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44 401 BOSTON BRIDGE STREET - ZBA (4) pr 4�/ 'ru�ah sf Zoning Board Proiect Status Sheet Address & Applicant: Date Submitted to BOA: es Clerk Stamp: Variances Only - Constructive Approval Date: (100 days tl'om filing) d Abutters List Requested: Abutters Notice Sent: d Notice to Abutting Cities & Towns, Councillors: d Legal Noticeosted at City P Hall: 14 days before meeting) c� Legal Notice Emailed & Confirmed: Legal Notice Posted on Web: r Agenda to Applicant: Applicant's email address or fax number to send agenda: Opened at Meeting: -7l2 01_` -- Continued Meetings: Extension Form(s) Signed & Clerk Stamped? Closed at Meeting: Decision: Decision Filed: 8 3 after deAppeal Period Over:-= -x-L decision filed) I!L{21"day it/ Decision Sent to Applicant: VNotice of Decision Sent to abutters, cities and towns, councillors: ZBA ACTION-FORM V Date: Rebecca Curran (Chair) Mike Duffy Tom Watkins Petitioner: Av R4 161"-45e 64) Peter Co elas Address: Jim Tsitsinos Jim Hacker(Alt.) Paul Viccica(Alt.) Conditions: ',.7 ,P Total: 19 Petitioner shall comply with all city and state statutes,o ordinanceos,l codes and regulations. All construction shall be done as per the plans and dimensions submitted to and approved by the Building Commissioner. All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. Petitioner shall obtainCbuilding permit prior to beginning any construction. ❑Exterior finishes of the new construction shall be in harmony with the existing structure. A Certificate of Occupancy is to be obtained. A Certificate of Inspection is to be obtained. [D 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. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to,the Planning Board. r 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. . .�CONUIY,jA. CITY OF SALEM MASSACHUSETTS j_ BOARD OF APPEAL --- 120 WASHINGTON STREET♦ SALEM,IVASSACNUSJT),�n7025 P 3: 4.9 MMBERLEYDRiSCOLL TELE:978-745-9595 • FAx:978-740-9846 MAYOR f;LE ii CITY CL!" tiv, L a. t"il" :. July 25, 2016 Decision City of Salem Board of Appeals Petition of HIGH ROCK TR BRIDGE G STREET LLC seeking Variances per Sec. 4.11 Table of Dimensional Requirements for minimum lot area per dwelling unit; Sec. 8.4.13 Transitional Overlay District of the NRCC to allow less than the required fifty feet (50') buffer; Sec. 8.2.3.1 Entrance Corridor Overlay District to allow a curb cut that exceeds the maximum curb cut width. A Special Permit per Sec. 5.1.7 Shared Parking to permit shared parking where parking usage would not occur simultaneously as determined by the Board. The proposal is for the property located at 401 BRIDGE STREET &44 BOSTON STREET (Map 25 Lot 74; Map 15 Lot 305) (NRCC). A public hearing on the above Petition was opened on July 20, 2016 pursuant to M.G,L Ch. 40A, §'11. The hearing was closed that date with the following Salem Board of Appeals members present: Rebecca Curran (Chair),Peter A. Copelas,Jimmy Tsitsinos, Paul Viccica(alternate). The petitioner is seeking a Variances per Sec. 4.1,1 Table of Dimensional Requirements for minimum lot area per dwelling unit, Sec. 8.4.13 Transitional Overlay Distriel of the NRCC to allow less than the required fifty feet (50') buffer; Section 8.2.3.1 Entrance Corridor Overlay District to allow a curb cut that exceeds the maximum curb cut width. A Special Permit per Sec. 5.1.7 Shand Parking to permit shared parking where usage would not occur simultaneously as determined by the Board. Statements of fact: 1. In the petition date-stamped June 28, 2016, the Petitioner requested a Variances per Sec. 4.1.1 Table of Dimensional Requirements for misimmin lot area per dwelling unit, Sec. 8.4.13 Transitional Overlay District of the NRCC to allow less than the required fifty feet (50') buffer; Seclion 8.2.3.1 Entrance Condor Oveday District to allow a curb cut that exceeds the maximum curb cut width. A Special Permit per Sec. 5.1.7 Shared Parking to permit shared parking where usage would not occur simultaneously as determined by the Board. 2. Attorney Correnti presented the petition along with the development team of the Petitioner,including William Begeron, the Project Engineer from Hayes Engineering, as well as the architects for the Project. 3. The petitioner is proposing to construct two (2) buildings including a four (4) —story residential building with first floor retail space and a two (2) story municipal building, the Jean A Levesque Community Life Center. 4. The property is located in the North River Canal Corridor District (NRCC), Transitional Overlay District TOD) and the site also falls wid ni the Entrance Corridor Overlay District (ECOD). City of Salem Board of Appeals July 25,2016 Project: 401 BRIDGE STREET&44 BOSTON STREET Page 2 of 5 5. The project was reviewed and approved by the Planning Board with recommendations from the Salem Design Review Board and the Conservation Commission. 6. The petitioner proposes 117 dwelling units where 76 units are allowed by-right including 12 units granted by a Density Bonus permitted by the Planning Board under the NRCC Section 8.4.11.2 7. The 12 additional dwelling units granted by a Density Bonus will be year-round units that serve households at or below eighty (80) percent of the area median income and shall remain affordable for a nummum of ninety-nine years. 8. The petitioner is requesting a Variance for minimum lot area per dwelling unit to provide forty-one (41) additional dwelling units beyond what is allowed by-right. The proposed density is approximately 23 units per acre,which is considered medium-density development. 9. The petitioner is requesting a Variance for minimum lot area per dwelling unit to construct 41 additional dwelling units due to the cost of redevelopment of this site related to the soft conditions and location of this property within a flood zone. 10. This property is a brownfreld site on filled tidelands. As such, the construction on this property will require soil remediation to a level that will support residential use of the property. Significant pilings will be needed to support any buildings at this location. In addition, the elevation for the entire 5.1 acre site will need to be raised approximately 2.5 feet with new material to account for 100-year flood elevations and to account for sea level rise. The requirements to develop the site conditions have a significant cost due to the unique conditions of this property. 11. The Board of Appeals has approved 'three (3) other Variances to other projects in the NRCC for minimum lot area per dwelling unit to provide between 24-31 units per acre. 12. As the portion of the property on Boston Street is located in the Entrance Corridor Overlay District and the primary use of the site is residential, only one (1) curbcut no greater than twernty-four (24') feet is permitted for residential uses. 13. The petitioner is proposing a curbcut that exceeds the twenty-four (24') feet along Boston Street as per the request of the Fire Department and the 'traffic engineers to provide adequate space for emergency vehicles and for cars to enter and exit the site along Boston Street by only turning right. 14. The literal enforcement of the 24' wide curbcut along Boston Street would not provide adequate safety and traffic flow on and off of the site. 15. The petitioner proposes to construct a landscaped buffet between the property and abutting residential properties along Federal Street. The NRCC Zoning Ordinance requires a fifty-foot buffer at this location. 16. The proposed buffer will be 28:9' feet at the widest point and narrow to 13.5' feet by the existing retaining wall. The petitioner will provide a fence between the property and Federal Street that can be up to ten (10') per the Planning Board Special Permit dated June 1,2016. 17. If the fifty-foot (50') buffer requirement were literal enforced, the shape of the lot is such that 83 parking spaces would be lost and adequate parking could not be provided in a configuration that allowed for the development of the property because the NRCC zoning ordinance also requires parking spaces at the rear of buildings with buildings to be located in a way to create a presence on main corridor street edges. There would be no feasible altematives to provide adequate parking on this site. City of Salem Board of Appeals July 25,2016 Project: 401 BRIDGE STREET&44 BOSTON STREET Page 3 of 5 18. The petitioner is requesting a Special Permit per Sec. 5.1.7 Shared Parking to permit shared parking where parking usage would not occur simultaneously as determined by the Board. 19. There are a total of 275 parking spaces proposed for the property. 20. The NRCC requires two (2) parking spaces per dwelling unit and the petitioner meets the requirement by providing 234 parking spaces. 21. There is 4,000 square feet of first floor retail proposed for the site, which requires one (1) parking space per 150 square feet. With 4,000 square feet of retail, 27 parking spaces ate required and provided by this proposal. 22. Parking requirements for municipal buildings are one (1) space for each two (2) employees, plus additional spaces as shall be deemed necessary by the Board of Appeal. The petitioner is providing fourteen (14) parking spaces to meet the requirement of providing parking for up to 28 employees. 23. Although the City of Salem zoning ordinance does not provide a method to determine whether parking demand would not occur simultaneously, a standard method provided by the Metropolitan Area Planning Council shared parking toolkit that is endorsed by the Commonwealth, was used to demonstrate the maximum amount of parking anticipated at given times. The method of calculating parking demand has been implemented in many cities and towns including Beverly, Waltham; and Wilmington. 24. When applied to this project,it is anticipated that weekday night time use (midnight to 7:00am) would require 234 parking spaces (100%) of required parking for the 117 residential units; two (2) parking spaces for retail use (59/6) of the required of the requited parking spaces for the 4,000 square feet; and fourteen (14) parking spaces for "all other uses" (1001/6), even though the CLC will not be open all. night. The model does not provide anticipated parking for municipal buildings, therefore such use is counted as requiring 100%count of required spaces. 25. During the weekday day time (7:00am to 5:00pm), the anticipated parking demand is 141 parking spaces for the 117 residential units (60% capacity), 22 parking spaces for retail use (70% capacity);94 parking spaces for "all other uses" (100%) for the CLC. 26. During the week evening(5:00pm to midnight), the anticipated parking demand is 211 parking spaces for the 117 residential units (90% capacity); 25 parking spaces for retail use (90% capacity); 14 parking spaces for"all other uses" (100% capacity) for the CLC. 27. During the weekend day (6:00am to 6:00pm), the anticipated parking demand 188 parking spaces for the 117 residential units (80% capacity), 27 parking spaces for retail use (100% capacity); and 14 parking spaces for "all other uses" (100 % capacity) for the CLC. 28. During the weekend evening (6:00pm to midnight), the anticipated parking demand is 211 parking spaces for the 117 residential units (90% capacity),19 parking spaces for retail use (70%) capacity, and 14 parking spaces (100% capacity) for the CLC. 29. A letter from Lynn Duncan, former Director of Planning and Community Development submitted a letter to the Board in support of the project and testified that the proposed project complies with the North River Canal Corridor Neighborhood Master Plan. 30. The Petitioner demonstrated that the peak-hours of operation for each proposed use does not occur simultaneously. 31. Meredith McDonald; Director of the Salem Council on Aging, testified that the anticipated peak hours for the Community Life Center are from 9:00am to 5:00pm, Monday through Friday. It is also r 1 City of Salem Board of Appeals July 25,2016 Project:401 BRIDGE STREET&44 BOSTON STREET Page 4 of 5 anticipated that there will be occasional events in the evening and on weekends after normal hours of operation. 32. Although there may be occasional events that may create parking demand overlap with the residential use, the Board agrees that it is poor practice to plan a site for the occasional special event. 33. The Board states that if the Community Life Center were not owned by the City, the Board would Likely add a special condition to limit the number of special events per year and/or timing of such events as to limit potential negative impacts on the surrounding neighborhood. 