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28 GOODHUE STREET- NRCC-DRB MIXED USE DEVELOPMENT
28 GOODHUE STREET - NRCC-DRB MI<XED USE DEVELOPMENT O OG oo z CITY OF SALEM, MASSACHUSETTS DEP_\R'TNIENT OF PLANNING AND 4� CON[MUNITY DEVELOPMENT '�•C KINMERLba'DRISCOLL 120 WASHINGTON S7•RFI:'1' * $:V-�?��,�G15S:\CI IUSETrS 01970 NW()R 978-745-9595 ♦ F.\-x:978-740-0404 Lvw Goo\1N DUNCAN,AICP DIRECTOR MEMORANDUM TO: Nlembers of the Planning Board FROM: Paul Durand, Chairman, Design Review Board (DRB) SUBJECT: DRB Recommendation—28 Goodhue Street DATE: February 9, 2007 CC: Lynn G. Duncan, Director,Dept. of Planning&Community Development At the Design Review Board meeting held on February 6, 2007, the Board unanimously voted to recommend approval of the project at 28 Goodhue Street as modified by the applicant in plans dated January 18,2007 and with conditions listed below. PROPOSAL The applicant appeared before the Design Review Board on December 20, 2006 to discuss the plans for the construction of a new building at 28 Goodhue Street. The original submittal is on file in the Department of Planning and Community Development dated December 7, 2006. The DRB subsequently discussed this project at their meeting on January 24, 2007 and a Special Meeting on February 6,2007. The modifications made during these meetings are as follows: • Nlodification of the fencing material along the Canal from the originally proposed chain link; • Clarification on the landscape plan to include the species of plants and trees being used and the placement of the trees on the parking lot islands; • Aligmment of the first Floor storefronts with the upper floor windows and bays; • Change of the brick material on the storefronts; • Reconsideration of the roofing materials; • Nlodification of the bay window articulation and inclusion of more vertical detail on the upper floor elevations; • Modification of the color palate; and • More landscaping or architectural detail added at the building entrance along Goodhue Street. DRB Recommendation—28 Goodhue Street / Page 1 of I The modified plans and submittals are on file in the Department of Planning and Community Development dated January 18, 2007. RECOMMENDATION At their meeting on February 6, 2007, the DRB recommended approval of the plans submitted December 5,2006 and amended in the plans dated January 18, 2007 for the project at 28 Goodhue Street with the following conditions: 1. The applicant will submit final construction plans for review and approval by the DRB prior to obtaining a building permit. 2. The landscape plan is in accordance with the landscaping plan dated submitted January 31, 2007. In the final construction plans, the landscaping at the entrance to the building should be placed four feet from the entrance, as opposed to the ten feet shown on the plan. 3. The aesthetics of the timber guardrail at the river edge is approved in concert with the approved landscaping. 4. The materials and color samples are in accordance with samples submitted and approved by the DRB. Final material samples should be reviewed and approved by the DRB prior to obtaining a building permit. 5. The treatment of the storefronts should be some form of masonry from the bottom of the storefront windows to the ground. The details of the masonry treatment will be reviewed for conformance with the intent of the Board's recommendation when the construction drawings are submitted. 6. The signage for the building and the site must be approved prior to obtaining a sign permit. Please contact Tania Hartford,DRB staff liaison, at 978/619-5685 or thartford ,salcm.com should you have any questions regarding this recommendation. DRB Recommendation —401 Bridge Street Page 2 of 2 Joseph D . LaGr sse & Associates , Inc . One Elm Square,Andover,MA 01810 www.lagrassearcWtects.com tel.978.470.3675 fax:978.470.3670 VZ) jdlai@aol.com January 31, 2007 Salem Design Review Board 120 Washington Street Salem, MA 01970 RE: Board Recommendations Dear Board members, Please find the attached sheets C2.0 and A-4 showing the revisions we had time to make to our plans. Sheet C2.0 being the landscaping plan shows the improvement to the site as recommended by the Board members. These improvements include the revision to the plaza area as suggested by Mr. Blier, to break up the linear feeling of the trees in the plaza along Goodhue Street we have created planting beds on each side of the Residence entrance. This breaks up the traffic flow of the commercial plaza and creates a private walkway to the residential entrance. We are still looking at the architecture of the residential entrance to better distinguish it from the commercial spaces. we hope to have this revision for the Boards review next Wednesday. We have also relocated the dumpster to conform with the NRCC regulation to be outside the 25' buffer. The dumpster has been moved to the center island of the parking lot to allow for pickup and conform to the regulations. We have not completed the planting list revision at this time and should have this for our next meeting. Sheet a-4 being the elevations of the building have been improved to add additional bay windows at the locations discussed at our last meeting. We are also looking into the watertable below the storefront windows. We are looking at precast panels to be a better fit for this area in lieu of the PVC and cementitious panels. We are also looking at the color scheme to possibly improve on the appearance. I look forward to our next meeting. Respectfully, Thomas Galvin, Project Architect Principals Joseph D.LaGrasse AIA Philippe R. Thibault AIA Member of the American Institute of Architects & Boston Society of Architects Joseph D . LaGrasse & Associates , Inc . One Elm Square,Andover,MAO 1810 VZ) www.lagrasseamhitectsxomtel.978.4703675 fax:978.470.3670 jdlai@aol.com January 18, 2007 Salem Planning Board Design Review Board Re: 28 Goodhue Street,North River Condominium Dear Board Members, Since our meeting on December 20, 2006 I have been revising the plans for mixed use building at 28 Goodhue Street, as per the recommendation of the DRB. I feel the elevation along Goodhue Street has been improved due to the Boards comments. These improvements include a better alignment of the elements from the first floor to the upper floors, removing the brick veneer of the first floor, revision of the color palette. I have attached material data with color selections on the following pages. I have also included a partial rendering show the intended color scheme for the project. One task that has not been completed was the revision to the planting schedule. I am coordinating with our consultant and hope to present the revised schedule Wednesday night at our scheduled meeting. Thank you for your time in reviewing these revisions. I look forward to meeting with you Wednesday night. Sincerely, � r Thomas Galvin, Project Architect Principals Joseph D.LaGrasse AIA Philippe R.Thibault AIA Member of the American Instinne of Architects &Boston Society of Architects North River Condominium Material Selections and colors Material Description Finish First Floor Siding Flat panel with trim boards. Panel shall consist of Painted "Hardipanel"by James Hardie with a smooth finish, Redwood to panels will trimmed with Azek trim boards as shown match storefront on drawings. All surfaces will be painted same color color except column and watertable panels, which will be painted the same color as the field of the 2nd and 3`d floor. First floor roofing Metal roofing will be used over the commercial areas in the Goodhue Street elevation. Metal roofing manufactured by"Berridge"with Double rib profile First floor First floor windows will be aluminum frames with Powder coated Windows insulated glass. Window size shall not exceed 5'-0" Redwood width to mimic period style of window. Doors and windows shall have a 18" high transom window. First Floor Doors First floor doors shall be aluminum entry by same Powder coated manufacturer as storefront system. Utility doors shall Redwood be pressed metal with metal frame. Lighting Wall mounted lanterns will be used at entries and at locations shown on elevations. Lanterns shall be "Sternberg" 6130D. Mini Wall paks will be used at utility doors. Canopy lighting will be used in the ceiling of the covered parking. 2nd& 3`d floor Hardi plank siding with 4"exposure to weather. Painted Siding Siding will be pre finished. Heathered Moss Trim Boards Azek PVC trim as described on elevations. Urethane Painted cross heads will be used on second floor windows. Sherwin Williams SW-6373 Harvester 4`h Floor Siding Fourth floor is the mansard roof area, the contour of Victorian Blue this roof will be sided with"CertainTeed"Carriage Houase Shangles. Open valleys shall be flashed with copper valley flashing. Hips shall be capped with manufacturers"Shangle Ridge". Trim Boards Azek PVC trim as described on elevations. Urethane Painted cross heads will be used on second floor windows. Sherwin Williams SW-6373 Harvester ai rr 34 s•::ar!z3sr vr�r k�>rp v_.� w w w } �1 i Oii'hkt t 1 Y ■ ■ t^iw r,sK I ■ t'i •'hr�cr'•.w� yr• i ■ i ■I■I ■ ■ ■ ■ ■ ■ ■ " 2V �a1 tit rt4ii rif i,■I■It rr!1fr iti ■ rir•. .i•�r•rV . 4 v a I■I�l ■ I �4' i�Sit"it'iF iii!t'4 Ssr��yi�ri•r'ir it,ri! r�'it tSt rS` �Bw CP w w +w .� _ III I■I ---LI.I I■I II�I.I.I��I. I■I I■I �L.I II � � I I I I I-III LII I I - � =n— IMIMI: Elm .�xS (1.CCCCCCCC�CCCCCCCCCn•(]riiiiiiiiiiC■[ji - CCCC�CCCCCCCC d. L6. n^.n.i'!' �.- a.a.r.en : a.a o.na': _ . CC4IC .uiCC.n CCie.'l "'.CCv'CCCCCCC :CCCu000C .C.C.CCCCCC. .. III "INN 00 1 ail r . a 1111 - - m —r}•moi,• aia.Sv�r utn r�•s.a r�,v. !Y I imm ' - " 9 r�S'' , .�'it`'�rili:!C�`•`_��.• i'.� �' 11 I � I� = ■ ■�■ ■ Elm ■ -tIl.i SII_ ■ ■�■ ■ ,,, a o a=lj'S—Sl—i-o — o Ililiiil M� '. / • ` el t - ' 1 qli. �:♦ IIS I I � >+ / /I 1 /! / //{ I / e 1/I 1! I I/ • . , III - . James Hardie I 1Collection Color Availability The James Hardie ColorPlus Collection allows for multiple color combinations that expand your design options. Plank, Panel and Shingle Colors ir�r,Air.: N.r.al.K il. :'-I."... . JH fn n'. f R- P MAN_ .. JNSrt 10 JHli•II� .r�.in�.� .n JJy:rm tan YminxY la{.: hutNrnnl Ybc. fxfmm MIN Sax' finmylorc A.O All . JY�Gyu' JN6Y yY JIIStrW lWitO JM4W J166W ENRON .•�Lrv.:C IVlvi JILLi 9:� J12GA JIWW JMtr]Q Jx90�W Trim and Soffit Colors Jun. arvr urn. Nmvin&:Iqr. IkrNmyla�pi� ti'o !i-ca JIP��-�•: Jki}f0 JHW20 �JamesHardie James Hardie 1 1 Products vvith ColorPlusTechnology ProdUCt Availability James Hardie siding products with ColorPlus technology offer beauty, durability and lova maintenance in a livide range of professionally developed colors. HardiePlank" lap siding Ia- .-..a.Ip... IG c r:,J-:..,ern m-Li xr�rta,�c_.a:-e cc'I -vela:l'c.['.- rg :_rtcrl rid s7,,-di-arc i.avl V. ATI TR 0c91-P;.arc_ -n'n 7' HaNlePlank"lap siding Soles[cedarmid` Smooth 1 I_ 111 - ......:".m •,:I.. Beaded Soleil CedaftlN Beaded SnI HardiePanel" vertical siding ,r, ^dr a ,rli_-11 c^I—A MO.LI I slldr- h '1-1-n- 161. r.-i ]4'IP:11 1.11 I IT-:! ;%T9) 9'f 'r.i'1 -a-:PTI I, ),V ai.l :3r n699Y3 LM r f!Il:txw u* llvtliePanel vertical siding Select Serra 8 cedaniii` S IT i; is-'.-w ill -'wh HardieShingle'" siding ,I I:r1 Le 1L. -a11...:9igda s7ltr-Te Tics:rsti,f ^gk M:,Inf'n::. ,m:1- kwh TIP)3 'IC1 r'L rG::Ilft 9(`4:a`I L.II-ai HardieShingle"skiing SIT,,qIW _*:-11:Idied Panel Staogxed-edge Notched Pand :1•Alaht rrLP'lh.t 110.1=; 1= 1 A I SII q 'I ;7 . r ;(t I . 