination at the Property other than the Existing Environmental Contamination (as defined in Section 4.4 below) ("Additional Contamination"),then Buyer shall ' have the option to (i) terminate this Agreement within five (5) business days of receipt of notice of the Additional Contamination, or(ii)require Seller to remediate the Additional Contamination in accordance with the AUL, applicable Environmental Laws, including MassDEP regulations, policies and guidance; said remediation shall be deemed complete when Seller and Buyer's LSP confirm that the remediation of such Additional Contamination fully complies with the AUL and Environmental Laws, including, without limitation, all filings required under Environmental Laws having been made with the appropriate authorities and any additional closure reports having been issued(the "Additional Remediation"). If Buyer does not terminate this Agreement and elects to have Seller perform said remediation,Buyer and Seller shall negotiate in good faith to agree upon a period of time in which Seller shall be required to perform said remediation (the "Remediation Period"). If Seller does not complete the Additional Remediation during the Remediation Period, then Buyer shall have the right to terminate this Agreement within five (5) business days of the expiration of the Remediation Period. (b) during the Seller's Work Period, demolish the existing convenience store at the Property and remove all debris resulting from said demolition to Buyer's reasonable satisfaction (the"Demolition"). 3.7 Rights of Termination. Buyer shall have the right to terminate this Agreement: (i) in accordance with the terns of Section 3.1, (ii) if Buyer determines (such determination to be made in Buyer's sole discretion) that the Property is not suitable for its purposes for any reason during the Property Inspection Period and Buyer provides written notice of termination to Seller ' prior to the expiration of the Property Inspection Period,(iii)if Seller does not secure the Bursaw Deed Amendment in accordance with the terms of Section 3.4, (iv) if Buyer does not receive the Permits and Buyer provides written notice of termination to Seller prior to the expiration of the ' the Permitting Period (as the same may have been extended by one or both Permitting Extension 5 1 1 1 1 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written. 1 SELLER: / . 0,- Alexander Argiros, as Trustee 1 Salem Realty Ventures Nominee Trust 1 BUYER: 1 HENLEY SALEM LLC, a Delaware limited liability company 1 By. Name: Michael J. McLaughlin Title: Executive Vice President 1 ESCROW AGENT: 1 FIRST AMERICAN TITLE INSURANCE COMPANY 1 By: Name: Title: 1 1 �1 1 17 i 1 I ' IN WITNESS WHEREOF,the parties hereto have executed this Agreement as of the date first above written. SELLER: Alexander A. Argiros,as Trustee of ' Salem Realty Ventures Nominee Trust ' BUYER: HENLEY SALEM LLC, a Delaware limited liability company By: _ Name: Mich e . cL in Title: Executive Vice President ESCROW AGENT: ' FIRST AMERICAN TITLE INSURANCE COMPANY By: Name: Title: ' 17 ' 1 1 1 EXHIBT A 1 LEGAL DESCRIPTION FOR THE REAL PROPERTY The land, together with the buildings thereon,situated in Salem,Massachusetts, bounded and described