34. At the public hearing two (2) members of the public spoke in favor of and six (6) spoke in opposition to, 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, makes the following findings: Findings for Variances: Minimum Lot Area per Dwelling Unit Fundings: 1. Special conditions and circumstances that especially affect the land is that th s property is a brownfield site on filled tidelands. As such, the construction on this property will require soil remediation to a level that will support residential use of the property. Significant pilings will be needed to support any buildings at this location. In addition, the elevation for much of the 5.1 acre site will need to be raised approximately 2.5 feet with new material to account for 100-year flood elevations. The requirements to develop the site conditions have a significant cost due to the unique conditions of this property. 2. Literal enforcement of the provisions of the Ordinance to allow the construction of 76 dwelling units by-tight, including 12 long-term affordable housing units,would not allow the project to be feasible due to the significant costs related to the redevelopment of this brownfield site on filled tidelands. 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 or the purpose of the ordinance. Maximum Curbcut Width: 1. Special conditions and circumstances that especially affect the land is that traffic circulation on and off of the site must occur at Boston Street by right turn only to provide safe access. 2. The literal enforcement of the 24'wide cutbcut along,Boston Street would not provide adequate safety and traffic flow on and off of the site.The Fire Department and the City traffic engineers have requested for the petitioner to provide adequate space for emergency vehicles and have cars enter and exit the site along Boston Street by only turning right. 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 or the purpose of the ordinance. Transitional Overlay District Buffer Width: 1. Special conditions and circumstances that especially affect the land is the shape of the lot. 2. If the fifty-foot (50') buffer requirement were literal enforced, the shape of the lot is such that 83 parking spaces would be lost and adequate parking could not be provided in a configuration that allowed for the development of the property because the NRCC zoning ordinance also requires City of Salem Board of Appeals July 25,2016 - Project: 401 BRIDGE STREET&44 BOSTON STREET Pa,ae 5 of 5 parking spaces at the reat of buildings with buildings to be located in a way to create a,presence on main corridor street edges. There would be no feasible alternatives to provide parking on this,site that would be feasible to provide adequate parking. 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 or the purpose of the ordinance. Special Permit for Shared Parking: The Board finds that the peak parking demand for each associated use of the property (retail, residential and Community Life Centex) does not occur simultaneously. On the basis of the above statements of facts and findings, the Salem Board of Appeals voted four (Rebecca Curran (Chair), Peter A. Copelas,Jimmy Tsitsinos, Paul Viccica (alternate) in favor and none (0) opposed, to allow Variances per Sec. 4.1.1 Table of Dimensional Requirements for minimum lot area per dwelling unit; Sec. 8.4.13 Transitional Overlay District of the NRCC to allow less than the required fifty feet (50') buffer; Sec. 8.2.3.1 Entrance Corridor Overlay District to allow a curb cut that exceeds the maximum curb cut width. A, Special Permit per Sec. 5.1.7 Sbared Parking to permit shared parking where parking usage would not occur simultaneously as determined by the Board subject to the following terms,conditions and safeguards: Standard: 1. The Petitioner shall comply with all city and state statutes, ordinances, codes and regulations. 2. All construction shall be done as per the plans and dimensions submitted to and approved by the Building Comtrtissioner 3. All requirements of the Salem Fire Department relative to smoke and fie safety shall be strictly adhered to. 4. Petitioner shall obtain a building permit prior to beginning any construction. 5. Exterior finishes of new construction shall be in harmony with the existing structure. 6. A Certificate of Occupancy shall 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. Rebecca Curran, Chair Board of Appeals A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK Appeal from this decision, if aty, ;hall be made pursuant to Section 17 of the Massachusetts General Laws Chapter 40A, and shall be filed within 10 days off ling of this decision in the office of the City Clerk Pursuant to the Marnachusem General Laws Chapter 40A; Section 11, the Variance or Special Permilgranted herein shall nol take effect until a copy of the decision bearing the certificate of the City Clerk has been fled with the Essex Soutfi Registry of Deeds. CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS ,T PETITION FORM CITY OF SALEM,NIASSACHUSETTSi��o JUN'f 2'8 A 11:• 4$ BOARD OF APPEALS 120 WASHINGTON STREET,3RD FLOOR F.1L SALEM,MASSACHUSETTS 01970 CITY ✓ , Thomas St.Pierce,Director of Inspectional Services n—,l ,v''� IV ED Phone:978-619-5641 /Fax:978-740-9846 + KimBERLEY DmSCOLL Erin Schaeffer,Staff Planner MAYOR Phone:978-619-5685/Fax:978-740-0404 2916 JUN 2 0 O TO THE BOARD OF APPEALS: Y LU J r • PT. OF PLANNING 8: The Undersigned representthat he/she is/arethe owners of a certain parcel of land located ab i•oJNI TY DEVELOPMENT.. Address: 401 Bridge Street & 44 Boston StrtFietlingDistrict: NRCC 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 District. The Zoning Ordinance requires the minimum depth ofthe rear yard to be 30 feet. The current depth ofmy rear yard is 32 feel; the proposed addition would reduce the depth of the rear yard to 22 feet.) The parcel, known as the Gateway Center, is comprised of two buildings: a 4-story residential mid-rise with a..first .floor<retail component, and the Jean A. Levesque Community Life Center in this NRCC zone. Please see Schedule A and detailed plans submitted herewith. For this reason I am requesting: 4.1.2; 8.4 and 13; and Variance(s)from provisions of Section 8.2.3.lof the Zoning Ordinance,specifically from minimum lot area per .dwelling unit; buffer zonewithin TOD of NRCC; and Purl; eutw4aa. (i.e. minimum depth ofrear yard). What is allowed is - - (ft?sqfl?stories? %?), and what I SEE ATTACHED SCHEDULE A am proposing is (ft?sq fl?stories? %?). "A Special Permit under Section 5.1.7 of the Zoning Ordinance in order to permit shared parking ( )Appeal of the Decision of the Building Inspector(described below): ( )Comprehensive Permit for construction of low or moderate income housing(describe below): Current Property Use:. vacant land Are Lot Dimensions Included?K3Yes ( )No Why? (Example:Two Family Home) 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. CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM The following written statement has been submitted with this application: ( ) For all Variance requests a written Statement of Hardship demonstrating the following must be attached: a) 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; b) Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the applicant;and c) Desirable relief may be granted without substantial detriment to the public good,and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. ( ) For all Special Permit requests a Statement of Grounds must be attached. An application for a special permit for a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be substantially more detrimental than the existing nonconforming use to the neighborhood in accordance with Section 9.4 Special Permits. Such a statement should include reference to the following criteria: a) Social,economic,or community needs served by the proposal; b) Traffic flow and safety,including parking and loading; c) Adequacy of utilities and other public services; d) Impacts on the natural environment,including drainage; e) Neighborhood character;and I) Potential fiscal impact,including impact on City tax base and employment. ( ) For all Comprehensive Permits for construction of low or moderate income applicants should refer to M.G.L. Ch.40B §20-23. Previous applications to the Board of Appeals involving this property have been submitted with this petition form. The Building Commissioner can provide documentation ofprevious applications to the petitioner or his representative. Hig oc r d reet, 7jdijjerentjrompetifioner: Petitioner: L Property Owner: n i, Esq. Address: Se afini, arlin & CO rrentAddr�Bh 6 Federal reet Teleph ne: Telephone: Email (978) 744-0212 Email: 3correntiLdseratiniiaw.com Signature: Signature: (Attached content letter is also acceptable) Date: June 14 ,2016 Dale: If differentfrom petitioner: Representative: Address: A TRUE ATTEST Telephone: Signature: Date: CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk. Schedule A The Petitioner, High Rock Bridge Street, LLC, owner of the site at 401 Bridge Street and 44 Boston Street, seeks zoning relief to allow for the construction of .the attached plan that was recently approved by the Planning Board after nearly 10 months of review. The plan includes 2 buildings: a 4-story residential building with first floor retail space, and a 2-story municipal building, the Jean A. Levesque Community Life Center. The site is located in the North River Canal Corridor District (NRCC), Transitional Overlay District (TOD), and the site also falls within the Entrance Corridor Overlay District (ECOD). The plan, as proposed, requires the following relief as explained below: Variances 1. Minimum lot area per dwelling unit (§ 4.1.1); 2. Buffer zone within TOD of NRCC (§§ 8.4 and 13); and 3. Curb cut width (§8.2.3.1) Special Permit 1. Shared Parking (§ 5.1.7) Minimum Lot Area per Dwelling Unit The Petitioner proposes 117 dwelling units on the site. In the NRCC the minimum lot area per dwelling unit is 3,500 square feet [Section 4.1.1], thus allowing 64 units as of right. Additionally, the Planning Board granted a Density Bonus under the NRCC Section 8.4.11.2 of 12 units, bringing the as of right total to 76 units. Literal enforcement of this density would make the site economically unfeasible to develop due to the costs of Brownfield Development. Therefore, a variance from the minimum lot area per dwelling unit is requested. Buffer Area The required buffer area in the Transitional Overlay District is 50 feet from any residentially zoned parcel [Section 8.4.13(3)]. While there are no structures 1 proposed within the buffer area, there is parking along the rear of the site within the buffer. The distance from the abutting lot lines varies, with the closest . parking area approximately 14.1 feet away due to the unique shape and configuration of the property. Additionally, there is a 14 foot high retaining wall located along a portion of the property line. The proposed buffer along the Federal Street residences, while reduced in width, will be substantially landscaped and fenced. Relief to the buffer requirement is also requested along the abutting church parking lot, which is zoned residential. Without. relief to the buffer requirement over 80 parking spaces would be lost, rendering the project unfeasible. Therefore, a variance to the buffer area requirement of 50 feet is requested. Curb Cuts Proposed access to and from the site on Boston Street includes one large curb cut totaling 49.6 feet. Only one curb cut of no greater than 24 feet is permitted in the ECOD [Section 8:2.3(1)]. A wider driveway is required due to the design of the site and compliance with fire access regulations. The curb cut as designed is also intended to prevent left turns from entering or exiting the site, a Planning Board recommendation. Therefore, a variance from the ECOD curb cut requirement is requested. Unique Size and Shape of Site The site is approximately 224,017 square feet, or 5.1 acres. This parcel, the former Sylvania Electric industrial site, is uniquely shaped and sized compared to others in the district, creating challenges in the site layout. Mechanical Equipment The Petitioner proposes transformer pads be located within 25 feet of Bridge Street. In the NRCC, no mechanical equipment may be located in a front yard or within 25 feet of a side yard lot line [Section 8.4.8]. Relief is requested to allow the transformer pads to