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155-189 WASHINGTON STREET - ZBA (3) 155-189 WASHINGTON STREET i VAN NESS DEVELOPMENT c� Legal Notice CITY OF SALEM BOARD OF APPEAL 745-9595 East.381 Will hold a public hearing for all persons interested in the petition sub- mitted by VAN NESS DEVELOP- MENT CORP. requesting Variances for use of premises as an Assisted Liv- ing Residence, and Variances from minimum lot area per dwelling unit, maximum lot coverage,minimum side yard setback,and parking for the prop- erty at. 155-189 WASHINGTON STREET located in a B-5 zoning dis- trict. Said hearing' to beheld WEDNESDAY, SEPTEMBER 15, 1999 AT 6:30 P.M., ONE SALEM GREEN,2nd FLOOR. Nina Cohen,Chairman ISI (9/1,8) i Df ttiPm, tt55Z1C1JUSEft6'ALEM, MA i S OFFICE Poara of '�ku ,EP 23 P Er I l DECISION OF THE PETITION OF VANN NESS DEVELOPMENT CORP. REQUESTING VARIANCES FOR THE PROPERTY LOCATED AT 155-189 WASHINGTON STREET B-5 A hearing on this petition was held September 15, 1999 with the following Board Members present: Nina Cohen, Chairman, Ronald Harrison, Michael Ward, Stephen Buczko and Richard Dionne. Notice of the hearing was sent to abutters and others and notices of the hearing were properly published in the Salem Evening News in accordance with Massachusetts General Laws Chapter 40A. The petitioner is requesting Variances for use of premises as an Assisted Living Residence, and Variances from minimum lot area per dwelling unit, maximum lot coverage, minimum side yard setback, and parking for the property located at 155-189 Washington Street located in a B-5 zone. The Variances which have been requested may be granted upon a finding by this Board that: 1.Special conditions and circumstances exist which especially affect the land, building or structures involved and which are not generally affecting other lands, buildings and structures involve. 2. Literal enforcement of the provisions of the Zoning Ordinance would involve substantial hardship, financial or otherwise, to the petitioners. 3. Desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent of the district of the purpose of the Ordinance. The Board of Appeal, after careful consideration of the evidence presented at the hearing, and after viewing the plans, makes the following findings of fact: 1. Petitioner, represented by George Atkins, Esq. Seeks dimensional variances and a use variance to construct an 80 unit Assisted Living Center combined with 15,000 sq. ft. of retail store space in downtown Salem. The proposed six—story structure will extend from New Derby to Front Street, utilizing the land under the old Salem Evening New building and printing plant, which is slated for demolition. 