as follows: 1 EASTERLY: by the State Highway,one hundred sbdy-two and 09/00(162.09)feet; SOUTHWESTERLY: by Mrinin Street, shown as Tedesco Road on the plan hereinafter mentioned,one 1 hundred sbtty-eight(168)feet; NORTHWESTERLY: by Lot 15 on said plan, ninety(90)feet;and 1 NORTHEASTERLY: by Lot 2 on said plan seventy-six and seventy-two hundredths(76.72)feet. Be all of said measurements more or less,or however otherwise bounded as 1 described and being the premises shown as Lot 1 on plan of land recorded with Essex, South District, Registry of Deeds in Book 2853, Page 600, together with that portion of the land on the Southerly side of said lot included between the Easterly and Southwesterly sidelines thereof extended to their point of 1 Intersection,and containing about 13,347 square feet of land,according to said plan. 1 There Is excluded from the above-described premises that portion thereof which was taken for highway purposes by Instrument recorded with said Registry In Book 2858,Page 438. 1 So much of the premises as are included In said Vnnln Street or the State Highway are conveyed subject to the rights of all persons entitled thereto in, on and over the same. 1 Being the same premises conveyed to Bursaw Oil Corporation,successor by merger to Selpan,Inc.by Deed recorded with the Essex South District Registry of Deeds at Book 10895,Page 138. 1 1 1 1 1 1 A-1 1 ' Introduction to Henley Enterprises, Inc. R . ' ITG 1 � ' April 2017 1 ' Business Overview ' ► Henley Enterprises, Inc., and its affiliates (collectively "Henley") currently operate 219 Valvoline Instant Oil Change ("VIOC") facilities in 12 states — CA, DE,FL,MA,MD, MI,NH,NJ, OH,PA,RI and VA. ' ► Henley's service centers primarily provide lubrication and preventative fluid maintenance services to cars and light trucks. ' ► Henley is the largest VIOC franchisee and the third largest independent quick lube operator in the United States. ' ► Henley has consistently been among the top performing franchises, within the VIOC franchise community, with revenues per service center being ' approximately 60%higher than the average franchised VIOC center. ► Henley had over $223,000,000 in total sales in 2016, with over 3 million oil ' changes being performed. ► Henley is privately-held and currently employs over 2,200 individuals. 1 1 People.Cars.Greatness. �Y— / 1 J \ ' History Henley Enterprises, Inc. was incorporated in June 1987 specifically to develop and operate VIOC facilities under franchise agreements with Valvoline Instant Oil Change Franchising, Inc. ("VIOCF'), a subsidiary of Ashland, Inc. Henley is now comprised of several geographic operating companies which operate VIOC service centers. ►Henley Enterprises, Inc. Opened its first_facility in February, 1989 in Somerville, MA. The Somerville location was the first franchised facility in the U.S. for VIOCF. Presently, Henley Enterprises currently operates 48 VIOC's in Eastern New England - Massachusetts,New Hampshire and Rhode Island. ' ►Mid-Atlantic Lubes, LLC Formed in March 2000 and acquired its first service center in April 2000, from an existing VIOC franchisee, in Manassas, VA, a suburb of Washington, D.C. Mid-Atlantic Lubes currently operates 24 facilities in