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9 SOUTH MASON STREET 950 Maw 5 - CITY OF SALEM, MASSACHUSETTS DEPARTMENT OF PLANNING AND o COMMUNITY DEVELOPMENT .s ;ZNB t KIMEP:IU.P.I DRlscoi L 120 WASHINGTON STRFET* SALFM,MASSACI1USFTT801970 MAWR TFL:978-745-9595 ♦FAx:978-740-0404 TOM DANIF,L,AICP DEmEC'rOR MEMORANDUM TO: Members of the Planning Board FROM: Paul Durand,Chairman,Design Review Board SUBJECT: DRB Recommendation—9 South Mason Street,3A Buffum Street Ext.,and 23 Mason Street DATE: December 29,2016 CC: Tom Daniel,AICP,Director,Dept. of Planning&Community Development All projects proposed in the North River Canal Corridor(NRCC) Neighborhood Mixed Use District that require Site Plan Review by the Planning Board are also required to receive a recommendation by the City's Design Review Board (DRB). The DRB's role is to review proposals to ensure that they are designed to complement and harmonize with adjacent land uses with respect to architecture,scale,landscaping and screening. Proposal and DRB Review The Applicant appeared before the DRB for the first time on October 26,2016,to present plans for the construction of a proposed a four building,29 unit residential development. Three existing structures on the property would be removed. Two existing buildings will remain on the site: 1.) A three story concrete structure (that was once a Hood ice cream factory),which will be rehabbed to ultimately include 10 units. 2.) A wood fmined building at the northeast comer of the site that will be rehabbed and added onto, to ultimately house six units. Two additional structures will be built on the site,which will house seven and six units respectively. As currently designed the site will accommodate a total of 55 surface parking spaces,which meets standards set forth by zoning. DRB Recommendation—9 South Mason Street Page 1 of 3 In addition to the above information, the applicant provided details on lighting for the parking areas,compatibility with the surrounding area,materials,and landscaping. Some of the materials detailed include red brick for the main building,a white Azek trim,metal cladding on the top floor bays with painted trim boards at the top. Cast stone heads would be installed above the windows. Below is a sampling of major comments made by DRB Members at the October 26th meeting in regards to this project: • The mass of the main building is boxy and the upper level patios should provide some relief to the mass of the structure. • The grills of the third floor windows could vary more to break up the fagade and using a more industrial/modem glass to lighten the look of the third floor would be preferable. • Porticos over the doors,dormers, and break lines could be varied to break up the very repetitive fagade. • The transformer planned for the entrance of the site should be sited in a less visible/prominent location,if possible. The applicant returned for a second meeting before the DRB on November 15,2016. A number of revisions in response to previous comments from the DRB were presented, including the following: • Metal panels were incorporated at the top level of the townhouse units on the primary concrete building,at the new 3'd floor. • At the other three wood frame buildings,horizontal trim details were added to the facades,and the double entry roofs were made into shed roofs. • Lanterns were introduced at the rear entry doors and recessed fixtures were shown at the underside of the entries. • A new color palette was shown, that will be in keeping with the industrial look of the existing concrete building;a light grey fagade was proposed,with charcoal or black aluminum paneling, thin lines at the roof edges,with oversized steel windows. • The stair towers were previously designed to mimic the concrete fagade but their fagade material was changed to a new material that will match the new 3' floor. In response to the revisions, the Board provided the following comments: • The canopy and stair towers should be modified to look more industrial and with less glass. • The variation in roofs at the three wood-framed buildings was praised. • The trim boards should be carried up the dormers to provide breaks in the fagade, the dormers on the front elevation of Building 3 should be alternated to break up the rhythm and additional vertical trim and trim at the water table. • Simple shed roofs over the rear entries would also help breakup the flat rear fagade with brackets and longer roofs over the double doors. DRB Recommendation—9 South Mason Street Page 2 of 3 A final meeting was held to review this project on December 20,2016. The applicant presented the following revisions: • The third floor addition of the main (concrete) building was adjusted at the eave line. • The canopy roofs on the stair towers/loading dock areas were adjusted to be flat. • The landscaping was updated to better reflect the civil drawings. Recommendation At a regular meeting of the Design Review Board held on December 20,2016,the Board voted unanimously(5-0) to recommend approval of the proposed project at 9 South Mason Street, 3A Buffum Street Est.,and 23 Mason Street as modified by the applicant in plans presented at that meeting(landscape plan dated 12/20/16; floor plans dated 12/2/16). As part of its recommendation, the DRB requests the following: 1. The partition walls between units on the third floor of building 1 (the concrete building) shall be lowered as much as possible so as to still provide adequate privacy, but shall be no lower than six (6) feet. 2. The canopies on the first floor of building 1 (the concrete building) shall project no further than the end of the decks over which they are installed. 3. All black and white plans/drawings shall align and match with the color renderings. 4. The applicant shall submit final construction plans to the Design Review Board (DRB) for its review and approval prior to obtaining a building permit. 5. All plans,materials and color samples shall be in accordance with those submitted to and approved by the DRB on December 20,2016. 