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BROAD STREET RESUSE FEASIBILITY STUDY Broad Street 5 Broad Street IMMM9 Reuse Feasibility Study Salem ® Redevelopment Authority MEMORANDUM To: SRA From: Lynn Duncan, Executive Director Re: 5 Broad Street Reuse Feasibility Study Date: October 29, 2009 The 151 public meeting for the 5 Broad St Reuse Feasibility Study is being held as part of the SRA's November 4th meeting. This study was commissioned in order to identify potential reuse options for the 5 Broad St building (currently the Council on Aging building) once its current operations are relocated to the new Senior Center. Through an RFP process, the City contracted with LDa Architects, of Cambridge, MA, to undertake the Reuse Feasibility Study. As part of their effort, LDa has evaluated the building systems including the structural, mechanical, engineering, plumbing, fire detection/alarm system, and fire protection conditions; code compliance; sustainability; and historic preservation priorities. They have met with the City and representatives from the SRA to discuss these findings. During the November 4th public meeting, Treff LaFleche, of LDa Architects, will give a 20 minute presentation of the building's current conditions and constraints for reuse. They will then open the meeting for input from the SRA members as well as the public. Similar to the first public meeting held for the Salem Jail, the goal is to obtain input on appropriate uses for the property, concerns surrounding specific uses, and any other issues that may shape the future reuse of the building. Based on input from this meeting and an increased understanding of the building conditions and constraints, specific potential reuse options will be identified and evaluated during the next phase. A second public meeting will be held to discuss the recommendations. 120 Washington Street Salem, .Massachusetts 01970 • (973) 745.9595, Ext 311 • Fax (973) ',40.0404 Feasibility Study for 5 Broad Street, Salem, MA , .: F � �a Mc��f ApCNi1fCIDMF 61N�Ffli0fl6 11 i Re-use Feasibility Study: Introduction and Goals Introduction: Goals: • The Salem City Council has 1 . Review Existing conditions determined the building at 5 Broad Street as surplus public property. 2. Evaluate Building Systems • It is the City's intention to identify 3. Assess Re-use alternatives potential re-use options. 4. Present and Report • Options may entail the renovation and relocation of the City Hall Annex to this location or the sale of the building to a private developer for renovation and re-use. • The Re-use Feasibility Study will be utilized in the process of locating interested buyers, assisting potential buyers in evaluating the potential of the building and evaluating bids. 2 e ' FeasibilityDa 00 -:�-a-�g,";fi'r,.�s"ue3'x �"'r e�.R,�'s'iS yia�'r�`P aS..e"�..�y •ru ' Frex�[tih"s r v��n&a'evr r s •]n.'ic73+.r'�tc�eaoa�na'"�`�"<s. .S.saec�ruYUa8 I iR, 'syn 'x'Y3.�.'a'2 "u.-•-'"' 141 =2 EXISTING CONDITIONS EXAMINE GOALS & OPPORTUNITIES a ,s; � irA e�o��°e9ss,�a ', APPLY KNOWN CONSTRAINTS q`�POvbi``0 ��'b (Neighborhood,Historic Commission,Zoning&parking Regulations,Building Code,Access Board,Energy Code) RECONCILE 1 , 2, & 3 COST APPLIED TO FEASIBLE OPTIONS • "TESTED" VIABLE OPTIONS 3 Site: City LDa '•..,nom [.rcxnalurt aw+wioaa ♦�� . l -;© / 7 f J�r•� f 5 ,., t+ e8p°wsll b� �Y t(` Cse IaCe Pa i MCiiltJ�l"B LOc1'. < e ,e if'y 11, L S ,* � r gr t �aAnne r ,. .. �1 ■ L a e NSveet Hla[ riDS �, � • istbr�;r;� y � �f. � A�voa Ts�¢wv?.,[�a um ajj�'j ntb Iql: x �tS 4 (Resi�enti� T •r'x �' ,'" J Jt , SBroad � l tete ¢bt lel y i ♦� sa Street sit � ?:, � G A�•y� •09V `\. ♦ A t .l J 'tl'^Y F � s ++� • lYl I.. ' . J '� sr a ._gt 9 1• ;,.I,1 } '�It t 1 tiv / �`-[ llittle - i,�/t.