1111 I �� ► -�'[ i •:I,..l 1..:. : �) JamesHardie � E a. i. u L ' }NIS`' Y # �r. AZEK Trimboards,AZEK Sheet,AZEK Beadboard,and AZEK Cornerboards have the look,feel,and sound of clear, premium lumber without the hassles associated with traditional lumber. AZEK trim products are the perfect replacement for wood in all non-stress bearing applications. Also,AZEK can be milled, moulded, shaped and thermoformed for any custom millwork profile. Available in trim- board, sheet, beadboard, and cornerboard sizes, AZEK is a cellular pvc made in a state-of-the art manufacturing process that offers the unequalled combination of: ♦ Uniformity o Durability s Workability • Beauty www.azek.com—•-1877FASK=AZEK-- UNIFORMITY ♦ Solid profile with no voids ♦ Consistent thickness ♦ Uniform density throughout, similar to pine ♦ Square edges on all four sides r �r ♦ No waste, every inch is usable ♦ Premium lengths DURABILITY ♦ Impervious to insects and moisture ♦ Will not rot, cup, split, twist or warp - ^_ - ♦ Does not require paint for protection ♦ Excellent for masonry contact _ ♦ 25 year warranty � ♦ Perfect for ground contact applications such as garage door jambs WORKABILITY ♦ Use standard woodworking tools r ♦ AZEK can be shaped, routed, and mitered ♦ Nail, screw, staple or glue ♦ Shape or bend for curved applications ♦ Fasten close to the edge without splits ♦ Mill, mould, or thermoform for custom millwork applications BEAUTY i a ♦ Look, feel and sound of clear lumber ♦ Complements all housing exteriors =1 ♦ Manufactured in natural semi-matte white ♦ Paints easily to achieve custom colors ♦ Non-shiny surface provides great looks that last Q N1W6EP - BERRIDGE COLOR FINISHESMANUFACTURING �=" Dlyua.dssD COMPANYBERRIDGE � FREEDOMOF • - METAL SYSTEMS Walls Ceilings - Equipment Screens - Restoration Berridge exclusive on-site fabrication technology provides: 60[DM010 SXAsT.WNITE EOx[R 4NEOI .ITW 411[IM GPAIY tCM Custom Contoured Panels Curved Barrel Vault Panels Tapered Panels NOWN0 Compound !. LengthLong f pINR xP4xIE LNc4M XMTfO11DORFl1 x4YLL.Wt CGLGNYL RD I COVMP EPOWX WT(EEYCN T4LdY01 NROYNOt DE{O p[D _. �,.,,,.,.cw.sr.na v...s �. enW'"at<wrn.:.na.e.s.�a+•.r••m.v:nn eys L� ti g vuDaLw cxdxP•ax[ can[x.coTc^ c Mrwu[ 1 1 M.rnTE J 1 1 t 1 1 LTNIINL9I DILYLLYY[' IIx nr0 LUD{41@- x19Nf•TMEI® PETE 0 1•eXtlgE SIaIMa4 Camel w..wuqu mo.•omalnrsbmK2m^ 0"nol En Berridge Deep-Deck 8uy1i'9SO Roof , Deck S Wall Panel ul d Np20nlal ApplKalrons -.01I..-I-1 NIea NuIY�Y.r GnnN Pocl Viell.Ors �� ssmv�4EYDEwRaL - _� TPsoranlndpwaaowwsnr.EtwDI •P•c11u'amlu r.n.uwwErNo.pence.=.:+ r IavM N x'm.4 Nnudw+..N G.MCMsI.s 11111LFE[IIML b.ammrpnmew INear.M DPW m.�4 NSX I rurtsvare.srar�aurraw WLF.WIIL.VARNENIs.auenns-rnn:ay y'w _a...a..vles.q CONSTRwl GD•stxucnox DEru[s s..... .,• Berridge Double-Rib Roof Panel ML •zXMD.N cv sNN snXava •Vrge.Ewnwn:ul ti-Caera9e •MstlanYal or Willey •TeadMvl Rpgrtall¢ -SOIM 3umlme J � 1 MVPgNxE4a[Dplrpwl3mLtt� l.M'•sLl s,(+nRl N,mcVn1 Im LDapnxarodmsauss44s n� fP@InCxtl•116 r.w.lnsv yRam+e.emN rm 3'•4 cwBxe M+e•+Yn r Y'4 u9P.Sv.�Ta xyYilCryA T+e.rnf Nn+✓m NnstllrT I....r.vX r•ex�r�•••�. YIYNt ip Xpla 5u naf Srv(a r♦tq E]W YMrwXIOE miW 3n.ara�.wnbtW + Po+n atuv�r IT 111; na w✓.cr.:f...T...'.r 25(O D-De[k&p uD RID Pmnle) �•��, %�^W YY u]R..NN111T.awYrriynm. CARRIAGE Luxury Shingle., woomm* -g f emrnm_ Wax c,µ.v mv<h<'mrnTM rRv, rhu pv prFxah-h0"' µ.Ilmar Sh,nFA.�VaaarLlAn lnvwal ml..v 17 m..nµ tln lkaitvl nm.omnrr.e. �� ara'F aw.wM1 a<Pr Imr umil"en m1 cvryx�wnM1(vo<nidn mnl. L r=� il. 1 P - r , -..u.nm sl.n :.malm era aona'nr.c..t Wv<.pnronµurvkr6l.,ne pm.mr k,k.snvrl Fy is Jmn anA vin.f.In.m nin in mLunFk un. �' K6F p<K.m unJ[.I».mv .,en.mnYFinar .yimr kah(a[b.mire mt H.,b aluilnr aM1'w6k+art--d F..—d,hr lav x.m nrn[M.n.=..4cm.vy pnwlu- `inlh�p.dndpap.Fmpo— mpin )mr - griflmm.u.:In n,L.F Pnq.eaw<mrila..rml'nrw veerzvlvnin Rid,n Mmkn t4sple NiJp.-an nlJnl s<rn�ryfn< W�PnµFiry.mlrNµw 1. 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SMwn].0.1.5 Pm <IX'n FAm law • • rltlrnitul/nkmWbnnviMle�pr.LLa'Md,.l — u •.weird.nxurWr.W.an..<4e,nHw+'eemmrarmw..errraHWnWe `- '�� uauww,.yFnMnaa a•4+sw+xxew.v Naa.,eanir.n, xp}.n..rw•umwa Xltm+r+.rcuu,naaimrnlux.,✓.r Jz- X..,lube rhxwryrl„rc Rom P—&,♦AbnlAX)n 1c no,.C117, W.brie rlwlr. nNm ar,A.OIWn'Wlnr.r.wnple x{.n.A Axu.,A,lu �A(.�.i...w.. been renlmeJ the p_mn.enrrye sM1nxswAl WW.bunt �I�W�IG�1 mvNnXxN Iwhvef nx'INI iu e,ilene a,pv gnqry NnxnanrlhAkny,nrt. iuluxlNyiy IYxk 11W11W - _ E sus rowrim•cwu{ _� Cf ]]141111-ri5^vi _ � wcR:xlwlYrr„nn a.A'M®IOIWuv x[.1%4 tilW W45♦ Inm rh pl+ntlO S1'F.2\ISlatli Lantems MOON SPECIFICATIONS6130D HARVEST MOONA' C yaw.a v GENERAL \\ a FIXTURES/OPTICAL SYSTEMS The 6130D Harvest Al oon is n modem Implies of an elegantly ci do w About Oise styled fixture featuring a tapered six sided cage and white \ / c., acrylic translucent 12"dome mor. It shall be appointed with v mu n�u.m Imp a cast aluminum decorative linnet. re,ti�wm � noun. 11 q�ll POST FITTER y,y� Thc liner shall be heavy well cast aluminum,319 alloy for c.x + ' high tensile wo nglh. II shall have an inside diameter open- ry,a s i s ing to attach to a 3"pole or tenon. When ordered with a 61210p RE3G HSS FMC CW L03-S L03 5L Stem-bergle,the litter shall be set screwed to the ole to Glow Top RE5G House Sade Fristed Cos LOS-S LOS 6 Ll6bt pole, P P Be. Open Roil Rehattor Shield Ck,nney Cora Optics Lauver Optics Louver 0ju ee Cluster ni or non. c°^a"° . P., LENSES toric., BALLAST HOUSING roaFm csA CA i s CTA PA WA The ballon[housing shall be heavy wall cast aluminum.319 Clear I Clear .�{j� Cater Pmmat, WnIN alloy for high tensile strength. The housing shall be mounted 5ee0e0 _ Acr,c 1S°'.d Teatured Acrylic Acors. to the cast finer with one screw. The ballast shall be an.,hcd Acryac Acrylic against the ballast housing by 4 surds to ensure high capacity ARMS-POST MOUNT(PM)or WALL BRACKETS(WB) Sea Arms Section for inane information heat sinking ofballasl temperatures,keeping the ballast cooler and ensuring long life. J—leen•—� 1 I ELECTRICAL —na:—a; Fixture shall be U.L.m E.T.L.listed H.I,D.ballasts shall be high power femur with lamp sterling down m-30 degrees C. Medium base and mogul base porcelain sockets ere 4KV rated. The bal. last/socket assembly shall be pre-wired when ballast is located in the fitter All compact fluores- •� uas, .0 cent(PL)ballasts shall be instant start electronic with a starting temperature ofdown to 0 degrees JI 11 F. I hey shag have a 4-pin socket to accept quad or triple tube lamps. ! 490 4TeT5 1PTAS711 �• 6T8 779 FIXTURE HOUSING alto fixture shall il 2 e m de and 43"dr It shall ry made ofhee i well call aluminum.c319 lew alloy and lenses wind whit e o acrylic, l resistant acrylic,excitable in Clem,clear seeded clear V '� textured,prismatic end white acrylic. Ballast is accessible from inside the lamp comperlmenL °� I It fnowes a 6a eflucenl dome of vandal resistant acrylic for up-light. r` L ro OPTICAL OPTIONS 6239 rte TA 512. MIAIT Refractors shall be G'diameter borosilicate glass with an I.E.S.Type 3(RE3G)or Type 5(RE56) distribution. It shall be secured to the socket stein with 3l9"plated steel threaded pipe nipple and HANGING TYPES PIER BASE MOUNT rest on a cast alum men holder with anti-shock gasket. The refractor will be secured to cast hold- er with a quarter o m internal aluminum mist ring rer ease of maintenance. The NIGIITSKV'-OPTI-SHIELD"Louver Optic System(LO or LO-S)shall be a multi-der i —,c,r—► reflector with T'diameter rings in produce an I.E.S.Cut-off Type 3 or 5 distribution. The Louver i CK" Optic System shall be made of highly speculM anodised aluminum said shall come standard with Chem Hung 91300 t Litt ]OO medium base socket, Shown OSOPB MARVrinEST ssr MOON Cone Optio Type 7(CO3)distribution or Type S(COS)dismbution uses a vertically mounted - , lCbmmurd un lack pnge/ Salem Design Review Board 6 February 2007 c/o Paul Durand, Chair By hand cc: Walter Power, Chair, Salem Planning Board Re: 28 Goodhue Street, design We preface our remarks by reasserting that we support development in the North River Canal Corridor. The North River Canal Corridor Master Plan and the associated zoning ordinance were created specifically to encourage quality development of that area. We acknowledge with gratitude the substantial effort by this Design Review Board to improve the design of the building. We suggest that this level of effort has been required because the architectural concept is wrong. As early as the first public meetines on this project,members of the Planning Board and the DRB have viewed the design as"the ugliest building I've ever seen"and "not appropriate to Salem." We also acknowledge the commitment of the developer while reminding the Board that we as individuals and the Federal Street Neighborhood Association have consistently opposed the density of the building which, in ourjudgment, contributes to the design issues we discuss below. As suggested in a previous meeting, a factory/warehouse concept such as that represented by the adjacent self storage building would better reflect the industrial/commercial heritage of the area. An industrial design concept would more naturally fit the massive scale of the building. An industrial design might also solve a number of construction materials problems with which this Board has struggled. We respectfully suggest that tuning the design hasn't worked.The current design is, as a member of this Board stated,"a long green building."This is the last opportunity to get the concept right before the building goes before the Planning Board. We urge the DRB to take this last chance to require a substantially revised architectural concept which can set a high quality standard consistent both with the area's heritage and our hopes for its future. �Thank you. II- 2 L Darrow A. Lebovici Martin Imm "'O 122 Federal Street 174 Federal Street 978.744.6702 978.745.5231 SINGLE RAIL TIMBER GUARD RAIL (STEEL BACKED) DETAILS GENERAL NOTES, J•2- f.All S 3 Sm To C_LC 6" r +" 6' , }T AASHT0 MZ23 (ASTM A57& Grads J+S. 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PLAN I—————————————� !6d GnM.Nall ra/i'1 b trader PoII I 1 I I . T A�-I ly,• FRONT ELEVATION SIDE ELEVATION ahni, TIMBER RAIL ENDS Sigel Splim Ploh Slad Rdl TrmGa-Post (0'112'x,' OREGON DEPARTMENT OF TRANSPORTATION 1 •P'N +•C'•N•NR'T'�C• ti 0 ELEVATION S10E ELEVATION N POST CONNECTION W 0 0 Nor}h River Condominium 2/6/07 Roof Material Photos son = — AV' a 'a f /� i - -14a: � Ila a Reference Project: Station Crossing, Willow Street, Melrose, MA SINGLE RAIL TIMBER GUARD RAIL (STEEL BACKED) DETAILS GENERAL NOTES, f.Au Sly dura s/w s 1 G 0rm To 4- AASNTO 11223 IASTW ASr2AGrafe 315. 2.AN FWAm narW S ,#Go L T . �r YWo da ae By oNle VWMfoor F. Slm Mfo.w ra —1 ♦ ♦ T ASTM AH9. I ., s,11,Tr fmfr.Tanner r d wt Braces snal —/ / v ^ air„F�-1'6'{A-� 10-^x— 6-' oM s AI 10"•5'0' _- 10"+-r'6�"�{ 9r TrwM,r5ee SOecfd Prwisla s! 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PLAN _____________J r !6e Gat,.Nal rrmner ANN 11'/,- ----- I I I I a` A«-I 11h. tF FRONT ELEVATION SIDE ELEVATION —{rlyz- TIMBER RAIL ENDS 51eM Spllm MPIs sfea Rall Tfmbr W.a 10"112-1r' OREGON DEPARTMENT OF TRAN9PORTATON W4YY R0 ELEVATION SIDE ELEVATION m POST CONNECTION o'a. 0 0 North River Condominium 2/6/07 Roof Material Photos h as I � I axe 1� 1 �y � y Nm , 11 .