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1 HARRISON AVE- HABITAT FOR HUMANITY DUPLEX DRB REVIEW 1 Harrison _lee. Habitat for Humaiuty duplex DRB review S U- In c� —1� Salem Redevelopment Authority DESIGN REVIEW BOARD RECOMMENDATION July 25, 2007 1 Harrison Avenue (Habitat for Humanity — Final Design Review RECOMMENDATION: At their meeting on July 25, 2007, the DRB recommended approval of the Final Design Plans for 1 Harrison Avenue as submitted. PROPOSAL: The proposal includes the conversion of an existing one story building into two units of housing. The redevelopment will create a second story and a roof deck and includes one three bedroom unit, one four bedroom unit and two parking spaces. The building materials consist of fiber cement siding (HardiePlank) and Azek trim, wood doors and wood railings. Salem ® Redevelopment Authority DESIGN REVIEW BOARD PROPOSAL July 25, 2007 1 Harrison Avenue (Habitat for Humanity) — Final Design Review PROPOSAL: The proposal includes the conversion of an existing one story building into two units of housing. The redevelopment will create a second story and a roof deck and includes one three bedroom unit, one four bedroom unit and two parking spaces. The building materials consist of fiber cement siding(HardiePlank) and Azek trim, wood doors and wood railings. July 19,2007 Response to DRB comments from July 2. The site plan A-001: 1. The area of pavement for parking,and brick pavers for tenant walk ways. 2. The are for trash storage 3. Mailboxes 4. Landscaping and trees. Elevations Harrison Ave West 1. Garden fence is 6' high,and is shown on East and West elevations. Painted Wood. 2. All windows are now double hung. Palmer Street Elevations 1. Window to right of door is in the stair. 2. Horizontal Trim is a wider version of the comer trim. It is flat stock trim material. South elevation 1. See revision 2. See revised detail 3. See revision 4. See revision East Elevation 1. Garden fence is 6'high,and is shown on East and West elevations.Painted Wood. Basement/First Floor Plans 1. See revision 2. Two windows are provided. Second Floor/Roof Plans 1.Garden fence is 6'high,and is shown on East and West elevations.Painted Wood. Exterior Details 1. The base trim and the horizontal trim are both flat stock to match the comer boards. General Comments I. Wood Grain is to be used 2. Window muntins will be 6 over 1 as indicated 3. Horizontal trim will be on all sided 4. The base trim and the horizontal trim are both flat stock to match the corner boards. 5. The garden fence is painted.The railing will be vinyl. 6. See revision 7. See site plan 8. See elevations 1 Harrison Avenue - drawing comments Page 1 of 3 Kirsten Kinzer From: DeMaio, Ernest[edemaio@elkus-manfredi.com] Sent: Friday, June 29, 2007 3:47 PM To: Kirsten Kinzer Subject: 1 Harrison Avenue- drawing comments Hi Kirsten: Below are my comments for 1 Harrison Ave, the Habitat for Humanity project: Site Plan: No comments at this time - nothing is shown. I don't know what any materials will be. If there is anything other than concrete sidewalks and asphalt paving we should be told about it. Elevations: Harrison Avenue (West): 1. 8'-0" high fence shown on the roof plan is not shown on the elevation -what and where is it? 2. The penthouse window shown is a typical double hung window, but the other penthouse windows at the Palmer Street Elevation and the East Elevation are circular-why different window styles at different penthouse elevations? Palmer Street Elevation (North 1. A window is shown on the First Floor Plan between the front door and the window to the right, but it is not shown on this elevation -which is correct? 