Virginia, Maryland,Delaware,Pennsylvania and New Jersey. ' ►Sunshine Lubes, LLC Formed in 2006 and opened its first six service centers in Southwest Florida(Naples and Ft. Myers) in October 2006, by acquiring the operations of two existing VIOC franchisees. Presently, Sunshine Lubes operates 7 facilities. ►Henley Bluewater, LLC Formed in 2009 to acquire and operate 59 service centers in Michigan and Northern Ohio from an existing VIOC franchisee,Marathon Oil. Henley ' Bluewater currently operates 57 service centers as a result of acquisition and consolidation activity. ' ►Henley Pacific LA LLC Formed in 2011 to acquire and operate 71 service centers primarily located in greater Los Angeles and northern San Diego from EZ Lube, LLC, an independent operator that featured Castrol oil. Henley Pacific currently operates 83 service centers as a result of acquisition and consolidation activity. ' f7r People.Cars.Greatness. ' I�Y11Y41'fi 4F R 4.marae� Core Values ' ► Be fair and honest with employees and customers ► Make self-improvement and learning a way of life ► Recognize and celebrate achievement ► Make our jobs fun and safe ► Be great at what we do 1 1 ' People.Cars.Grealness. t II �- 1 1 Strategy 1 ► Position and solidify Henley as the quick lube leader in every market in which we compete through acquisition and ground up development. 1 ► Continual attention to operational efficiency, our people, and the changing profile of the automotive aftermarket. 1 ► Commitment to"speed of service"to differentiate Valvoline Instant Oil Change from its competitors. 1 ► Commitment to service procedures that communicate with the customer while providing a fast and thorough oil change. 1 ► Construct and maintain first-class service centers that exceed customer's expectations and the industry standard. 1 1 1 1 1 1 1 People.Cars.Greatness. i W���utr ' Marketing ' ► Henley has the unique opportunity to leverage the internationally recognized Valvoline brand on a targeted basis for greater effectiveness. ' ► Valvoline Instant Oil Change Franchising's (VIOCF's) in-house marketing department, along with their national advertising agency, delivers professionally designed advertising campaigns for implementation in all media types. ' ► Henley's in-house marketing professionals lead digital, social media and traditional marketing campaigns that augment VIOCF's campaigns. ' ► Henley leverages VIOCF's purchasing power across all advertising mediums within each market. ' ► Customer information obtained at the time of service is used to drive future transactions through tailored messages, as well as increase customer retention. ' ► Henley's fleet sales representatives market to commercial and government fleets and differentiate Henley from the competition by offering individualized billing, ' which results in Valvoline Instant Oil Change being a preferred vendor among both fleet managers and drivers. ' ► VIOCF's electronic point of sale system allows Henley to measure the effectiveness of advertising campaigns. ' People.Cars.Greatness. ' Service Center Operations ' ► VIOC offers the following services: o Oil change,filter and lubrication o Transmission fluid exchange ' o Power steering fluid exchange o Antifreeze/coolant exchange