� Il t. .Pr.. 4 Yom•^ '_ :, Reference Project: Station Crossing, Willow Street, Melrose, MA Joseph D . LaGrasse & Associates , Inc . One Elm Square.Andover.MA 01810 ZZ www.lagrassearchitects.com tel,978.4703675 fax:978.470.3670 l jdlai@aol.com January 31, 2007 Salem Design Review Board 120 Washington Street Salem, MA 01970 RE: Board Recommendations Dear Board members, Please find the attached sheets C2.0 and A-4 showing the revisions we had time to make to our plans. Sheet C2.0 being the landscaping plan shows the improvement to the site as recommended by the Board members. These improvements include the revision to the plaza area as suggested by Mr. Blier, to break up the linear feeling of the trees in the plaza along Goodhue Street we have created planting beds on each side of the Residence entrance. This breaks up the traffic flow of the commercial plaza and creates a private walkway to the residential entrance. We are still looking at the architecture of the residential entrance to better distinguish it from the commercial spaces. we hope to have this revision for the Boards review next Wednesday. We have also relocated the dumpster to conform with the NRCC regulation to be outside the 25' buffer. The dumpster has been moved to the center island of the parking lot to allow for pickup and conform to the regulations. We have not completed the planting list revision at this time and should have this for our next meeting. Sheet a-4 being the elevations of the building have been improved to add additional bay windows at the locations discussed at our last meeting. We are also looking into the watertable below the storefront windows. We are looking at precast panels to be a better fit for this area in lieu of the PVC and cementitious panels. We are also looking at the color scheme to possibly improve on the appearance. I look forward to our next meeting. Respectfully, ,I 14 GC' Thomas Galvin, Project Architect Principals Joseph D.I oGrasse AIA Philippe R. Thibault AIA Member of the Americon bzstitnte of Architects &Boston Society of Architects SERAFINI, SERAFINI, DARLING & CORRENTI, LLP ATTORNEYS AT LAW 63 FEDERAL STREET SALEM, MASSACHUSETTS 01970 JOHN R SERAFINI SR TELEPHONE JOHN R. SERAFINI JR 978-744-0212 JOHN E. OARLING 781-581-2743 JOSEPH C. CORRENTT TELECOPIER 978-741-4663 January 22, 2007 Tania Hartford, Economic Development Planner Design Review Board Department of Planning and Community Development 120 Washington Street Salem, Massachusetts 01970 Re: Design Review Board Application North River Canal, LLC 28 Goodhue Street, Salem Dear Ms. Hartford: Enclosed for filing with the Design Review Board, please find the following: 1 . Six (6) sets of revised Site Plans (sheets C-1 , A-3 and A-4) prepared by Joseph D. LaGrasse & Associates, Inc. and Eastern Land Survey Associates, Inc., revised through January 18, 2007; and 2. Six (6) sets of Material Selections and Colors. If you require anything further, please do not hesitate to contact me. ry truly yo1urs y Jop.Q �qL-L� h C. Co renti JCC:dI Enclosures cc: North River Canal, LLC SERAFINI, SERAFINI, DARLING S& CORRENTI, LLP ATTORNEYS AT LAW 63 FEDERAL STREET SALEM. MASSACHUSETTS 01970 JOHN R. SERAFINI, SR, TELEPHONE JOHN R. SERAFINI, JR. 978-744-0212 JOHN E. DARLING 781-581-2743 JOSEPH C. CORRENTI TELECOPIER 978-741-4683 December 7, 2006 Tania Hartford, Economic Development Planner Design Review Board `"'' ''`" 1 V E Department of Planning and Community Development L)1-1; U 7 "'C5 120 Washington Street Salem, Massachusetts 01970 COMMUNITY OFPLANNING LANNI G& ENT Re: Design Review Board Application North River Canal, LLC 28 Goodhue Street, Salem Dear Ms. Hartford: Enclosed for filing with the Design-Review Board, please find the following: 1. Six (6) reduced and six (6) full size sets of Site Development Permit Plans prepared by Joseph D. LaGrasse & Associates, Inc. and Eastern Land Survey Associates, Inc., revised through December 5, 2006; 2. Six (6) copies of Site Plan Review Narrative prepared by Joseph D. LaGrasse & Associates, Inc., dated November 15, 2006; 3. Six (6) copies of Attachment A to the Site Plan Review Narrative, outlining compliance with the NRCC guidelines; 4. Six (6) copies of Outline Specifications; and 5. Six (6) copies of the proposed Signage. 6. Six (6) copies of Environmental Impact Statement, prepared by Joseph D. LaGrasse & Associates, Inc., dated November 15, 2006; 7. Six (6) copies of Stormwater Management Plan, prepared by Eastern Land Survey Associates, Inc., dated November 15, 2006; and 8. Six (6) copies of the Planning Board Decision dated April 13, 2006, granting a Special Permit for the proposed use of the project. As discussed, please place this matter on the Design Review Board agenda for it's meeting on December 20, 2006. If you require anything further, please do not hesitate to contact me. V ry truly yours, se h C. orrenti JCC:dI Enclosures cc: North River Canal, LLC r Joseph D . L,aGrasse & Associates , Inc. One Elm Square,Andover,MAO 1810 www.lagrassearchitects.com mi.978.470.3675 fax:978.470.3670 jdlaiCzDaol.com North River Condominium 28 Goodhue Street Salem, MA Site Plan Review Narrative November 15, 2006 Prepared for: North River Condominium,LLC. 282 Bennington Street East Boston, MA Principals Joseph D.LaGrasse AIA Philippe R.Thibault AIA Member of the American Institute of Architects &Boston Society of Architects Ir Site Plan Review Narrative North River Condominiums 28 Goodhue Street, Salem, MA Buildings The proposed project is to construct a 4 story 70,500 Square foot building. The building shall be occupied by 3 stories of residential on the 2°d, 3rd and 4°i floors. The first floor shall be occupied by 6,000 Square feet of commercial space and accessory spaces to the residential. The building is proposed to be constructed with steel frame and concrete deck,the exterior shall be finished with a brick veneer on the first floor, cementisious clapboards to clad the second and third floor. The fourth floor will be constructed with a mansard roof to give the building a Second Empire style, which will be covered with"CertainTeed Carriaghouse Shangle" style shingles that are chamfered cut edge, double layer, fiberglass shingle. The commercial spaces will front on Goodhue Street utilizing large storefront windows to create presence on the street. The residence will also have a secondary entrance on Goodhue Street, but the main entrance of the residence will be on the south elevation. Parking and Loading The project meets the required 88 parking spaces for the 44 dwelling units and 32 spaces for the commercial space on the first floor. The majority of the parking will be located behind the building to minimize the presence on Goodhue Street. The parking layout follows the guidelines of the Salem zoning by-law requiring 9'x 19' parking stalls. As set forth by the Architectural Access Board of the State, 4 parking spaces for the residential units will be marked for handicap parking. One space will be marked for van access with the appropriate 8'-0" access aisle and the remaining space will be accompanied by the appropriate 5'-0"access aisle. One parking stall for the commercial parking will be marked for Handicap parking and the appropriate access aisle. Traffic Flow and Circulation Goodhue Street has a one way heading north requiring the egress from the site to take a right tum toward Grove Street and Harmony Grove Road to access the highway or utilize Beaver Street to Grove Street to access Boston Street to head into the downtown area of Salem or West toward Peabody. Due to other ongoing development in this area, the developer, at the request of the City, has agreed to contribute money toward a traffic study for the review of Goodhue, Harmony Grove and Grove Streets to assess the present and future build- out condition for the area. 1 f f . External Lighting The plaza and pedestrian walkway will be lighted using decorative fixture at a height of 12"-0". The parking lot will be lighted with cut-off light fixture at a height of 20'-0". The parking under the building will be lighted with surface mounted canopy fixtures. Additional wall mounted fixtures will be used at the entry points to the residence and the commercial spaces. Landscaping and Screening The landscaping shall follow the guidelines of the NRCC zoning requiring a 3 Y2" minimum caliper tree planted for every three parking spaces. Forty trees of this caliper will be planted for the 120 parking spaces on site. Low shrubs will be utilized to screen headlights to the abutting properties. Additional planting will be used to screen the parking from Goodhue Street. Utilities The project will utilize the existing gas, water, sewer and power that previously served the commercial structure that existed on the property. Snow Removal Snow storage areas have been designated on the property that would be sufficient for light to moderate snow fall. In the event of larger storms,the snow would be trucked off site. Natural Area Protection and Enhancement The previous site was completely covered with buildings and impervious surface. The proposed project will add over 10,000 square feet of landscaping that will include a new pedestrian way, over 40 trees as required by the landscaping requirements of the zoning bylaw,and a new plaza along Goodhue Street. The canal edge will be enhanced with a continuous fence and 3'-0"wide landscape strip to act as a buffer between the canal and pedestrian way. The streetscape along Goodhue Street will also be improved with a new plaza and landscaping areas. Architectural Compatibility with Surroundings This area is a mix of commercial and multi-family residential structures. The proposed building works well in both scale and materials. The abutters on each side of the property are commercial structures of masonry and EIFS finish. Our first floor, which is the commercial component of the mixed use utilizes masonry and storefront windows to fit into the commercial character of Goodhue Street. The upper floors are designed to fit into the residential neighborhood using the following materials: clapboard siding, double hung windows and mansard roof with dormer windows. 2 A ATTACHMENT A TO SITE PLAN REVIEW NARRATIVE The ordinance, Section 7-21 (a) , specifically lists ten criteria which new development shall comply with in order to achieve the stated goals of the NRCC District and Master Plan. Each of the criteria is listed and addressed below: 1 . "All development shall be in compliance with the Neighborhood Master Plan for the North River Canal Corridor, October, 2003. " Response : The project meets each of the criteria listed herein and is consistent with the plan' s goals of mixed-use buildings, strong pedestrian connections, and creating a presence along the street edge, among others . 2 . "All development shall be designed to complement and harmonize with adjacent land uses (existing and proposed) with respect to architecture, scale, landscaping and screening. Building materials of brick, stone, and wood are encouraged. Pre-cast concrete or prefab aluminum or metal panels are highly discouraged. " Response: The project will maintain much of the streetscape, massing and scale of the original building, which was demolished as an unsafe structure. The landscaping and screening on the site prevents large, unbroken areas of pavement for parking, while enhancing accessibility to the Canal from the site. The proposed building will not include any pre-cast concrete or prefab aluminum or metal panels . 