2. What is the horizontal trim band at the second floor? How is it made? What is its shape? South Elevation: 1. The penthouse shown is in the wrong location - it does not agree with the Roof Plan. 2. There is a penthouse missing from the elevation. 3. The roof cornice of the forward-projecting mass is drawn backwards. 4. The windows along the entire elevation do not agree with either floor plan. East Elevation: 1. 8'-0" high fence shown on the roof plan is not shown on the elevation -what and where is it? Basement/First Floor Plans: 1. On north fagade, a window is shown at the stair that does not appear on the elevations. 2. There are no basement windows-how is this ventilated? Does code require some windows? Second Floor/Roof Plan: 1. An 8'-0" high fence is called out between the penthouses, but this fence is never shown on the elevations. What is it? Exterior Details: 1. The DRB had previously asked about the trim detail at the base of the building -the letter response from Beacon says 8" trim board above granite and 6" above grade/pavement, 7/19/2007 I Harrison Avenue -drawing comments Page 2 of 3 at the Palmer Street Elevation and the East Elevation are circular-why different window styles at different penthouse elevations? Michael prefers that all of the windows be double hung operable windows, and is planning to show his drawings that way. Palmer Street Elevation (North 1. A window is shown on the First Floor Plan between the front door and the window to the right, but it is not shown on this elevation -which is correct? The Floor Plan is wrong and must be updated. 2. What is the horizontal trim band at the second floor? How is it made? What is its shape? Michael wants to make the trim band a 12"+/- Azek trim band, w th some raised areas, although none of the trim will project out from the facade any more than the window casing. I cautioned him to research the expansion/contraction characteristics of the Azek material and to design expansion details accordingly. South Elevation: 1. The penthouse shown is in the wrong location - it does not agree with the Roof Plan. Michael agrees the drawing is wrong and will revise. 2. There is a penthouse missing from the elevation. Michael agrees the drawing is wrong and will revise. 3. The roof cornice of the forward-projecting mass is drawn backwards. Michael agrees the drawing is wrong and will revise. 4. The windows along the entire elevation co not agree with either floor plan. Michael agrees the drawing is wrong and will revise. East Elevation: 1. 8'-0" high fence shown on the roof plan is not shown on the elevation -what and where is it? Michael said this would be a pressure treated wood fence with alternating vertical slats. Basement/First Floor Plans: 1. On north fagade, a window is shown at the stair that does not appear on the elevations. The window does not belong and will be removed. 2. There are no basement windows - how is this ventilated? Does code require some windows? Michael will research light/air and access issues for the basement. If windows are required he will add them. Second Floor/Roof Plan: 1. An 8'-0" high fence is called out between the penthouses, but this fence is never shown on the elevations. What is it? Michael said this would be a pressure treated wood fence with alternating vertical slats. Exterior Details: 1. The DRB had previously asked about the trim detail at the base of the building -the letter response from Beacon says 8"trim board above granite and 6" above grade/pavement, but the elevations to not show any trim, and the wall section detail does not show any trim. What does this trim look like? What is the detail/profile in relation to the siding? Michael will eventually provide the details for these conditions. General comments/questions: 1. Azek trim boards are proposed around windows, but the sample board shows a smooth finish on the face of the Azek trim. If we allow Azek trim I would recommend a wood grain texture to the Azek (this is a standard Azek opticn)to give the trim more of a wood "look" and more detail. Michael said that he also prefers a wood-grain finish for the Azek trim. 2. 