o Differential fluid exchange ' o Transfer case fluid exchange o Windshield washer fluid filling o Tire pressure check/inflation ' o Air filter check and replacement o Serpentine belt check and replacement o Wiper blade check and replacement ' o Light bulb check and replacement o Tire rotation o Battery test and replacement ' o Cabin filter check and replacement o Fuel filter check and replacement ► Hours of operation are typically 8 AM to 7 PM Monday through Saturday and 9 AM to 4 PM on Sunday. ' ► Customers are greeted upon entering the lot and guided into an open service bay or asked to park in front of the next available service bay. ' ► Staffing consists of 8-10 full and part-time team members; includes a manager, assistant managers, customer service representatives, senior technicians, and technicians. ► Regional and area managers have up to 25 years of tenure with the company and/or industry experience. 1 ' /r�People.Cars.Greatness. t ' Instant Oil Change Customer Experience ' ► Oil changes and other fluid exchanges are completed in approximately 15 minutes. ' ► Customers are greeted upon entering the lot and guided into an open service bay or asked to park in front of the next available service bay. ► Customers stay in their vehicles throughout the entire service experience. ► Customers are guided through the oil change experience, from oil selection to ' being shown the dipstick level upon completion, by trained customer service representatives. ' P. Certified technicians on the "top" and "bottom" sides of the vehicle utilize SuperPro, VIOCF proprietary service procedures, to communicate and provide a fast and thorough oil change. ► Service centers are equipped with free Wi-Fi for the customer's use while awaiting completion of their chosen services. 1 People.Cars.Greatness. 1 ' Environmental ' ► Henley's policy is to meet or exceed federal, state, local and industry standards, for environmental requirements. ' ► Each service center is equipped with an Employee Health and Safety manual that contains guidance for trainers and employees for waste management; each employee is trained upon hire and recertified annually. ' ► A Spill Prevention, Control and Countermeasures Plan is developed for each service center. ' ► Each service center is equipped with a Spill Kit, which can be used to contain and stop the flow of material in the unlikely event of a spill. ' ► Bulk oils, lubricants, antifreeze and washer solution are delivered to the service center by licensed and insured distributors in the same manner heating oil is delivered to a home. ► All bulk products and used motor oil are delivered and removed through a t permanently installed system of black iron pipes. These pipes terminate outside the building in a locked steel box that provides spill protection and security from vandals. All tanks are vented to the outside of the building and are equipped with whistles to let delivery personnel know the tank is full. ► Used motor oil and lubricants are collected in a rolling drain pan beneath the car ' that is piped directly to a waste oil collection tank, located in the basement tank room,where it is stored for recycling. ► Used motor oil, lubricants and antifreeze are stored in