3 . "Ground floor spaces should have active pedestrian friendly uses . " Response: The project includes 6, 000 square feet of active commercial/retail uses on the ground floor, which will be accessible to the public from the newly created front sidewalk plaza area. 4 . "Buildings should be located in a way to create a presence on the main corridor' s street edges . " 1 Response: The building, as shown on the site plan, will front directly on Goodhue Street with a setback to allow for the creation of a new sidewalk plaza area to help create friendly pedestrian access. 5 . "Building shall face the main corridor and have an entrance on the main corridor. " Response: The front of the building will face Goodhue Street and be designed with storefront features on the ground floor to attract the public. 6. "Streets and roadways must include sidewalks and landscaping to provide an attractive connection for pedestrian use, and to complement adjacent parkland. " Response: No new streets or roadways are proposed for this project; however, new sidewalks and landscaping will help create a plaza along Goodhue Street that will connect to a new ten foot wide bike and walkway to be created along the North River Canal . The walkway will be landscaped and lighted for public use. 7 . "Uses are designed to generate pedestrian traffic . " Response: This mixed-use project will include residential condominiums on the upper floors and active commercial/retail uses on the ground floor, while creating walkways, new sidewalks, and a pedestrian plaza in front of the building, all of which are designed to encourage pedestrian traffic onto and into the site. B. "All retail uses should support the adjacent neighborhoods . " Response: While no specific tenants have been identified, the neighborhood retail uses listed as "permitted" in the ordinance, are the type of uses from which tenants will be selected. The 2 proposed uses could include hair salon, bank, wine shoppe, or tailor. 9 . "All development shall be designed to facilitate, accommodate, and encourage use by pedestrians and non-motorized forms of transportation as much as, if not more so than, use by motorized vehicles . " Response: The project has been designed to allow for the creation of a new ten foot wide pedestrian walkway and bike path running along the edge of the North River Canal . This walkway can easily be connected to adjacent properties to help create and encourage pedestrian use along the entire North River Canal. Additionally, the creation of new sidewalks the length of the property along Goodhue Street, and the construction of an attractive plaza area in front of the building will help encourage pedestrian movement throughout the site. 10 . "Water dependent uses are encouraged to be developed on the parcels located within the District and adjacent to the North River, particularly: a. Parks , open space, pedestrian facilities, and both public and commercial recreational facilities . . . " Response: While this parcel does not front directly on the North River, it is adjacent to the narrow North River Canal, along which open space and a pedestrian walkway with benches and landscaping will be constructed for public use. 3 Condominium Outline Specification December 5, 2006 Exterior Building Materials First Floor: • Brick veneer Redland brick Inc. Suffield with pigmented mortar. • Storefront Aluminum Storefront,painted finish, color forest green. • Columns 18"x18" square base to 24"above grade, with lx6 comers and PVC panel. 16"x16" square column above base to a height of 9'-4"above first floor, with 1x5 comers and PVC panel. • Sign Board 30" tall PVC panel with 1x4 PVC trim boards. Vertical trim pieces @ 10'-0" max. spacing. 8'0"xl'-6" sign to be set in panel. Bottom of sign at 9'-4" above first floor • Banding 32" tall PVC panel with 1x4 PVC trim boards. Vertical trim pieces @ 10'-0" max. spacing. Bottom of banding at 11'-10 above first floor. Second and Third Floor: ■ Siding James Hardie fiber reinforced cement siding, smooth finish with 5"exposure. Painted ■ Corner Trim 24"wide PVC panel, with lx5 PVC trim boards. ■ Window Trim Second floor: 1x6 PVC trim, PVC sill extension, PVC panel below window with 1x6 PVC trim and Fypon urethane cross head. Third floor: lX6 PVC trim, PVC sill extension and PVC apron. Bay Window: PVC panels with 1x6 PVC trim. Note: The developer reserves the right to substitute any item(s)in this specification with an equal or better quality item. Condominium ■ Frieze 18" PVC panel with 1x4 PVC trim. ■ Brackets Fypon urethane bracket 12x10 Mansard roof: ■ Shingles CirtainTeed Carriage House Shangles. ■ Dormers PVC trim, Siding on side walls, EPDM membrane over roof. Membrane roof: ■ Membrane 60 mil EPDM membrane fully adhered over 3" isocyanurate insulation mechanically fastened to metal deck. Note: The-devetoper-reserves the right to,substitute any item(s) in this specification with an equal or better quality item. Condominium Unit Specification Foyer: ■ Floors Porcelain Tile 12x12 tiles. • Walls Painted 5/8" Gypsum wall board with two coats latex paint, eggshell finish. • Ceiling Painted 5/8" Gypsum wall board with two coats latex paint, satin finish. • Entry door Six panel pressed metal 1 '/<"thick door 6'-8" H, cylinder lockset with exterior handleset and interior lever handle, chrome finish. • Closet door Four panel masonite 1 3/g" door with chrome knobs, 3"wood trim. • Closet Vinyl coated wire shelf system. • Lighting Surface mounted fixture Living and Dining Areas: • Floors Mannington engineered wood floor, maple finish • Walls Painted 5/8" Gypsum wall board with two coats latex paint, eggshell finish. • Ceiling Painted 5/8" Gypsum wall board with two coats latex paint, satin finish. • Windows Double hung vinyl windows, tilt in for cleaning, wall board return trim around window with wood sill. • Trim 4"wood base molding. Note: The developer reserves the right to substitute any-item(s)in this-specification with an equal or better quality item. Condominium KITCHEN: ■ Floors Mannington engineered wood floor, maple finish. • Walls Painted 5/8" Gypsum wall board with two coats latex paint, eggshell finish. ■ Ceiling Painted 5/8" Gypsum wall board with two coats latex paint, satin finish. • Cabinets Maple Finish cabinets. Solid wood door construction. Molding along top of wall cabinets. ■ Countertop Granite countertops with 4" granite splash guard along walls. Ubatuba granite. ■ Lighting Recessed down lights over counter area. (5) 6" incandescent down lights. Appliances ■ Cooktop Frigidaire# FEC30s6A. ceramic cooking suface. ■ Oven Frigidaire# PLEB30S8AC. Stainless steel finish ■ Microwave Frigidaire# PLMV 168KC. Stainless steel finish ■ Refrigerator Frigidaire# FRT 18P6BS. Stainless steel finish • Dishwasher Frigidaire# FDB750RCC. Stainless steel finish ■ Sink Eljer Hi-Lo Undermount sink#212-1245. 2 bowl (food prep and deep sink). Enameled cast iron. ■ Faucet Eljer#4177010 Single handle Pull out kitchen faucet. Polished chrome Note.The developerreservesthe right to substitute any items) in this specification with an equal or better - — - quality item. Condominium Bedroom: • Floors 36 oz. Saxony carpeting with carpet pad • Walls Painted 5/8" Gypsum wall board with two coats latex paint, eggshell finish • Ceiling Painted 5/8" Gypsum wall board with two coats latex paint, satin finish. • Bedroom door Four panel pre-hung masonite door 1 3/8"thick 6'- 8"H, 3"wood trim and chrome knob handset. ■ Windows Double hung vinyl windows,tilt in for cleaning, wall board return trim around window with wood sill. ■ Closet door Four panel pre-hung masonite door 1 3/8"thick 6'- 8" H, 3"wood trim and chrome knob handset. • Closet Vinyl coated wire shelf system. ■ Lighting Switch at doorway controls one outlet for lamp. Walk-in Closets have surface mounted ceiling fixture. Master Bathroom: • Walls 8"file to 42" above floor with 2"bull-nose cap. Gypsum Wall Board above tile, painted. ■ Shower Aqua Glass#814838A-R/L ■ Cabinets Maple Finish cabinets. Solid wood door construction. 36"high. • Countertop Solid Surface with 4" splash guard w/solid surface undermount sink. ■ Mirror 4'-0"x4'-0"mirror @ 42" above finish floor Note: The developer reserves the right to substitute any items)in this specification with an equal or better quality item. Condominium Bathroom: ■ Floors 8x8 ceramic tile. ■ Walls Painted 5/8" Gypsum wall board with two coats latex paint, eggshell finish. ■ Ceiling Painted 5/8"Gypsum wall board with two coats latex paint, satin finish. • Cabinets Summit Hill by IXL cabinets, laminate doors and drawers with nickel finish knobs and pulls. • Countertop Solid Surface with 4" splash guard w/ solid surface undermount sink ■ Bathroom door Four panel pre-hung masonite door 1 3/8"thick 6'- 8" H, 3" wood trim and chrome knob handset • Lighting Wall sconce each side of mirror, 75 watt max. Fixtures ■ Sink Eljer#051-0124 Vitreous china, oval, white. • Toilet Eljer 4091-0223 Vitreous china, white. • Tub/Shower unit. Aqua Glass#326032A-R/L ■ Sink Faucet Moen#L4621, single handle, chrome finish. ■ Shower Faucet Moen#L2353, single handle valve, chrome finish. Accessories ■ Tissue holder Polished chrome ■ Towel bars 24" long polished chrome - Note. Tire developer reserves the right to substitute any item(s) in this specification with an equal or better- --- —-- quality item. Condominium Utility Closet: ■ Floors Painted concrete. ■ Walls Painted 5/8"Gypsum wall board with two coats latex paint, eggshell finish. ■ Ceiling Painted 5/8"Gypsum wall board with two coats latex paint, satin finish. ■ Door Four panel pre-hung masonite door 1 3/8"thick 6'- 8"H, 3"wood trim and chrome knob handset. Mechanical systems ■ Electrical Each residential unit shall have a 100 amp service, single phase feeder with 24 pole breaker panel. Switched outlets in all bedrooms. A junction box will be provided over the dining area for hanging fixture. Fire and smoke alarms are wired to the central panel. ■ HVAC Each residential unit shall have individual control of the heating and air conditioning of the unit via the Magic-Pak - Gas heating and electric cooling system. Each bathroom shall be exhausted to the exterior. • Plumbing Each unit has its own Bradford White energy saving 50 gallon tank. Water heaters are supplied with safe pan and drain. Plumbing fixtures are as specified. ■ Fire protection The building and each unit will be protected with a fully automatic sprinkler system. ■ Telecommunications Each residential unit will have the choice of satellite or cable TV. The ability to access broadband, DSL or dial up internet access. Note: The developer reserves the-right to substitute any items)in this specification with an equal or better quality item. ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ME ME 4i Z ME ■■E ■■ ■■ ■`ar■-_ ■■ MEN r ��•� ■■ ■■■■M.., ■■ IMMUNE i��■ ■■ MINOR ■■ ■■■ri• ON ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ■■■■■■ ■■ ' ■■■■N■ ■■ ■■■■■■ 8'-0" MAXIMUM SIGNAGE asucrn (Tyw�> Sign Criteria 1. Letters shall be of a cost or raise type off the panel surface. 