6. All future proposed signage shall be approved by the DRB prior to issuance of sign permits.The signage for the buildings and the site shall conform to the City of Salem's Sign Ordinance and NRCC zoning code. The Applicant is required to construct the project in accordance with all details of the approved drawings. Permission to make changes from such approved drawings must be requested by the Applicant in writing to the Director of Planning and Community Development who,in turn,will reply in writing giving approval or disapproval of the changes. No changes in the work are to be undertaken until such approval has been obtained. Please contact Andrew Shapiro,Economic Development Planner,at 978-619-5685 or ashapirogsalem.com if you have any questions regarding this recommendation. DRB Recommendation—9 South Mason Street Page 3 of 3 94 11 t bT 14 in/ -i.,k';,, "lIi I Residential District .. J IV An • y +*'+�, ",'} . ✓` �;,na!' �� :- Commercial District - ,r ✓�:". ."�. ,fir ^- r... , ~ \ .y •n (�� w .l h 4 • y /7�''S VO 11 :1 if ki-itt 4. At .,w , r qy} p l ap a ' Ry` -.gid. _.. 1 �rs-� .,Y'i � _ �' R1� i"iL�• ,` _- '� 11 .+ .a RED BARN ARCHITECTURE 9 South Mason Street Residential Development Site Analysis I STREET �� I MASONNee' W � I 1 4 YA 1 I I 1 1�FPER TO SHEET C-1 FOR NOTES. 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MASON ST I STOCKADE FENCE I I EAS uu�T 1 I' SALEM, MA I 1 / II i I I 1 1 1 PROPOSED II I 1 1 I LANDSCAPING I 1 GRAPHIC SCALE I 1 1 1 SC91i`,i-2Y I a a I ( 1 1 t REFER TO SHEET C-I FOR NOTES AND C-4 FOR LEGEND. JCb Noe 1573 I P\PNWd. �_ (DI Fm'I) L _ - Rsfla a/fDAfi PROPOSED CONCRETE 13'06- TYPICAL RESERVED RAMP k LEWUNC AREA HANDICAP SPACE PAWING SGN (i0 MATCH ® 1RAFFC SIGN (MIN.) SONS ON PHASE I) ® I ANTERN(SFE NOTES BELOW THIS SIGN AT ALL 'VAN ACCESSIBLE' WHEELCHAIR $ WHEELCHAIR PARKING SPACES RAMP RAMP MA%. Z5E B MAX. ' Y 5' OR SLOPE SLOPE PE DIAMETER BLACK: 6'W.DE BIFFL POST VERTICAL GRAMTE NRS GALVANIZED STEEL 6' (TTP) ooya 06'REVEAL) POST _ U CHANNEL POST 6' tor C° mole w/Dann 24'A4B'DETECTABLE 'RANATON GRANITE YlARNING STRIP CAST ACff6`en�tt rvy Ws 1.0' NRB(SLOPE TO IN CONC. LEVELING 1)A.I.ROAN SHALL WELT ME WIDELNES aF ME AMERIC.Arvs pM 4' UTA. SCT14U CAM MATCH RAMP) AREA. 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HANDICAP •UNE SIGN AT II 2)LANTERN AND POST SHALL BE BLACK. - AISLE EACH HANDICAP 1-�Y-6' 3)PARKING LOT LIGHTS ADJACENT TO THE SPACE SDE AND REAR PROPERTY LINES SHALL HAW •� I T'DIA. STANDARD 3 CLEAR ACRYLIC GLASS PANEL°AND ME I- PVL CONDUIT PANTED 19 OPAOOE GLASS PANEL ON THE SIDE FACING - .. vHITE STRIP SPACE WE NEIpiB0R6. (45-ANGLE) AIMED VMIIE 4)LED LAMPS PER ORNER. - 6' 0<CRUSHED SYMBOL - 0`° O°v 0 STONE 4 PAINGED -Doe Oc Dee WHITE LINE 36' HANDICAP PARKING SIGN BREAKAWAY SIGN POST DETAIL PARKING LOT LIGHTING 2' (TYP) a - SCALE: N.T.S. SCALE: N.T.S. SCALE: N.T.S. I-111.111— Awl Dere I DesetlpBGn o Revisions Q 42" - 3 HOMES R16' 1,PRINTED HANDICAP AISLE FOR HANDICAP VAN SPACES IS TTPLCAL PAINTED HANDICAP SYMBOL B'-o'"or PARKING SPACE DETAIL SCALE: N.T.S. NDT FIXq CONSTIIl1CTION-CONTACT MYI]RO (� ^ 1.wwe�ww zKl INTERNATIONAL FORSOE BPEGFIC DRAWINGS /J' 'l a.m ror,° n,ERRRC`A. 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FIN15H NOTE5 ARE INCLUDED ON THI5 DRAWING SHEET BUILDING#3 15 AN EXI5TING BUILDING BEING ADDED ON TO N ns.v i� W O L e6 0 ILDING# (V m 1 W Q � 114..JJJ J y C 11 BUILDING#I%4j k7i m O I', �i U 1 V l ca O E Yr w ur w w w w BUILDING#4 ® ® ® ® ® U + N n PROJECT KEY _ SCALE: NOT TO SCALE O p IT-0' PIR5T FLOOR PLAN 1E U T1E 9-0 CZ V 0 0 0 0 o O Red Barn Architecture 84 HIGH STREET x o x o x x IP5WICH,MAO 1938 (979)595-G7G4 Lj T SECOND FLOOR PLAN 119E f � 1 No. Date Description I b_IO.i6 PB-I o ry o N u i.-.i.. PB-2 b, 6 c. PB-3 I Sheet Title: BUILDING#3 ITP THIRD FLOOR PLAN FLOORFLAN5 Sheet Number: BUILDING V FLOOR PLANS A-s 5CALE. U8" = -O° A 5 ..4 f • • • • 1 _ _m mem oP'I 7I'Ln_,19 g;nri I•.uil�lnii3�i���'� :���n�na� lid:�.i:$a:'.1 �:::9�:a,�,n...1 f y .�� ::: ��Y _ ::il , IIL:�.'I:iaIIl::lll III:��IiI�I,,,�::�I_,��:�I!I I?i01a1 I�:i:IEiI:JI!I IeIlO�:�l�l:::;Isii:illl Ill�iri l�I:::I&I��III III:::II41liii l�i�i:�lil I" F' - i:ril •I u1 1,111 0�l =1�i1 I IOJI® I I hi i=a H. 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N UQ a ca "p"" e I BUILDING#4 I`i m 5ElGw D --------------------- - � m cn Np ❑ PROJECT KEY 4-1Ln __ SCALE: NOT TO 5CALE O O c�a W N THIRD FLOOR PLAN Red barn Architecture 84 NIGH 5TREET �Y IP5WICH,MA 01938 (978)595-G7G4 I`�Iyq�q�I11 5iLN0irv4 l{� w ® GJ F7 CY[7 SrnNpNG .'OvfREp ,„Wg/IOp suuaoa roxcr SltOn• ® en d5 ® 9[1CV.' NCR . a ® T $IF�ipING ® dp ® SinYpNG `ro�M '- CLMO No. Date Description SEAN ROM SLMI R09f SECOND FLOOR PLAN FIR5T FLOOR PLAN Sheet Title: BUILDING#I FLOOR PLAN5 Sheet Number: BUILDING # I FLOOR PLAN5 _ SCALE: I/8' = I'-0. I O� BUILDING#1 15 AN FX15TING BUILDING BEING ADDED ON TO nn\\ W � � N BUILDING#3 i O ILDING# I E Lo L ! ,) 0 E BUILD{NG#4 j C � n PROJECT KEY u) SCALE: NOT TO 5CALE O O N ALUMINUM METAL PANEL 5Y TEM /ALUMINUM 5OFfR AND FA OA wRn SpUARf REVEALS A55HOWN / u , (�� L ALUMINUM CURTAIN WALL PANEL AWCA�EOND IOR 5IMIIAR, 5Y5T[M(YANMEfR OR SIMIUR) ALUMMUM PANfURAIN SCREEN CU ALUMINUM STCREERpM GLPSNG 51STPM KUMMUMPANEL PATCH AND REPAIR SUBSTRATE STITH fH^ UAR[ AND PREPARE POR NEw RE%TA STUCCO REVEALS A55HavN PMSH, 5T0000FIN5HTO N Red Barn Architecture PAINTED WHRE 84 HIGH STREET ALUMINUM CURisly NEW AWMINUM WINDO'A� ' / PATCH AND REPAIR M05TMG wnLL PANEL 5v5TfM [ifIII WRH SGLLL PATTERN TO CONCRETE STP.UCTURL O (KAW L1 R ORPANE 51 TEM MATCH A5 ERN TO CONCRETE PAINT CTUREVM.THE T MATCH IP5tMCH,MA 01938 ! ! ! LLLULffiJLHW \ \ \ STEEL CABLE 50PPORT5 / / / 51p 00 (978)5954764 _ .. FOR ROOM STANDING 5EAM a UCAWND(OR 51MIIAR) METAL ROOM wMIVUM PANEURAN SCREEN SIDE ELEVATION FRONT ELEVATION No.1 Date I DescripUon 1 8.1 C.I G PB-I M E JE , L2 ! ® ® ® ` ® \ Sheet Title: BUILDING#; ELEVATIONS SIDE ELEVATION REAR ELEVATION Sheet Number: BUILDING #I ELEVATIONS SCALE: 1/5* = I•-0" —L oaA BUILDING #2 15 A COMPLETELY NEW BUILDING `^1`1 Q V Y ' rRDP05ED 4C CONDEu51YG (J� i zv.o UMr LCCRT016 `f W r_-� BULLRING#3 O 3 BYO 1 I E C DECR DEC, D[CR DEC" DEC, DCC¢0® lI 1 L gppgc BUILDING#I 1 O n\ Ln L 0 9u0 a 11111 I'i \�lJ E r -, ' BUILDING#4 ' C CID un _ - -_-------- roan roecn rocGn �� PROJECT KEY ORLn PO�n SCALE: NOT TO SCALE O p FIRST FLOOR FLAN (n a�a! 2� 2 O Red Bam Architecture DX ® ® 84 HIGH 5TREET °r m, IPSWICH,MA 01938 S n (978)595-6764 El _ SECOND FLOOR PLAN o w No. Date Descri tion I 8.10.16 P&I 2 11.7.16 PD-2 ---------------- -- THIRD FLOOR PLAN Sheet Title: Bu1LDING az `LOOK PLANS EfteetNumbe►:BUILDING #2 FLOOR PLANSSCALE: 1/8" = I'-O' M �- �I �:nl Im) :iil hl Iml �I hil l�l I M. 64 MGM 5TRfET Iml lin iii. i / I�iil pq \• I.n lr5mcm, MA 0 1935 (978)595-G7G4 IM, all :.. ::.