�� t I t � J �' > d. a - . �•' /fib c e05 wo- i, /r ; Resid6tiar /,• d. R`�ef/,s '�t • ;g I !, 1 si • i iem Molq, "mow 1 /ter G . ea J JP. `I ! f: •. ! i �I 1 �� � 1 1 CoIIInS Middle P „ ; ��� �' � 3 irY �U � s�[l � �.r i �' ' •a It • Q 9 s" Jx. y�xr /z / �1;e t+ .�^�'a a7 � ��, E.e aA 3Yvat [. 1 1 cn CD •a n �\ w - O ^sem • 6 �.. aaA6 .� to �a ala Q. O lop loads01 k . Pq o d lii/+ � � p• t Y. • d }�y �_ � � - � � a- ruin •" �i , '�t, s ', �"- , �` �• '.irk �� jr E6 ' • o 4le�t�:rv: a� Site: Street Parking & Traffic Flow c Y,�` J� ��.A' Llnl[['4XL6iN1[XIOX6 S�ryet � 3. rr. ►�'a a� � � J• ° ,� ;� F� storic gistrict � ,a K..{F . Reside tial � � e aa, • -j .. „'; � 3 ,r9 - T � �i ♦ + y 105:5 ...J..IX , �Y '•• Restricteci Off-Site Parking Within 500ft:—18 Spaces Unrestricted Off-Site Parking Within 11 0 Spaces Site: On Site Access and Parking � :"F 1 D� Mrf'f 9LM1lCLII;gf 61N'LNIORS a 4 {_-. 4!Y x���a � -afyr r s•" r 'c�i 9 �' 'ic'. I I n K: -4•i!a� �•� �! I �,1 y Im .41�-Lm'!f)R(IYLI ��• � Yf��1.' 4 meteN �f GeneralExisting Building: InformationL Dl.a Location McIntire Historic District Year Built 1855/56 Original Use The Salem Classic High School Lot Size 19,000 square feet (sf) Gross Building Area 5,500 gross sf/floor 16,400 sf + 5,500 sf Basement (storage) 8 eneral Existing • • Information . Z1 . Construction Type Exterior wall are brick, interior are wood framing and various finish materials. Current Occupancy Salem Parks & Recreation and Community Services with The Council on Aging, and Veteran's Services. The East half on all floors above grade functions as Assembly space with movable seats and tables. The West half on all floors above grade functions as civil administration offices. Fire Protection None Accessibility Fully Accessible with elevator (elevator is non-conforming as to cab size) 9 Existing Building: Daily Use Summary rA , O�i ' Heavy use with overflow parking Mondays Y Moderate use with full parking Thursday & Friday Light use with some available parking Tuesday & Wednesday, Insignificant use with open parking Friday evenings, Saturday & Sunday • The parking lot is open to the public nights between Spm to 7am • Parameters Building Heavy Moderate Light Insignificant 100+ 50-99 Lig t 9 0-10 Parking Lot Full+ Full 25% - Full 25% or Less 10 Existing Building: Architectural Critical Evaluation: NNE�:+� <NCm,fClpgF{�XlfA1M{ The • . condition to poor, j4 i i V Stone waterproofed — Repair and/or replace deteriorated concrete ramp and railings. r Reset re-pointed exterior brick i5 as needed ti . Replace/Restore a. • . - - - _ brownstone • - singleRestore pane double • floors- add storm windows. Replace • newer third floor windows, E ' Existing Building: Evaluation: Exte ) Ma • Repair deteriorated wood trim at the eave line & windows and doors. • Replace copper gutters. _..w • Replace downspouts and make proper connection at roof and grade. �d • Copper snow guards and soffit pans = - are coaled with tar and should be replaced. • Slate roof appears to be in good shape, but requires up-close evaluation. Some water damage was 12 Existing Building: Architectural Critical Evaluation: Exterior LIPP • Repair/restore cupola including copper roofing, copper flashing, wood detailing. • A vent stack exists in the cupola and it's current function is unclear. We recommend removal and cap if not serving a useful purpose. 