2. Letters shall be 8" maximum height. 3. All signs must be approved by the City of Salem. Sin Elevation 5CALE: 1/2"=I' O" s MAX. TENANT SIGN METAL PANEL W/ METAL TRIM. PAINT: FIELD - FOREST GREEN TRIM - ROSE 8" FORMED PLASTIC LETTERS FONT: TIMES BOLD r COLOR: METALLIC GOLD PVC SIGN BOARD Bicin Section SCALE: lig,°.r-m" gage 2 dote: December 5, 2006 'ob no. 2043 .'OEfrrl r. ONE ELM SQUARE scale: AS NOTED drn. by: xWfAb9. 1 ANDOVER, MA 01810-36 4 3 blACJ.Tdi T. 978.4103615 prepored for: North River Cconclominium, LLC. L<-. F. 918.4103610 location: North River Conclominlum http:/www.lagrassearchitects.com title E-MAIL. JDLAIeAOL.COM SI XCRITKRIA Forfidl details on Installation Merbods.see page 96 NO HARDWARE 1a-1h -{ WITH HARDWARE 2a-2f •STANDARD COLOR PRICING. • PUNCTUATION is 1,'3 the price of upper case. • INSTALLATION TEMPLATES are 25c Net per inch of letter height,$3.00 maximum per letter based on upper case sae. - PRAM PILLED LETTERS are 2 times la price(see page 97). •FREE STANDING LETTERS are 3 times la price(seepage 97). STANDARD BLOCK CONDENSED ABCDEFGHIJKLMNOPORSTUVWXYZ 1234567890/8-,. ABC 1 HEIGHT AVERAGE APPROX. MIN-MAX NO HARDWARE 1 a-III WITH HARDWARE 2a-2f UPPER CASE WIDTH DEPTH STROKE UPPER CASE PRICE UPPER CASE PRICE 4' 2" '/2' '/n" $ 4.20 $ 6.10 6 2 i'8 3/4 Ya 5.60 6.60 8 31/4 1 1 7.10 9.40 9 33/4 1 1'/8 8.30 10.70 10 41/4 1'/4 11/4 9.70 11.80 12 5 1'/2 1'/e 11.00 13.00 15 6'/2 1%z 2 14.80 17.50 18 8 2 21/2 18.80 21.30 24 10 2'/4 33/4 1 .80 33.00 30 12 21/4 41/4 15870 69.70 36 14'/z 2%4 5/2 1 58.20 79.80 48 20 3 63r. 124.00 134.50 Times 1;o1d AIRC abe ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopgrstuvwxyz 1234567890/&-,. 123 HEIGHT AVERAGE APPROX. MIN-MAX NO HARDWARE la-III WITH HARDWARE 2a-2f UPPER CASE LOWER CASE WIDTH DEPTH STROKE UPPER CASE PRICE LOWER CASE PRICE UPPER CASE PRICE LOWER CASE PRICE 4" - 3%8" '/a" '/z"-1'/e' $5.50 $7.00 6 4" 53/4 3/4 5/8-1'/8 6.30 $5.70 9.30 $8.40 • 8 5 7% 3/4 3/4-2 9.00 8.10 11,80 10.60 9 6 85/8 1 3/4-2'/4 9,50 8.60 12.50 11.30 10 7 95/8 1 %8-21/2 11.10 10.00 14.90 13.40 12 8 111/2 1'/z 1-3 14.00 12.60 17.10 15.40 15 10 142/8 1'/2 1'/+-33/2 18.60 16.70 22.50 20.30 18 12 17'/4 1%2 1'/2-4'/2 24.80 22.30 31.10 28.00 24 16 23 11/2 2-642.60 38.30 49.60 44.60 30 20 283/4 1'/z 2'/z-7'/2 80.00 72.00 86.20 77.60 36 24 34'/2 2 3-9 100.40 90.40 113.80 102.40 48 32 46 2 4-12 1 222.20 200.00 258.00 232.20 'dimes 103®ld Round Face ) ABC abc ABCDEFGHIJKLMNOPQRSTUVWXYZ 123 abcdefghijklmnopgrstuvwxyz 1234567890/&-,. HEIGHT 1'GE •PPROX. MIN-MAX NO HARDWARE la-1b WITH UPPER CASE LOWER CASE WIDTH I 'I HARDWAREI WER CASE PRICE 4' - 3%' '/i '/2"-1'/a° $L20 - $9.70 - 6 4" 53/4 3h 5/8-15/8 8.90 $8.00 11.70 $10.50 ! 9 6 85/8 1 3/4<-2'/4 14.90 13.40 18.80 16.90 ! 12 8 111/2 1'/2 1-3 18.90 11.00 24.40 22,00 15 10 143/8 1'/z 1'/4-33/. 27.00 24.30 32.30 29.10 18 12 17% 1'/z 1'/2-4'/z 35.80 32.20 43.30 39.00 24 16 23 1'/2 2-6 64.00 57.60 73.10 65.80 36 34'/z 2'/z 6-9 1 149.90 159.40 Joseph D . LaGrasse & Associates , Inc. One Elm Square,Andover,MA 01810www.lagrassearchitects.com tel.976.470.3675 fax:978.470.3670 fz) jdlai@aol.com North River Condominium 28 Goodhue Street Salem, MA Environmental impact Statement November 15, 2006 Prepared for: North River Condominium,LLC. 282 Bennington Street East Boston, MA Principals Joseph D.LaGrasse AIA Philippe R. Thibault AIA Member of the American Institute of Architects &Boston Society of Architects Environment Impact Statement North River Condominiums 28 Goodhue Street, Salem, MA Natural Environment 1. AIR The project will not have any long-term impact on air quality. Since the site has already been cleared of existing buildings a large portion of dust and debris has been accomplished. The construction of the building and site features should result in a minor impact of air born dust. The site is lower than the surrounding residential areas and should not impact these areas. A program will be established to mitigate the build-up of dirt on Goodhue Street from vehicle traffic leaving the site. 2. LAND The project site has been cleared of the old factory buildings and pavement, only one structure remains on the site which is planned to be incorporated into the proposed building for use as community or gallery space. The proposed building will be slab on grade and will require a deep foundation or pile system, since organic material is present in the borings recorded from the July 2004 study. 3. WATER AND WETLANDS The northeast property line of the project is the North River Canal. Construction of the parking area and pedestrian walkway will be within 20'-0"of the canal. The building will be constructed within 50'-0"of the canal. Through upcoming meeting with the Conservation Commission we will present our Notice of Intent to receive an Order of Conditions. Since the majority of the original site was covered with building or pavement, we will be creating a vast improvement by installing landscape areas and a closed system for surface drainage in the parking lot. The roof drains will be directed to leaching catch basins in the landscape areas. 4. ENERGY The project will utilize the local electric service for lighting building and site to power the appliances of the project. Natural Gas will be used for heating, hot 1 water and stoves. Energy efficient fixture and equipment will be used to reduce the properties demand on these utilities. 5. NOISE Construction shall be conducted during working hours allowed by the City Ordinance. Any deviation from this schedule shall be presented to the building department for approval. After construction the typical noise should be daily vehicle traffic, bi-weekly trash pick-up or deliveries to the commercial spaces. There are no outdoor activity spaces (ie., Basketball court or playground) to generate noise and the pedestrian walkway should not produce any noticeable level of noise. 6. LOCAL FLORA AND FAUNA The previous site was covered with buildings and pavement.No notable vegetation existed. The proposed project shall provide new trees and shrubs as required for screen of the parking area and enhance the property. Man-made Environment 1. LAND USE The property exists in the North River Canal District. The proposed use is a mixed use, multi family with commercial space on the first floor. The previous use on the site was manufacturing. The residential component will produce an extension of the multifamily residence present on Beaver Street. 2. DENSITY The footprint of the building is 18,400 square feet including the overhang of the second story over the covered parking area or 23% coverage. The parking area covers 35,000 square feet of the property or 44% coverage. The plaza along Goodhue Street will cover 3,000 square feet or 4% coverage. The pedestrian way developed along the 442' of canal by 20'-0" wide will create 8,800 square feet of open space or 11% coverage. The remaining 14,000 square feet or 18%of the site will be landscape areas 5'-0"or wider to provide screening and green space for the project. 3. ZONING The site is located in the new North River Canal District. All zoning requirements of the zoning have been met and variances have been obtained to allow for the project to be developed as it has been designed. 2 4. ARCHITECTURE The proposed project is to construct a 4 story 70,500 Square foot building. The building shall be occupied by 3 stories of residential on the 2"d 3`d and 4 floors. The first floor shall be occupied by 6,000 Square feet of commercial space and accessory spaces to the residential. The building is proposed to be constructed with steel frame and concrete deck, the exterior shall be finished with a brick veneer on the first floor, cementisious clapboards to clad the second and third floor. The fourth floor will be constructed with a mansard roof to give the building a Second Empire style, which will be covered with"CertainTeed Carriaghouse Shangle" style shingles that are chamfered cut edge, double layer, fiberglass shingle. The commercial spaces will front on Goodhue Street utilizing large storefront windows to create presence on the street. The residence will also have a secondary entrance on Goodhue Street, but the main entrance of the residence will be on the south elevation. 5. HISTORIC BUILDINGS, HISTORICAL AND ARCHEOLOGICAL SITES The Thompson Leather Factory originally stood on this site. Working with Historic Salem the owner made every attempt to reuse the original building in order to develop this site. The analysis of the original structure concluded the structure would be unable to support any future use and would require demolition. The owner and his team will work with the City and the Design Review Board to develop a building that will capture some of the qualities of the original factory. Public Facilities 1. PUBLIC FACILITIES Water Supply, Flow, Pressure and Distribution. Fire protection and potable water supply will be provided to the new building by means of new services leading from Goodhue Street to a point near the northwest building corner. Average daily consumptive demand is anticipated to be 8,600 gallons. 2. SANITARY SEWER CONNECTION. DISTRIBUTION AND FACILITIES Based upon Massachusetts DEP Guidelines,the proposed building is anticipated to generate an average daily flow of 8,600 gallons of wastewater. Wastewater will be directed from the front of the new building to the existing S.E.S.D. sewer on Goodhue Street as depicted on Sheet C-3 of the Site Plans. 3. STORM DRAINAGE FACILITIES AND DISPOSITION OF STORMWATER Stormwater from parking, access and landscaped areas is to be collected by a system of piped catch basins and manholes as shown on Sheet C-3 of the Site 3 Plan. Runoff will then be directed through a Baysaver water quality system prior to its discharge into the North River. The new system will be compliant with DEP Stormwater Management Policy as to the requirement for removal of 80 percent of the total suspended solids. Roof runoff will be directed to the North River without pretreatment. Since the North River is tidal, DEP Stormwater Management Policy does not require runoff rate controls. Predevelopment and postdevelopment runoff calculations are provided in the Stormwater Management Plan and do show a decrease in runoff rates as a result of the addition of landscaped areas to the previously impervious site. 4. REFUSE DISPOSAL A fenced dumpster pad is to be located in the southeast comer of the proposed parking lot. Rubbish will be collected by an independent contractor on a weekly basis at minimum. 5. TRAFFIC FACILITIES Traffic flow into and out of the site will occur at two existing curb cuts that will be improved to 22 and 24 foot wide driveways at each end of the site frontage on Goodhue Street. Sight distance from the southeasterly drive exists up to Bridge Street(approximately 450 feet) on the one way section of Goodhue Street. Sight distance to the north(toward Mason Street) is in excess of five hundred feet. The site layout proposes 120 on site parking spaces and eight existing spaces along Goodhue Street. 6. ELECTRIC POWER Power will be supplied to the site from an existing utility pole near the northwesterly property corner on Goodhue Street. New service will be directed to a proposed transformer located to the north of the new building. 