designated containers for such items and collected by a licensed and insured recycler in accordance with federal, state and local requirements and accounted for by manifest. ► Used oil filters and absorbent materials are stored in designated containers for such items, collected by a licensed and insured waste oil hauler and recycled/disposed of appropriately off-site. ► Wastewater pickups and oil/water separator cleanouts are recorded and accounted II ' for by manifest. ' �r+�People.cars.Greatness. 1 � ► Service centers are constructed with a tank room, located in the basement of the building,which is constructed of noncombustible materials,has a sealed floor and walls,has secondary containment and is equipped with a fire suppression system. ► There are no floor drains in the basement of the building; this provides another level of containment and allows us to identify a spill more easily in the unlikely ' event a spill occurs. ► Floor drains located in the first floor of the building are piped into a regularly ' maintained oil/water separator before entering the sanitary sewer. 1 People.Cars.Greatness. ' � rtFVVM% t 40� . ' Awards and Acknowledgements ' ► 2001 —"Operator of the Year" VIOC Franchising ► 2001 —"Outstanding Achievement'Award VIOC Franchising ' ► 2004—"National Operator of the Year"National Oil&Lube News ' ► 2005 —"Outstanding Achievement'Award VIOC Franchising P. 2006—"Star Contributor-Don Smith" VIOC Franchising ' ► 2009—'First $2 Million Store"Award VIOC Franchising ' ► 2010-"Operator of the Year" VIOC Franchising ► 2012—"Certified Female Friendly®Retailer"AskPatty.com ' ► 2013—"William S. Collier Spirit of Franchising Award" VIOC Franchising ' ► 2013 —"Franchisee of the Year"International Franchise Association ► 2014—"William S. Collier Spirit of Franchising Award" VIOC Franchising ► 2015—"King of Cars" VIOC Franchising ' ► 2015 —"Operator of the Year" VIOC Franchising ► 2016—"King of Cars for Large Systems" VIOC Franchising People.Cars.Grealness. �. Exhibit 1 _ 1 Motor Oil Dispensing and Collection Diagram O Q r Q IlD 1 3 = N 3 n � •t 7 N 1 .Waste oil Ud Q t ic f – - Vent line > fill/$uctionllne F — r –� S � 3 Ron ng rain pans Product dispensing and il - ; y ProtlUct dispensing unit y� p I _ �i + 1 3 K seamless Steel Shut off valve ( K Tank Room i K 0 f{i x t Tank Room reamres: j t o Constructed of poured concrete or concrete block with 2.haur fine rated door Cr 0 30 inch concrete block doorway containment wall provides secondary containment ( 3 Q Floor and walls(to a height of 30 Inches)coated with epoxy o Chemical suppression system Q Photos 1 a 1 m n "1s3� w ' Rolling Drain Pan Plumbing from drain pan to storage tank .tea ,,jw� � f Basement Tank Room —steel and polypropylene tanks and secondary containment wall I ' r �ffw t Zook- L 3 it a_a i.'i � Y = '��p���i+1.ti�."ueLf I�S•r �� w� Y,�' ��T� ` y�t J ° 'L _r L _ Y- 4 . me- 4 : . PESCE ENGINEERING & ASSOCIATES, INC. 451 Raymond Road € Plymouth, MA 02360 Phone 508-333-7630 epesce@comcast.net 1011hp'� Ms. Rebecca Curran, Chairman City of Salem Board of Appeals } 120 Washington Street MAY .j Salem, MA 01970 20117 DEPT. or r' Subject: Submission of Revised Plans and Information, Application to the Salem-BoaAd'T of Appeals