be located within 25 feet from of the Bridge Street lot 2 i line, as required and approved by the Design Review Board and the Planning Board. Parking This mixed-use building project provides parking on the site and is designed to comply with the NRCC requirements. The parking is arranged to the south and east of the mixed-use building and to the south, east, and west of the CLC. Both buildings front on Bridge Street and the parking lot islands are appropriately landscaped. Additional screening of the residences to the south is provided by a combination of fencing and landscaping. The total number of spaces on site is 275 spaces. The count of 275 spaces includes the required ADA accessible spaces adjacent to the buildings. The parking breakdown is as follows: Two parking spaces are required for each residential unit in NRCC. There are 117 units proposed, which would require 234 parking spaces, which is met. The retail business to be located in the first floor of the mixed-use building is approximately 4,000 square feet, with a requirement of 1 space per 150 square feet of gross floor area, or 27 spaces, which requirement is met. The parking requirement for municipal buildings (Senior Center) is one space for each 2 employees, plus such additional space as shall be deemed necessary by the Board of Appeal. The anticipated employee count in the CLC isisemployees, which is met. There are additional seasonal employees, drivers and delivery people coming to and from the CLC at various times. Thus, the determination of additional spaces necessary for the CLC is left to the Board, and a special permit for shared parking [Section 5.1.7] is 3 i requested. Shared parking at this site is appropriate as the residential peak parking demand is after 7:00 p.m. and overnight, while the CLC peak demand is between 9:30 a.m. and 3:00 p.m. Retail and CLC components have different peak hours, with the residential overnight parking. The development of this site will create new jobs, help beautify an important site into the downtown area, and allow for the construction of the long awaited Jean A. Levesque Community Life Center serving social and community needs. This project truly will create a beautiful new "gateway" into Salem. Hardship The site is unique in its size and shape in that it is the largest parcel in the NRCC zoning district at 5.1 acres, while being isolated from the North River Canal by a major thoroughfare. Construction in this former factory site is complicated by the soils which are comprised primarily of filled tidelands and require special construction techniques for foundations to be put in place (piles, borings). The unique shape of the lot has created challenges for the developer in laying out required buildings and parking fields due to its long, narrow shape. When the 50 foot buffer line is drawn on the site, nearly 80 parking spaces and part of the entrance curb cut are lost, effectively rendering the project infeasible. The intent of the buffer is met with exclusive landscaping and no building construction with the 50 feet of the residential property lines. Additionally, the elevation of the abutting residences along a portion of the site creates a natural buffer where the retaining wall is located. A prior decision of this Board dated June 2, 2010, attached hereto, granted variances to the buffer area and parking, as well as the height of the building. The Petitioner respectfully requests that the necessary relief be granted. 4 usol ,� 40/v M 11 CITY OF SALE , MASSACHUSETTS �y BOARD OF APPEAL 120 WASHINGTON STREET, 3R0 FLOOR y � a SALEM. MASSACHUSETTS 01970 TELEPHONE: 978-745.9595 / p0� FAX: 978-740.9846 Zq - KIMBERLEY DRISCOLL - P 2' 13 MAYOR TV r;t June 2, 2010 III IIIIIIIIIIIIIIIIIIIIIIIIIIIII�I�IIII�IIII Decision 2010081300402 B09680 Pg;315 08/13/2010 02:57 VAR Pg 114 City of Salem Zoning Board of Appeals Petition of HIGH ROCK BRIDGE STREET,LLC requesting Variances from t building height(feet), buffer zone width, and number of parking spaces to allow the construction of a 24 story professional office building with retail and municipal space on the property located at 44 BOSTON STREET and 401 BRIDGE STREET (North River Canal Corridor Zoning District). A public hearing on the above Petition was opened on May 19, 2010 pursuant to Mass General Law Ch. 40A, § 11. The hearing was closed on May 19, 2010 with the following Zoning Board of Appeals members present: Robin Stein,Rebecca Curran, Richard Dionne,Beth Debski,Annie Harris, Jimmy Tsitsmos(alternate) and Bonnie Belair (alternate). Petitioner seeks Variances pursuant to Section 8.4.13,Transitional Overlay District, of the City of Salem Zoning Ordinances, under Section 8.4,North River Canal Corridor. Neighborhood Mixed Use District (NRCC), and Section 5.1 et.seq., Off-Street Parking. Statements of fact: 1. Attorney Joseph Correnti represented the petitioner at the hearing. 2. The property is currently vacant land except for a single garage type building housing 2 businesses. 3. In a petition dated April 30,2010,petitioner requested Variances from building height,buffer zone and parking requirements. 4. At the hearing, Attorney Correnti explained that due to the site's narrow shape, meeting the NRCC zoning requirements for the parking and buffer area was difficult. He explained that if strictly followed, the buffer requirement would eliminate so much parking(approximately 80 spaces)that any project would be economically unfeasible. 5. At the hearing, testimony describing the uses proposed for portions of the building was received and it was explained that these uses required high ceilings. The proposed Salem Senior Center on the first floor was intended to have an open, spacious feel, and also would have a stage area and would house other 2 activities for which high ceilings were desirable. Also, the medical offices planned for the upper floors would need the extra ceiling height to accommodate equipment, and a planned health club in the building would also require high ceilings. The requirement of a maximum of 4 stories is being met per the plans submitted. 6. At the hearing,Jim Treadwell, 36 Felt Street, objected to the proposed reduction in the buffer area and felt the parking area was too large. Teasie Riley Goggin, 9 Wisteria Street, did not feel the proposed Senior Center use justified the requested height variance. 7. Also at the hearing, Ken Wallace, 172 Federal Street, spoke in support of the project, saying the proposed fence and landscaping in the buffer was enough to shield the neighborhood from any visual impacts. He also expressed appreciation for the developer's reworking of the project based on neighborhood concerns. 8. Board members expressed some concern about the height of the building, but were satisfied with the limitation of 60 feet of height. 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: 1. Special conditions and circumstances exist affecting the parcel, which do not generally affect other land in the same district: the property is a long, narrow, irregularly shaped rectangle, which makes meeting the parking and buffer area requirements difficult. The shape of the site limits the number of parking aisles available,which in tum limits the overall use options for the site. The buffer area further limits the availability of parking, while the parking area eliminates availability of space for the buffer. 2. Literal enforcement of the provisions of the NRCC Zoning District would make development of the site economically unfeasible, since the required buffer area would take up so much of the site that sufficient parking would not be available. Additionally,the proposed uses of a Senior Center, health club and medical offices have special requirements for high ceilings, and without relief from maximum allowable height, these uses would be difficult to accommodate. 3. Desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the zoning ordinance,since the fence and dense landscaping in the buffer area sufficiently shield the adjacent residential neighborhood from visual impacts. Also,the amount of parking on the site is sufficient because of the variety of uses proposed,with some creating parking demand during the day and others in the evening. Board members also noted the social benefit of locating the new Senior Center in the building, 3 and the overall benefits to the city of having a long-vacant site redeveloped and back in productive,taxable use. 4. The applicant may vary the terms of the North River Canal Zoning District to allow for the redevelopment of the site as shown on the submitted plans; the petition is consistent with the intent and purpose of the City of Salem Zoning Ordinance. 5. In permitting such change, the Board of Appeals requires certain appropriate conditions and safeguards as noted below. On the basis of the above findings of fact and all evidence presented at the public hearing including, but not limited to, the Plans,Documents and testimony,the Zoning Board of Appeals concludes: 1. Variances from building height(feet),buffer zone width, and number of parking spaces are granted to allow the construction of a 2-4 story professional office building with retail and municipal space, as shown on the submitted plans titled"Gateway Center: A Multi-Use Building for the Salem Senior Center and Professional Offices,"dated April 28, 2010, prepared by Gunderson Associates Architects, Wellesley,Massachusetts. In consideration of the above, the Salem Board of Appeals voted five(5) in favor(Stein, Harris, Debski, Dionne and Curran) and none(0)opposed, to grant petitioner's requests for a Variances subject to the following terms, conditions, and safeguards: 1. Petitioner shall comply with all city and state statutes, 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. A Certificate of Occupancy is to be obtained. 6. 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. 7. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including,but not limited to,the Planning Board. 8. The proposed building may be up to 60' in height. 4 9. The buffer zone shall be maintained as per the final landscape plan submitted to and approved by the Planning Board. pp iXr Robin Stein, Chair Salem Board of Appeals 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 of filing of this decision in the office of the City Clerk. Pursuant to the 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 has been filed with the Essex South Registry of Deeds. Date 1 1 Ota I hereby certify that 20 days have expired from the date this instrument was received, and that NO APPEAL.has been filed in this office. ATrue Copy __— ATTEST:,-sCITY UERK. Salem, Mass. I 4 N M. ND RIVER9g� 0 9• \_11 yaw,..,.CID BRI D G E gt S ��az 4= ✓\ I W 4\\\ \ N° �lIg 1G) —PUBLIC—VARNBIE wlorH E T j .