7. GAS Natural gas from the existing main in Goodhue Street will be used for heat, hot water and stoves within the new building. Community services I. SCHOOLS The project includes 44 dwelling units, of which 14 are one bedroom units. Approximately 25%of the remaining 30 two bedroom units may have child in the 4 Salem school system. This could result in 8 additional students in the school system. 2. RECREATION The project will develop a 20'-0"wide pedestrian way along the canal, which will have the potential to connect to the City's park system. The pathway will include landscaping, benches, lighting and a 10'-0" wide paved way. 3. POLICE There is no foreseen reason for an impact on the Salem Police Department in the development of this site. Adequate lighting will be used on the property to discourage loitering and petty crimes at this now vacant site. 4. FIRE The proposed building will be fully sprinkled and meet the requirements of the Mass. Building Code for appropriate assemblies between dwelling units and use groups. 5. PUBLIC WORKS Two existing curb cuts will be modified to provide ingress and egress from the site. All curbing and sidewalks will improved along the property frontage. All disturbed pavement resulting from our project will be repaired and repaved along Goodhue Street according to the City of Salem standards. Human Considerations 1. AESTHETICS AND VISUAL IMPACT The proposed project will redevelop and existing vacant lot. The first floor commercial spaces will create vitality and along the street. The plaza along Goodhue and the pedestrian way along the canal will provide green space where pavement and buildings once stood. 2. PARKS, FORESTS AND RECREATIONAL AREAS The Plaza and pedestrian way will provide new green space for the neighborhood. 3. PUBLIC HEALTH The proposed project will have no adverse effect on public health. 5 Professional Land Surveyors& Civil Engineers ESSEX SURVEY SERVICE 1958- 1986 OSBORN PALMER 1911 . 1970 BRADFORD&WEED 1885- 1972 STORMWATER MANAGEMENT PLAN NORTH RIVER CONDOMINIUM 28 GOODHUE STREET • SALEM, MASS. JANUARY 2006 REVISED : NOVEMBER 15, 2006 aI H 0 A. IU iVIL 30969 G! P rOMA4.EN�'��® h'►vvvv 104 LOWELL STREET PEABODY, MASS. 01960 TELEPHONE: 978-531-8121 FAX: 978-531-5920 SUMMARY SUMMARY The site of the proposed North River Condominium is located at 28 Goodhue Street in Salem, Massachusetts. It formerly contained various industrial buildings, together with loading docks and paved yard areas. The site does not require runoff controls since it discharges directly into the North River which is tidal adjacent to the property. A comparison of predevelopment and postdevelopment coverage characteristics is given in Table 1. TABLE 1 Site Coverage Characteristics Coverage Type Predevelopment Postdevelopment Buildings 37,630 SF 15,650 SF Paved Surfaces 32,370 SF 46,650 SF Open Space 9,030 SF 16,730 SF TOTAL: 79,030 SF 79,030 SF * Parking and Drives: 33,750 SF Walks: 12,950 SF A decrease in peak runoff rates will occur as a result of the increased open space resultant from proposed redevelopment of the site as well as a longer concentration time resulting from new grassed surfaces. Runoff rates from various storms are summarized in Table 2. TABLE 2 Peak Runoff Rate Comparison Storm Peak Runoff Rate Predevelopment Postdevelopment 2 year 5.43 cfs 3.90 cfs 10 year 8.26 cfs 6.01 cfs 100 year 12.75 cfs 9.34 cfs The proposed system of Best Management Practices (deep sump catch basins and Baysaver) will result in a total suspended solids removal rate of 85 percent. An Operation and Maintenance Plan is included with this document. Calculations for predevelopment and postdevelopment flood storage characteristics are provided and demonstrate that no loss of flood storage will occur as a result of proposed regrading of the site. Design calculations for the proposed drainage collection system are also provided herewith. TOTAL SUSPENDED SOLIDS REMOVAL CALCULATIONS EASTERN LAND SURVEY ASSOCIATES, INC. Christopher R. Mello PLS SHEET NO. I OF 1 104 Lowell Street CALCULATED BY -�►� rv� t/+7/OL PEABODY, MA 01960 PATE (978) 531.8121 CHECKED BILI!//L-1 DATE SCALE 'T c, Tac SJS PETJOC—O SO X-L 0S C-- a c Q N i c'\Lc'c { _ �'nF C-Au.'j\-[ ll tjJ Z1S 9�l1E�P. . I S to _� l.o o �c { Z I - c)-'v5 )c , So j ' E I , 8 `Id., ...._ FC�,c-jyRC—cc�S �Lr-Ln �FS71w1C� aRocR_ Arn. f I _ � I t I _ a J .. , -} - -f - . 1 ...1_ I .. .. � . ...__ t - ..i.. I I j I _. ...} ......... t .I _ ............� i � 1 _4 (... I I �. PIPED DRAINAGE SYSTEM CALCULATIONS Jos en�aL Z�vrA Cr,.Jamow, a.vw. EASTERN LAND SURVEY ASSOCIATES, INC. �. Christopher R. Mello PLS SHEET NO. I DE 104 Lowell Street CALCULATED By DATE 'Za L PEABODY, MA 01960 //��� (508) 531.8121 CHECKELIA! - DATE SCALE t-_...�.� ...._ I i AW 1UW i—.i_ Vr VEC CITYiv - - -- "- - - -�y - --�-- - +- - � � Cpgiiry i gDgR ifeet- y i ® i + IT i �� , — ,• i ( I - 4 H fi - - I i i i Cotvc '�„ — , - -- - �- -o CP&yI0IEb I d; V, - i -- F eat t p yu m a _.. .. .... . ` r 00 �. a- U FLOOD STORAGE CALCULATIONS EASTERN LAND SURVEY ASSOCIATES, INC. .we �loa tw '� vFa C \oc�,' tu+vti� Christopher R. Mello PLS SHEET NO. 1 OF 104 Lowell Street CALCULATED BY N M PEABODY, MA 01960 DATE (978) 531-8121 CHECKED BY �iC— DATE d SCALE I ; , 00 y� pCt �Lo'oIva VA6 CornPa+RISon! _ it— k 4. I II E t 7 _ I. i 1 _ fi_._._ _. f.. I tC) ; So J o `1z5 g - + b I 3� 040 3 804SJ 45 « �oSTq*NLbPm-n ....... ' 6 All � . ....`- -�--- - I _�.... 1 1 .._� f .. _ 7 — Ell , 1 r gob _ .; <, .S. .d QtI 4 t0 + 4 a l 1 j f � a +_ r_._ 24 +� i r L_ 1v } i 96000 .. 4bo� - �— �... 1 _... �. ? J- .o, t... f f { .....-. I. .-,_.. a i. ...,_._ r 1 - .. .. 1 L_ � � CCC ,.. ,... j 1 , wucraui Isopsatablms«ares OPERATIONS AND MAINTENANCE PLAN OPERATIONS AND MAINTENANCE PLAN PROPOSED STORMWATER MANAGEMENT FACILITIES NORTH RIVER CONDOMINIUM SALEM, MASSACHUSETTS JANUARY 2006 A. Deep Sump Catch Basins 1. During Construction a. Protect catch basins grates with hay bales, check dams until base paving course is installed and landscaped areas are stabilized and/or vegetated. b. Inspect basins monthly or following rainstorms of greater than one inch in 24 hours and clean when sediment levels are greater than twelve inches. 2. Long Term a. Inspect basins monthly and clean as necessary,but at least twice annually. B. Baysaver a. The Baysaver system shall be inspected quarterly and cleaned in accordance with the manufacturer's recommendations when the sediment depth in the primary storage manhole is two feet, but in any case, at least once annually. The party responsible for Operation and Maintenance of the Stormwater Management Facilities is: North River Condominium, LLC 282 Bennington Street East Boston, MA. 02128 Tel: (617)-293-1525 Or its heirs and assigns. STORMWATER FORM Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands Stormwater Management Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 A. Property Information Important: When filling out 1. The proposed project is: forms on the computer, use a. New development ❑ Yes ❑ No only the tab key to move b. Redevelopment ® Yes ❑ No your cursor- do not use the (If yes, distinguish redevelopment components from return key. c. Combination ❑ Yes ® No new development components on plans). 2. Stormwater runoff to be treated for water quality is based on the following calculations: a. ❑ 1 inch of runoff x total impervious area of post-development site for discharge to critical areas a�a (Outstanding Resource Waters, recharge areas of public water supplies, shellfish growing areas, swimming beaches, cold water fisheries). Note: b. ® 0.5 inches of runoff x total impervious area of post-development site for other resource areas. This November 2000 version of the Stormwater Management B. Stormwater Management Standards Form supersedes earlier versions including those 9 Y (March 1997 Polic ement DEP's Stormwater Management includes nine standards that are listed on the ) contained in following pages. Check the appropriate boxes for each standard and provide documentation and DEP's additional information when applicable. Stormwater Handbooks. Standard #1: Untreated stormwater a. ® The project is designed so that new stormwater point discharges do not discharge untreated stormwater into, or cause erosion to, wetlands and waters. Standard #2: Post-development peak discharges rates a. ® Not applicable—project site contains waters subject to tidal action. Post-development peak discharge does not exceed pre-development rates on the site at the point of discharge or dovmgradient property boundary for the 2-yr, 10-yr, and 100-yr, 24-hr storm. b. ❑ Without stormwater controls c. ❑ With stormwater controls designed for the 2-yr, and 10-yr storm, 24-hr storm. d. ❑ The project as designed will not increase off-site flooding impacts from the 100-yr, 24-hr storm. Woatorm9.d=•Stormwater Management Form•rev.911105 page 1 of 5 Massachusetts Department of Environmental Protection Bureau of Resource Protection -Wetlands Stormwater Management Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 B. Stormwater Management Standards (cont.) Standard #3: Recharge to groundwater Amount of impervious area (sq. ft.) to be infiltrated: a. a.square feet Volume to be recharged is based on: b. M The following Natural Resources Conservation Service hydrologic soils groups (e.g. A, B, C, D, or UA) or any combination of groups: 100 D 1.%of impervious area 2.Hydrologic soil group 3.%of impervious area 4. Hydrologic soil group 5.%of impervious area 6.Hydrologic soil group 7.%of impervious area 8.Hydrologic soil group c. ❑ Site specific pre-development conditions: 1. Recharge rate 2.Volume d. Describe how the calculations were determined: Redeveloped site will have less impervious coverage than when previously developed. e. List each BMP or nonstructural measure used to meet Standard#3 (e.g. dry well, infiltration trench). Does the annual groundwater recharge for the post-development site approximate the annual recharge from existing site conditions? f. ® Yes ❑ No Standard #4: 80% TSS Removal a. ® The proposed stormwater management system will remove 80% of the post-development site's average annual Total Suspended Solids (TSS) load. b. Identify the BMP's proposed for the project and describe how the 80% TSS removal will be achieved. Deep sump catch basins and Baysaver water quality system. Wpatorm3.doc•Stormwater Management Form•rev.311105 Page 2 of 5 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands Stormwater Management Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 B. Stormwater Management Standards (cont.) c. If the project is redevelopment, explain how much TSS will be removed and briefly explain why 80% removal cannot be achieved. Standard#5: Higher potential pollutant loads See Stormwater Policy Handbook Does the project site contain land uses with higher potential pollutant loads Vol. I, page 1-23, for land uses of a. ❑ Yes ® No b. If yes, describe land uses: high pollutant loading (see Instructions). c. Identify the BMPs selected to treat stormwater runoff. If infiltration measures are proposed, describe the pretreatment. (Note: If the area of higher potential pollutant loading is upgradient of a critical area, infiltration is not allowed.) Standard #6: Protection of critical areas See Stormwater Will the project discharge to or affect a critical area? Policy Handbook Vol. I, page 1-25, for critical areas a. ❑ Yes M No b. If yes, describe areas: (see Instructions). c. Identify the BMPs selected for stormwater discharges in these areas and describe how BMPs meet restrictions listed on pages 1-27 and 1-28 of the Stormwater Policy Handbook—Vol. I: Wpaform3.doc Stormwater Management Forth•rev.31V05 Page 3 of 5.. Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands Stormwater Management Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 B. Stormwater Management Standards (cont.) Note: components of Standard#7: Redevelopment projects redevelopment projects which Is the proposed activity a redevelopment project? plan to develop previously a. ® Yes ❑ No b. If yes, the following stormwater management standards have been met: undeveloped areas do not fall All applicable to site. under the scope of Standard 7. c. The following stormwater standards have not been met for the following reasons: d. ® The proposed project will reduce the annual pollutant load on the site with new or improved stormwater control. Standard #8: Erosion/sediment control a. M Erosion and sediment controls are incorporated into the project design to prevent erosion, control sediments, and stabilize exposed soils during construction or land disturbance. Standard#9: Operation/maintenance plan a. M An operation and maintenance plan for the post-development stormwater controls have been developed. The plan includes ownership of the stormwater BMPs, parties responsible for operation and maintenance, schedule for inspection and maintenance, routine and long-term maintenance responsibilities, and provision for appropriate access and maintenance easements extending from a public right-of-way to the stormwater controls. Operation and Maintenance Plan - North River Condominium January 2006 b. PlanrTitle c.Date d. Planrritle e. Date Wpalorm3 doe Slomwater Management Farm•rev,3/1/05 P89e 4of 5--- Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands Stormwater Management Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 C. Submittal Requirements Online Users: DEP recommends that applicants submit this form, as well as, supporting documentation and plans, Include your with the Notice of Intent to provide stormwater management information for Commission review document consistent with the wetland regulations (310 CMR 10.05 (6)(1b)) and DEP's Stormwater Management transaction Policy (March 1997). If a particular stormwater management standard cannot be met, information number should be provided to demonstrate how equivalent water quality and water quantity protection will be (provided on provided. DEP encourages engineers to use this form to certify that the project meets the stormwater your receipt management standards as well as acceptable engineering standards. For more information, consult page)with all the Stormwater Management Policy. supplementary information you submit to the Department. D. Signatures Applicant Name Date Signature Representative (if any) Date Signature Wpafam3boc•Stonn ter Manageerent Pone-e 3/1/0.5 Page-5 of"—- - — - w�oa�� �2�vcz Cmaocnn�y ��nv.. EASTERN LAND SURVEY ASSOCIATES, INC. ,we Christopher R. Mello PLS SHEET NO. of 104 Lowell Street CALCULATED ev -�s4 �"� DATE 14P1/O` PEABODY, MA 01960 (978) 531.8121 CHECKED BY � DATE SCALE h I -Z�a a FF �a-i e S �a o �ot`��r,�gS - Sc� , �•�5i _...i '";-l��_I�� � ......._ i. Rv.+!Sr�FF co(t•'�. .. `1�^"''�� �-r+-S.. -�?�3c'O o;J .- � T , 2� ,.-�;o ���I - jL I �..�.I.'�`Q. re•CLY�tr)Ll r� l7tl .... I ,CK O-QV I t -- r ;_ I _. iI , I it II I 4- ¢ I : I Xa� r 43 I 1.437 �1 $ k •S8 Oi I.- = zz g5 } r , 1 I f I ' p _ ...._I !_. `..... t _ ..._.. C]aRw rJ o mow' - 3 n o I 1 j i �L � �. Lr'11N F i_ , I_ o t� JEi t*nwA ! I � 1.. G J c-fi J tt X152 f ....... -"- .�. . 1 . _ ]]j. .... IL I i l,Yn 1tJ.. ..,'... I �.__ i„ ..L,._.. i I .1..... .. ..}. _ ._} .. ... rr... 1 I I {I �. f I ACFa1F,IBpYA�E6�� ftu mftum . c [ —] 2 --. .�. ----_--r Infl p'ea FHd* r ._ q&a= ,+«_� � \,#Mw < t°get es. \�__ c S _« s , 724.00 G_ _�_Es _ , m= ,wPOSTIDEVELOPMENT --z- 13 14 : :2 �2 . �2 �2 �\ � 2 < _ �y . 18 �? .19 : . % <�y ©22 23 .�. �y < 2 < 29 31 \�2 ; 2 �\ . \�§ � �$ � \ � �ƒ xar£!_ xyUorAa2002 - 2-rreturn period . . \ yii -nme Vol N< \—.� @�I Peak 6 [-�—: 6m ¥�@ m] m .No. . � %�- ha w?.. «wpfio»=-n t/ Led- 1 s * a , = zm . - - - PREDEVLOPMENT » s_« _ , m« 26,713 POSTDEVELOPMENT :7» .�. �< �? �y �\ �\ �\ �» �< a �y 122 ay �p . y . �11 :» 2 �r �< <�} �< � �> yo: �< \ � 43: :36 < JL AL �\ � 56 �2 �1 �2 �§ > Hydraflow x a qr As 2002 - 10-yr return Go Hyd ph I lime . [.H --2�. \ /. �. /. : 0\ / �� �s�\za � � a\� c»m/_�:w®omam\ ~ �.._ SCS_« s , m= 42,532 nEVELOPr ?y: �? �y y y �§ 14 12 �2 y A� �2 . . . . . . . . . . . �w �y �< << < ma mw mw § �<< �\ � �b �§ . �t qy �y . �y m� �? �1 �2 �\ �\ �§ �) . A6 xdraGmxaoraAsG9 - Sym return period TR55 Tc Worksheet Page 1 Hydraflow Hydrographs by intellsolve Hyd. No. 1 PREDEVLOPMENT Storm frequency = yrs Sheet Flow Manning's n-value = 0.011 Flow length = 300.0 ft Two-year 24-hr precip. = 3.10 in Land slope = 0.5 % Travel Time ........................................ = 5.2 min Shallow Concentrated Flow Flow length = 40 ft Watercourse slope = 1.0 % Surface description = Unpaved Average velocity = 1.61 ft/s Travel Time ........................................ = 0.4 min Channel Flow Cross section flow area = 0.0 sqft Wetted perimeter = 0.0 ft Channel slope = 0.0 % Manning's n-value = 0.015 Velocity = 0.00 ft/s Flow length = 0.0 ft TravelTime ........................................ = min Total Travel Time, Tc ........................ = 5.6 min Hydrograph Plot Hydraflow Hydrographs by Intelisolve Hyd. No. 1 PREDEVLOPMENT Hydrograph type = SCS Runoff Peak discharge = 5.43 cfs Storm frequency = 2 yrs Time interval = 1 min Drainage area = 1.81 ac Curve number = 96 Basin Slope = 0.0 % Hydraulic length = oft Tc method = TR55 Time of conc. (Tc) = 5.6 min Total precip. = 3.10 in Distribution = Type III Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=17,944 cull 1 - SCS Runoff - 2 Yr - Qp = 5.43 ds 4 w CY 3 2- 0- 0.0 00.0 2.3 4.6 6.9 9.2 11.5 13.8 16.1 18.4 20.7 23.0 Time (hrs) + Hyd. 1 TR55 Tc Worksheet Page t Hydraflow Hydrographs by Intellsolve Hyd. No. 2 Storm frequency = yrs Sheet Flow Manning's n-value = 0.240 Flow length = 80.0 ft Two-year 24-hr precip. = 3.10 in Land slope = 1.0 % Travel Time ........................................ = 16.0 min Shallow Concentrated Flow Flow length = 40 ft Watercourse slope = 1.0 % Surface description = Paved Average velocity = 2.03 ft/s Travel Time ........................................ = 0.3 min Channel Flow Cross section flow area = 0.0 sqft Wetted perimeter = 0.0 ft Channel slope = 0.0 % Manning's n-value = 0.015 Velocity = 0.00 ft/s Flow length = 0.0 ft TravelTime ........................................ = min Total Travel Time, Tc ........................ = 16.3 min Hydrograph Plot Hydraflow Hydrographs by Intellsolve Hyd. No. 2 POSTDEVELOPMENT Hydrograph type = SCS Runoff Peak discharge = 3.90 cfs Storm frequency = 2 yrs Time interval = 1 min Drainage area = 1.81 ac Curve number = 95 Basin Slope = 0.0 % Hydraulic length = 0 ft Tc method = TR55 Time of conc. (Tc) = 16.3 min Total precip. = 3.10 in Distribution = Type III Storm duration = 24 hrs Shape factor = 484 Hydrograph Volume=16,909 cuff 2 - SCS Runoff - 2 Yr - QP = 3.90 cfs 4 3 CO 2 1 0 0.0 2.4 4.8 7.2 9.6 12.0 14.4 16.8 19.2 21.6 24.0 Time (hrs) + Hyd. 2 CITY OF SALEM PLANNING BOARD Special Use Permit -North River Canal Corridor Neighborhood Mixed Use District For The Petition of North River Canal, LLC Decision April 13, 9-006 Joseph Correnti,Esq. Serafini, Serafini,Darling&Correnti, LLP r- 63 Federal Street Salem. MA 01970 w or Re: 28 Goodhue Street D Dear Mr. Correnti, r � D A Public Hearing on this petition was opened on A,oril 6,2006. The following Planning Board members were present: Walter Power, Chuck Pule Gene Collins,Paul Durand, John Moustakis, Pam Lombardini, Christine Sullivan,Tim Kavanagh, and Tim Ready. Notice of this meeting was sent to abutters and notice of the hearing was properly published in the Salem Evening News. The petitioner requested a Special Permit for Use in the North River Canal Corridor Mixed Use District under Section 7-21(e),Special Permit Uses,'of the City of Salem Zoning Ordinance, to allow the construction of a new four-story mixed-use structure with 6,000 sq. ft. of commercial/retail space on the first floor, and 54 r sidential condominiums on the upper floors, for the site located at 28 Goodhue Street (Map 16, t 0372, and a portion of Map 15,Lot 0300), Salem, MA_ At the public hearing, the petitioner stsled that the number of units was now reduced to a total of forty-four(44)units; forty (40)market)-rate, and four(4) affordable units. In approving the Special Permit, the Planning Board found that the criteria for the issuance of a Special Permit for use in this district have been met; as follows: 1. Multi-family uses must abut another residential use The Parcel abuts 2 Beaver Street and 73 G`•bve St. -both residential uses 2. Uses must retain l'floor commercial spac¢lon the main corridor The Parcel has retail use on Grove/Goodhue Streets 120 WASHINGTON STREET, SALEM, MASSACHUSETTS 01970 *TELr:978.745.9595 FAx: 978.740.0404 ♦WWW.SALEM.COM �• � ....• .............v,. waw ave M.V W+ �/avt/uNll�.i�rtluiia.�iM.1411�.11lll{D, 41G1G t/G1LLW Will t _ 3. In new construction, if units are within 100eet of another abutting residential use,in another district,each unit must have a sep to I'floor entrance The Parcel is further than 100 feet from abutting parcels Additional requirements for retail usage are: 1. Retail is only allowed as part of a mixed-usej development The Project is a mixed-use development 2. Retail is only allowed on the ground floor i RetaiUCommercial is only proposed for the kround floor 3. Gross sq.ft. cannot exceed 50% of the gross!floor area of the bldg. Retail—6,000 sq.ft., Building—78,780 sq ft.'(retail = 8%of gross sq.ft.) 4. Retail uses are limited to items 1-10 in the NRCC Ordinance, Sec. 7-21(e),Retail, 1., d. On April 6, 2006, the Board closed the Public Hearing and voted by a vote of nine(9)in favor (Power,Puleo,Collins,Durand,Moustakis,Lombardini, Sullivan, Kavanagh, Ready),none opposed, to grant the Special Permit for Use in the North River Canal Corridor Neighborhood Mixed Use District for the location stated above, in Kccordance with the application (dated Manch 20, 2006)and revised plan dated March 22, , entitled"Site Development Permit Plan of North River Condominium in Salem,MA", shee1-5, and drawn by-Eastern Land Survey Associates,Inc.., submitted and now part of the file d subject to the following conditions: 1. The applicant has offered and the Planning Board has accepted that four(4)units of the proposed development will be sold as affordable units, subject to the requirements of MGL 40B; and further, that, to the maximum extent permitted by law, the affordable units will be set aside for Saleresidents as defined by the City of Salem Department of Planning and Community Development. 