1 would recommend at least a few muntins for the windows, to add some detail. I think the windows could be 2 over 1 or 2 over 2 and that would add a lot of character to the elevations without adding cost. Michael likes the dea of adding muntins or true divided lites to the windows. His preference would be for true divided lites (mine too). He will ask Habitat for Humanity of true divided lites are 7/19/2007 I Harrison Avenue - drawing comments Page 3 of 3 possible as a first preference, otherwise, he will ask for either internal (between the glass) muntins or snap-on muntins. 3. The second floor raised panel trim occurs on three sides of the building, but was omitted from the East Elevation. I think it might be odd to omit the trim from the East Elevation. Michael agrees. 4. 1 would recommend a detail of the raised panel trim at the second floor- it is not detailed anywhere. Michael will detail this. 5. Is the open railing on the roof wood? Is it painted? It will either be Azek or painted wood, either of which is f ne by me. 6. 1 don't think the roof cornice as drawn in the elevations agrees with the wall section. It is taller and has more layers to it in the elevation than in the wall section -which is right? Michael will update the wall section, which is incorrect. 7. No mailboxes are shown...are there any? Are they on the building? Michael doesn't know yet where they will be. I told him we would be concerned about where they are on the facade, especially if they project over the narrow sidewalks. 8. Are there any outside lights on the building? Michael says there will be lights at the building entrances - they will be incandescent lights in the vernacular of the architecture, surface mounted adjacent to the doors except for the one recessed entry, which will get a ceiling mounted fixture. Summary: I think the building is a lot neater and nicer looking building than before. Its not great architecture, but its probably about as good as we're going to get. I think we should ask him to revise his plans, sections, and elevations so that they all agree with one another. I think a few details are needed: roof coping, wa-.ertable at base of building, the 8'-0" fence at the roof deck, and the second floor raised panel trim. I think we should ask for wood grained look for the Azek trim and we should ask for some muntins on the windows -that is consistent with our previous request for more detail at the windows. I think he has adequately addressed the roof railings and cornice issues otherwise, as well as the two-story treatment of the building. I don't love the green color but without being completely familiar with the neighborhood context I don't know if that is a complimentary color or not. I hope that is helpful! I put a call out to Michael Sullivan and left a voicemail that I could meet him at 11:30am on Tuesday the 3rd at his office, or at another time between 8:30 -3:30. 