•.aY (1990"T,NIGMWAY L1YGU,NG. 3939 aA�C� po liwl i A \ 9 In ONai Far rr FT IT) Ent B � 5 //GS E�/// ` \\ e „' L.,. - tee• 0 z R I f I I I I I ____——_—__ \ II I I II 1 1 I I I I I I mWC // p —_J—II--J—___1_---J---LL__J_--L—J-- ¢ F E D E R A L S T R E E T -_-__ F / 3 ZOM / __--_____- U / wa9a 0 Ulu \ 4y C \ MEMORANDUM REEC � lVE To: Board of Appeal JUL 20 2016 Re: Petitioner's Memorandum in Support of Special Permit for Shared Parking EPT(Salem Zoning Ordinance § 5.1.7) COMMUNITY EVELOPMENT I This Memorandum is intended to address the threshold issue that peak demand for parking will differ among the uses within the Gateway project, thus supporting the conclusion that shared parking at the site is appropriate. For example, the CLC and retail components will not be open for business in the middle of the night, while most residents will be home and using the parking spaces at those hours. Section 5.1.7 of the Salem Zoning Ordinance permits the Board of Appeal to grant a special permit for shared parking in cases where a petitioner demonstrates that usage of the parking area would not occur simultaneously. The Zoning Ordinance does not provide a method for determining whether usage would occur simultaneously, so we have looked at outside authority for guidance on this issue. First, the Metropolitan Area Planning Council ("MAPC") refers to different methods that municipalities may use in determining shared parking requirements. Among these methods are 1) applying required parking to a parking occupancy rate table to determine the maximum amount of parking anticipated at given times; and 2) allowing the parties that intend to share parking to determine the number of spaces needed. The MAPC refers to factors to be used in determining the number of spaces required, which include: 1) the physical layout of the development and ease of pedestrian access to spaces; 2) the type of users typically parking at each type of facility, and their parking patterns (full-time employees versus customers who park for an hour or two); and 3) the total accumulation of parked vehicles expected for each use during different time periods.' Second, the Institute of Transportation Engineers ("ITE") suggests that one can predict when peak parking accumulation will occur and cites the following examples: 1) residential land use would generally peak at night or very early in the morning; 2) restaurants at meal times (noon time and dinner time); 3) office or employment uses Metropolitan Area Planning Council,Shared Parking, Last Updated June 2, 2010, http://www.ma pc.org/resources/parking-tool kit/strategi es-topic/sha red-parking 1 ,typically peak in the mid-morning or mid-afternoon; and 4) stadiums during capacity crowd events.2 Third, the Commonwealth has endorsed a Smart Growth/Smart Energy Toolkit, targeting "Smart Parking", which encourages use of a model parking use and peak hours chart for calculating parking demand.3 That method of calculating parking demand has been implemented in several cities and towns, including Beverly, Waltham, and Wilmington. The Waltham model is used by the MAPC as a local example of a shared parking ordinance 4, and is outlined below as a model for the Gateway project. In the City of Waltham, when any land or building is used for two or more distinguishable purposes, the minimum number of spaces required is calculated by the applying the anticipated percent of usage from a Parking Credit Schedule Chart and totaling the number of spaces required for each time period. The greatest number is the minimum number required.5 The following is the Parking Credit Schedule Chart for the City of Waltham: USE WEEKDAY WEEKEND Night _Day Evening Day Evening Midnight to 7:00 a.m. 7:00a.m.to5:00p.m. 5:00 p.m.to Midnight 6:00a.m.to6:D0p.m. 6:00 p.m.to Midnight _ Residential 100% 60% 9D% 80% 90% Office/industrial 5% 100% 10% 10% 5% Commerical retail 5% 80% 9D% 100% 70% Hotel 70% 70% 1009, 70% 100% Restaurant 30% 50% 1009, 50% 100% Restaurant associated with hotel 10% 50% 60% 50% 60% Entertainment/ recreation (theaters, bowling alleys, cocktail lounge and s mi ar 1 10% 1 40% 1 100% I 80% I 100% Day-care facilities 5% 10D% 10% 20% 5% All other 100% IDD% 100% 1009, 100% z Institute of Transportation Engineers, Parking Occupancy—Data Collection, http://www.ite.org/parkinggeneration/datacollection.asp 3 Smart Growth/Smart Energy Toolkit,Smart Parking, http://www.mass.gov/envir/smart growth toolkit/pages/mod-smart-parking.html 4 Metropolitan Area Planning Council,Shared Parking, Last Updated February 8,2010; http://www.ma pC.Org/resources/parking-tool kit/strategies-topic/sha red-parking/exa m p l es- offstreetparking##waltham-sharedparking 5 City of Waltham Zoning Code,Article 5§5.2 2 t Applying the percentages from the above chart to the Gateway project, one gets the following result: USE WEEKDAY WEEKEND Night Day Evening Day Evening Midnight to 7:00 a.m. 7:00a.m.to5:00 .m. 5:00 p.m.to Midnight 6:00 a.m.to 6:00 p.m. 6:00 p.m.to Midnight Residential 1 234 141 211 188 211 Commercial Retail 2 22 25 27 19 _ All other 14 14 14 14 14 TOTAL 250 177 250 229 244 - As indicated, the greatest number of parking spaces anticipated to be utilized at any one time is 250, and that is overnight parking. Our project includes 275 parking spaces, which meets that minimum requirement. However, the CLC obviously requires more than 14 spaces for its use and under the most peak scenario for CLC use (M-'F, 7:00 a.m. to 5:00 p.m.) there are over 100 spaces available on the site. Several other cities and towns in the Commonwealth permit and encourage shared parking. Municipalities including Beverly, Cambridge, Stoneham, Waltham, Wilmington and Marlborough have adopted more comprehensive shared parking ordinances. Each use different formulas to establish minimum parking requirements. In applying the Salem required parking figures for the Gateway project to the formulas of these municipalities, the Gateway project meets or exceeds the minimum requirements of shared parking in each instance. In conclusion, our project meets the required number of spaces for shared parking, using models that are endorsed by planning organizations, traffic engineering organizations, and other cities and towns in the greater Boston area. A finding that the three uses included in the project have different peak hours and demonstrate that the maximum amount of parking needed for the three uses will not occur simultaneously. 3 P Al, CITY OF SALEM, MASSACHUSETTS DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT YJMBERLEY DRISCOLL MAYOR 120 WASHINGTON STREET ♦ SALEM,MASSACHUSETTS 01970 TELE:978-619-5685 ♦ FAx:978-740-0404 LYNN GOONIN DuNCAN,AICP DIRECTOR MEMORANDUM To: Board of Appeals Cc: Kimberley Driscoll, Mayor Joseph Correnti, Esq. From: Lynn Goonin Duncan,AICP, Director, d y� Re: Gateway Center Date: June 29, 2016 As I will no longer.be working for the City of Salem at the time of the public hearing for the Gateway Center located at 401 Bridge Street and 44 Boston Street, I write this letter in advance of your July meeting in support of the project, specifically the requested special permit for shared parking and variances for minimum lot area per dwelling unit, buffer zone within the TOD of the NRCC, and curb cut width. The Planning Board after a thorough, lengthy, and comprehensive review of the proposed development approved the project at its meeting on May 19, 2016. In considering approval of ,. the NRCC Special Permits, the Planning Board made findings that the proposed project complies with the North River Canal Corridor Neighborhood Master Plan. Findings#6, 7, 8, and it are specifically relevant to the requests before the Board of Appeals, but they are all worth noting in terms of understanding the good planning practices that the proposed development incorporates. Further, based upon input from the Planning Board members and the neighborhood,the plan was revised significantly,thereby reducing the number of variance requests to come before you. The Planning Board made the following findings: 1. Redevelops a key site in the NRCC,the former Sylvania site. 2. Creates a new "landmark" building at the southeast corner of Bridge and Boston Streets. 3. Supports the creation of an "Urban Village" and "Gateway" to the downtown at the intersection of Bridge and Boston Streets, as articulated in the Master Plan. The proposed development adds to the vitality of the area through its active, 24/7, mixed- use development, including housing, commercial, retail and the Community Life Center. In urban planning and design, an urban village is an urban development typically characterized by medium density housing, mixed use development, good public transit, and an emphasis on pedestrians. 4. The new mixed-use building and the new Community Life Center are placed close to the street to enhance the pedestrian experience. 5. Buildings are appropriate in scale and meet the height requirements of the NRCC zoning. 6. Parking is located at the rear with entry/exit away from the intersection of Boston and Bridge Streets. 7. Incorporates a shared use parking strategy to reduce the amount of pavement and drainage runoff. 8. Provides a landscaped buffer at the rear of the parcels to protect views of the nearby residences on Federal Street. 9. Improves the sidewalks and pedestrian environment on both Boston and Bridge Streets along the project site through improvement of sidewalks and landscaping. . 10. Focuses active ground level uses at the corner. 31.The NRCC vision statement states,"Create new housing opportunities that encourage a range of housing types and affordability". The proposed housing includes 10% affordable units. i' Minimum lot area per dwelling—At approximately 23 units per acre this would be considered a medium-density development and is comparable to other projects in the NRCC that have been approved. In terms of comparison, 28 Goodhue (now North River ` Apartments) has 24 units per acre; Riverview Place has 31 units per acre; and Grove Street Apartments (Salem Oil & Grease site) has 18 units per acre. In addition, the Planning Board granted a density bonus of 12 units under NRCC Section 8.4.11.2 of the Zoning Ordinance because the development incorporates 10%affordable units, which I is a goal of the NRCC neighborhood plan. This reduces the extent of the variance request. Buffer area—the Planning Board carefully reviewed the site plan and was satisfied that the landscaped buffer at the rear of the property, along with the change in elevation, protects the views of nearby residences. I note that the Planning Board has specific expertise on board as one of its members is a landscape architect. Curb Cut—The plan was peer reviewed by a traffic engineer. The recommendation was that there be no left turns entering or exiting the site from Boston Street, resulting in a wider driveway, as proposed. s Parking—The NRCC neighborhood plan encourages shared parking, which is appropriate for the types of uses proposed for the site. Residential parking demand is highest overnight after normal work hours, and the Community Life Center and retail use peak demand is during the day. The NRCC District requires two parking spaces per residential unit. To date, only one development, North River Apartments, has been constructed. There are 44 residential units, 6,000 square feet of retail space, and 120 parking spaces to meet zoning requirements. While recognizing that the retail space is not fully occupied,there are typically only 45—49 cars there on an average basis, underscoring the fact that the parking requirement may result in an excess of paved area, and supporting the request of the Gateway Center for a special permit for shared parking. I strongly support the requested variances and special permit for the Gateway Center mixed use development and believe that this development will support the creation of an urban village and gateway to the downtown as envisioned in the NRCC Neighborhood Master Plan. Thank you for consideration of these comments. f•} P I 3 ,F�cgaorTq�o CIS OF SALEM MASSACHUSETTS BOARD OF APO A s 4" d 120 WesEINesoN Sraaea' Bn[.EM GLMINEDS " TFiF;978-619-5685 FAX:978-740-0404 KIM6ERLEY DRIscou, ' MAYOR City of Salem Zoning Board of Appeals Will hold a public hearing for all persons interested in the petition of HIGH ROCK BRIDGE STREET LLC seeking Variances per Sec. 4.LI Table of Dimensional Requirements for minimum lot area per dwelling unit; Sec. 8.4.13 Transitional Overlay District of the NRCC to allow less than the required fifty (50') buffer; Sec. 8.2.3.1 Entrance Corridor Overlay District to allow a curb cut that exceeds the maximum curb cut width. A Special Permit per Sec. 5.1.7 Shared Parking to permit shared parking where parking usage would not occur simultaneously as determined by the Board. The proposal is for the property located at 401 BRIDGE STREET & 44 BOSTON STREET (Map 25 Lot 74; Map 15 Lot 305) (NRCC). Said hearing will be held on WED, July 20, 2016 at 6:30 p.m., 3rd floor, 120 WASHINGTON ST, ROOM 313. Rebecca Curran, Chair Board of Appeals Salem News: 7/6/2016 & 7/13/2016 This notice posted on "Official Bulletin Board". City Hall, Salem, Mass. on 30 outr, at g;yyGM in accordance with MGL Chap. 30A, Sections 18-25. e CITY OF SALEM PLANNING BOARD ;Y Amended Decision June 1, 2016 Site Plan Review and Special Permits under the North River Canal Corridor Neighborhood Mixed Use District and Wetlands and Flood Hazard Overlay District On July 30, 2015, the Planning Board of the City of Salem opened a Public Hearing for amendments to the approved Site Plan Review and Special Permits decision under the North River Canal Corridor Neighborhood Mixed Use District (NRCC) to allow a multi-story' arrangement of a multi-family residential use consisting of the construction of two separate buildings including the Community Life Center, a two-story building, and a five-story mixed-use residential/retail on the comer of Boston and Bridge Street with an associated revised parking and landscape layout located at 401 BRIDGE STREET (Map 25, Lot 74) and 44 BOSTON STREET(Map 15, Lot 305). Since the project was initially filed, there were significant modifications proposed to the plans as a result of input from the Planning Board; Design Review Board, Abutters and the Massachusetts Department of,Environmental Protection. For example,the original application requested a five- story mixed-use residential/retail building. However; in the course of the review, the plans evolved such that the building was reduced to four stories. The petitioner requests the following Special Permits be amended to reflect the plans .as referenced: 1. Special Permit per Sec. 8.4.5 (4.4) of the NRCC to allow a multi-story arrangement of a multi-family residential use. 2. Special Permit per Sec. 8.4.12(4) of the NRCC to allow ground level retail use to be amended from the original decision to exceed the 3,000 gross square feet for one retailer. 