2. The site presents several unusual physical features relating t its location at this intersection. First is the necessity of taking down the existing structure without damaging the adjacent newspaper editorial offices, which will remain. DECISION OF THE PETITION OF VAN NESS DEVELOPMENT CORP REQUESTING VARIANCES FOR THE PROPERTY LOCATED AT 155-189 WASHINGTON STREET B-5 page two Underlying the former newspaper plant lies a maze of power lines, water lines and other municipal facilities. The underground engineering affects the placement of the structure, which is slated to have an underground parking garage serving a minimum of 40 cars. 3. Because the site is at the center of the downtown business district, it must meet the - » standards for review set by the Salem Redevelopment Authority (SRA). Residential developments are favored uses in the downtown under the City of Salem 's Master Plan because of the revitalizing effect they have on downtown businesses. 4. Although the Zoning Ordinance is silent as to whether the proposed use is a permitted use in the B-5 district, the enumerated uses in the district are analogous ones. Both nursing homes and multi-family dwelling are allowed uses, and the proposed assisted living facility is not dissimilar in its function to those, although it is not entirely the same as either one. 5. Vann Ness Development presented architectural renderings and a verbal summary of the main features of the planned building by the architect who was responsible for the plan. Mike Abend of Abend Associates presented the results of a traffic study reflecting few additional trips to the site resulting fFom the proposal. The estimated number of employees and visitors to the center each shift was charter, and estimates for the number of cars expected to be parking in the facility's garage were presented. 6. The specific variances requested, in addition to the use variance, were as follows: (a) Side yard setback of no feet (o'); (b) maximum lot coverage greater than 50%; (c) minimum lot area per dwelling unit less than 500s.f. and (d) on site parking of no less than 40 vehicles, to be located in an undergound level of the proposed structure. DECISION OF THE PETITION OF VAN NESS DEVELOPMENT CORP. REQUESTING VARIANCES FOR THE PROPERTY LOCATED AT 155-189 WASHINGTON STREET B-5 page three On the basis of the above findings of fact, and on, the presented at the hearing, the Zoning Board of Appeal voted unanimously, 5 in favor, to grant the variances requested, subject to the followingdition; 1. Petitioner shall comply with all city and state statues, ordinances, codes and regulations. 2. All construction shall be done as per the plans and dimensions submitted. 3. All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. 4. Petitioner shall obtain building permit prior to beginning any construction. 5. Exterior finishes of the new construction shall be in harmony with the existing structure. 6. Petitioner is to obtain a Certificate of Occupancy. 7. Petitioner is to obtain a Certificate of Inspection. 8. Petitioner shall obtain proper street numbering for the City Assessors Office and shall display said number so as to visible from the street. 