� EM _ – — ®® o = ll _ = 1 11 =I�'iiJ= - Ii�1 �_— __ • DUILDING#2 ELEVATION5 Sheet Number: A : r • 1 I • • r r r • r r • r-• BUILDING#3 15 AN EXI5TING BUILDING BEING ADDED ON TO N ILDING# (� 2!1 V J M � for - qq qq BUILDING# Q ® ® ® ® ® PROJECT KEY K _ SCALE: NOT TO 5CALE O 75 R FIRST FLOOR PLAN T(s) 119b � \J J Red Barn Architecture 84 FIIGti STREET IPSWICH, MA 01938 0 x'— (978)595-6764 93 V P r r ra SECOND FLOOR PLAN No. Date j Describon I 8.10.16 MI 0 0 2 11.7.16 PB-2 b a a Sheet Title: N BUILDING#3 THIRD FLOOR PLAN FLOORPLAN5 r Sheet Number: BUILDING #3 FLOOR PLANS SCALE: I/8" = I'-O" ®ue veuxs.w amm mnKo r r •rr r • • ♦ s 1 1 • .fes 1 m m w :::. m n� o m 'r o' w n .n • m. • m :.m •n �L:a In.l;l...l,� off n. 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I—•.Iillllllll�'jI,IIIIIP!� ,�I . .I Illllllllllf � _ _ -_— w . � . • • • Shoot Title: BUILDING ELEVATION5 Sheet Number: =A-av;J011 • • • r • • • . • D l+' BUILDING#4 IS A COMPLETELY NEW BUILDING nn,, 13UILDING#3 �� W W O • ILDING# 1 1 ccR 1 1 11 N( ILL Q cc 1 BUILDING# a) O > n L ' 1 1 CQ THIRD FLOOR PLAN Ls +' m cn PROJECT KEY 4-1 Ln SCALE: NOT TO 5CALE O O R Q� U6 Red Barn Architecture 64 HIGH 5TREET IPSWICH, MAO 1935 (976)595-6764 0 0 O CN W W FA 10 a _ I SECOND FLOOR PLAN FIRST FLOOR PLAN No. Date Description ® ® I 8.10.16 MI 2 1 1.7.I G 1`15-2 F1 ® Sheet Title: jBUILDING#4 FLOOR PLANS Sheet Number: n BUILDING #4 FLOOR PLANS SCALE: I)e^ = -a _ o� H. HE a'.N so, of, (F'5VVICH, MA 0 1935 (978)595-G7G4 a zz al F c: a mill am 1K ................. Mal ................................ ............................................. ...... all MF I= on 11 1 1 1:1-1 ---------- cz gal 1j Sheet Number: A-(5 Andrew Shapiro From: Nina Cohen <ninavcohen@gmail.com> Sent: Saturday, December 17, 2016 12:01 PM To: Andrew Shapiro Subject: 9 Mason Street-- DRB review Tuesday 12/20/16 Dear Andrew, Emily Udy shared plans for 9 Mason St with me. The site needs updating. It's good to see investment willing to back redevelopment there. What's lost in this plan is access. Instead of featuring the riverfront park that is the setting for these residences, the site design is car-centric, featuring an asphalt pad covering most of the site. This is inadvisable in an area known for high water and likely to see more frequent flooding unless the city invests in water control measures in the North River at some time in the future. I'd like to see the City require new developments in the North River Canal Corridor to integrate walking routes to its transportation hub at the MBTA station. We need to help people make better use of their proximity to public transit, to begin to relieve our congested access routes, particularly Bridge St and North St. It's essential to make it easy NOT to drive for this short trip. Wouldn't it make sense to encourage people to walk along this riverfront park which the state built for us? Parking should be restricted to the south and west edge of the site, and areas for social activity for residents should be placed in front of the buildings. There should be a planted buffer at the site edge adjacent to the veterinary office,which generates disturbing noise on weekends when animals are housed. The DRB does not usually mandate changes to site layout. But in this case designers need to rethink the site. This is not suburbia. Driving into this "pen" and right up to a doorway is a suburban style, inappropriate for this dense urban development. Sincerely yours, Nina Cohen 22 Chestnut St. Salem MA 01970 t �s Salem ® Redevelopment Authority Design Review Board Proposal November 15, 2016 9 South Mason Street, 3A Buffum Street Ext., and 23 Mason Street: Continued discussion and vote on proposed four building, 29 unit residential development. Proposal for November 15, 2016 Meeting The applicant has provided the enclosed updated plans and elevations in response to comments from the Board at the October meeting. The applicant has informed that updated renderings are forthcoming. I will send those electronically and provide them in hard copy at the meeting. Proposal The applicant seeks to combine three separate parcels at the above noted locations in order to construct a four building, 29 unit residential development. Enclosed for your review is a coversheet with project overview, statement of the project's congruence with NRCC zoning, and a breakdown of information about each building. Also included are renderings and a full set of plans. There are two existing buildings on the site: 1.) A three story concrete structure (that was once a Hood ice cream factory), which will be rehabbed to ultimately include 10 units. 2.) A wood framed building at the northeast corner of the site that will be rehabbed and added onto, to ultimately house six units. Two additional structures will be built on the site, which will house seven and six units respectively. As currently designed the site will accommodate a total of 55 surface parking spaces, which meets standards set forth by zoning. Staff Comments This project is located within the North River Canal Corridor Neighborhood Mixed-Use District (NRCC), and as such, must adhere to the below standards set forth by zoning. That said, this project has some extenuating circumstances that provide challenges with strictly complying with numbers three and five below. DRB members should also reference the NRCC Master Plan: http://www salem com/sites/salemma/files/uploads/nrcc-masterplan pdf �s Salem ® Redevelopment Authority 8.4.2 Standards. In order to achieve these goals, all development shall comply with the following standards: 1. All development shall be in compliance with the NRCC Plan. 