3. Special Permit per Sec. 8.4.13(4) of the NRCC to allow an increase of the maximum height of fences and boundary walls adjacent to residentially zoned or used parcels may be increased to ten (10) feet. 4. Special Permit per See. 8.1.4 to allow construction within the Wetlands and Flood Hazard Overlay District. The Public Hearing was continued to September 3, 2015, September 17, 20151 October 15, 2015, November 19, 2015, December J. 2015, December 17, 2015, January 7, 2016, January 21, '2016, February 4, 2016, February 18, 2016, March 17, 2016, April 7, 2016, May 5, 2016 and May 19, 2016. In considering approval of the NRCC Site Plan Review. the Planning Board finds that the development meets the goals of the North River Canal Corridor Plan, as stated in the Salem Zoning Ordinance, as follows: 1. Create appropriate development while preserving our historic neighborhood character: The proposed project was unanimously recommended for approval by the Salem Design Review Board (DRB) on May]0,2016. The DRB's role is to review proposals to ensure they are designed to complement and harmonize with adjacent land uses with respect to architecture, scale, landscaping and screening. in a recommendation letter to the Planning Board dated May 10, 2016 the DRB details how the applicant satisfactorily addressed design issues. 2. Address transportation issues for existing and new developments: The .developer has agreed to become a member of the North Shore Transportation Management Association for three years, as specified in Conditions 9(d) below, in order to reduce vehicle traffic on local streets and reduce vehicle emissions in the project area. Additional traffic mitigation measures are enumerated in Conditions 9(a-c). 3. Enhance the public realm in keeping with our unique neighborhood character: As noted on Site Plan Sheet C6. the existing sidewalk along Bridge Street will be removed and replaced with a .six foot wide sidewalk. Sheet Ll of the site plans delineate street trees and a lawn area that provide a buffer between the sidewalk along Bridge Street and the Street. In addition, the sidewalks along the public realm offer a connection to the internal pedestrian paths, including a direct connection from Bridge Street to the Community Life Center's outdoor patio area. Therefore, the project will improve sidewalks and the pedestrian environment along Bridge and Boston Street. In considering approval of the NRCC Special Permits, the Planning Board finds that based on submitted reports, project plans, visual analysis and site investigation, the proposed project complies with the North River Canal Corridor Neighborhood Master Plan, as follows: 1. Redevelops a key site in the NRCC, the former Sylvania site. 2. Creates a new"landmark"building at the southeast corner of Bridge and Boston Sweets. 3. Supports the creation of an "Urban Village' and "Gateway" to the downtown at the intersection of Bridge and Boston Streets, as articulated in the Master Plan. The proposed development adds to the vitality of the area through its active, 24/7, mixed-use development, including housing, commercial, retail and the Community Life Center. In urban planning and design, an urban village is an urban development typically characterized by medium density housing, mixed use development: good public transit, and an emphasis on pedestrians. 4. The new mixed-use building and the new Community Life Center are placed close to the street to enhance the pedestrian experience. 5. Buildings are appropriate in scale and meet the height requirements of the NRCC zoning. 6. Parking is located at the rear with entry/exit away from the intersection of Boston and Bridge Streets. 7. Incorporates a shared use parking strategy to reduce the amount of pavement and drainage runoff. 8. Provides a landscaped buffer at the rear of the parcels to protect views of the nearby residences on Federal Street. 9. Improves the sidewalks and pedestrian environment on both Boston and Bridge. Streets along the project site through improvement of sidewalks and landscaping, 10. Focuses active ground level uses at the corner. 11. The NRCC vision statement states, "Create new housing opportunities that encourage a range of housing types and affordability'. The proposed housing includes l0% affordable units. NRCC Special Permits The Planning Board considered the requested Special Permit under the NRCC Mixed Use District, Section 8.4.5(4.4), Residential Uses: Except by Special Permit, Multifamily residential uses as primary uses in lownhouse, row house,,fats or multistory arrangements: a. The board finds that the multifamily residential uses abut residential uses to the south oil . Federal Street. b. The board finds that the multifamily residential uses retain first floor commercial use along the street. c. Due to the topography of the site, the board finds that it is not feasible for each unit of the newly constructed building to have separate exterior first floor entrances. Additionally. the building as proposed is not within 100 feet of a residentially used 'parcel in an abutting zoning district. The Planning Board considered the requested Special Permit under the NRCC Mixed Use District, Section 8.4.12(4), Retail Uses: Except by Special Permit, each individual retail use shall not exceed three thousand(3,000)gross square feel in size. a. The Board finds that the proposed retail size is appropriate to allow an active and practical retail use. The Planning Board considered the requested Special Permit under the NRCC Mixed Use District, Section 8.4.13(4); Transitional Overlay District: Fences/boundarl+ivalls: The ma.vinnrm height of fences and boundary smalls adjacent to r'esidenlialli, zoned or.used parcels may he increased to ren (10)feet uvith Special Permit appros>al fonv the Planning Board. a. The Board finds that the proposed fence heights are appropriate, since they are intended to provide additional buffering between the residential neighborhood and the project, iii response to neighborhood concerns. In considering approval of the Wetlands and Flood Hazard Overlay District Special Permit, the Planning Board hereby makes the findings pertaining to the Flood Hazard District Special Permit Application as follows: 3 a. The subject property is located in the North River Canal Corridor, an area designated for urban village of.mixed uses. As conditioned, and with the inclusion of the special permits thero act p J complies in all respects to the uses and provisions of the underlying district in which the land is located. b. The plans proposed grades for the finished floor elevation of 12.11 feet (NGVD 1920 datum) to account for potential sea level rise and to provide increased parking and pedestrian access above elevation 10.81, above the identified 100 year flood elevations shown on the new July 2014 FEMA Flood Maps. Vehicles will pass through minimal ponding of'a couple inches with flood at 10.81 feet since a number of parking spaces are located below the 10.81 foot elevation, as is the entrance on Bridge Street. However, access and egress for vehicles to and from Boston Street above 10.81 feet is provided. Thus, there are adequate convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent streets and property, particularly in the event of flooding of the lot(s) or:adjacent lot(s) caused by either overspill from water bodies or high runoff. c. Elevated floor elevations as well :as transformer pad elevations are proposed to be above the projected FEMA flood elevations by 1.3 feet. As such; utilities, including gas, electricity, fuel, water and sewage disposal, will be located and constructed so as to protect against breaking; leaking, short circuiting, grounding or igniting or any other damage due to flooding. The Planning Board considered the request to grant twelve (12) Density Bonus housing units under the NRCC Mixed Use District, Section 8.4.11.(2): a. Pursuant to condition of approval number 8(a-b), 12 housing units will be set aside as affordable housing units. A density bonus of 12 housing units will not exceed 25 percent of the maximum number of units permitted, and the density bonus is not, in the aggregate, more than one and one half of the maximum number of units permitted in the district. Therefore, the Planning Board awards 12 density bonus units. Lastly; The Planning Board received testimony on the topic of subsurface environmental conditions as presented by the applicants Licensed Site Professional, which included testimony that the site will meet all applicable DEP standards for residential and CLC use as proposed. The Public Hearing was closed on May 19, 2016. At a regularly scheduled meeting of the Planning Board held on May 19, 2016, the Board voted by a vote of seven (7) in favor (Ben Anderson, Matt Veno, Carole Hamilton, Dale Yale, Kirt Rieder, Noah Koretz, Helen Sides) in favor and none opposed, to approve the application of HIGH ROCK BRIDGE STREET. LLC for amendments to the approved Site.Plan Review in accordance with Salem Zoning Ordinance Section 9.5, Special Permits under the North River Canal Corridor Neighborhood Mixed Use District (NRCC) and a Stotmwater Permit in accordance with the Salem Code of Ordinances Sec. 37 for the property located at 401 BRIDGE STREET (Map 25. Lot 74) and 44 BOSTON STREET (Map 15, Lot 305). Specifically, the application is for a multi-story arrangement of a 4 multi-family residential use consisting of the construction of two separate buildings including the Community Life Center, a two-story building, and a four-story mixed-use residential/retail on the corner of Boston and Bridge Street with an associated revised parking and landscape layout, subject to the following conditions: 1. Conformance with the Plans ' B• a. Work shall conform to the following plans: i. "Gateway Center." Sheets dated May 10, 2016 entitled: View fi'om Corner of Boston& Bridge Street, Mixed Use Residential/Retail Ground Floor Plan, Mixed Use Residential/Retail 2"d-4' Floor Plan,,Mixed Use Residential/Retail Roof Plan and Mixed Use Residential/Retail Unfolded Building Elevations, prepared by The Architectural Team (TAT), Salem, MA; ii. "Mayor Jean A. Levesque Community Life Center," Sheets dated May 10, 2016' titled: First Floor Plan, Second Floor Plan, Building Elevations, Building Perspective, Exterior Lighting Plan, Exterior Light Fixtures, and Sheet dated April 27, 2016 titled: Perspective prepared by Gundersen Associates Architects.. Salem. MA: iii. "Gateway Center Landscape Plan- Bridge Street," Sheet L-1 dated May 10, 2016 prepared by Blair Hines Design Associates; iv. "Site Plan, Gateway Center, 401 Bridge Street,` Sheets Cl, C2, C3, C4, C5, C6, C9, CIO, C11. andC12, dated March 23 2016, revised April 29, 2016,and C7 and C8 dated March 23, 2016, revised April 2% 2016 and May 17, 2016 prepared by Hayes Engineering, Inc., Salem, MA. 2. Amendments a. Any amendments to the site plan shall be reviewed by the City Planner and if deeped necessary by the City Planner, shall be brought to the Planning Board. Any waiver of conditions contained within shall require the approval of the Planning Board. 3. Landscaping a. All landscaping shall be done in accordance with the approved set of plans. 4. Lighting . a. No light shall cast a glare onto adjacent parcels or adjacent rights of way. b. A final lighting plan shall be submitted to the City Electrician for review and approval prior to the issuance of a building permit. 5. Maintenance a. Refuse removal ground maintenance and snow removal shall be the responsibility of the developer, his successors or assigns. b. Winter snow in excess of snow storage areas on the site shall be removed offsite. 