9. Petitioner is to obtain approval from any City Board or Commission having Jurisdiction including, but not limited to, the SRA, Planning Board or Historical Commission. Variance Granted September 15, 1999 Nina Cohen, Chairman Board of Appeal DECISION OF THE PETITION OF VAN NESS DEVELOPMENT CORP REQUESTING A VARIANCE FOR THE PROPERTY LOCATED AT 155- 189 WASHINGTON STREET B-5 page four 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 certificate of the City Clerk that 20 days have elapsed and no appeal has been filed, or that, if such appeal has been filed, that is has been dismissed or denied is recorded in the South Essex Registry of Deeds and indexed under the name of the owner of record or is recorded and noted on the owner's Certificate of Title. Board of Appeal �T. DATE OF HEARING PETITIONER rt LOCATION i'iOTiO'�: TO GRANT SECOND !c�Dii=i i SECOND TO DENY SECOND — TO RE-HEAR SECOND I WITHDRAW SECOND _ I CONTINUE SECOND I ROLL CALL PRESnNT GRAN, _ DENY AMEND WI HD Aw RE-HEAR CON:I� Nlirn V. COHEN iiICHA.E'L WARD RONALD HARRISON STEPHEN BUCZ<O V RICHARD DIONNE 6! ASSOCIATE MENDERS ?AL'LVALASK.iTGIS CONDITIONS: c� .IZ/k CM LCXX— S I [ Ghhbk TSP i DATE:....AugArMA0...1.999 . ...... ... . APPEAL CASE NO._. .............. .. .. i 0 CITY OF SALEM, MASSACHUSETTS TO THE BOARD OF APPEALS: The Undersigned represent that he is are the Owners of a certain parcel of land located at No. 155 = 189 Washington Street; Zoning District. . B-5 Table III, ani 7-3(h) and .said Parcel•is affected by Section(s) . 5;2(g) . . . . . . . . . . . . . ; of the Salem Zoning Ordinance Plans describing the work proposed, have been submitted to the Inspector of Buildings in accordance with Section IX A.1 of the Zoning Ordinance. Not Applicable r W u> O D o� C)M zzC.'. N m W Ts The Application for Permit was denied by the Inspector of Buildings for the -following reasons: Direct Appeal The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and/or the Building Code and order the Inspector of Buildings to approve the application fee permit to build as filed, as the enforcement of said Zoning By-Laws and Building Code would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially dero- gating from the intent and purpose of the Zoning Ordinance and Building Code for the following reasons: See Attached Statement Owner. . Van Ness Development Corp: ' 41 Warren Avenue Address. $ogton> MA . 021J6. . . . . .. . . Telephone. , (617). 5.42.-2.71.1 . . PetitionerS� . Address. . . . . . . . . . . . . . . Date August. 30.. 1999 . A for Petition r, George W. Atkins, III Three copies of the application must be fil the Secretary of the Board of Appeals with a check, for advertising in the amount of $ . . . . . . . . . . . . . four weeks prior to the meeting of the Board of Appeals. Check payable to The Evening News. a . M� Petitioner requests the Board of Appeals to vary the terms of the Salem Zoning Ordinance to allow use, density, and parking as follows: 1. Use of the land and a proposed new structure for an 80 unit assisted living residence in conjunction with approximately 15, 000 s . f. +/- of retail uses; 2. Minimum lot area per dwelling unit less than 500 square feet; 3. Maximum lot coverage greater than 50%; 4. Minimum width of side yard equal to no feet (0' ) ; and 5. On site parking of thirty-nine (39) vehicle spaces, to be located in an underground level of the proposed structure. The variances may be granted due to the size and shape of the land as well as the structural condition of the