1 am waiting for his return call. Talk to you soon....have a good weekend! - Ernie Ernest V DeMaio III RA ELKUS MANFREDI ARCHITECTS [acdress] 300 A Street, Boston Massachusetts 02210 [tel] 617.368.3405 [fax] 617.426.3744 [email] edemaio@elkus-manfredi.com [web] www.elkus-manfredi.com 7/19/2007 Salem ® Redevelopment Authority DESIGN REVIEW BOARD RECOMMENDATION May 23, 2007 1 Harrison Avenue (Habitat for Humanity) — Schematic Design Review DRB DECISION: At their meeting on May 23, 2007, the DRB voted to approve the schematic designs submitted for I Harrison Avenue with the following conditions: ■ Install low screening at the roof deck to block the view of activity on the roof from the street. ■ Include more detailing on the elevation, providing a stronger expression of the multiple stories ■ Design the penthouses to place less emphasis on the cap ■ Provide more detailed trim at the windows. ■ Provide trim at the base of the siding. PROPOSAL: The proposal includes the conversion of an existing one story building into two units of housing. The redevelopment will create a second story and a roof deck and includes one three bedroom unit, one four bedroom unit and two parking spaces. The building materials consist of vinyl siding and wood windows, doors and railings. • 145 South Street Boston,Ma 02 1 1 1-2802 A S S O C I A T E S (617) 357-7171 fax(6 17) 357-1832 Design items Design Review Board Salem Redevelopment Authority June 27, 2007 I. Roof Railings Concern: Looking for more detail.View from Street Response—Open railing with balustrades, newel posts at 6', railing 42" high and 4 feet from edge of roof. 2. Cornice and Roof Access Concern—Cornice needs to be detailed and roof access do not seem to be incorporated into elevation Response— Breaking up main building cornice line to emphasize vertical element, and allow roof access to be on the face of the siding. Cornice has brackets at approximately 24" o.c.to reflect character of neighborhood period architecture Different cornice treatment for roof accesses, less dramatic. 3. Two story treatment of building Concern—Face of siding does not articulate the second story addition Response—Introduce raised panel trim responding to cornice,and geometry of building 4. Trim at Base Concern— How will building meet the existing granite,and grade. Response—B"trim board above granite, and 6"above grade/pavement conditions 5. Window trim Concern—Looking for more detail on casing Response—typical AZEK trim board casing,with double hung window and Hardie board siding t)V-FF) S�e�,rr4 rr1�7. " V�1 Salem ® Redevelopment Authority MEMORANDUM TO: Members of the Design Review Board FROM: Kitsten Kinzer, CDBG Planner SUBJECT: 1 Harrison Avenue Schematic Design Review DATE: May 17, 2007 Attached are schematic plans for the development of two housing units by Habitat for Humanity at 1 Harrison Avenue. Although this project is located outside of the Redevelopment Authority area, the funding agreement between the developer and the Department of Planning and Community Development requires Design Review Board review and approval of schematic and final plans for 1 Harrison Avenue. As always, feel free to contact me at (978) 619-5685 or kkinzer@salem.com should you have any questions or concerns prior to the next meeting. . Salem ® Redevelopment Authority DESIGN REVIEW BOARD PROPOSAL May 23, 2007 1 Harrison Avenue (Habitat for Humanity,—Schematic Design Review PROPOSAL: The proposal includes the conversion of an existing one story building into two units of housing. The redevelopment will create a second story and a roof deck and includes one three bedroom unit, one four bedroom unit and two parking spaces. The building materials consist of vinyl siding and wood windows, doors and railings. 