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. 3. Ground floor spaces should have active pedestrian friendly uses. 4. Buildings should be located in a way to create a presence on the main corridor's street edges. 5. Buildings shall face the main corridor and have an entrance on the main corridor. 6. Streets and roadways must include sidewalks and landscaping to provide an attractive connection for pedestrian use, and to complement adjacent parkland. 7. Uses are designed to generate pedestrian traffic. 8. All retail uses should support the adjacent neighborhoods. 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. 10.Water dependent uses are encouraged to be developed on the parcels located within the district and adjacent to the North River, particularly parks, open space, pedestrian facilities, and both public and commercial recreational facilities; marinas, boat yards, boat basins, boat storage yards, yacht clubs, and other commercial and recreational boating; shore protection structures such as seawalls, bulkheads and revetments; flood, water level, or tidal control facilities; marine industry, including marine terminals for the transfer between ships and shore, facilities related to the construction, serving, maintenance, repair or storage of vessels or other marine structures, facilities for tug boats, barges, dredges or other vessels engaged in port operations or marina construction. Salem ® Redevelopment Authority landscaping and screening. Building materials of brick, stone, and wood are encouraged. Pre-cast concrete or prefab aluminum or metal panels are highly discouraged. 3. Ground floor spaces should have active pedestrian friendly uses. 4. Buildings should be located in a way to create a presence on the main corridor's street edges. 5. Buildings shall face the main corridor and have an entrance on the main corridor. 6. Streets and roadways must include sidewalks and landscaping to provide an attractive connection for pedestrian use, and to complement adjacent parkland. 7. Uses are designed to generate pedestrian traffic. 8. All retail uses should support the adjacent neighborhoods. 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. 10.Water dependent uses are encouraged to be developed on the parcels located within the district and adjacent to the North River, particularly parks, open space, pedestrian facilities, and both public and commercial recreational facilities; marinas, boat yards, boat basins, boat storage yards, yacht clubs, and other commercial and recreational boating; shore protection structures such as seawalls, bulkheads and revetments; flood, water level, or tidal control facilities; marine industry, including marine terminals for the transfer between ships and shore, facilities related to the construction, serving, maintenance, repair or storage of vessels or other marine structures, facilities for tug boats, barges, dredges or other vessels engaged in port operations or marina construction. eSalem ® Redevelopment Authority Design Review Board Proposal October 26, 2016 9 South Mason Street, 3A Buffum Street Ext., and 23 Mason Street: Discussion and vote on proposed four building, 29 unit residential development. Proposal The applicant seeks to combine three separate parcels at the above noted locations in order to construct a four building, 29 unit residential development. Enclosed for your review is a coversheet with project overview, statement of the project's congruence with NRCC zoning, and a breakdown of information about each building. Also included are renderings and a full set of plans. There are two existing buildings on the site: 1 .) A three story concrete structure (that was once a Hood ice cream factory), which will be rehabbed to ultimately include 10 units. 2.) A wood framed building at the northeast corner of the site that will be rehabbed and added onto, to ultimately house six units. Two additional structures will be built on the site, which will house seven and six units respectively. As currently designed the site will accommodate a total of 55 surface parking spaces, which meets standards set forth by zoning. Staff Comments This project is located within the North River Canal Corridor Neighborhood Mixed-Use District (NRCC), and as such, must adhere to the below standards set forth by zoning. That said, this project has some extenuating circumstances that provide challenges with strictly complying with numbers three and five below. DRB members should also reference the NRCC Master Plan: http://www.salem.com/sites/salemma/files/uploads/nrcc-masterplan.pdf 8.4.2 Standards. In order to achieve these goals, all development shall comply with the following standards: 1. All development shall be in compliance with the NRCC Plan. 2. All development shall be designed to complement and harmonize with adjacent land uses (existing and proposed) with respect to architecture, scale, • ` �� 84 H?qh 5Ueel �pS:•nch MA 01938 RED BARN nn.rr9bn,nni :hileau c con. ARCHITECTURE ?78 5:%5.5754 City of Salem Department of Planning and Community Development Design Review Board 120 Washington Street Salem,Massachusetts 01970 To whom it may concern, This letter serves as a formal request that our project be placed on the upcoming Design Review Board agenda for the meeting on October 28.2016. The project,which is currently under review with the City of Salem Planning Board,encompasses three parcels;9 South Mason Street,3A Buffum Street Ext.,and 23 Mason Street. The parcels are located within the North River Canal Corridor. Attached you will find the submission materials,presented in accordance with the board's requirements. We look forward to a productive discussion regarding the project and it's architectural merits. Sincerely, Ryan McShera,AIA Red Barn Architecture(Architect) ont� Marc Tranos,/uniper Pnint 9.South Mason Street LLC (Owner) PROJECT OVERVIEW