existing structure, which must be substantially demolished to allow for the proposed combined business and residential use . Due to the condition of the existing structure, and the omission from the zoning ordinance of provisions for assisted living residences, a literal enforcement of the ordinance would involve substantial hardship and nullify and substantially derogate from the intent of the district and the purpose of the Zoning Ordinance. The relief requested will allow for use of the land in a manner consistent with the intent of the B-5 zoning district to allow for composite business and residential uses . Further, it will result in substantial improvement to the central development area to the benefit of the public good. xY cCi �n W N C) 3 w .D i' % a xuaaes ROOFING� \\/ �j• � � i VLNYL WINOO-N / h\ • ' � I � ��P X56 �A V :-s U'Lccol�; ' SIOIN T'K: MATER'AL � wAA SiOK_LAKE NATiRi AT aR.cK v_N:_R T-=CAT METAL RAILING VINYL WNDOW ALL'ViN'UN b GLASS WiNDO'N—�•\ 'li �\\\�\ S'OC_LTK`_ NATc.RiAL Ile EiNi=_�Eo GRAD' i ..• � ��� � ��''i p PRS% Landmark at Salem Van Ness Development Corporation EGA P.C. L. '4 f 11I] � � !04 .0 UA. !,p'i 111 IIYYtt� 1 1 . " rv. 41L" •B 0 .—. Af" 1 a N f y�j 9 4111, A Landmark at Salem t Van Ness Development Corporation EGA P.C. t f 1 r� ` .".,- N� fi x a law �' 1'e ' _�'_w � X111 ` � �• T .. �t ♦<- d' �� ..==F'"� ..—..�.:. ��: -�-� 110 ^r.� �s+iw ma'f'=+�+•�Z�e � cy T W�P¢'x' t%. tiur,A.a.y:•�.. �� ,.. Landmark at Salem Van Ness Development Corporation EGA P.C. F - ,w . r w � f. �M'1..... C i Landmark at Salem Van Ness Development Corporation EGA P.C. ,. �LEP,1C S OPEICE 1999 fl1G 30 p 12: 40 0�� 1A 114 SITE CRY 0FL%dE'� �H4LL ESSEX S CONSTRUCT CONCRETE HANDICAP RAMP - - S> Sip �y0 A rl-i AT CURB RETURN IN BRICK SIDEWALK '1' = CHARTER COBBLE EXISTING SIGN TO BE RELOCATED. NEW DERBY ST. STONE LOCATION TO BE DETERMINED BY THE CTIY OF SALEM D MATCH BRICK SIDEWALK (TYP) MAP 34 LOT 424 = wi � CONSTRUCT 8' WIDE N/F CITY OF SALEM CSON �• P� 114 BRICK CONCRETE SIDEWALK %-WALK a CONCRETE SEE DETAIL 0 SHEET 8 PROP. HANDICAP SIGN 2 3 SNOW STORAGE PROP. ENTRANCE 4'x16' AREAWAY W/ GRATE "DERBY SQUARE" S89'52'01"E Q5 AREA VESTIBULE FOR GARAGE VENTILATION SYSTEM MAP 34 LOTS 4 425- 426 COBBLE EXISTING LOT AREA= 32,461 SF - 63.64 STONE 6' HIGH 1A /l FENCE PROPOSED LANDSCAPED LOCATION MAP m SIGN / FENCE AREA FOR PLANTING BEDS LESS PARCEL A = -4,182 SF // PROPOSED LOT AREA= 28,279 SF = 0.649 Ac. (NOT TO SCALE) STOP P LATER "LOBS R 5 AN � SALEM c ' "DO NOT ENTER" SIGN MARKETPLACE NOTES: "EXIT ONLY" SIGNS 500'2 '44"E 1 T Y BRICK PROPOSED Q LIMITS OF CONCRETE 11 ' x V OF PATIO AREA " SIDEWALK RECONSTRUCTION 0 RHAN N89'39'16 E Q � 1) TOPOGRAPHIC AND BOUNDARY INFORMATION IS FROM ON-SITE SURVEYS PERFORMED REMOVE EXIST. MAP & ^.