2. If the future retail uses for the development require Special Permits, these permits will have to be applied for separately and apa#from this Special Permit for Use, and will be subject to their own review process,distinctly apart from this approval. This endorsement shall not take effect until a copy of,the decision bearing 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 that it has been dismissed or denied, i�recorded in the Essex South Registry of Deeds and is indexed in the grantor index under the dame of the owner of record or is recorded and noted on the owner's certificate of title. The fee for recording or registering shall be paid by the owner or applicant. I hereby certify that a copy of this decision is on file1with the City Clerk and that a copy of the decision and plans is on file with the Planning Board. W 1B /A w, Walter B. Power,III Chairman Cc: Cheryl LaPoint, City Clerk North River Canal, LLC y/ 1� . ., �� ... w. . .. . _. w. 28 GOO 1)MVE SSI' "; L EW, JVIA. CANAL r N 0 R TH R I VE Fs s 131T.GOI IG.WALKOIAY QTY ID BOTANICAL F I.AMIPKs SG PULE COMMONNAME 51ZE COMMENT FS I - AR ACER RIBRIJN RED MAPLE 3"MM. 3 - AP ACER PALMATUM JAPANESE MAPLE V MR y I - AS AGER SACCHARJM SUGAR MAPLE 3"MIN. TX CF - Cr CORNUS FLORIDA FLOWERNCs DOGWOOD 3"MIN. 2 2 2 4 4 - CP CRATAEG1.15 PHAENOPYRM WASHNTON HAWTWORN 3"MIN. I P TX - JV JUNIPER VIRSNIANA EASTERN RED CEDAR 3"MR x PP I PICEA PUNGENS COLORADO BLUE SPRJCE 3"MIN. - TC TILIA CORDATA LITTLE LEAF LNDEN 3"MR 2 2 V TX HQ P V131TOR pA I 1 - CD COTONEASTER DAMMERI SEAR3ER¢Y COTONEASTER 2-3 FT. SHS ST I - F$ FORSYTHIA HIERIEDIA FORSYTHIA 2 GAL. 1 1 AS - WO A CJJERCIFOLIA OAKLEAF NYDRAWsEA 18-24 N. TC 4 - PM NUS MUGO MUCO MUGHO FINE 4-5 FT. RG RHODODENDRON CATAWBIENSE 'ALBUM' WHITE CATAWBA RHODODENDRON 2-3 FT. AS FS . R' RHODODENDRON PRNOPHYLLUM ROSESI-ELL AZALEA 2GAL. I 1 - Sp SYRNGA PATULA MISS KM' MISS KMM LILAC 2-3 FT. CF Cr- - TX TA>M CUSPIDATA JAPANESE YEW I5-18 R 3 2 1 - VP VIBURNUM PRNIFOLIUM BLACKHAW\,15URJIM 4-5 FT. SE I SEASONAL PLANTNG GROUND COVER (FLAT) 12" OL. 6 0 FS 0 4 NOTES: I 3 1. PROVIDE IRRIGATION SYSTEM TO ALL PLANTING AREAS \ AJ DRIP SPRINKLER SYSTEM TO ALL TREE t PLANTING BEDS. BJ OSILATING SPRINKLER HEADS TO ALL GRASS AREAS. I OF SE 2 — 1 I R GREEN SPACE I IBU TER 4 S i FS FS PH , AS 3 CF I CF 'Nq ° Z b r SE A' \� 6 1 Tx A P , Q GP 5 cF 4 2 ��� ��� F Y " fie ,h" @u'A.n' r i n 'f`k ,'' ° ^✓-fi '�' Tx I a s 3 G,Q (' PH L ASCAPE w r �k $t ( x r TC PEPESTRIAN AALfGW6Y qAS SCALE:NTS C2ID Cr a 6g vs K. (•M1� "�' 1 '"y�:y. °STORY STR G x' o-a H x p x SIGN /yALLERY SP N AS • ® "DO NOT ENTER" 4 0 OR HQ I TTY SPAMIR £x sb ® 3 ® v 1 ZONING CHARACTERISTICS T Jv ( 3 NORTH RIVER CANAL CORRIDOR RELIEF MIXED USE DISTRICT GUIDELINE REQUIRED w GF I 4 STORY STRIICTUR STEEL AND CONCRETE SECTION 1-21 (KI) PROVIDED ` 3 ani I let STORY COMMERCIAL M / 2nd TO 4th STORY RESIDENTIAL PARKING: RESIDENCE 2 SPACESANIT= 108 88 44 DwELLNG uNrrs COMMERCIAL 6000 SF NET 32 SPACES TC MIN. LOT AREA 15,000 $F MIN. 1900 SFt Tx LOT WIDTH 60' MIN. CsREATER THAN 150' 3 I / � MAX COVERAGE 503 MAX LESS THAN 20% :4 �TAI Ess TL B5NE5S //�/ 40 006F2000OF FRONT SETBACK NONE VARIES: 3'-4" TO 13' 6" (EACH RETAIL SPACE IS I LESS THAN 30W SF) SIDE SETBACK NONE 511: 2 REAR SETBACK NONE GREATER THAN 100' U.P. \ L 19 SP MAX. BUILDING HEIGHT 50' MAX 50' SE 3 I 1 ' FENCE HEIGHT 6' MAX 4' FENCE O 4UP. BTo T PLAZA I J BUFFER AREA (PARKING) YES AS REQUIRED SE , ® OPEN SPACE 10% -- 1,930 SF 9,000 + CON SE sE sE 3 Tx 4 -- 3 I I NO. OF DWELLING UNITS UNDER SECTION 1-21 (K) NE SIDEWALKS I 8 P 3 SE u 3 5' m" I ALK 3 SIGN 3 Tx UP. MIN. LOT AREA/ DWELLING UNIT 3,5005F/ D.U. LESS THAN 3,500 SF/D.0 YES Cr- SE SE 4 I 1 Tx 4 SE "RIGHHT TURN ONLY" MAX NO. OF DWELLING UNITS 23 D.0 44 D.U. PROPERTY Tx c Tx SE NEW SIDEWALKS Affordable Units Allow 2530 increase ADD (o UNITS = 29 D.U. 44 DU. Prepared By: Prepared For. Project Name: Title: Issue Date: NOVEMBER 15,2006 Sheet: Joseph 0. LaGrasse Revision: ' cZAssociates, Inc. Eastern Land Survey Assoc., Inc. Y oth !) Iver C'ondow)7&M, GGC. Y o& 1V ver Condomthzum COVER SHEET DRB SUBMITTAL-DECEMBER 5,2006 ARCHITECTS, ENGINEERS, INTERIORS, LAND PLANNERS Christopher R. Mello P.L.S. 282 Bennington St. 28 GOODHUESTREET ONE ELM SQUARE, ANDOVER, MA 01810-3643 104 Lowell St, Peabody MA 01960 East Boston MA 02128 SALEM MA (978) 470-3675 (978) 531-8121 I I v Rl " -W 28 GOODHUE STREET ALEM, MA. BALCONY BALCONY BEDROOM BEDROOM w-vrwca• UNIT A UNIT A 25R UNIT 25R UNIT 1155 of 1188 of LIVMG –_–__ _____ I v.WC.N I w-wwv-r .. I ctoac^ RL. FIBER GLASS GUTTER _O re e I 1 r 0 ROOF SHINGLES —Iarc _. TcI#N— ° � —r-rAra oto OI o Ir a•.IR•a— � o © 010 010 .—.—.—._ © _ I BEDROQ'I BEDROOM SCUPPER BAT14 Yea's' STAIR #3 BEDROOM :. SLOPE E) ( SLOPE DECIc � u. FOYER DNMG AREA PNM A Lam+ AREUNIT C FOYER UNIT B r•+,m'.• I BR UNIT 25R UNIT 1124 of — 1124 of UAW. —.— —.— — — ROOM .—KITcwN- 3 BALtaJY —._KITCFEN —IikRar_ —.—,reds•, — — I � — —— oo � -I- - - - I UNIT E a h MASTER BEDROOM RSEDROOI'1 1 r-a ve I BEDROOM 29R UNIT-w.r ® r MASTr su r w -r 950 of ER I"I BEDROOM BATM WK-N R•Ys LIVr�•"w'a• R"e'"w`^' Rawo i aa^er ROOM BEDROOM 4-0`�1• v'-exw.r a>•.xv-r v-am•-r I ,.O rQ ®, UNIT C -----� I 0 ® IBR UNITLof Frm-r ° '4 .t. ® l58 of IBR UNIT rB -aROo11 O Y:TM.•.�. {. i 11Y#�4/i�1!{3�� {!�� ® ° DEN UNIT C DNMG STAIR #2 '. ., °� iwlxN i NMS 0 Y Y Y ii fiWG . ma+m'e �R AREA AREA ❑ ---' STAIR #1 KITCHEN— UNIT A �—� ofo ` ELEVATOR 25R UNIT oo w.a•,m'-r w_—KTe--CwN° E.-- —N 1035 of BEDROOM 00 FOYER LIVM - o1t ROOM o — ---- . .- ° o , CORRIDOR o O Of UNIT A —� o o 25R UNIT —_ awiN - 1155 of —,— — 1 AREA - 0 '(3 ® O , I QTc — ° �R FOYER I o o ® 0 0 ® o o 1� KrtcNEN I pIp B,4oTEl¢ — AREA wl. °IO ` MAT M , °IO .e.Re ° UNIT A LIVINGS -. ,...... ,— I 2BR UNIT Rw°Ore1'Te. FOYER KRCHEN ', ® I� KITCHEN ® 1 ® � R 1013 of —_r-o•,m•-a — __ M r► ° a ° .I _ i i I ROO+ - ILtVM -® .; ❑ � � � I I ® .®. . . I i LT Gi ,� ° R-r,^r-Iw AREA I I ® o - ❑ O o.... o ®.. D ^YUFN IN tls9.•r IW11FN I i ^' "N 0 r4Lr -.. v, THV UNIT B +'`L ` O ,• •• I 14 Y-ne•-t• �" O UNIT B B ° 0 ® 2BR UNIT ll8 of UNIT B ® r+ 1122 of IBR UNIT 25R UNIT 21BR UNIT 0 UNIT C 1242 of I 1 LIVNMG v-aim•-r 6a•,m'-r LIVMG 1 BEDROOM 1 - ROOM BEDROOM LIVMG ROOM BEDROOM v, vy Wv 14• LNRYa BEDROOM r-- MASTER i– BEDROOM BEDROOM MASTER ,BEDROOM MASTER w1�41 rssm•e ___ I °•"�•R e-rxR'.e• BEDROOM BEDROOM BEDROOM r4WW BEDROOM I v-esy I J L____ ' oITTMG 811TH[+ SITTMG SEGON2 FLOOR FLAN n SCALE: I/8"=1'-0" A-3 Prepared By., Prepared For. Project Name: Title: Issue Date: NOVEMBER 15,2006 Sheet: -- Joseph D. LaGrasse Revision: AFL `1 & Associates, Inc. Eastern Land Survey Assoc., Inc. North River Condominium, LLC. North River CondominiumENLARGED SECOND FLOOR DRB SUBMITTAL-DECEMBER 5,2" ® ARCHITECTS, ENGINEERS, INTERIORS, LAND PLANNERS Christopher R. Mello P.L.S. 282 Bennington St. 28 GOODHUE STREET PLAN e ONE ELM SQUARE, ANDOVER, MA 01810-3643 104 Lowell St, Peabody MA 01960 East Boston MA 02128 SALEM MA (978) 470-3675 (978) 531-8121 -- -- - - T_ — - -- - Z r r • xP a • t _ ':: �p Vi- .. 111 ./ea>t;. .it.'..riaa -Ho'gw. aec rYUY .Lu.-v.L ....w- � `.....,.. 28 GOODHUE STREET S ALEM5 MA. RIDGE D ° g ill T.O.STEEL _ H 01 E] El 1E11 Ll El _ _ a FOURTH FLOOR G = I 1 116 ==DODO OOOU H U G -IMHMEIM HON E IN E _ O � -- THIRD FLOOR 0 0 0 0 0 0 0 0 0 SEGONDFLOOR - F N N F --------- SIGNAGE O 0 SIGNAGE0 0 0 SIGNAGE ❑ ❑ D ❑ ❑ SIGNAGE ❑ SIGNAGE ® � a s a11110 a oMMaoi❑ o a a L a o ® oho L�\\] L ��� M\\k\ n �\� �1� �\� ` �\1 �1� �\� E � i O &OODHUE STREET ELEVATION SCALE: I/8"=I'-0" A-4 MATEfRIALS LEGEND ° OFIBERGLASS SHINGLES H H A 'CERTAINTEED' CARRIAGE HOUSE SHANGLES O FIBER CEMENT SIDING SMOOTH FINISH 4" TO WEATHER - _ - _ C BRICK VENEER- RUNNING BOND REDLAND BRICK- Ll _ ❑ ❑ ❑ ❑ ❑ ❑ - - ❑ ❑ - - O SUFFIELD MODULAR _ _ ® ® _ ❑ LJ� - = Op EPDM MEMBRANE ROOF Li- - - - - - - " O 24" WIDE CORNER TRIM G ===o =___ O PVC PANEL t IX4 PVC TRIM ❑ UJ PLI NH H17111 URETHANE BRACKET STYLE MARK 5KT 12X10L OH 1x2 OVER 1x8 PVC TRIM FASCIA E I O I E J J Oj URETHANE CROSS HEAD ❑ ❑ ❑ F-1 ❑ ❑ ❑ dH ❑ dH ' B OJ IX6 PVC WINDOW TRIM F F O BAY WINDOW TO BE PVC PANELS W/ IX6 CORNERS AND 1X4 TRIM O 0 Q 0 EEEO PAINTED METAL BALCONY RAIL F O 24" 80. PVC COLUMN F ❑ E=== ❑ ❑ ❑ O METAL ROOF, BERRIDGE DOUBLE RIB ROOF PANEL LJ1J1J O ` a M O WALL MOUNTED LANTERN W/ BRACKET 1,\ ,\ `1\ ,\ \ 1 0 E3 a SOUTH ELEVATItON r2 SCALE: 1/8"=I'-0" A-4 NOVEMBER 1 2006 Sheet: Prepared By: Prepared For. Project Name: Title: Issue Date: 5, �- Joseph D. LaGrasse Revision: & Associates, Inc. Eastern Land Survey Assoc., Inc. North River Condominium, LLC. North River Condominium ELEVATIONS DRBSUBMITTAL-DECEMBER, 2006 ARCHITECTS, ENGINEERS, INTERIORS, LAND PLANNERS Christopher R. Mello P.L.S. 282 Bennington St. 28 GOODHUE STREET DRBREVI31DN3-JANU"R'''6,2°°' fff A� 4 ONE ELM SQUARE, ANDOVER, MA 01810-3643 104 Lowell St, Peabody MA 01960 East Boston MA 02128 SALEM, MA (978) 470-3675 (978) 531-8121 O O .•-i'i-a-G'a'i-i-G'i-e_a_a _i_e-e_e_a_ - - - - - - - - - - - - - - -c-a-G-a-e-: a ai a a eae aeacacacac ac acacac : �� c v. 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JDLAI*AOL.COM a "X� " '*` ;r" &TSEEIAU."RHODODENDRON PRINOPK HHYYLLUM ROS S14EL LILAC EA 2 GAL. 2-3 FT. r TA, CUSPIDATA JAPANESE YEW 15-15 m T y RJLIM PRUN FOLIUM5LACK14AW VIBUR4UM 4-5 FT. CANAL5 ONAL FLAMMG GROUND COVER (FLAT) 12" O.C. N oR TH RIVE Fa 5 BIT. GO4G.WALKWAY a FS NOTES: �M 3 1 1. PROVIDE IRRIGATION SYSTEM TO ALL PLANTING AREAS a AJ DRIP SPRINKLER SYSTEM TO ALL TREE t PLANTING BEDS. 1 ro BJ OSILATNG SPRINKLER HEADS TO ALL GRASS AREAS. 4 CF t� u: 2 2 2 4 eti w a x TX ' X 2 2 V ' 's TX IPK+ P Vjg1TORPA I 1 GUT t REMOVE TOP I/3 OF Rv �pW STORE I BURLAP ROOTBALL I 1 As d 3" BAR< MULCH 1 TC 4 PLANT SAUCER, I I CONTINUOUS 4" 4 CF { 1 `r6 � 3 2 ,fir^ BURLAP ROOTBALL 1 (1j 0 o IIIIIIIIIIIII / _ 4 11=III-III _I I I�I I I PLANTING SOIL MIX BACKFILL — ��"' " ' —III—III- IN LOOSE LIFTS of b - 8" _ DEPTH. SETTLE LIFT W/ sem' y o• to' o' 6 0 �A�IIUG =III=III=i I - THOROUGH WATER SOAKING /�� �Nia{_ q —111—I I —_— I I— —III— W �NDScaPI �T FAD&STRaArt WAY i awDScaAK6 U 2 I I I=III= i =I = _ _ _ _ _ = MOUND OF 501E AT CENTER SE _ _ I I II III III III III III GREEN SPACE —III—III—III—III—III—III —III—III—III—III- OF PIT TO SUPPORT BALL � c° PEPESTRI AN WALKNA i 4 I q �R 4 I I I—I i—I i I—ITI—I i III—ITI—I i I—I i I—i AT REQUIRED ELEVATION SCALE:NTS C2D 5I/' Fs FS PH 1 5HRUE � r?ETAIL I O SGALE:34"=11-0" C2ID I AS 3 ' O O tm 0 2 b 4 v 0 BLACK REINFORCED 2 1 RUBBER HOSE ABOVE 6 1 FIRST BRANCH Tx \P\V z Q \ CF b TWO STRANDS OF 18 GP 5 4 GA. TWISTED STEEL WIRE J 2CF J \§\ ((�� 4 TGURIB CKLE EYE < Z W ��/ V cv u r ;urr " TX \ 5 F � ' � t 2" X 2" CEDAR STAKES Q ��O PH CD L APE TC TIGHTEN AS SHOILN TREE,3 STAKES PER 2 Z AS FIRST BRANCH W h Q sE t 5 4" BARK MULCH COVERED FS 411 CONTNUCkZ 12- O „pl TX yPARKRd's PLANT SAUCER o u TORT 6TR IG t s a SIGN m ALLERY SPA "DO NOT ENTER" �— a Z - - v v —III PLANTING SOIL MIX BACI�ILL ,o 4 0 OR G..SIDEWALK °'` --_ N LOOSE LIFTS OF 6 - 8" a �ITY 5P I I—I III— DEPTH. SETTLE LIFT W/ �' •o THOROUGH WATER SOAKING m —III-I I— I —III— — MOUND OF SOIL AT CENTER a TX _ — — — — OF PIT TO SUPPORT BALL RCIF — — — — - — — — I AT REQUIRED ELEVATION U. w oZ. or - ' TREE 1LT,41L 2 � �� 0LL � Tc SCALE:3/H .01177 o JV ( �0 W ,w O � � ¢ a2 � � � a t0 m2oa ¢ u- CF I / 4 STORY STRICTURE r- o o ti o x ru ooGz � owzm g I / letSTORYCOMMERCIAL EL AND CONCRETE / /�/ BLACK REINFORCED m / RUBBER HOSE u m o m a o / 2nd TO 4th STORY RESIDENTIAL a o o w o o 44 DWELLING UNITS I Q o a z w o Q o TC 2 STRANDS 18 GA. 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