1 �� • Power wash and paint entire ;r building. • Trim/remove random overgrown trees and shrubs. • Confirm stormwater drainage J management. Repair and replace as needed. • Repair asphalt parking surfaces 13 Existing Building: Architectural Critical Evaluation: Interior Finishes U1 L Da : • General finish appearance is � institutional in character. • Condition is fair to poor. �� • Original, potentially historic details to be reviewed: • Stair railings, balusters and newel posts • Window trim on the first and second floors • Some Hardwood flooring • Determine presence of lead paint on interior trim. y, 14 Existing Building: Architectural Critical Evaluation: Interior • Flooring is a mix of carpet, hardwood, vinyl the and ceramic tile. • Newer ceiling finishes in fair condition. • Interior plaster cracks and water damage indicate exterior envelope water penetrations issues to be repaired. • The building appears to be partially insulated. • Copper framed skylights should be restored and made weather tight. • Hydraulic elevator is in fair condition but does not meet current code requirements. [�] t =� 15 EvaluationExisting Building: Structural Critical r Structural • There is no evidence of major structural distress - the building appears to be in good condition • There are many framing deficiencies ' that need addressing on all floors • Some masonry piers in basement need rebuilding. • Joist hangers need to be installed for . all flush framing conditions on all floors • Deflection in upper floor framing is noticeable and should be reinforced. • Exterior cracks located around perimeter of envelope need re- pointing and replacement • Any addition to building over 10% of it's floor area will need extensive MWO seismic upgrade 16 Existing Building: MEP/FP Critical • 1 LDal Mechanical • Overall the delivery system is in poor ' condition and needs to be replaced RT: • Oil-fired boiler is 5 years old and in good condition • The building currently has only one zone and should have more zones to deal with the daily changes in temperature and solar orientation. • No mechanical ventilation; should be provided to support occupants. • No Mechanical exhaust in bathrooms Nang or kitchens; mechanical exhaust must be provided for all bathrooms as well as kitchen appliances. • No Central air conditioning system. • No energy conservation systems in place. 17 Existing Building: ■ ■ Critical Evaluation �1 . Electrical • Current 400 amp service is undersized. • The main disconnect & distribution panels are outdated and should be replaced. • Any renovation should include replacement of lighting controls. i • Fuse type load centers throughout the building need to be replaced. • Wiring in the building will need to be 1 brought up to code. • Most lighting fixtures throughout are inefficient except for third floor. • Exterior lighting is inefficient and in poor condition. 18 Existing Building: MEP/FP Critical Evaluation Mai Plumbing • The water piping from the meter to ? : the building is undersized by current code and needs to be replaced. • The oil fired water heater is 'y inefficient but appears to be in good condition. • Any renovation requires replacing non code compliant plumbing fixtures. Fire Protection • Current Fire Alarm system is not addressable. Any renovation requires replace existing alarm system. • Any renovation requires an automatic sprinkler system. 19 Existing Building: Historical CoMMission Jurisdiction • McIntire Local ` i — — Historic District i • ; • Established in 1981 • Named for Salem's celebrated architect- carver, Samuel McIntire ;'-�; ;. ;,; 15 Broad Street Wi.IwIKYI.e•.ai 1 1v1 oP ` 20 Existing Building: Hist• • •n Jurisdiction . . ANCIIITEC LRE&111105I.d Salem Historical Commission o. Jurisdiction includes the review and approval of all proposed exterior alterations to properties located in a local historic district, including the following: • Architectural Trim and Siding • Parking Solutions • Barrier Free Access (ramps) • Roofing • Doors, Doorways, Porticos • Satellite Dishes and Solar Collectors • Fences • Secondary Egress • House Numbers • Skylights • Masonry (including retaining • Utilities walls) • Windows • Mechanical Equipment • Paint Colors (including storm windows/doors 21 Existing Building: Historical Commission Ma Jurisdiction Salem Historical Commission No jurisdiction over the following: • Grade level