-a....' - 7 OO' Q 8Y MHF DESIGN .CONSULTANTS, INC. IN JULY 1999. TREE E p SIGN--TOR bVERCANOPY Nc aCK _ _ 141,)g' GV 2) ELEVATIONS SHOWN ARE BASED ON CITY OF SALEM DATUM WHICH IS 4.38' HIGHER sio �,47lppY m - BRIC wau� i S89'39'16"W D4 THAN THE NGVD DATUM. BENCHMARK USED FOR VERTICAL CONTROL IS BASED ON NGVO PROP. SITE IDENTIFICATION R I 8' HIGH DATUM. ELEVATIONS WERE INCREASED BY 4.38' FOR FOR CRY OF SALEM DATUM. SIGN Q m PO I 12.00 STOCKADE EXIST. CURB TO BE LV I 1 STORY BRICK METAL � I' R F FENCE CONCRETE REMOVED AND SALVAGED BENCHMARK RMS, ELEVATION 28.65', USC&GS AND MASS. GEODETIC SURVEY DISK 15'R I I TRASH FENCE � )v HANG 1 STORY BRICK WALL (nP.) Q STAMPED 'NO.37A-28,649", SET IN CONCRETE MONUMENT 1 INCH BELOW GROUND. 10'R _ ENCLOSURE LOCATED 25.9 FT. SOUTHEAST OF SOUTHEAST CORNER OF ESSEX COUNTY COURT HOUSE, 55.83' " / 'OO' " ON WEST SIDE OF WASHINGTON Sr., 4.4 FT. NORTH OF FACE OF STONE RETAINING WALL 17- Ro --- _ 20 44 E 62.00' 500'20 44"E ON NORTH SIDE OF FEDERAL ST. Sro " a „ c BRIG - _ 70.100' w I OFF - _ _ _ y oNcaLT - _ v MATCH EXIST. CURB o� EPRESSED CURB waLK . - _ G (TYP) 3) OWNER OF RECORD: MAP 35 LOT 257 MATCH p I I I ---- AT CONCRETE RAMP >'Roo ' ' •• -" MAP 34 LOTS 423, 425 & 428 N/F BECKET STREET REALTY TRUST EXIST. CURB " ' I o ti 10 J --- ovERHANG �" ' ' xALK VAN NESS DEVELOPMENT CORPORATION JOSEPH R. INGEMI, TRUSTEE (TYP) I L _/ I •' .. PROPOSED A X R 41 WARREN AVENUE BOSTON, MA 02116 36 MARGIN STREET I _ CONCRETE PAD FOR 33LF CONCRETE � ELECTRIC TRANSFORMER 10'R *5 /- I 103.94 4) THE PROPOSED PROJECT CONSISTS OF 4 PARCELS OF LAND SHOWN AS LOTS 423, SALEM, MA 01970 / ■ RETAINING WALL T 425 & 426 ON TAX MAP 34 AS DEPICTED ON THE CITY OF SALEM ASSESSORS MAPS. ( 10'R I WITH HANDRAIL / / v 6' CONCRETE TOTAL AREA OF ALL PARCELS SHOWN HEREON: 32,481 SF OR 0.745 Ac.t. THE LOTS - _-- - _ 6' CONCRETE I SIDEWALK ST.6�• �' CONSTRUCT NEW CONCRETE WILL BE CONSOLIDATED AS PART OF THE PROJECT. PARCEL 'A' CONSISTING OF 4,182 SF Ey d t STOP 10'R SIDEWALKt^,_ a DRIVEWAY APRON - 32LF WILL BE SUBDIVIDED FROM THE LOT TO PROVIDE A SEPARATE LOT FOR THE EXISTING O SIGN STOP 2.5 "'aVF ;� SEE DETAIL SHEET 8 BUILDING TO REMAIN. THE PROPOSED PROJECT PARCEL AREA WILL BE 28,279 S, OR SNOW STORAGE O Oce SIGN gyp• OVER OVERHEAD D00� 0.649 AC. S THE PROJECT PARCEL IS ZONED 65 CENTRAL DEVELOPMENT AS SHOWN ON THE REMOVE EXIST. CURB W AREA (TYP) I EXIST. CURB TO BE ZONING MAP FOR THE CITY OF SALEM, AMENDED 12/8/94, AND SALVAGE FOR 3 � � ) REUSE (TYP) - __ __ ♦ 2 5 ) REMOVED AND SALVAGED 10'R +' BIT. -- -- PROPOSED 6 STORY BUILDING ` NEW CURB 6) THE PROPOSED PROJECT WILL CONSIST OF THE CONSTRUCTION OF A 6 STORY REMOVE EXIST. TREE s GONG. CUT FOR BUILDING FOR A MIXED USE. IN ADDITION TO THE CONSTRUCTION OF 12,058 SF OF PRIVATE - - MIXED USE a� LOADING RErAIL SPACE, 80 RESIDENTIAL UNITS FOR THE PROPOSED ASSISTED LIVING FACILITY WILL HANDICAP RAMP (WP) > / 80 RESIDENTIAL UNITS (ASSISTED LIVING) ` AREA -f 3 BE CONSTRUCTED, LISTED BELOW IS A BREAKDOWN OF THE PROPOSED USES AND AREAS SEE DErAJL SHEET NO. 7 I SO2.22' "E NON-HABITABLE AREA 0 191 FLOOR AREA = 19,815 SF RECONSTRUCT Z 04 FOR EACH USE: 68,22' BUILDING. TRANSIsmoN 2nd FLOOR AREA - 14,984 SF �, SIDEWALK ,, BUILDING MAP 35 LOT 611 U OJo / MATCH VERTICAL CHIMNEY ZONE BETWEEN THE ' "� 4 P-1 S FLOOR/LEVEL AREA USE DESCRIPTION -I GRANITE CURB EXISTING BUILDING TO 3rd FLOOR AREA = 14,984 SF ro' PROP. VERTICAL N/F BECKET STREET REALTY TRUST O j Ul TO PROPOSED 70LF CONC. REMAIN AND THE NEW 4th FLOOR AREA - 13,915 SF 3. , , GRANITE CURB ^, I) GROUND LEVEL 19,815 S MIXED USE (SEE BELOW) JOSEPH R. INGEMI, TRUSTEE w oho RETAINING WALL WATLLNVN� � BUILDING �j .. . 