The proposed project is located within the North River Canal Corridor on a parcel between Mason Street and Commercial Street,roughly two blocks west of North Street. The development is comprised of four buildings. An existing concrete structure at the center of the development is to be rehabbed,an existing wood framed building at the north east corner of the site is to be rehabbed and added on to,and two new townhouse style buildings will be erected on site. In total we are proposing 29 residential units,a mix of townhouse style and Flats,throughout the four buildings. We are also proposing completely new landscaping and other site developments. s � 1 .qaw Project Location The project is located at an important transitional site in the neighborhood. To the north side of the site is a dense residential neighborhood,and directly adjacent to the south side of the site are the buildings that face the canal on Commercial Street. Residential District �..�. C! >•'y�� MR 7 Commercial District Residential and Commercial District Boundaries A mix of two and a half and three story buildings classifies the surrounding residential neighborhoods. Their architectural styles vary,with many periods represented. 9 South Mason Street Residential Development PROJECT OVERVIEW alai, 4711 v 1 1 _ rt Surrounding Residential Buildings The residential architecture of the neighborhood is defined by a sense of strong symmetry and classic New England architectural features. Gable end roofs,third floor dormers(both shed style and dog house style), and clearly defined and articulated entrances can be found throughout. The architectural style of the new townhouse buildings,and the existing wood framed structure to be remodeled will draw inspiration from these precedents for their massing,materiality,and fenestration. 9 South Mason Street Residential Development PROJECT OVERVIEW The buildings on Commercial Street are mostly one to two story buildings and are typically newer in age and feature a more modern,simple aesthetic. cr••wr•• M••P1t•I Y Buildings on Commercial Street (Directly South of the Site) NRCC Statement and Exterior Improvements The project achieves goals stated in the NRCC Master Plan in that it accomplishes residential development within an existing residential neighborhood,in a style appropriate for the neighborhood;preserves the existing historic buildings;and will be conducive to multi-modal transportation,in that bicycle racks are proposed,adequate parking is proposed,and the site is located within walking distance of bus stops and the commuter rail train station. Site lighting for the main parking lot will be provided by approximately 7-foot tall lantern-style light posts. The light fixtures will include opaque glass where appropriate so that light will not be cast onto adjacent properties. Lamps in the lighting fixtures will be energy-efficient LED. Screening is provided around the site perimeter for the benefit of abutting property owners,using fencing and landscaping. Plant beds are provided along the front foundations of the townhouse buildings,with lawn provided in the larger open areas. Deciduous trees are proposed throughout the site to provide seasonal color and shading. The proposed landscaping and screening will significantly improve existing conditions at the site. All landscaped areas will be properly maintained through the homeowners association. 9 South Mason Street Residential Development PROJECT OVERVIEW Summary of Site Development Description I Location: 9 South Mason Street Land Use: Residential Number of Buildings: 4 Number of Units: 29 Total Lot Area: 1.30 acres Pavement Coverage: 41% Open Space: 34% Building Coverage: 25% -------------------------------------------------------------------- Building #1 Existing Building Units: 10 Number of Stories: 3 Building Footprint: 4,054 sf Gross Floor Area: 11,842 sf Building #2 N.W. Corner Units: 6 Number of Stories: 3 Building Footprint: 2,941 sf Gross Floor Area: 8,518 sf Building #3 3A Buffum St. Ext Site Units: 7 Number of Stories: 3 Building Footprint: 3,690 sf Gross Floor Area: 10,923 sf -------------------------------------------------------------------------- Building#4 S.E. Corner of Site Units: 6 Number of Stories: 3 Building Footprint: 3,197 sf Gross Floor Area: 9,235 sf 9 South Mason Street Residential Development Project Overview Zoning Site: North River Canal Corridor (NRCC) Transitional Overlay District Industrial (IN) Flood Hazard Overlay District (FHOD) Adjacent: North River Canal Corridor (NRCC) Business Park Development (BPD) Industrial (IN) Flood Hazard Overlay District (FHOD) 9 South Mason Street Residential Development !I(I (0!,nkit o; - So(,1e 1," 201 12 Tony Mataragas comments that Boston St. has traditionally been a dull street, and this project will bring some light and attractiveness to it. Matt Veno thanks the applicant for responding to the Board's comments regarding the use of the retail space and reiterates his feelings that it is consistent with the"urban village"envisioned in the NRCC mixed use Master Plan. The Chair opens to the public but there are no comments. A motion to close the public bearing is made by Helen Sider seconded by Carole Hamilton and passes 9-0 Noah Koretz asks about continuing the sidewalk on Goodhue St. down to the motorcycle shop; this is shown on the current plan but is not reflected in writing in the decision. Mr. Sparages reiterates that the applicant is committed to extending it and it is in the current plan,thus it does not need to be referenced in the decision itself. The Board has no comments on the decision. A motion to approve the Site Plan Renew Flood Hazard Overlay District Speeial Penuit Special Permits associated uitb the North River Canal Comdor Neighborhood Mixed Use District in accordance with the follonnng sections of the Salem Zoning Ordinance: Section 9.5 Site Plan Review: Section 8.1 Flood Hatard Overlay, District: .Section 8.4 Nortb Riser Canal Corridor Neighborhood Mixed Use District:and a Stormrvater Management Permit in accordance with Salem Code of Ordinances Chapter 37 Oed�calh,for