for Approval of Relief from the Dimensional Regulations for 10 Paradise Road, Salem, MA Dear Ms. Curran and Members of the Board, On behalf of my clients, Henley Salem, LLC, please find attached the following plans and information for your review of the proposed Valvoline Instant Oil Change Facility to be located at 10 Paradise Road, Salem, MA: • Revised Parking & Layout Plan • New Landscaping Plan • New Architectural Floor Plans & Elevations, with color rendering and exterior finishes/materials listing. Thank you, and please contact me if you have any questions. Sincerely, Edward L. Pesce, P.E. Attachments cc: Mr. Randy Kazazian, Dir. of Real Estate, Henley Salem, LLC C O Cl) U o O N Z � O 3 _ O E 0 a LU uN � QL >, 61 a 0 o v (n LU Cl ar (LI >? �0r ;s er � ZN LLJ O 1' Q is_y_••i•ss3;' ;y 1 � � C U r�:�:,•.:yyy 8y,�e 3 z m O r j QD s$ai e6=; z�+ fn 70 0 m r Q T— i WYATT HOWARD NELSON ARCHITECTURE, PLLC Valvoline Instant Oil Change 10 Paradise Road Salem, MA 09170 EXTERIOR FINISHES Fascia/Soffit/Trim/HM doors Mrames Manuf.: James Hardie Color: SW7515 Homestead Brown (Sherwin Williams) Texture: J Smooth wood rain s Siding walls Manuf.: James Hardie Color: SW6107 Nomadic Desert(Sherwin Williams) Texture: Smooth ;,sem 522 Elm Street,Syracuse,New York 13203 USA T:315.952.2072 E:wnelson@wyattnetson.com W:wyattnetson.com WYATT HOWARD NELSON ARCHITECTURE, PLLC Roof Shingles Manuf.: GAF(IKO, Certainteed, or Equal) Model: Timberline Color: Antique Slate M ,' P LF lMnl Y 4'.7 M1 Face Brick Manuf.: Morin Brick Company Model: Old Port Blend Color: Full Ran c e ,I I Aluminum framing overhead door frames/aluminum entry framing &doors) Manuf.: Kawneer or Equal Color: Clear mill finish (silver) Metal Bollards Manuf.: Color: SW Valvoline Red (Sherwin Williams) 522 Elm Street,Syracuse,New York 13203 USA T:315.952.2072 E:wnelsongwyattnelson.com W:wyattneLson.com v._ WYATT HOWARD NELSON ARCHITECTURE, PLLC VIDC PAINT SCHEDULE E ' s Reay Pandiam MatFIIMryrlmer TImWtommah bmn BbcFSaflwP' l<W200 BOXnn burrows dBlo[tl2'B'1 SW6W4NEmN SemlOba WMAcgUa Dial Wa.abwa 2'YlGunen) 3W6107Fbmadicpvrt SamlGbv Mal A,g1lc Bbl PoshjAww,Gw/—Hl 3W6107Fiomatlk Rgrt SemlGkw GFM Acrylk BE6-IDG FMprlor Doan/Paamb $00516 Hommamd Brown SamlGbq ShgKll HPA U63MUmd MMe1PoSM.-than' moull SW6107Homadk Davit 6nni WMACNidluy-3G0 Bumpn Pana/p/bn yk NXaline RW SemiGbv ShwLry HPA 066300 Gerin&Saar Clear Artslialabg poYa DondtlN SemiGba WM Bmtlin,Pnmer066A50 DartBrom• H Mehl P..,r SMKryI PA 066300 Snn D..gv. ga 'l Univ...primer B66d10Sna PoMngsWping Whha THUG Sat Pad TnHk MarNng Point Y.9— T1422..FwATnaHk Marda,PoiM Wndlmp PoM1ing AGA Blua TM2333 Lt Bit Tiaft Markin,.1. 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I) - _ rt tlq rx n fm I I a II = I I _ I IIr I I I I I - n n _ I I I I I it ❑�❑R a } I it �8 ❑L i z = $ _CY as L __________ ra ma uva zt— § q �> N +IV J 8 rza as ma m i8 f i r Tr 22 9 F I Ilo za va $ z - F n nA - 1I I I N-n I II I I I It n ° I m�_ �r a I I n ° x I - ma 3' m rza - LJ m Valvoline Instant Oil Change Henley Enterprises, Inc. ' N=W �= ate N N 10 Paradise Road 54 Jaconnet Street, Suite 100 + vo= _, Salem, MA 01970 Newton Highlands, MA 02461 ZONING SCHEDULE ZONING DISTRICT: B2 (BUSINESS HIGHWAY) Required Required Proposed