materials: Terraces, walks, driveway materials, sidewalks and similar structures • Storms doors, storm windows, screens • Window air conditioners, lighting fixtures, antennae • Interior work that does not affect the exterior in material, design or outward appearance • Landscaping 22 Existing Building: . Zoning • Current City of Salem zoning is R2. • Current use is non-conforming. • A proposed new use could apply for a special permit for a pre-existing non- conforming building/use. • The Board of Appeals would need to make a finding that the proposed use is not more detrimental to the neighborhood. 23 Existing Building: Building • • C . . General Building Code Parameters Area 16,400 sf (non-sprinklered) + 5500 sf basement (non-sprinklered) Height 3 stories Construction Type Type IIIB (unprotected) Fire Resistance Rating of Structural Elements None 1Y 1 T, / 24 Existing Building: Building Code Review — Occupancy & LDa Egress1d West Half: B - Offices East Half: A3 - Assembly (civic administration) (community hall) .....� . . :. u� ._. AIN. Nh :[ _ : . . a i ...-... r:•: ::, ........ ....f..: rmei�af { Total current occupancy load: 443 Occupants Minimum Number of Exits For Occupant Load: 1-500: 2 exits 25 • • • • • S . Based on preliminary review of current building conditions, structure, systems and building code, the following use groups can be considered. GroupsPotential Re-use or Private) Residential Multi-Family (R2) Decrease occupancy loads & Offices (B) remain under 500, no added Merchant/Retail (M) egress points are required Assembly without fixed seating uses intended for worship, recreation or amusement (A3) Increase total occupancy to Day Care Center (14) over 500, one additional point Educational K-12 (E) of egress per floor is required Note: • All re-use groups will require the addition of an NFPA type 13 Sprinkler system. • Any mixed use scenarios available, and may affect overall occupancy loads. • Potential costs to execute any of the above use groups has not been evaluated. 26 PubliclyRe-use Groups: A Public Offices: Relocation of City Hall Annex (currently located at 120 Washington Street) City Hall Annex: Current Statistics Current Square Footage 20,000 Number of Employees 50 Departments 2nd Floor- Treasurer, Deputy Collector, Data Processing. 3rd Floor- Planning, Building/Public Properties, Purchasing, Licensing. 4th Floor- Human Resources, Engineering/Water/Solid Waste, Health Number of Visitors per Day 80-90 + City staff visits from City Hall Required Meeting Rooms 3 Occupancy per room Approximately 10, 40, 75 Parking spaces available to the 7 behind building annex Other Parking: Staff Museum Place Garage Other Parking: Public Metered Street and Lots Night Meetings per week 6 27 Re-use Groups: Privately Funded �r 1 Private Offices Historic Building/Museum Residential Multi-Family: Condominiums Apartments Boarding (non transient) Dormitories Hotels/Motels (non transient) Educational: Private Day School Family Daycare K-12 College Classrooms Merchant/Retail 28 Open Discussion What would be an ideal reuse? 29 C Q O l< O O r-+ r+ O CD CD .J w 0 Open Discussion ew What are your concerns? 31 Re-use Feasibility Study — Next Steps OL Dal GOALS EXISTING CONDITIONS EXAMINE GOALS & OPPORTUNITIES 4�1�oS°O°'C�'°°o 0 'sa covo°n°6s'a,_�°+yc�c c v^•+ys,O°�°_�`os°c'.°C,�s�?-gt4`,s°4Q. 3-cc APPLY K, NOWN CONSTRAINTS "ggg ZQ,;11 � � (Neighborhood Historic Commission,Zoning 8 parking Regulations,ulations,Building Code,Access Board Energy Cade) a RECONCILE 1, 2, & 3 COST APPLIED TO FEASIBLE OPTIONS • "TESTED" VIABLE OPTIONS 32 r !. Salem Redevelopment Authori t Salem Redevelopment Authority Annual Meeting and Regular Meeting Wednesday, November 4, 2009 — 6:00 pm 120 Washington Street, Third Floor Conference Room Name 1 Address Telephone r � 7d'- 1V1- 766 4,1 Ak rV d��Lnn� G/ VV- lZI d