5th FLOOR AREA = 12,256 SF , a) 12,058 sf RETAIL USE 36 MARGIN STREET a HANDRAIL o0 6th FLOOR AREA = 8,809 SF ^ CONCRETE RAMP / b 2,615 S COMMON SPACE SALEM, MA 01970 m 3 STORY N d 1q 5'x5' CONCRETE J (LOBBY, LIBRARY, ErC.) 3 ro TOTAL GROSS FLOOR AREA - 84,763 SF V e) 1,932 SF SERVICE a BRICK PROP. PROPERTY r A PAD ' �lu A (LOADING, LIMITS OF CONCRETE /� °' LOWER LEVEL PARKING AREA 18,288 SF 2 0, 1 RECEIVING, MAINTENANCE WALK RECONSTRUCTION O LINE +_ >z ,. � .. O ) J v�J � d 611 SF ADMINISTRATION / TO R:AI `! MATCH EXIST. A� �Q p 0; 2,599 SF CIRCULATION tet FLOOR AREA 4092 S REFER TO ARCHITECTURAL d CURB (TYP) rz, O [. ._ --- _- ---- / DRAWINGS FOR FLOOR �W v li; IQ-SECOND FLOOR 14,984 S RESIDENTIAL UNITS U 2nd FLOOR AREA 4092 S 3 PLAN LAYOUT 5.7 FOR ASSISTED LIVING TOTAL GROSS c uo n1 RAss FLOOR AREA 8184 SF 41.67' �o � CU � til) THIRD FLOOR 14,984 S RESIDENTIAL UNITS18.53' a �W 41.67 , 3z 2 O FOR ASSISTED LIVING GM 41.67BI. 5.78 © A S81 408'00"W OIL FILL NC. 1• s Tp P. Iv) FOURTH FLOOR 13. 913 S RESIDENTIAL UNITS N33'36 02 E N 0.53 e h FOR ASSISTED LIVING 8.00 • ' co ';m 4 , v) FIFTH FLOOR 12,258 SF RESIDENTIAL UNITS 59.94 " , rxz \ , .• N09'27 55 � . .127.46 •,'UALK C ' ' :CONCRET� _ FOR ASSISTED LIVING - N10'0419 W ` 101.73 �,,', PARK ' .a •LIE a . . .. . a Q w�D : ; " vl SIXTH FLOOR 8,809 SF RESIDENTIAL UNITS > O •� WAL •.1 • e,, ,a . ; c :•. ENCH' .CGy;R�C . '• :•A �' PULL BOX 'VCC, S / N43016 OB W ) FOR ASSISTED LIVING S COBBLE CONCRETE DIRT ` • • '' * . I ,,rr^^++,, SPRINKLERS 3.62 STONE coeBL S STONE v . c f"j ❑ /BOX 7) THE TOTAL GROSS FLOOR AREA FOR THE PROPOSED BUILDING IS 84,763 S. O BRICK y METER (TYP.) SHRUBS A� L..•t PARKING 3i' � EXCLUSIVE OF THE LOWER LEVEL PARKING GARAGE & MULCH GRASS a %-WALK a - BRICK LIMITS OF CONCRETE EXIST. SIDEWALK TO))BE REMOVED DISTRICTLFOLLOWING OUTLINED IN DIMENSIONAL IIIR MEN S APPLY NSITY REGULATIONS CENTRAL LAS ICTED OMENN THE CITY COBBLE J WALK REPALCEMENT Y WALK DETAIL, SEEESSHEET NO. 8. CONSTRUCT CONCRETE AND REPLACED SALEM OUTLINED ORDINANCE STONE BITUMINOUS CONCRETE SIDEWALK (TYP) g, O o m GRASS �f SHRUBS DIMENSIONAL REQUIREMENT Q < PARCEL 'A' STOP &MULCH (NEW CONSTRUCTION) REQUIRED EXISTING/PROPOSED BENCH `�' AREA=4,182 SFe� i) MINIMUM LOT AREA 2000 28,279 SF GPASS =0.096 AG.t > _y PULL BOX NOTES: ii) MIN. LOT AREA PER UNIT 500/UNIT 28,279 SF Q TRRADNSFORMER 10) ENDING AREA REQUIRED FOR THIS PROJECT SHALL (FOR 80 UNITS) 40,000 SF vcc HAVE AN AREA NOT LESS THAN 300 SF, INCLUDING 111) MINIMUM LOT WIDTH W. 230' - 275' (� RgM,o . CONC. SHRUBS & MULCH NECESSARY DRIVEWAYS. UNDER SECTION 7-4, OFF STREET WALK F"l GRASS /GRANITE�f_ LOADING, PARAGRAPH 5, NO LOADING AREA IS REQUIRED. W) MAXIMUM LOT COVERAGE 50% BUILDING BITUMINOUS CONCRETE vcc 0 vcc \/ ONE LOADING AREA IS PROVIDED. FOOTPRINT: J/]\ 18,597 SF 19,813 SF vcc eoxL�o LOT AREA: 32,461 SIF 28,279 S x f !WALK--�O BRICK WALK 11) THE PROTECT SITE IS LOCATED IN FLOOD ZONE C PERCENT: 57.371 70.OR a 1\di/ SIGNAL (AREAS OF MINIMAL FLOODING), AS