5 c. Maintenance of all landscaping shall be the responsibility of the applicant; his successors or assigns. d. The applicant, his successors or assigns, shall guarantee all trees and shrubs for a iwo- year period, 6. Design Review Board a.. The applicant shall submit final construction plans for review and approval by the Design Review Board (DRB) prior to the issuance of a building permit. b. The DRB shall review and approve construction mock-ups of material treatments to be provided by the applicant. c. Prior to the issuance of sign permits, the applicant shall submit a.plan for signage to the DRB for review and approval; the signage for the building and the site shall conform to the City of Salem's Sign Ordinance, NRCC zoning. d. The Applicant shall explore relocating the retail use on the ground floor to the corner of Bridge Street and Boston Street. If such relocation is feasible, then the plans showing this revision shall be submitted to the City Planner for discussion and approval prior to the issuance of a building permit. If such relocation is not feasible, the Applicant shall submit a statement to the City Planner explaining their determination prior to the issuance of a building permit.. e. Prior to the issuance of a building permit, the applicant shall submit plans to the City Planner for review and approval that identify one or more locations for the installation of public art on site. 7. Conservation Commission a. All work shall comply with therequirements ofthe Salem Conservation Commission b. The applicant shall receive all necessary approvals from the Salem Conservation Commission. 8. Affordable Housing Units a. Twelve housing units (10%) shall be set aside as affordable housing units. The Applicant shall place an Affordable Housing Restriction on these twelve (12) housing units in the form of a deed rider(s) acceptable to the Commonwealth Department of Housing and Community Development (DHCD). The restrictions shall be in accordance with the eligibility criteria for DHCD's Subsidized Housing Inventory for the purpose of ensuring that the twelve (12) dwelling units will be restricted as affordable housing for households whose annual incomes are eighty percent (80%) or less of Area Median Income (`Low income Households") with a sales or rental price affordable to said households as determined by DHCD for a period of ninety nine (99) years from the date of the original conveyance. The Affordable housing Restriction(s) shall be registered with the Essex South Registry of Deeds. b. It is acknowledged that the Developer is proposing to sell the units as condominiums. The developer shall hire a certified Lottery Agent .as required by DHCD to prepare a buyer selection plan and conduct the lottery for the buyers to ensure compliance with affordable housing requirements. The developer is to be responsible for any marketing costs and income verification. It is expressly noted that should the units be marketed as rental units instead, the Lottery Agent will prepare a renter selection plan and ensure the selection of renters in accordance with DHCD requirements. 9. Traffic Mitigation a. Developer to submit an.Easement Plan designating an easement on the site for a potential third westbound approach lane adjacent to the north side of Boston Street to provide a right tum lane from Boston Street onto Bridge Street.. Plan to be provided for review and approval by the City Engineer prior to issuance of a building permit. The easement to be put in place at such time as the City determines that the additional turn lane is warranted. it being understood that the developer's obligation is the granting of the easement only and not the construction of the roadway. b. Proposed plans and details of the mitigation measures below are to be submitted for review and approval by the City Engineer, City Electrician, City Planner, and the Traffic Division of the Salem Police Department. c. The developer will implement the following traffic mitigation measures prior to issuance of a Certificate of Occupancy: i. Optimize timing of the Boston Street/Bridge, Proctor/Goodhue Streets signalized intersection: ].Implement signal timing adjustments to improve traffic flow. 2.Pedestrian signals are to be installed at the intersection of Boston and Bridge Streets. Design and location, including crosswalks are to be submitted by the applicant to the City Engineer, the Traffic Division of the Salem Police Department, City Electrician and City Planner for review and approval ii. Bridge Street at Flint Street: ].Implement signal timing adjustments to improve traffic flow. d The Developer/Owner is required to join the North Shore Transportation Management Association for a minimum of three years prior to issuance of a Certificate.of Occupancy in order to reduce vehicle traffic on local streets and reduce vehicle emissions in the study area. The cost for such membership shall he based on the rates in effect at the time of the first year of membership. The Community Life Center is exempt from this condition. 10.Maintenance of Stormwater System a. Applicant is to submit an Operations and Management Plan for the stormwater system, including a narrative describing the frequency of cleaning and maintenance of catch 7 basins and Stormceptors and clearly define responsible patty for maintenance, prior to the issuance of a building permit. U. Board of Health a. The owner shall comply with the following specific conditions issued by the Board of Health: b. The individual presenting the plan to the Board of Health must notify the Health Agent of the name,address, and telephone number of the project (site) manager who will be on site and directly responsible for the construction of the project. c. If a DEP tracking number is issued for this site under the Massachusetts Contingency Plan, no structure shall be constructed until the Licensed Site Professional responsible to]- the orthe site confirms that the site meets the DEP standards for the proposed use. d. A copy of the Licensed Asbestos inspector's Report must be sent to the Health Agent. e. A copy of the Demolition Notice sent to the DEP, Form BWPAO6, must be sent to the Health Agent. f. The developer shall give the Health Agent a copy of the 21 E report. g. The developer shall adhere to a drainage plan as approved by the City Engineer. It. The developer shall employ a licensed pesticide applicator to exterminate the area prior to construction, demolition, and/or blasting and shall send a copy of the exterminator's invoice to the Health Agent. i. The developer shall maintain the area free from rodents throughout construction. j. The developer shall submit to the Health Agent a written plan for dust control and street sweeping which will occur during construction. k. The developer shall submit to the Health Agent a written plan for containment and removal ,of debris, vegetative waste, and unacceptable excavation material generated during demolition and/or construction. 1. The Fire Department must approve the plan regarding access for fire fighting. in. Noise levels fi-om the resultant establishment(s) generated by operations, including but not limited to refrigeration and heating, shall not increase the broadband sound level by more than 10 dB(A) above the ambient levels measured at the nearest abutting residential property line. n. The developer shall disclose in writing to the Health Agent the origin of any fill material needed for the project. o. The resultant establishment shall dispose of all waste materials resulting from its operation in an environmentally sound manner as described to the Board of health. p. The drainage system for this project must be reviewed and approved by the Northeast Mosquito Control and Wetlands Management District. q. The developer shall notify the Health Ageint when the project is complete for final inspection and confirmation that above conditions have been nnet. 8 12. Fire Department a._ All work shall comply with (lie requirements of the Salem Fire Department, including the following conditions: i. Should dumpsters be required on the site (outside the building), the Applicant is to submit revised plans for approval by the City Planner. ii. The Applicant is to submit a snow storage plan to the City Planner for review and approval prior to issuance of a building permit. 13. Building Inspector a. All work shall comply with the requirements of the Salem Building Inspector. 14. Utilities a. Underground utility installation shall be reviewed and approved by the City Eugineer prior to the issuance of a Building Permit. 15. City Engineer a. All work shall comply with the requirements of the City Engineer. F b. Prior to building permit issuance, the applicant shall coordinate with the City Engineer,to review any service piping that extends to the street encountered during construction of the foundation and/or site work. Existing utility services encountered onsite that have not been abandoned shall be discontinued in accordance with the Citv of Salem Engineering Department requirements, prior to building permit issuance. c. The applicant shall submit a final roof design ,for review and approval by the City Engineer prior to building permit issuance. The final plan shall show that the roof runoff will be collected by proposed roof drains and will discharge directly into the existing drainage system. d. Prior to building permit issuance, the applicant shall provide additional information to the City Engineer about irrigation plan piping, connection to the City water main, and backflow prevention and metering. e. Prior to building permit issuance, the applicant shall submit plans to the City Engineer for approval that show that all five tide gates will be installed. f Information on foundation construction approach to be submitted to the City Planner once the foundation is designed, including number of piles and' confirmation that the Applicant will monitor vibrations during construction; to be submitted prior to issuance of a_Building Permit. g. Applicant shall submit a report by an engineer documenting the condition of the retaiuing wall from the Applicant's side of the wall to the City Planner prior to the start of construction monitor the condition of the retaining wall during construction; and subunit monitoring report to the City Planner to confirm that it is still in satisfactory condition prior to issuance of a Certificate.of Occupancy. 9 i . 16. Clerk of the Works a. A Clerk of the Works shall be provided by the City, at the expense of the applicant, his successors or assigns, as it deemed necessary by the City Planner. Notwithstanding the foregoing, the parties acknowledge the Project shall be subject to controlled construction, which requires oversight by licensed engineered and architects. Accordingly it is the understanding of the Board, the City Planner and the Applicant that the Clerk of the Works is expected to oversee and review all civil/site improvements related to the project located within the public way, including all utility connections to publicly owned infrastructure. It is also mutually understood that the expense associated with the Clerk of the Works shall be for a reasonable number of hours and at a customary rate of service. b. The applicant shall submit a construction plan to the City Planner prior to starting work. c. The construction plan will be incorporated into the Clerk of the Works Task Order. No work shall start prior to an approved task order for these.services. 17. Construction Practices a. All construction shall be carried out in accordance with the following conditions: i. All provisions in the City of Salem's Code of Ordinance, Chapter 22, Noise Control; shall be sirictly adhered to. ii. All reasonable action shall be taken to minimize the negative eficcls of construction on abutters. Advance notice shall be provided to all abutters in writing at least 72 hours prior to commencement of demolition and construction of the project. iii. Drilling and blasting shall be limited to Monday-Friday between 8:00 AM until 5:00 I'M. There shall be no drilling, blasting or rock hammering on Saturdays, Sundays, or holidays. Blasting shall be undertaken in accordance with all local and state regulations. iv. All construction will occur on site; no construction will occur or be staged within City right of way. Any deviation from this shall be approved by the Department Of Planning& Community Development prior to construction. V. A construction traffic management plan and schedule shall be submitted to the Department of Planning & Community Development for review and approval prior to the issuance of a building permit. vi. Any roadways, driveways; or sidewalks damaged during construction shall be restored to their original condition by the applicant. vii. All construction vehicles shall be cleaned prior to leaving the site so that they do not leave dirt and/or debris on surrounding roadways as they leave the site. viii. All construction shall be performed in accordance with the Rides and Regulations of the Planning Board, and in accordance with any and all rides, regulations and ordinances of the City of Salem. 