71rb-Habitat for Humanity • North Shore 215 Maple Street, Lynn, Massachusetts 01904 (781) 598-0310 May 9,2007 Paul Durand Salem Design Review board 120 Washington St. Salem,MA 01970 Dear Mr. Durand, Habitat for Humanity-North Shore requests that the proposed redesign for 1 Harrison Ave. in Salem be placed on the agenda of the Design Review Board for its meeting on May 23, 2007. Habitat proposes to purchase the property from the Salem Harbor CDC and convert the structure to two residences. The accompanying plans show one three bedroom unit and one four bedroom unit as well as two parking spaces. Recently the Salem zoning board of Appeals approved the necessary variances. Our plan includes demolishing one wall of the existing building and adding a second story. Much of the construction will be done by volunteers. It is expected to require 18 months for the construction. The architectural requirements have been developed by J. Michael Sullivan and are included with this written request. Please let me know if there are any further requirements. Yours sincerely, (/` Warren C. Sawye Site Selection Committee HFH North Shore Tel. 781-595-4665 I fII y f 1 f.. _ i� '� .�� _�-_ i I' I f �` ` I I , __>- may` �� ti�� u l ,•, �= � �'� irk, �.� �,� -� _ _ _ ,� .. �# 4 aQf .�,_ � r � � .�,� n� ��` 145 South Street Boston,MA 021 1 1-2802 A S S O C I A T E S 617-357-7171 fax 617-357-1832 w ..beaconar hxom To: Date: r`� ❑ Memorandum From: Project: Jnr. c ° ❑ Meeting Minutes CC: RE: ❑ Telephone Conversation ❑ Fax I d r I •, rM+'� \ 1: i i .. i i I1 . 4, 4I Ar �11 1 ��Mgm q tm� L.T.Ow r .� _ •fie.. - I 1 Flo,* apl La, 145 South Street i Boston,MA 02111-2802 A S S O C I A T E S 617-357-7171 faz 617-357-1832 �.beaconamh.conn To: /xA/!R c<444 f6C , - Date: /� d ❑ Memorandum From: s/•HUjA�g(- aq///,,J Project: [ ❑ Meeting Minutes CC: RE: R / ❑ Telephone Conversation ❑ Fax pj •O .d i I I, o - _ 1 - : � oo t T- =4= - 145 South Street Boston,MA 021 1 1-2802 A S S O C I A T E S 617-357-7171 W 617-357-1832 v.v✓ ..bcaconarch.com To: iYlA/ w L72I Date: •4 • 0 ElMemorandum From: 1 /i Project: Ar/. ❑ Meeting Minutes CC: RE: i i ❑ Telephone Conversation ❑ Fax p09 H ¢o-o Habitat for Humanity May 2007 1 Harrison Ave Salem Ma Beacon Architectural Associates Out line Specifications Site Work Pavement at parking area: Porous material to minimize surface run off. Exterior Siding Base at wall to match existing materials, granite and concrete Trim: to be painted popular Siding: to be 4"to 6"vinyl siding. Color to be light grey, beige, or cream. Wood Windows Typical windows to be Anderson windows, wood clad double hung. Feature windows to be equal to Anderson Wood Doors Panel Wood Doors: AWI Premium Grade,PC-5 construction. By Brosco or equal. Roof Railings Railing to be Painted Wood. Platforms to be Asp wood. Roof Adhered Membrane roofing system Salem Harbor COMMUNITY DEVELOPMENT CORPORATION 102 Lafayette Street, Salem, Massachusetts 01970 Telephone:(978)745-8071 • Fax: (978)745-4345 May 10, 2007 Mr. Paul Durand, Chairperson Salein Design Review Board City of Salem 120 Washington St. Salem, MA 01970 Re: 1 Harrison Ave. Dear Mr. Chairperson, Please accept this letter as evidence of permission granted by Salem Harbor CDC to Habitat for Humanity to submits its application for review of its proposed redevelopment of the property at 1 Harrison Ave. in Salem, MA Sincerely, ike Whelan Executive Director THIS AGENCY SUPPORTED BY United Way A SS 0 C I AT E S 145 South Street Boston,MA 02111-2802 617/357-7171 fax 617/357-1832 www.beaconar-ch.com 2007 ISSUE DATES DATE BY DESCRIPTION PROPERTY LINE June 27,2007 • JMS Design Review UNIT 2 0 Q 0 0 0 CIO 10 —�TRASH AREA 0- FENCE --BRICK PAVERS --MAIL BOXES Uj UNIT 1 PAVEMENT OWNER Habitat for Humanity I Harrison Ave. Salem, Ma. E NORTH S EXISTING PORTION OF/ W < BUILDING TO BE REMOVED HARRISON AVENUE CL JOB NUMBER SCALE 3/32"= 1'-0" DRAWING NAME SITE PLAN DRAWING NO- A-00 I �I vl&1 • ® N• I A S S O C1 A T E S 145 South Street Boston,MA 02111.2802 617/357-7171 fax 617/357-1832 www.beaconarch.com ©2007 41'-10" I'-6" 19'-4 5/8" 6'-10 1/8" 14'-I 5/8" D UNIT 