MIN.LOT AREA 12,000 S.F. 14,363t S.F. 3 / MIN.LOT FRONTAGE 100 FT. 179.2 FT. MIN.LOT WIDTH 100 FT. 146.1 FT. MIN.FRONT YARD 30 FT. 15.1 FT. MIN.SIDE YARD 10 FT. 38.7 FT. MIN.REAR YARD 30 FT. 49.6 FT. MAX.LOT COVERAGE 25% 14% 6/ MAX.BUILDING HEIGHT 30 FT. <30 FT.3 LOCUS MAP SCALE 1'=2000' ® i 6 PROP.8'x12' DUMP:STER PAD&FENCE 3 GENERAL NOTES: F ,-A OF k1S CONC. CURB He RAMr 1. THE PROPERTY IS SHOWN ON THE CITY OF SALEM N87 59 22"E ,i ASSESSORS MAP 20 AS LOT 4 THEREON. EDWARD _ 76.72' —E L CINL " GRASSa 2. LOCUS TITLE IS RECORDED AT THE ESSEX SOUTH N0. 32001 COUNTY REGISTRY OF DEEDS AS FOLLOWS: . WAL DEED BOOK 10895 PAGE 138 (ESSEX SOUTH o HC RAMP REGISTRY OF DEEDS) Z Y 6" HIGH CAPE COD BERM (TYP) W RD L. P SCE, P.E. DATE 0 23.2 a OWNER: SALEM REALTY VENTURES NOMINEE TRUST do ALEXANDER A. ARGIROS, TR. VALVOLINE DIRECTIONAkL 10 PARADISE ROAD �j� I 'i. �<';; -• <: I SIGN-"IN"(TYP OF 2) SALEM, MA 01970 MAP 20 A MAP 20 �ZR° I 'r I LOT 4 PROPOSED 5-FT 3. PLAN REFERENCES: LOT 5 CONCRETfE HANDICAP - PLAN BOOK 2858, PAGE 600 14,363 S.F t RAMP TO I MEET CURRENT - PLAN BOOK 336 PAGE 25 MA AAB RIEGULATIONS(Wi GRANITE(CURB) - PLAN BOOK 336 PAGE 26 off. - STATE HWY. ALTERATION PLAN - LAYOUT#4987 2 I - PLAN BOOK 58, PAGE 75 (ESSEX COUNTY oda^oryby ENGINEERS OFFICE) - LAND COURT PLAN #25715B PROPOSED 5-FT WIDE * UNRECORDED PLAN PREPARED BY DAYLOR ❑.( Z > • CONCRETE SIDEWALK CONSULTING GROUP DATED 5/17/2002 SUPPLIED TOT S FIRM BY THE CLIENT HAS BEEN UTILIZED AS ITOEPICTS AN AUL ON THE SUBJECT PROPOSED PREIV�SES. 4SPAGES �r60 ��p� -• i _ VALVOLINE INSTANT 4. LOCUS IS NOT LOCATED IN A SPECIAL FL22 o—�I oI+ a NcRFTFgA / ° o Q AREA AS DETERMINED BY GRAPHICAL ANALOYS S F OMD OIL CHANGE \ 1 Ro Y O uj FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) ��e • ' � ' A w a � I` MAP PANECNo. 25009C0532G, EFFECTIVE DATE JULY 16, FACILITY r90, A v : n " +'> 0 3 ►7 2014; COMMUNITY NUMBER 250102. IN/ -pRpp•GRPssr m W O , ^pRpp GRA rsa � W 5. INFORMATION SHOWN IS RELATED TO THE SALEM W� W w Q W MASSACHUSETTS STATE PLANE COORDINATE SYSTEM BY MASSACHUSETTS —o ON-SITE GFS OBSERVATIONS UTILIZING NGS/OPUS & (ESSEX COUNTY) U REFERENCES NAD83 HORIZONTALLY AND NAVD88 z s Q VERTICALLf. Cnx y LAYOUT & PARKING w REVISIONS: OFFICE ccONcRFTF OFFICE w /",--MOUNTED EXISTING LIIGHT (TYP) No. DATE DESC. 2 5 2-17 Revlsed s dewa k,dum ster & STORAGE F e ; ARO 1 4-12-17 evlsed ui Ing ootpnnt 3 VALVOLIINE DIRECTIONAL .0. e ; n PROPOSED 5-FT WIDE PREPARED FOR: SIGN- "OUT"(TYP OF 2) PROPOSED 1,995 S.F. CONCRETE sIDEWALK HENLEY ENTERPRISES, INC. • v PROPOSED 5-FT c, 3-BAY �%► 54 JACONNET ST., SUITE 100 CONCRETE HANDICAP ! VALVOLINE FACILITY RAMP TO MEET CURRENT NEWTON HIGHLANDS, MA 02461 3 MA AAB REGULATIONS (W/ v GRANITE CURB) ° ENGINEERING BY: ry r3 M - g0'A b .0. ° EXISTINGCUIRBCUT PESICE- -p TO BE CLOSED OFF ENGINEERING `rOgC, WITH NEW VERTIiCAL �1 & ASSOCIATES INC. COC FS ti SS GRANITE CURBING " i Edward L PeSCe, P.E_ N RA 1 j 451 RAYMOND RD I s�� RFTF, _pRop.G t J PLYMOUTH, MA 02360 c�,► Alk epesce@comcast.net Phone:508-743-9206 G, cell:508-333-7630 FAX:508-743-0211 LAND SURVEYING BY: FIELDSTONE SURVEY SERVICES 45 MELIX AVENUE PLYMOUTH, MA 02360 774-283-2172 DATE: OCTOBER 27,2016 FIELD: SPD GRAPHIC SCALE CALC./DESIGN: MCP 10 05 10 