the redevelopment and expansion of the existing hvo-horn concrrte indusdial building at 9 South Mason Street e%pansion of the three- stoa residential building al 3A Bu um Street Extension•and construction of hvo new townhouse s le buildings along with par ma and landscaping throughout the site. The prosect when rompleted will total 29 residential units in four buildings with all associated parking on siteis made by Klrt Rieder, seconded by Tony Mataragas, and parses in a roll call tote wub Carole Hamilton Noah Fo,rtz,, Matt I veno Helen Sider. Kirt Rieder. Dale Yale and Bill Griset�7)infamr and none(0) opposed Chair Ben Anderson and Tony Mataragas are not voting as they have missed meetings at which this project was presented. E. Location: 9 South Mason Street, 3A Bu$4tm Street Extension; and 23 Mason Street (also including 23 r/2 Mason Street and 23R Mason Street) (Map 26, Lots 73, 74,79) Applicant: Juniper Point 9 South Mason Street LLC Description: A continuance of a public hearing for a Site Plan Review, Flood Hazard Overlay District Special Permit, and Special Permits associated with the North River Canal Corridor Neighborhood Mixed Use District in accordance with the following sections of the Salem Zoning Ordinance: Section 9.5 Site Plan Review; Section 8.1 Flood Hazard Overlay District; Section 8.4 North River Canal Corridor Neighborhood Mixed Use District. Specifically, the applicant proposes the redevelopment and expansion of the existing two- story concrete industrial building at 9 South Mason Street, expansion of the three-story residential building at 3A Buffum Street Extension; and construction of two new townhouse style buildings along with parking and landscaping throughout the site. The project when completed will total 29 residential units in four buildings with all associated parking on site. Here for the applicant is Joseph Correnti of 63 Federal St. He states that this is the second meeting for this project•, and overview was previously provided and Bob Griffin of Griffin Engineering reviewed the site specific features. This is a previously industrial site in multiple zones and multiple uses. This is NRCC so they will be going before the DRB. We continue to see multi-million dollar investments coming into the area. Giles Ham will provide traffic analysis this evening. The City is in the process of hiring a peer review consultant so more will be provided later as well. Ryan McShera,project Architect,will also present. Giles Ham provides traffic assessment,and will work with the peer review consultant. All relevant analysis has been done. Buffum St. extension is a relatively narrow road with parking on both sides but is not very busy. Outlined elements: 02016 Existing Peak Hour Traffic Volumes Drrip Generation summary Drrip Distribution Map QSummary of Recommendations Mr. Correnti outlines the previous comments on width of the roadways. The Applicant is also in discussions with the fire dept. and the City peer reviewer will also comment on any issues. Chair Anderson asks about the counts of 13-20 cars per hour on Buffum St. No distinction is made but between residential and commercial traffic, but most likely that figure is for commercial. Mr. Ryan McShera of Red Barn Architecture reviews the relevant points of the project: OExisting and proposed structures Ueighborhood context, Buffum St. and NRCC DNew Building design Existing Building design IDNew and Activate Residential Neighborhood Mr. Correnti states that this concludes the formal presentation, and that the applicant would like to work with peer reviewers in the next 6 weeks,and with Design Review. Noah Koretz reiterates his comments from the previous meeting, that it is a great site and an opportunity to repurpose the industrial building, but that the applicant should "own" the industrial building, and make it distinctive. Helen Sides, who is also on the DRB, agrees with Noah Koretz and cautions the applicant on making the structures, appear"historic,"as modem materials would be plastic, not wood, so the interpretation would be different. The landscape plan is not complete at the moment; there will be a future presentation covering landscaping and civil engineering. Kirt Rieder feels that a greater density of shade trees should be provided for residents, and asks that a more appropriate species than pear trees be selected. Snow storage is briefly discussed. Matt Veno agrees with Noah Koretz on maintaining the uniqueness of the industrial building, and feels that today's features should be emphasized, rather than trying to blend the re-ornamented building with those surrounding it. Chair Anderson echoes the other board members' view that this is a unique building and an opportunity to showcase it. Chair Anderson opens the public but there are no comments. A motion to rontinw the October 20. 2016 meeting is made by Noak KoM seconded 4y Dale Vale, and-oasses n-itb all(9) in favor and nonenone(0)obbosed Mason Street) (Map 26, Lots 73, 74 and 79) for a Site Plan Review, Flood Hazard Overlay District Special Petrttit, and Special Permits associated with the North River Canal Corridor Neighborhood Mixed Use District in accordance with the following sections of the Salem Zoning Ordinance: Section 9.5 Site Plan Review; Section 8.1 Flood Hazard Overlay District; Section 8.4 North River Canal Corridor Neighborhood Mixed Use District. Specifically, the applicant proposes the redevelopment and expansion of the existing two-story concrete industrial building at 9 South Mason Street, expansion of the three-story residential building at 3A Buffum Street Extension; and construction of two new townhouse style buildings along with parking and landscaping throughout the site. The project when completed will total 29 residential units in four buildings with all associated parking on site. Here for the applicant is Mr.Joseph Correnti, Attorney, of 63 Federal St. Also present are Bob Griffin, Site and Civil Engineer. The project is located in the NRCC so it will go before DRB, architecture and the traffic analysis will be presented at a future