10 is. All construction vehicles left overnight at the site, must be located completely on the site. X. All construction activities shall be in accordance with the "Salem Police Station Construction Management Plan". , xi. All construction shall take place under the direction and supervision of a Licensed Site Professional in compliance with the rules and regulations of the Massachusetts Department of Environmental Protection. xii. The applicant shall promptly notify the Board of Health of any environmental condition encountered during construction that may adversely impact the abutters to the site. 18. As-built Plans a. As-built plans, stamped by a Registered Professional Engineer, shall be submitted to the Plamning Department and Engineering Department prior to the issuance of the final Certificate of Occupancy. 19. Violations a. Violations of any condition shall result in revocation of this pennit by the Planning Board, unless the violation of such condition is waived by a majority vote of the Planning Board. ` I hereby certify that a copy of this decision and plans has been fled with the City Clerk and copies are on file with the Planning Board. The Special Permit shall not take effect until a copy of this decision bearing the certification of the City Clerk that twenty (20) days have elapsed and no appeal has been filed or that if such appeal has been filed, and it has been dismissed or denied, is recorded in the Essex South Registry of Deeds and is indexed under the name of the owner of record is recorded on the owner's Certificate of Title. The owner or applicant, his successors or assigns, shall pay the fee for recording or registering. J-2 i �� _ �. Ben J. Anderson Chairman 11 i MECHANICALEOUIPIA MSCREEN STO POWER WALL GASEMENTWINDOWSPYP) AT 2ND FLOOR El 01 IF] F111 ❑ ❑ .y MM BOPRD I ❑ ❑ 171 El I4° IT L w _ C/SEMEM WINDOWS(IYry BOPAL SIDING-1 x 10 CHPNNEL PATTERN-VERNCALLY ATTACHED NORTH ELEVATION - - sru2:,re-ra I EMENT WNDOWS(IVP) STO POWEA WALL AT2NDFLOOR o � Il � r at- 30RAL SIDING-1 x10 CHANNEL ALUMINUMSTOPEFRONT EM OE CANOPY CASEMENT WINDOWS(IVP) PATTERN-VERNCALLY ATTACHETI MEOHANICALEOUIPMENTSCREEN MECHANICAL EQUIPMENT SCREEN BTO POWER WALL I _.-.__ �. ❑ ❑ CANOPY ED E] Ell Ell Ell ED ' - P CASEMENT WINDOM(IYP) SERMCEENTPPNOE BORAL SIDING-1 x 10 CHANNEL ALUMINUM STOREFRONT EAST ELEVATION PATTERN-V 171GA YATTACHED scu2:,re.ra WEST ELEVATION arur::,n-ra _ 40 10 May 2016 0 5 10 20 MAYOR JEAN A. 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Q m Ld V) � Ln 1±0o CENTERLINE & STATION o S < \ y U) D 7 L' 06Z �cDM COUNTOUR (1 ') —�--- 03 UJ1° CONTOUR (5') ----�-- bi EL 572 I'd GATEWAY/.�., L1 O 10r, 3:: (o ZONE A (100-YEAR FLOOD ZONE) � MASS , CONC. CEMENT CONCRETE CONC. Prepared By: SGC SLOPED GRANITE CURB SGC Vcc VERTICAL GRANITE CURB vcc = _..1QbL.._ Co 0 O o a) C - � U" - EDGE OF DISTURBANCE � o Wm m DITCH _ N;'ti P Q N r CENTERLINE OF DITCH n a a N UNDERGROUND DRAIN PIPE e _ � , ; . ,,� 1 •• _ _. ", . � w CB - s ® CATCH BASIN ® ; PLAN TITLE SHEET DESIGNATION c 0 DRAIN MANHOLE ® 1 f m a- L ! a a �.k INDEX C1 i G ROUND CATCH BASIN ® 1" ' •' r r € PROPERTY LINE C2 --- OR/YE --- EDGE OFDRIVEWAY --- --- . E UNDERGROUND ELECTRIC J . A '. -•—•—•- , -� - y S G CONDITION C3 -.• . i �. RESOURCE AREAS C4 - -••--•-•'•- ^^- PAINTED UNDERGROUND ELECTRIC `- EROSION CONTROL CS Design By: WRB - CHAIN LINK FENCE -• -• -•- ; ' .• POST & RAIL FENCE ' �*� Drawn B : AMC STOCKADE FENCE I ' + LAYOUT C6 Checked By: PJO - : • GRADING & DRAINAGE C7 =y _ * * Project File: SAL-0062D VINYL FENCE ��e�— ' y.R �a 9' r " ; � •" UTILITIESC8 Comp. No: SAL44 EDGE OF F/LL uMn or Flu ` LI S EDGE OF FILL z_ • t ' • *!• Xlssued For Permit y ' , y $ •�� � ' „ LIGHTING & PHOTOMETRIC C9 --- * ; • ❑Issued For Review FIRE LANE FIRE LANE ® ., .: '. - -� -�.�. • � : ....ru-.�• t * + �. .� •- - _ .T•-F , : . �' - DETAILS C10 1 ' FFE- FF: -�,r ���.�.. ,.i ,-.......�..• ,..b...4...-^-__._ , . - * ;'. . ❑Issued For Bid FINISHED FLOOR ELEVATION ea¢ 60_F3 ` " � -^ - _- = DETAILS C11 576 GARAGE FLOOR ELEVATION 57GF-.65 -_j_ ! V r __.1 • ❑Issued For Construction FON FOUNDATIONS' - -- • i.° rwy 1 ,- _:_ � W STORAGE PLAN C12 XNo .� t For Construction -•—•—•- UNDERGROUND GAS MAIN -•—•—•- r 1r a ,� �1 ---'-- UNDERGROUNDGAS SERVICE a{" eX , PAINTED UNDERGROUND GAS , „ -n me GRAPEt SeHl11�LL-•-- `.• ,." `• �,. .,� a- ' _ ZONE EDGE of GRAVE_ -- ' `' m NRCC NORTH RIVER CANAL • szea SPOT GRADE 57xa �'; � ' , - - CORRIDOR - cu � + ^� •w � � v� ,� `,� , ,.•�" ; ' 1 L CONTROLS REQUIRED/ALLOWED PROPOSED � w- r°-T�vr- GUARD RAIL PR. GUARD RAIL ''.y i. ' ,•• z DIRONSIO RD SETBACK N/A 2.9 ft. w HANDICAP PLACARD PARKING , �, Ki1 '•5 3 ,yam' S WHEEL CHAIR RAMP ' ruM SIDE YARD SETBACK N A 25 0 ft WET- HEADWALL 'S REAR YARD SETBACK N/A 103.6 ft. Zi EDGE OF LAKE N/A . `" MIN. FRONTAGE 60 ft. 1,235.97 ft. 3 Lassa.:;,.` LANDSCAPE AREA ?-L4$CP - l " *r ry_ " -MIN. LOT AREA 15,000 s.f. 224,017 s.f. a , 1 ""` a LEDGE OUTCROP MUM MAX. BUILDING HEIGHT 50 ft./4 stories 50 ft. w BOLLARD 4 " }'�'ny < MAX. LOT COVERAGE (bldgs.) 50 37 Z : 23 OVERHEAD WIRE ` II .: _ `" ' - -- - sp�speLace&s] rah' G (see calculations) spacesPROP. r: w a rn m n m In a nuP 14 HP No. r UTILITY POLE `yup • Z � y PARKIN 79006'•'4 PAINTED PARKING & SPACE COUNT PATH00 0 LID Pr1Ti/ PR. PATH ' - • 'HnN,fiffAnr48md/iRilMi4i - - 0 EDGE OF POND N/e o , Aaot N POOL SWIMMING POOL EP EDGE OF PAVEMENT N , PIR II M , _ f BOULDER RIP-RAP & SLOPE o , / ------ EDGE OF WATER - RIVER ,. • a TOTAL SI ACES PROVIDED: 67 _.' ) EDGE OF RIVER N/A r= . _- - ; �- . . � - (9'x19') + 194 (9'x17') = 261 spaces � � -- EDGE OF BORDERING VEGETATED WETLAND N/A TOTAL HANDICAPPED PROVIDED: 14 HP spaces qq r 0 25' TO BVW...... N/A - _ "" + yj K'i' z - • - O - --- 25-FOOT BUFFER TO RESOURCE AREA - � � TOTAL PARKING 275 spaces sD' ro Bvw__ 50-FOOT BUFFER TO RESOURCE AREA N/A JOo' TO RIVER N/A . 100-FOOT BUFFER TO RESOURCE AREA : ,;, . _ i - t 1�" ,I ' , ` _ _ Drawing Title: ' , 200 r0 RNER c N/A . is v* - 200-FOOT BUFFER TO RESOURCE AREA UNDERGROUND SEWER VICINITY MAP -•—•—•- UNDERGROUND SEWER SERVICE —•—•—•— SHOWING A PORTION OF THE USGS SALEM QUADRANGLE PAINTED UNDERGROUND SEWER " a Os GATEWAY SCALE: SEWER MANHOLE ® 40BR BRIDGE STREET 0, 400^-400' 800 SOURCE: SEWER CLEANOUT VSALEM, MASS. �,w, n••r,r, w 3/23/16 w W err_oEwac a'w BITUMINOUS CONCRETE SIDEWALK A[R W w V) 2fly SIGN z z • EROSION & SEDIMENTATICN CONTROL "�^! Q LJJ U 70P OF SLOPE TOP OF SLOPE TOP OF SLOPE NOTES: U W Q STEPS ® 8. TOTAL EXISTING IMPERVIOUS AREA ON LOCUS = 144,160± S.F. (PRE 1995 SHOWN ON THESE PLANS. THE CONTRACTOR(S) SHALL NOTIFY THE DESIGN 0 U) ® 1 . TOPOGRAPHIC FEATURES DEPICTED ON THESE PLANS HAVE BEEN COMPILED FROM IMPERVIOUS AREA. = 185,000± S.F.) ENGINEER IN WRITING OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH THE BOULDER A PLAN ENTITLED "EXISTING CONDITIONS PLAN" DATED AUGUST 19, 2005 BY WORK. U Q Qc STONEWALL COLER & COLANTONIO, INC. AND AN ACTUAL FIELD SURVEY CONDUCTED BY 4. BOUNDARY LINES SHOWN ARE BASED UPON THE FOLLOWING SOURCES OF G _ Of - - - - CENTERLINE OF SWALE --- SWALE --- HAYES ENGINEERING, INC. (HEI) IN MARCH 2009. INFORMATION (ESRD = ESSEX SOUTH DISTRICT REGISTRY OF DEEDS): 7. THE CONTRACTOR(S) ARE RESPONSIBLE FOR CONTACTING DIG SAFE AT A. DEED FROM OSRAM SYLVANIA PRODUCTS INC. TO SSSD, LLC RECORDED IN 800.322.4844 PRIOR TO THE START OF ANY CONSTRUCTION. U) Ld m - —_—'- UNDERGROUND TELEPHONE -*—• 2. ELEVATIONS SHOWN ARE REFERENCED TO THE NATIONAL GEODETIC VERTICAL BOOK 19289 PAGE 12 ESRD PAINTED UNDERGROUND TELEPHONE " DATUM OF 1929 (NGVD29). B. DEED FROM SALEM SWAN REALTY LLC TO SSSD, LLC RECORDED IN BOOK o� „•_, 22202 PAGE 508 ESRD (' O UJI TESTHOLE LOCATION � 3. TOTAL RIVERFRONT AREA ON LOCUS = 28,353± sf. C. PLAN BY DAYLOR CONSULTING GROUP INC. DATED DECEMBER 4, 1996 L RECORDED AS PLAN BOOK 313 PLAN 54 ESRD ra MONITORING WELL LOCATION `Q 4. THE LOCUS LIES WITHIN FLOOD ZONE AE WITH A BASE ELEVATION OF 10.00 ON D. UNRECORDEDALTA/AGSM LAND TITLE SURVEY BY INTERNATIONAL LAND o PERCOLATION TEST LOCATION o' THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) AS DEPICTED ON SURVEYING, INC. DATED SEPTEMBER 11 , 1992. sayrxF WN17F PAINTED TRAFFIC LINE & TYPE PR. SINGLE WHITE FLOOD INSURANCE RATE MAP NUMBER 25009CO418G REVISED THROUGH JULY 16, �y 2014. 5. THE UNDERGROUND UTILITIES SHOWN HAVE BEEN COMPILED FROM FIELD SURVEY rte. DECIDUOUS TREE, SIZE & TYPE WZ OAK INFORMATION AND AVAILABLE EXISTING DRAWINGS. THE SURVEYOR MAKES NO e "6VE CONIFEROUS TREE, SIZE_ & TYPE 02• PINE 5. THE CONVERSION FROM NAVD88 TO NGVD29 IS +0.81 FEET. THE BASTE FLOOD GUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH ELEVATION DEPICTED ON THIS PLAN (NGVD29) IS 10.81 . UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED. FURTHER, THE A HEDGE ROW AND TYPE 3K3c. SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES AND Seal: ,r=x,<a Drawing No.: BW 57.5 Pews7a DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE `. " .�tN OF Mgss X605 RETAINING WALL 6. THE LOCATION OF ZONE AE (LAND SUBJECT TO COASTAL STORM FLOWAGE - EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATEDa� PETEad q' -•—•—•- UNDERGROUND WATER MAIN LSCSF IS BASED ON AN ACTUAL FIELD SURVEY PERFORMED BY HAYES o x` C 1 AS ACCURATELY AS POSSIBLE FROM THE INFORMATION AVAILABLE. °cReN ENGINEERING, INC. c[ViL ------- UNDERGROUND WATER SERVICE q Na.27145 O - 7. TOTAL EXISTING AREA ON SITE WITH AN ELEVATION OF 10.81 (NGVD) FEET OR 6. THE CONTRACTOR(S) SHALL AT RESPONSIBLE FOR CHECKING AND VERIFYING THE �Gr TEt�rL Q PAINTED UNDERGROUND WATER LESS = 189,366± S.F. LOCATIONS, SIZES, AND ELEVATIONS OF ALL EXISTING UTILITIES SHOWN OR NOT IntINDEX SHEET tS WATER GATE VALVE BOX WATER SERVICE CURB BOX O't.11 116 SHEET 1 OF 12 Prepared For: v U J I � I w I V) ow U � w i Q oU>w N O NORTH Q m3 � �^ H RIVER 0Nz _J"i ELL7�AT/ONS SHO{yN N x -J V) 'D TAKEN ARE WA7ER C = 3 LJ J to ` ANOTHER S Dq yMFY 16, 2006 AT T�"QT/ONS AND IyERE R ,�'� 3 C�Q p w \ LOOD 06.., END OF TH ANO ' ` I D R O S r 3 co \ 230 PM H/GH T/DE W45 AT 2 NEN z>8 PM E \\\ MAY 16, 2006 (ROUTE 107 ,,,P S T R E �Qs� Prepared By: Ln UJ UBLI E T s (1990 VARIABLE WIDTH) Q STATE HIGHWAY LAYOUT N0. � � 00 C O m U r— = 6659) � QN � CO I Cco � (0 (a G (D W \ I w \\ Co C� N N T r _0M \ 1 I O I LOCAT/ON LINE OF >990 ,gLTE;q4T/ ``.. O I ON OF C/lY H/CHIfAY�T'LAN BOOK 262 114,1 _Toy307 P N 600K 262 �=127.20' 1 N I I NWAY [PLAR_268.68 NIG d_27�07,31 Design By: WRB 1 1 I I F �ITy N804, p,9 E Drawn By: AMC O NnpN 0 1 418.78 Checked By: PJO 1 \ I I NE Proj of 1990 ALTER N5346 �8 III III Comp.t Nose SAL44062D 1 L Din DN ®Issued For Permit \ I 1.3$"E II II ❑Issued For Review 53-41 83.97 g3 9� I I ❑ Issued For Bid I 1 E]Issued For Construction I I SALEM SWAN REALTY LLC \ N I Ul W ♦♦ 00�!ti I I 22202/508 (12-18-2003) ®Not For Construction \ II \ NE 0' /r / SLOT lA ON PLAN BOOK 313 PLAN 54,7 I,3$ raj ij \ I I 18972 501 SSSD, CLC j C1 ♦ ti _ I �I AC77W7Y & USE JIMITA77ON ODER COT 24 M25-474 \ �; \ �� O i ♦\ N53'� ONS I o I ON PLAN BOOK 373 PLAN 54 N o 36 I I SEE PLAN BOOK 361 PLAN 2Jrri 74315/567 n a � 1. BLANKET EASEMENT TO MASSACHUSE77S ELECTR/C i m Z it III L+ � `� OF RE�� 20:r20"AUL HOT SPOT II n^� II COMPANY ODER LOT lA ON PLAN BOOK 313 PLAN rn \ L=30. 79' lr� FROG (PLAN BOOK 361 PLAN 21 I o^ I =a z R=35.00" i � EMEN ♦ \ d=4915 37" LLJ pOSE� ♦♦ a o V OI'N° ` I I "i z g a \ \ wl �ZI �♦ ��� 1 C , 1 � t� r O OI m OSRAM SYL VAN14 PRODUC7S INIC ♦; y�c�� 19289/12 (9-25-2002) Ln � -o (LOT 2A ON PLAN BOOK 313 PLAIN 541 cp �, ao N cN F SSSD, LLC Z �N� ' N — — O O ♦ MI5-0305 PK nG1/c Rf84R c c ti _ A 571'49 44'14' S70-24J6 ♦ FND (HELD) a �+ p 32.03' S75"32 071Y o o N �D o, 0 572 2124 W a? 123.03' 49.61' ti c _I I r�i Q \ r \ I o z ^i 50. 18" nq I 65.07 _ I m � _ c�1 \ rn� 7 . 