20 40 DRAWN: MCP ( IN FEET ) CHECK: ELP 1 inch = 30 ft JOB NO: 3611 SHEET 1 OF 1 A q q p q q O A q A A A p q A A q •4 A q q A TRUNK WRAPPING MATERIAL HOSE CHAFING GUARD AT FIRST BRANCH TRUNCK FLARE JUNCTION 3 / TURNBUCKLES ON ALL GUYS PLANT 1"TO 2"ABOVE EXISTING GRADE LOCUS MAP� SCALE: 1"=2000' FLAG 2"TO 4"LAYER OF BARK MULCH. KEEP AWAY FROM TRUNK GUY WIRES, 3 PER TREE EXISTING GRADE � I 3 OF 4fgss ® EDWARD L as PESCE BURY DEADMAN BELOW GRADE BACKFILL NTH TOPSOIL CIVIL " 8k 3 FROM HOLE PROP. 12'DUMPSTER PAD&FENCE NO. 32001 ,�x• BURLAP, ROPE AND WIRE EDGE OF PLANTING BED �L�°\�* ROOTBALLSHOULD SIT DIRECTLY raMa OF CUTAWAY FROM "VISIBLE ON UNDISTURBED SOIL (TYP) E/ He RAM CONC. cuae a BALL" WIDTH OF HOLE TO BE 3 TIMES AS WIDE AS ROOTBALL " WITH SLOPED SIDES BALSAM FIR N67 59'22"E _pR°P GSSG , EDWARD L. ESCE, P.E. DATE TREE PLANTING PR°P GRp,SS_ 3 NOT TO SCALE CREEPING JUNIPER(TYP) ���••••....�1���� � R �a HC aFJdP 6" HIGH CAPE COD BERM CITYP} j PRUNE OUT ALL DEAD TIPS, I 3 CROSSING'S BRANCHES AVD INKBERRY(TYP) VALVOLINE DIRECTIONAL SUCKER GROWTH I SIGN-"IN"(TYP OF 2) MAP 20PROPOSED 5-FT CONTAINER-REMOVE CONTAINER LOT S I LOT4 CONCRETE HANDICAP PROTECTING ROOT BALL BUTTERFY x B & B-CUT& REMOVE BURLAP I 14,363 S.F.± RAMP TO MEET CURRENT WITH SHARP INSTRUMENT AND x t, '. FROM TOP HALF OF ROOT BALL& MA AAB REGULATIONS (VII/ GENTLY COMB OUT ROOTS GENTLY COMB OUT ROOTS GRANITE CURB) t h I AGEDSHREDDED ��eb� �oti/� PROPOSED _ PNE/HEMLOCK BARK VALVOLINE INSTANT ��o' � \%' 20 =1 I�I I � -11=1 I I—I MULCH(3"MIN.) —111=11 PROPOSED SFT WIDE OIL CHANGE EXISTING GRADE Q y �IIIIllII I ,-° - CONCRETE SIDEWALK pi -51 > FACILITY J BALSAM FIR (TY OF 4) IIN CO SALEM, FBACKFILL ROM HI TOPSOIL �' P c�'FpF A a /I\ o Q MASSACHUSETTS (ESSEX.COUNTY) ROOTBALSHOULD SIT DIRE(fLY ON c• Q J 1 I PIT WITH TWICE THE UNDISTUI.BED SOIL crrs § e a : e PR©P G�gS m o 3 V DIAMETER OF ROOT BALL ~ Fn w W LANDSCAIPING PLAN ^PROP GRPSS /• wLu SHRUB PLANTING -Z -W C O 3 Q REVISIOINS: ' 0 12 NOT TO SCALE � / � No. DATE DESC. PROPOSED 1 ,995 S.F. ❑ II 1 11 1 t MIXED ANNNUAL FLOWER 3-BAY /\ x —IIIII-�-11 BED(TYP COF2) VALVOLINE FACILITY W \� 1 I Il 11= ; Fk�s�/ � i EXISTING POLE CONCRFT� I i� OFFICE f MOUNTED LIGHT(TYP) PREPARED FOR: HENLEY ENTERPRISES, INC. cvvoRFTF STORAGE I 54 JACONNET ST., SUITE 100 e qo \ , NEWTON HIGHLANDS, MA 02461 N , 3 j VALVOLINE NE DIRECTIONAL c e PROPOSED 5-FT WIDE ENGINEERING BY: SIGN-"OUT"(TYP OF 2) - t� CONCRETE SIDEWALK PROPOSED SFT I �ESCE CONCRETE HANDICAP ENGINEERING RAMP TO MEET CURRENT v . .. 3 & ASSOCIATES INC. r MA AAB REGULATIONS(W/ �•` � � e * Edward L Pesce, P.E. GRANITE CURB tv A / 451 RAYMOND RD 73 PR. MOUNDE=D 10'-12' ' PLYMOUTH, MA 02360 N S 67,4 •S,g, ti1 ry NORWAY SPIRUCE TREE epesce@comcast.net Phone:508-743-9206 (fYP OF 3) e EXISTING CURB CUT cell:508-333-7630 FAX:508-743-0211 TO BE CLOSED OFF `�NWITH NEW VE �N "Ileo RHODODENDRON((TYP) GRANITE CURBI GAL LAND SURVEYING BY: cs oNcRFTRGRpss- I FIELDSTONE SURVEY SERVICES pROP 45 MELIX AVENUE PLYMOUTH, MA 02360 EDGE OF PLANTING BED 774-283-2172 O g0 INKEERRY (TYP) CREEPINIG JUNIPER (TYP) DATE: MAY 2,2017 FIELD: SPD { 1 GRAPHIC SCALE CALC./DESIGN: MCP I 10 0 S 10 20 so DRAWN: MCP CHECK: ELP ( IN FEET ) JOB NO: 3611 1 inch = 10 ft SHEET 1 OF 1 i