meeting. Giles Hamm (not present) is traffic consultant. The project consists of 3 parcels,4 buildings, 29 units and 2 zoning units in Flood Hazard Overlay District. There is an existing building on the site, and a 3 story residential building, those 2 buildings will be rehabbed and contain units, and two new buildings will be constructed. PowerPoint Presentation highlights: l ite location (map view) Droject Site (satellite views,will be a subdivision) h roposed building footprints and layout, 55 parking spaces for 29 units; addition of green space. Units will be sold as condominiums. All parking for project is onsite l eighborhood Context View urrent view and artist's rendering l uilding#1 Front Elevation uilding #1 Current Condition,Architect preliminary rendering xisting residential building and proposed architect preliminary rendering (3A Buffum St.) Droposed building on corner of lot The petitioner has had several conversations with Councillor Gerard, Ward 6. There have been 2 neighborhood meetings, one with the Mac Park Neighborhood Association and a neighborhood meeting for immediate abutters at the Salvation Army hall which is adjacent to the site and hosted by Councillor Gerard. This is an industrial use both historically and presently, so they feel the project will be an improvement. It is a transit oriented development project with an easy walk to the train and downtown Salem. Bob Griffin presents civil engineering aspects of the site: U874 Atlas Map 906-1938 Atlas Map. o Chapter 91 is applicable to this project and will affect the design. The lower half of the site is within Chapter 91 jurisdiction so work will be done in phases. Chp. 91 requires public access to waterways, but there is no waterway on property. There is over 100 feet from the canal and the site is land locked. Proposed use is non-water-dependent so no issues are expected. o Zoning lines are shown as NRCC and industrial zoning. Residential uses are in the industrial zone and industrial uses are in the NRCC zone, so the petitioner will be bringing the project to the Zoning Board. o In total the parcel will be about 1.3 acres in size o Previous uses are described; underground storage tanks have been removed and remediation has been done; heavy metals have been found onsite (ash and arsenic). An ISP has been contracted to remove existing contamination;not done yet but nearing completion. Droposed layout; 34%greenspace, 41%pavement, 25% building on site. h arking thresholds for units in the NRCC zone is 2 spaces per unit; the 3A Buffum Street property is industrial which requires 1.5 spaces per unit.It adds up to 55 spaces, the plans meet the requirement. 1' now storage is described. Test pits confirmed Ch. 91 line of fill soils, so designed... Mrainage plan. Infiltration fields are outlined, as is treatment of runoff from parking lots. All standards are being met; currently there is no storm water control on the property 1' ire Truck path; sprinklers and a hydrant will be installed xisting Flood Zone Elevation 10; must go before Conservation Commission due to riverfront area and in flood zone. Must make sure no fill that occupies flood storage is placed is only requirement. More flood storage will be provided compared to today, via crawl spaces and flood openings in buildings. Compensatory flood storage requirements are being met newer&Water Plan Chair Anderson asks if storm drains flow into Canal;they eventually do. Chair Anderson opens to public. Paul and Kathy Brown of 21 Mason St. ask if the only access to this development is the short end of Buffum St.? That is correct; Buffum St. extension. Mr. Brown is concerned that Buffum St. ext is narrow, gets even worse in winter. He would also be more comfortable with it if access could also be from Mason Street down through the finger with two buildings. Attorney Correnti says that only curb cut will be on Buffum St. extension but South Mason St. and Water St. will also lead to the development, and traffic analysis will be presented in the future. Two buildings on the narrow finger; they are existing multifamily dwellings; they will retain them but would need to demolish to use that finger for access to the site, so they will be kept as residential. Joan O'Connor Mason & South Buffum, agrees that Buffum St. extension is too narrow, opines that people have to move out of the way if a fire truck comes by. Water St. is also narrow does not have sidewalk. Sheila of 9 Mason St. also describes the area. Emily Udi, on behalf of Historic Salem; "Tay!" This is the first NRCC project that fits the NRCC and she could not be more thrilled,regarding retention of historic buildings, density. Commends developer,comments on Historic Salem thinks that details in the design could be more celebrated. Ms. Udi also lives at 8 Buffum St. so 2"d comment is as a neighbor, spoke to Mark, she does not speak for him but feels there could be pedestrian access from Buffum St. to Commercial Street. Ms. Udi believes Leslie's retreat park was meant to be a Chapter 91 amenity, but is not accessible from North Salem. Pedestrian access would be very much used by neighbors and commuters to and from North Salem. Brad Chandler 8 Barstow St. agrees with Emily Udi, also comments on need for improvement on pedestrian access. Will be discussed during traffic planning? Also plans should take into account alternative ways of planning traffic,e.g. access to commercial St. , also potentially using one-ways on Water St. and Buffum Ext. ,`lrlil:,, fAjiui_r', - jr lit 1, 1'iji FSE>�• r n{ 4 Bart Hoskins, 22 Larchmont Rd. here as part owner of All Creatures Veterinary Hospital, comments on that facility. All Creatures is adjacent, back side faces existing concrete building, dog run along fence fine, comments that development should be sensitive to the fact that there may be dogs out there, doesn't want to hear from residents that that needs to stop. Encourages a good vegetation screen to shield dogs from people and vice versa. Also regarding public access, the NRCC plan had hopeful plans for access points to Commercial St. as it is a long