DEPICTED ON THE a FLOOD INSURANCE RATE IMP FOR THE CITY OF SALEM, v) MINIMUM WIDTH SIDE YARD 5 0' COMMUNITY PARCEL NO. 250102 0001B, DATED AUGUST 5, m 1985• vl) MAXIMUM HEIGHT (FEET) 70' 70' BITUMINOUS CONCRE'E BITUMINOUS CONCRETE 12) THE PROJECT SITE WILL REQUIRE VARIANCES FROM �) WV(IMUM HEIGHT (STORIES) 8 g WASHINGTON STREET ��� a AI FOLLOWING DIMENSIONAL A PER DWELLINGNUSE UNIT REQUIREMENTS: vliQ FLOOR AREA RATIO 71 EA/ 2;99:1 �r b) MAXIMUM LOT COVERAGE FLOOR AREA RATIO - TOTAL 84,783GROSS SF/28,279QSF- 2.99 �� (PUBLIC - VARIABLE WIDTH) C) SIDE YARD SETBACK FOR BUILDING d) PARKING REQUIREMENTS ABUTTER ACROSS STREET �� ABUTTER ACROSS STREET p` ABUTTER ACROSS STREET e) PERMITTED USES 9) PARKING FOR THE SITE IS LOCATED IN THE LOWER LEVEL OF THE PROPOSED MAP 35 LOT 2 MAP 35 LOT 1 e BUILDING (18,280 SF) AND PARKING REQUIREMENTS ARE CALCULATED AS FOLLOWS: N/F ROBERT A. MURPHY N/F L & J REALTY TRUST MAP 34 LOT 479 13) THE SITE WILL BE SERVICED BY MUNICIPAL WATER, SEWER & GAS a) NONRESIDENTIAL - 0 SPACES N F CITY OF SALEM SERVICES LOCATED IN THE ADJACENT STREETS, b) RESIDENTIAL - SALEM, DERBY STREET LOUIS P. MARINO & G. FRANCIS RIZZO. TRUSTEES 1.5 SPACE/DWELLING UNIT x 80 UNITS - 120 SPACES SALEM, MA 01970 38 STROAD 14) FOR SITE DETAILS, SEE SHEET 8. TOTAL SPACES PROVIDED - 40 SPACES SWAPSCOTT, MA 01907 15) FOR WATER AND SEWER DETAILS, SEE SHEET 10. UNDER PROVISIONS OF SECTION 7-3 PARAGRAPH h, PPINT r Aenn SUBSECTION (1), NONRESIDENTIAL USES IN B-5 DISTRICT 1N LEGEND 16) FOR DRAINAGE DETAILS, SEE SHEET 9. SHALL NOT BE REQUIRED TO PROVIDE OFF STREET PARKING. AUG 2 g 19 g 17) SNOW STORAGE FOR THE SITE SHALL BE AS DESIGNATED ON THE PLANS. 0 GRANITE BOUND FOUND D4 WATER VALVE 18) THE PROPOSED DAILY WATER USAGE FOR THE SITE IS 12,000 GPD. SITE DEVELOPMENT PLAN CUJ UTILITY POLE FIRE HYDRANT AC CITY ACCORDANCE WITH CITY A STANDPIPE A WLL BE INSTALLED OF SALEM FIRE DEPARTMENT THE BUILDING IN ASSESSORS MAP 34 - LOT 423, 425 & 426 >� LIGHT POLE OVERHEAD SERVICE WIRES �'pT ACENT SPECIFICATIONS. 20) AN AUTOMATIC, FIXED FIRE PROTECTION WASHINGTON STREETON HOOD SYSTEM WILL BE SALEM MASSACHUSETTS ® DRAIN MANHOLE �- SIGN JSP AN G„ INSTALLED IN THE KITCHEN AREA FOR ALL GREASE PRODUCING o NTE 0 APPLIANCES IN ACCORDANCE WITH IAW NFPA 96 AND THE CITY OF PREPARED FOR: ® SEWER MANHOLE W WATER LINE . 3 ti SALEM FIRE DEPARTMENT SPECIFICATIONS. SALEM ASSISTED LIVING ASSOCIATES ❑ ® CATCH BASIN ° GAS LINE 9��f REG%���� 39 WARREN AVENUE IAL t� BOSTON, MASSACHUSETTS 02116 (1) TELEPHONE MANHOLE T UNDERGROUND TELEPHONE _�� _® ® Belles VISION� ® 12-8 Manor Parkway ® ELECTRIC MANHOLE E UNDERGROUND ELECTRIC GRAPHIC SCALE Salem, New Hampshire 03079 pp = (603) 893-0720 Gv GAS VALVE SPOT ELEVATION 20 o 10 20 40 8o OWNER OF" ECORD: ENGINEERS PLANNERS * SURVEYORS ,Ax VAN NESS DEVELOPMENT CORPORATION MHF Design Consultants, Inc. 41 WARREN AVENUE SCALE: 1 - 20 DATE: JULY 29, 1999 63OS VCC VERTICAL CONCRETE CURB � DECIDUOUS TREE " ti305P WG ( 1N FEET BOSTON, MASSACHUSETTS 02116 NO. DESCRIPTION BY DATE DRAWN BY: CHECKED BY: PROJECT NO. SHEET NO. VGC VERTICAL GRANITE CURB 1 inch - 20 ft BOOK 15317 PAGE 332 REVISIONS DMC MSG 83099 4