1 Den o iving Roam in 6 12'-5" ^ Up St it �t LJ ISSUE DATES O �q O�O DATE BY DESCRIPTION lJ o 0 O o O May I5,2007 • Axel PROGRESS Kitchen a� Kitchen o0 O ® O C Dn o Up Stair Up C.fi i i ;i GRAVEL 6 CKFILL v STORM WA E R DRAINAGE • EXISTING BACKFILL - - B n UNIT 2 REMOVE EXISTING WALL AND FOUN➢ATION Living Room NEW CONCRETE OUNDATIONS WALL INFILL = 2 3 -40 -40 OWNER XISTING GRANITE U O Habitat for Humanity A 1 Harrison Ave. Salem, Ma. 20'-4" 4 E NORTH S BASEMENT PLAN FIRST FLOOR PLAN W JOB NUMBER SCALE 1-0 91 DRAWING NAME BASEMENT & FIRST FLOOR PLAN DRAWING NO. A- 101 A SS O C I A TE S 145 South Street Boston,MA 02111-2802 617/357-7171 fax 617/357-1832 www.beaconarch.com ©2007 1 41'-10" li (oil 19'-4 5/8" 6'-10 1/8" 14'-1 d n c;l3 s0# _ B Broom # 3 Bedroom # 1 edroom # 4 a" p a, oil Lill"io lillIIIISSUE DATES C 6, Q DATE BY DESCRIPTION in May 15,2007 • Axel • PROGRESS N Bedroom # 2 D A d Bedroom # 1ITME ti m i Dn v fl - z . - `n n � r Bedroom # 2 e Z A A D O OWNER Ln U " Habitat for Humanity Bedroom # 3 1 Harrison Ave. Salem, Ma. 14'_8" E 20'-4" 21'-6" NORTH S W SECOND FLOOR PLAN ROOF PLAN JOB NUMBER SCALE 1/8 I]=I 1-01 DRAWING NAME SECOND FLOOR & ROOF PLAN DRAWING NO. A- 102 A S S O C I A T E S 145 South Street Boston, MA 02111.2802 617/357-7171 fax 617/357-1832 www.beaconarch.com ©2007 TOP OF MOF ACCESS ELEVATION 3-- TOP OF ROOF ELEVATIONS SECOND FLOOR FM ELEVATION lyd ISSUE DATES EWEN r, JFL� jffl 0 oDATE� June 27,2007 • JMS Design Review 00OLh B ELEVATION 0•P ELEVATION PALMER STREET ELEVATION ( NORTH ) HARRISON AVENUE ELEVATION ( WEST ) TOPOFROOF TOP OF ROOF 6' GARDEN FENCE ACCESS ACCESS ELEVATION 32$ ELEVATION]Sd OWNER 0 TOP OF ROOF ImmHabitat for Humanity ELEVATIONS --- T°'°`"°°FEll 1 Harrison Ave. ELEVATION b•? Salem, Ma. FTTI 8 FTTl E NORTH S SEOOND FLOOR SECOND noon '. ELEVATION 1T,4' ELEVATION IY� W N O = N MMILi D Fol 00 F. FIRST FLOOR ELEVATION W ■LEVATION O'S T= BASEMENT iRAEEMENr JOB NUMBER ELEVATION-re- RLEVATION-TS- SCALE 11 811=I 1-011 SOUTH ELEVATION EAST ELEVATION DRAWING NAME ELEVATIONS DRAWING NO. A- 301 A S S O C I A T E S GRAVEL SURFACE GRAVEL SURFACE 145 South Street BUILT UP ROOF BUILT UP ROOF Boston,MA 02111-2802 617/357-7171 fax 617/357-1832 VAPOR BARRIER VAPOR BARRIER www.heaconarch.com 4" PLYWOOD 4" PLYWOOD ©2007 GRAVEL STOP GRAVEL STOP r r i CORNI E CORN ICE INSULATED GLASS INSULATED GLASS DOUBLE HUNG WINDOW DOUBLE HUNG WINDOW i i ISSUE DATES I HORIZONTAL TRIM BOARD DATE BY DESCRIPTION June 27,2007 • JMS Design Review SECOND FLOOR SECOND FLOOR EL: 12'-3" EL: 12 '-3" . BOTTOM OF EXISTING W-14 BEAM BOTTOM OF EXISTING W-14 BEAM • HARDIE PLANK SIDING HARDIE PLANK SIDING 6" STUD FRAMING —ro'' STUD FRAMING W/FGHD INSULATION W/FGHD INSULATION DRYWALL CEILING OWNER EXISTING FIRST FLOOR FRAMING EXISTING FIRST FLOOR FRAMING Habitat for Humanity 1 Harrison Ave. Salem, Ma. EXISTING MASONRY E FIRST FLOORS INP PAVEMENT FIRST FLOOR NORTH II=III=III ro GRAVEL _ _ _ SIDEWALK w —IF]F D AMPPROOF I NG DAMPPROOF ING 12 " CONCRETE FOUNDATION JOB NUMBER SCALE AS NOTED ASEMENT BASEMENT DRAWING NAME O EXTERIOR DETAILS GRAVEL AROUND 4"D DRAIN TILE DRAWING NO. WALL SECTION 31 WALL SECTION 2� SCALE: 1/2"=r-0" A-aoi ' AINDOA DETAIL ^ /� ��O I SCALE: 17---r-0. A-ami /'"'` SCALE: 1/2"=1'-m" A SS O C1 A TE S 145 South Street Boston,MA 02111-2802 617/357-7171 fax 617/357-1832 www.beaconarch.com ©2007 Jmlmmi 1916M i E HNH f 3 0 0 0 o �O as as oa Harrison Ave , Elevation ISSUE DATES DATE BY DESCRIPTION June 18,2007 • JMS • Design Review PoJmer Street Elevation ' OWNER Habitate for Humanity II 1 Harrison Ave. Salem, Ma. E H- 5 NORTH S W Mum El, HE LP 0 0 � it III South Elevation EastDevation JOB NUMBER SCALE 1/811=1 1-011 DRAWING NAME ELEVATIONS DRAWING NO. A-301 hh I