17' I 57528411V I Iw �Z=o `�\ 65 7 33 570'37 33 57125 49 I I I �" ' ° P ° v / \ 57121 42'1N I PK NA/L a 0§133 , _ FND (HELD) I a I v I ` 0 0 �• x,09 55 41 1 6870/219 I �? c n v� o �C>' \ 55 G9 I I >82 EEDE L2 S7REET I BRENDA A. CONNELLY I I o I O �? I 2 I O I ^� CV 3 0 S c 2 ^� a o ♦ 1 CONDOM/N/UM `& LOT B ON PLAN N0PLAN NO 114 OF 3 I'IQ Z" I N W 2 a = 2 O ;^i2r � 2� ` I v1 I M25-L64 I Z �„ 2 R I o a�n I °t ^gym I I I \ I 250 OF 1976 C n� ��yv �� a�w �c., rvti�yW con EXISTING UTILITY SERVICES I i _ ti° ro o ti ` c w o M25-L65 r� V ycn I p�nN I �=0Z; � �[ \ vy�'\ ENCOUNTERED ON-SITE � v N o a _ o I I i ?2a m�" �\ I o,i^�i\ �^,� W I Na� I c" 2C" I nn o DrawingTitle: THAT HAVE NOT BEEN \ = 13922 X594 BRIAN M..00ONNELLY I v g 2 ti ABANDONED SHALL BE / �k, 7171/357 /TA MARA-UN45 & II I �� & PHYLLISPHYLL/S M. y 0 � �,� �� WILLIAM R. BARH4RA A. CONNELLY 8667 175 coati co r� C DISCONTINUED IN ak �. MARCHAND SCHAUER M25-L62 I SHARON M SULL/VAN 13036/557 w I o r I b ACCORDANCE WITH THE EO WfT L 1j � CZJ � M25-L60 I U25-L61 I I NEIL `HARTNUT & IOL ~ I I I I I CITY OF SALEM MONfTOR/NC WELL \ PLAN NO 311 OF 1979) 20 PETER - ENGINEERING DEPARTMENT BY OT/dERS (7YP.) \ I M25-L63 ANN HE RUSE — — Cn REQUIREMENTS. 225111178 \ I I �co71 C ON PLAN NO. — — L G. I I I I f OF 1976) —_ I J — L L M25-166 w V / SHOURAS / M25-L5900, UJ L STREET - - _ - - _ — - - - - _ � ry :D \ \ zz � = i - - - - - g w W Q V) -,O\ � \ \ V) wmUJ� \ \ 0 J O Q \ �O \ < \ 5 � /X \ �eal. � .**N# Drawing No.: \ t pS�N OF b}A \ C 2 10 \ \ NAI PROPERTY LINE S�z\tl. SHEET 2 OF 12 Prepared For: U 7.54 J I I 1 I I w I ! 8-56 5.�4,6y N 8.71 7Wt8.71 v w It 00 U C7W W N a QNW o H/STOR/C H/GH WATER MARK BASED Q MWV) �^ ON U.S. CORS SURVEY - I 8.85 \ U rn j r- TOPOGRAPH/C SURVEY No. T-303 I Ta85 A 'O ^�� (PREPARED 1850) I I NORTH�-`+ R AVER tr ti J ELEyAT/ONS SHOWN ARE lygTER �� C =j 3LLJ(0 TAKEN ON Adgy 16• 2006 qT L�AnONS AND WERE 9.07 0g V071"R Oq y THE END OF O S O^ 3 c0 TIY-9.07 2.'30 PM. H/GH T/DE WAS qT BE/1y_EN 2.18 PM AND R p � V 2'32 ON x 9.85 MAY is zoos 4V Prepared By: N I w 200, 9 (ROUTE 107 ^ PUBLICNVARI BLE WIDTH) F T Q e y tu\. x 9.59 9.37 IW 9.37 01 m o co E �\ \ 7W=9.64 1990 STATE HIGHWAY LAYOUT NO.IDCT�H) 0 08 ,00 0 3V V ) N N N i W I -\ \ 9.64 8 7w 9.66 �� c U) v v G O I \\1 x9.41 x8.79 7W 10.16 7 � mco � \ •\ 9.86 5R lag 6 7W971 �1/ I \ 9 7W=9.73 IT ( a- ll, .29 7W-9.75 t. - - - _.. __ ( (� 1 I O 1"� I \.� ' // _ 7W=9.74 L v • N I _ _ - Z 1 I \• \ / y - - '- - - _._..,_-_ -_-.-- -- ---- - - - __. - - -- 30 IIY 9.68 TW-9.72 _ _ ___ _ _ 1 \ �' - �N _ _ :_ ` -- --�\'- - -- '-_'= _�- 9 - - - - _ -y"� - _. = -. - - - - .72 9.68 1_/ CONVERT CB TO DMH,-y.�-=- ' .- - - - \, _ - e Design By: WRB INV.5.2E (t2 `Dt7T)- - > _ - `� Drawn By: AMC / /�� / / _ _ INV.5.30 (12• IN) '�...r - li \ _- Checked By: PJO 1 J /` I \ x „ -_ _- - - - Project File: SAL-0062D .la 9 e a . - - - - Comp. No: SAL44 yN ^- ®Issued For Permit 2 ❑Issued For Review .3 1 . I .69 _ s l 8 19.4 9.3 ❑Issued For Bid 1 \ 9 "" - _ _ „ j "P`�E []Issued For Construction 2-naoxE Not For Construction D.I CROS W \♦ / s.1 8.7 � ,� / s � a r 10.0 87 _ r ,p y I - _ 4, O \5 � � \ 1 ♦ o / a.a 1 / \ . .a - Ja. _ es , a.a utn 1 / ' �� /fes/ ♦ • 8 9.6 0 10.4 9.3 _ ZI w 12.4 0 c .4R _ 0.8 I .6 Z N j • 8. . 0.3 d \ ♦ „ e. to. • 1a- 46 - -• I i 5 \ I I ♦ x 1 x o.1a 10 1 s s.a o 10. 1 + 0 „ 1 .7 E LSCSF - -- ' 1 a.a I W .0 Z ornaon +otoarlcl .- z „ 9 Tom „ 9 1o.s \ v - S . s.i� �4 e'CIF Ox 0.5 cp v s (10 _� 9 0.7 O S „ _.-. . 1 • 2 0.2 . 0.2 t .4 b"57TA^KADE T • ,_ _._ __�' K' - „ 7?�0 O / J �r o. 19s 11 - -.. ._ 4 - - - s „ e' X l 33 _ B• i - _FENCE . . - II N� \ AaFRE to.lY ,aP AR80R , r7 vcE o.s sa°wCE I CpSC + zz.4 z . SFEACE N c I Q \ _ 1 Y X 11.22 11.4 g• - I 13.4 23. / C / 4 RIP R s. 4 7 � . !� ♦ AgPYE ♦ Y - 1 RI _ 4'A1C 2 O � • 11.4 �-- \ 10;%7B' 2 A7t7NWC( I 23.8 LL'4N^ A(IaPYE � � + � .7 0 6 5' tv DPS 12" � �,2 At � L / \ . 11.2 18%? tl• 215.5 .• SFt4rCE STOCKADE ` AMPLE SHED v v / \ • 1 - .SP>Q1ME FEiYi•E `CCCs333 5 ♦ 6' 14 8' \ 1.7 ♦ \2' ,-- 2.4 i1. 1 � .3 4' 3 570CA'ADE 5.1 I STOCKADE IB• (T) i2.1 12' STDCKAAE IIMV B FENCE 4• FEAVC 5.3 27. O 12 ` 72.1 �. 1b.3 11.3 8. 70• ., : AlE7NNLL 6 Ft7UCE .ABflA(:E 22. ST6 *"' 25.1 / \ �' I _ ' -+.-12.0_- _ • 12.1 - 1�. 4r 8' 72• STEP GYU6FE 36' I \ I FENCE I I I Q X 12.18 r ' 4' \ '• S• 7 17.3AA4��E Ar19K1[( I O i / - ST E � 12.9 970CKADE 12.3 • 5 ' /6U4N'71!? • 1 C EXISTING UTIL" SERVICES �\ \ . 1zs / \3 13.4 9 2+Ft7VCE 4 AA E ti11 5 e.8 0 ENCOUNTERED ON-SITE �\ \ 4 1137 26 sTzfEAOE 1 5 ' 24• Drawing Title: THAT HAVE NOT BEEN \ ®\ FE7VCE-- 5.3 15 +.9 T�2 -�Tr • 13.0 7E E 17.Y 6. / I I I I I I I I ABANDONED SHALL BE I A9 eNrA S P/1A7 C4MCf I I DISCONTINUED IN t 215' ' #� e F >� b FpusE I I 7ACCORDANCE WITH THE 6.6 18.4 irouA W4uMONITOR/NG WEL47 CITY OF SALEM BY DINERS (TYP.) o - - - _- - - V) ENGINEERING DEPARTMENT REQUIREMENTS. 14 90 UJ V 1-- - � 15 J - E - - _ - Z z V _ w 16 / / 55Z1P w V) LEGEND: / LAND SUBJECT TO COASTAL STORM FLOWAGE (BELOW EL. 10.81 NGVD29). M m ., \ O \ I__l�1J AREA = 189,366 sf. Q / \ >1� \ \ CANAL. AREA243E sf. RIVERFRONT ,2600 ' AND 200' FROM HIGH WATER OF NORTH RIVER < ti \ \ ,0 RIVERFRONT AREA BETWEEN HIGH WATER OF NORTH RIVER CANAL AND 100' BUFFER. \ �O \ AREA = 4,090E sf. Seal: L. w browing No.: \ \ VA OF aS`r9 o&n74CIVIt C 4 RESOURCE )` E,. " AREAS \ SHEET 4 OF 12 Prepared For: i I I I � j C 00 !�'gN Q NO HISTORIC H/GH TER MARK BASED AO U.S. � I a � � � Q ON CORS SURVEY — Q m Li N TOPOGRAPHIC SURVEY No. T--TO-T I A ' \ U N j PREPARED 1850 I I ORTH F?�VER L �Uz Npj 1 I ELEyA770NS SHOWN ARE WATER 0 3 J - - •I TAKEN'A107, ER' OO ON /6. 2006 AT THEAENOS AND IYERE � Q O I j I� W / '--- •- ` 230 PM L000 OE 015 9f7WEEN OF THE g R I D a O x o n HIGH T/DE WAS AT 2.,J2 ON 2 /8 PM AND G E O� y MAY >6; a; \ 20060 Prepared By: o ( 99p(ROUTE 107 N S T R E E T IQs U7 W Z o� 20 PUBLICNVARIABLE WIDTH as t oI \ STATE T N0. 66 HIGHWAY co Lo LAYOU ) °'�, sCOD 100, 00 2 w 59) 2QNm co \ Irn \ - - - _ Design By: WRB� /' �. � ._ '- •. _ REMOVE kREPLACE---'----�__ _ I� _ � % �\ •. _.. EXISTINGWIDEDCONCRETEWITH. Drawn d AM SIDEWALK ALONE BRIDGE — — •- _ Checked By: PJO 3 REEr — P — — Project File: SAL-0062D SOUTH 107 \ PADtt Q o — Comp. No: SAL44 \ LYNN — I t PAO ®Issued For Permit REVERE /h \ - .a P Area --- 1 O s ac C ! 5 35 E]Issued For Review • �/` �' o ; 9'x17' 3. SPACES 7Geo 1 ❑Issued For Bid - �/ - / t 68 ®��� S/GN ❑ _ /" ! 'lnI�yl�o,f� c' �'Y4/NT�L4MES ROA[4N 1107 N( ! ' y` ( ? N,, ,�aa �{ 2a.o' i GNTGR Ldp � " G77HOUC CNURCNJ ®Not eFor Construction d For ion \ CROSSWALK, � g2� I I F()OTF>RiNT t s.9' 13. T 2a.o' , F i .3 ts — ., . ' ' PROF PATIO (' r m , 1V{ n 1 `1 o II \�cN REMOVE & REPLACE EXISTING SIDEWALK WITH 6EWWIDE CONCREE 9x19 SID ALK ALONE BRIDGE SPACES n po u t1 STREET PROPOSED WALK PROPOSED WALK v o {U ,\ F- / ,. Tn.•s FG a a„ n rr -.. y i , / .,. mrX� { ,Y'3. -- n, d \ / /> r `"� ; yaw ^' ;,�u�.�,t�e�z ,� �' ,•. '�, M � N � '�-- _ � � � � -- ��. (`� 1 p -55� �SP�ces + 4 HIP spaces 1 w c� 1 m 2 HP spaces spaces + 4 r 9'x17' a a i ; 9'x19' _ QE.?(ID� 9'x19' v � ROUTE 107 fr" ;� rry mom' ,s ria Thr p' Rsu''kC�at . `" `''rte ' may,,, gPocg9 > SPACES m SPACES R/�'�RONT AREq' __ SPACES - SOUTH { ' � �, EL NP . „>. 1 a 21 spaces w PROPOSED 1 " E sPoces P— 1 24.0' 24.0' �— w 9'x19' PROP. WALK 1"I u -------.r / J' roI l PV I -•- . 21 space s -'--'--' - -----SPACES 8 sp9'x 17' 9'x17 •4 --- --- o -- Z9'x9' 9'x17' 1 SPACES -SPAE -- •- --- -- ornao o9' x17 SPACES S' SPACES 0 SPACES c65 74 s aces 28 spaces \ r\ 26 spacesO DG 9'x19' DO SPACES O SPACES PROPOSED WALK d. PROPOSED WALK O CV We a ^II ND l 9v° o I I I C14al I I O 'tQ 2A eQo` � I .py °' •O. 1 0 � INSTALL PROPOSED 6' I I I / \ FENCE ALONG EXISTING OI \ CONCRETE RETAINING WALL O I =o o 0 \ rG a .0. I I I l �- I I I I I I I Drawing Title: oo, � cn cj� W (n os, -J — / - - - - - - zwV) = / P> _ - - - - - - - U /W� Q 15 MINUTE PARKING W `J M 0 ! n � '� / / / \ (n HM O \ Q 00LLI_J Q \ \ -) 7, \ Seat - Drawing No.: of Af4s� PETER J /'1 V A COIR LN ` ,. C (/V�1 \ \ O No.21145 LAYOUT PLAN s.1t� SHEET 6 OF 12 mom Blair Hines Design Associates LANaSCAPE ARCHITECTS 12 V D j.�I �`^y �r� ___ _-._ 318 Harwrd Sv Suim 25 Brookline•MA 03446 ' ` U (\`.J, /C-' y'-q - tel:617.735.1180 fax:617601.5025 Y•a+ emall:bh@badassoc1nes.com 26 AM ! w Nairhinesdesigrusso latmcom >�20 i�ca--/ G _ 22-CA }r / , SUy' - --__ 454V. 29 RA 52 29 / 9-V8� / S^ v SCA / 31-IV / F u _ _ /\` \ - -- -- ` 30-IV 0-IC' r 100'R;v�R _.1� T �\ + : --- X , 8-KA 25 RA 75AW rB er ll� 18-AM I' J / 41 V r V - _r • � t 4-TP 28 IV 13 CA _ 1 v 3 PM �" 2-nw .. law y &CA 41-hm -1 DO'River Buffer, _ special conc.pattern u 1-IV F \ 3-SJ BX i 2aep at CLC entry and patio b 5-sn / R _ ,1-sn — - i _ _ / IG ✓ 8 PR I" —7-nw 12 __7-epr 3 9\ , g_AM ' / ./ 4-CK / 5-sn \ 10-an - � 5-sb 5-QB 3- p 1 DSP T & overed --16-IV entry w s . �M1 ,/ n.' ,h. i. `:.x r' . rv. . y ... ..'h -(',.l x y` ,� {�' N!. �, � ^. . . `2 •a'V `,.Y^ I 19-A r \ 10-IG y •I s `, ' ; .• ;,T fl ' '� cont. paving 1-L 24-PF 00 x 'r da, ; River x _ Buryef. 3 AC 4 1, rry q p q q q 1. let -EZ E 1fI ��I r 7 SP � � cont. pattern /n � CARE[ afdntial „ IG w. r 1. 5- Pf F �, a . ar ,• 2-GT 8 Y I a w privacylencearound 200 R11 R v/Ri e�Buffer'- L� courtyard kUi yirtti 2-SR :n � i ---• i ^ �D` bike rack • � ,� � / �A\ W!'� � ving r , t K i/ { V 1 Y: at L � r• 5-U 3 B ` ":TT 7con tfing i 177 - - - - - 4-BN B 1 1 ' 6'ht.ferwe at n a _ + �� �"', 1 2-QT " ra 5-up a 1 1-GTa GT k 1-GT 2-PS - - - - - - - rf - - 7-TT w k. lam ' a �4Ih' a 11 v N A\A� 6-SP o , awn wn - 2 Pf ev.wall to remain r `— i f 54-d :. AR 69 RR • $Ij � r - P� `AG- r r o `i•; _ y INSTALL PR,OPC� C 6' S IN bike 2 �' 7 MD lawn _ 1 AR r -_ - -- � FENCE ALOtiG EXIS-.N� � 4� �: \ \, : Y Ln ASINS ��� ! / A� A �' 3-TP 2 R i;ONCRETE RETAINING WALL �l a t lli '� { ex.wall to mai 38-d a� 11_73-(aCd �, • y,. Sr. i �^•- i1 ' I 48-RR � w C/) Z7 -- ,y t 4 1-0P _ SCALE: I"-30'0" Z J W � CLL D is, io' 75 U � w 11 044 15.R r'„ '• i - --- - - w I— °° Z PLANT LIST SHRUBS Q — AM 140 Aronia melanocarpa. 'Morton' Morton Black Chokeberry #2 pot C Key Qty. Botanical Name Common Name Min. Size Notes: BX 27 Buxus micro- 'Green Gem' Green Gem Boxwood 24-30” ht./#5 TREES CA 131 Clethra alnifolia Summersweet Clethra #7 AL 3 Amelanchier laevis Serviceberry 10-12' ht. multi DB 5 Daphne x burkwoodii 'Carol Mackie' Carol Mackie Daphne #5 ARf 13 Acer rubrum 'Armstron ' Armstrong Red Maple 3-3.5" cal. IG 147 Ilex labra Inkber 24-30" ht. 10 shall be male Projectb Reviewed:g p g ry Dnwn by:KP Reviewed:BH AR I I Acer rubrum Red Maple 2.5-3" cal. IV 459 Ilex verticillata 'Red Sprite' Red Sprite Winterberry #7 40 shall be male Scale:AS NOTED BN I I Betula nigra 'Cully' Cully Birch 2.5-3" cal./single stem PF 24 Potentilla fruticosa 'Abbotswood' Abbotswood Potentilla - white #3 CK 4 Cornus 'Venus' Rutgans Venus Dogwood 2.5-3" cal. PR 9 Prunus x cistena Purple Leaf Sand Cherry 36" ht. Revisions: GB 4 Gingko biloba Gingko 3-3.5" cal. PM 3 Pinus mugo 'Pumilio' Dwarf Mugo Pine #7 Pot GT 21 Gleditsia triacanthos var. inermis Thornless Honeylocust 3-3.5" cal. RC I I Rhododendron catawbiense 'Grandiforum' Cat Grandiflora Rhody purple 36" ht. LT 2 Liriodendron tulipifera Tuliptree 3-3.5" cal. B&B RA 138 Rhus aromatica 'Gro-Low' Gro-Low Fragrant Sumac #3 pot MB 3 Magnolia 'Butterflies' Yellow Magnolia 10-12' ht- multi RR 147 Rosa rugosa 'Blanc Double DeCoubere Blanc Dbl. DeCoubert Beach Rose #3 pot MD 15 Malus 'Prairiefire' Prairiefire Crabappple 2.5-3" cal SP 33 Syringa patula 'Miss Kim' Miss Manchurian Lilac 36" ht. QB 7 Quercus bicolor Swamp White Oak 3-3.5" cal. SJ 13 Spirea japonica 'Little Princess' Little Princess Spirea #5 Pot SR 2 Syringa reticulata Japanese Tree Lilac 2.5-3" cal. VB 20 Viburnum trilobum American Cranberrybush Vib 36 ht. TT 7 Tilia tomentosa Silver Linden 3-3.5" cal. VC 54 Vaccinum corymbosum Highbush Blueberry 24 ht- QP 2 Quercus palustris Pin Oak 3-3.5" cal. QPf 7 Quercus palustris 'Green Pillar Green Pillar Pin Oak 3-3.5" cal. PERENNIALS, GROUNDCOVERS UP 18 Ulmus parviflora Lacebark Elm 3-3.5" cal. an 15 Anemone hupehensis Jap. Windflower #2 Pot EVERGREEN TREES cf 110 Calamagrostis acutiflora 'Karl Foerster' Karl Foerster Feather Reed Grass #2 Pot AC 8 Abies concolor White Fir 8-10' ht. hm 41 Hakonachloa macra 'Aureola' Golden Forest Grass #I Pot CP I Chamaecyparis obtusa 'Gracilis' Hinoki Cypress 4-5' ht. sb 22 Stachys byzantina 'Big Ears' Lamb's Ears #2 Pot PS 9 Pinus strobus White Pine 7-8' ht. sn 50 Salvia nemerosa 'May Night' May Night Sage #2 Pot PSp 4 Pinus strobus 'Pendula' Weeping Eastern White Pine 54 ht. ep 39 Echinacea purpurea Purple coneflower #1 Pot TP 12 Thuja plicata 'Green Giant' Green Giant Arborvitae 7-8' ht. IV 24 Lavandula angustifolia 'Munstead' English Lavender #2 Pot nw 9 Nepeta x faassenii 'Walker's Low' Walker's Low Catmint #2 Pot per 3 Perovskia atriplicigolia Russian Sage #2 Pot pv 107 Panicum virgatum Switch grass #2 Pot pu 10 Phlox subulata (two colors/types) Moss Phlox #1 Pot (✓ Blair Hines Design Associates,LLC