walk around. Historically between All Creatures and the Bioengineering building, there was an open walkway, it was not encouraged or discouraged, when he and his wife opened the animal hospital, her builder said homeless people lived around HVAC, so they fenced it off to limit access, got vandalized. So sensitive for need for access, supportive of plan overall, but tricky b/c if they grant easement or make it official, could give up property value if they want to sell. Amenable to having a close-able gate they can determine when it is closed and open. Also worried about dumpsters, but those were on an older plan. Also a 21E question: refinanced on animal hospital, assessment that prior owners regarding contamination, would like LSP judgement that low level was there,DEP saw a missing piece,kept it from being closed. Mike Becker 38 Buffum St. loves the plan, is a vast improvement, buildings in keeping with style and architecture, echoes Emily Udi. Bob Griffin addresses 21 E issues: goal is to have property transferred to residential use with no AUL. The LSP works for property owner, not developer, but will be resolved soon. Have also heard request for access soon, but the property does not have access to Commercial St. so it will require partnering up with cooperative property owners. Carole Hamilton asks about the parcel to be subdivided- will they be able to provide off street parking once there is a curb cut?Mr. Griffin responds,yes will be able to work it in. Noah Koretz asks if this is the same developer who built town houses on South Mason St. Attorney Correnti responds no, they are different. Juniper Point is doing wonderful renovations along Bridge St. (across from coffee time). Mr. Koretz says it is a really cool development site, kudos for taking on the complexity, encourages them to think more creatively about it in terms of how they reuse the industrial building and how other elements play off it. Use the industrial piece in the middle is a transition, use it as a selling point and make it feel like it fits in with the stuff to the north and south. There is an opportunity to do something interesting and special. What is proposed is taking away what's interesting about that building. Examples are Maxwell Green in Somerville, Fountainhead properties in Manchester, Richmond, VA. these play off what used to be there but make it modern as well. Helen Sides chimes in with an example of the trolley building off of Webb St. using industrial building for residential. Koretz comments that that sells now. Mr. Brown asks about 2 existing properties; they are rentals. Will be converted to condos? Yes, they will probably sell the two-amily on Mason St., developers will move to single family on back to be onsite. Mr. Brown is glad something is being done there,and thinks this is a classy project. Bart Hoskins notes that developer has been in touch with his wife,whose vet hospital it is, so there is ongoing discussion regarding access. Also mentions that he is on the Conservation Commission, so restricted his comments. Motion to continue to Sept. 15 is made b� Helen Sides, seconded by Carole Hamilton motion carrier mitb Ciiair Anderson, Matt Veno,Noab Koret:Z Helen Sides, Dale Yale, and Carole Hamilton all in faros 1 C) v J O N 5outh Mas n5treet4-1 U L, Q O > cn- s id (5ntial � Q s 4_ -n o o Rn DRAWING LIST: C-2 EXI5TING CONDITIONS SITE PLAN C-3 PROPOSED SITE LAYOUT RB � C-4 PROPOSED UTILTIES C-5 PROPOSED GRADING AND DRAINAGE D �� T �� T Sl p R C-G PROPOSED LANDSCAPING AND LIGHTING �/ �/ �/ �/ �/ I\e� Darn Architecture D-G DETAIL VI A-I BUILDING #I FLOOR PLANS 84 HIGH STREET A-2 BUILDING #I ELEVATIONS A-3 BUILDING#2 FLOOR PLANS IPSWICH, MA 01938 A-4 BUILDING #2 ELEVATIONS A-5 BUILDING #3 FLOOR PLANS (978) 595-6764 A-G BUILDING #3 ELEVATIONS A-7 BUILDING #4 FLOOR PLANS A-8 BUILDING #4 ELEVATIONS No.1 Date I Description 1 10. 14. 1 G DR5- 1 Sheet Title: COVER PAGE Sheet Dumber: 0 Q RMc DESIGN5. ALL R1GMT5 RESERVED ` STREET r ,I 1 1 MASON W NOTES: t4BB-3 r 54.50 1 I 1 1) REFER TO SHEET C-1 FOR NOTES. • - � l 1 1 1 \ \ 1 P23 ` I \ pwellin9 l " . \ 2-Unit 7 Map 26 Lot 78 1 I' N/F 1 u \ Kathleen Brown tt i 1 \ w LLL 21 Mason Street 1 II I \ - \ Bk 20106 Pg 54 1 12 `6A\6 I Zone: Industrial 1 _ 1 \ Map 26 Lot 80 0 W \ John Begley \°� 1 PROPERTY LINE \ 25 Mason Street \ rn ZONING DISTRICT LINE Bk 5859, Pg 527 \ \ _ 1 1 » ---. - HISTORICAL HIGH WATER LINE Zone: Industrial 4,51„w `� \ NgT4 -� _- � " 1' ' - - - - -CONTOUR 1 I 5 64 %/IZIIZZ//////i/.BUILDING ' EDGE OF PAVEMENT ` 23R i 1 =CURB Dwelling 1 I -0 _ CHAINLINK FENCE \ 1 Unit r _T1 OHW OVERHEAD WIRES \ ' - w-w-w-WATER LINE \z Map 26 Lot 75 �' -S -s -s - SEWER LINE -D-D -D -DRAIN LINE \ Map 26 Lot 81 �rn\ \ N �, James Ready I ❑ ECB2 CATCH BASIN \ N/F 7 Bkuffum 33904PgStreetExt. ImTI Os ES1dH SEWER MANHOLE North Shore Heritage Assn. -1 - 27 Mason Street Zone: industrial Bk 7830 P 47 `� UTILITY POLE Pg \ 6.0 10.8 X " OMW MONITORING WELL PI Bk 199 Plan 15 23 MASON ST. r 10.8 _ t Zone: Industrial \ MAP 732± SF / `( 1 TREE W/CALIPER 26, LOT 79 1 z N84 06'53 W �_� • 14" 135,00 N 3 cn I ® TP-4 TEST PITS o 030' 6.5 s ' Q ESMH2 ` I Z Rim=9.91 8"VC INV=3.05(a) Z G �,r 70 3A Buffum St. Ext. N ` - D`'SRI? v I ' 8"VC INV=3.66(b) N a 6 22 5�;W D ---- �- Lawn 3-Family o 3 _ RCG 1� 026 8"VC INV=2.95(c) Q , 5a 12g 8� --� -"`g! I1 '" �``- 8X33 , Z. Porch Dwelling 10 FF=14.8± 3 MAP 26, LOT 74 o t = Bit. 3B 9,967± SF o a -s 1 - Conc. -7 U) o ECB1 ` o Garage Driveway •,: - - - - 1 °a a' ' Rim=9.64 TP-3 ° % o ¢ i 4� a Inv. Not Visible _ ' EC82 v_ i o; m I X4.9 3 / �14 Tonk (Drain) 35.1' N 'N I o $ •� 1 Riv NotSVisible O1 RIm=10.7± I Lawn o I oN i\ TOUT=6J± A rox. Location I 1 TP Grovel Approx. v I' ECB2 . 3 "" No. Date Description Bollard o _ of Sewer Service I It Gravel (Typ.) 577'41'24"E / I I ECBI STREET fQ �. 51:A2=� ,.\ INDUSTRIAL S80'19'44"E 130.00' � ..�o oor+w' - -r, MASON oGG _ "RG'VI$IOnS a ' _s=' - aF{ orrr -- �_s c s S s s s I s o a w S Q U TN --�� or{t� JRCCs = s`-- „`�s a I,ES H1 ..--10 ES�1 w W ` b� TP-4 / E s -'s .. -s - _- Yi--''W -��(- c EDMH2 _ 81'4 TS3 E S810'19'44"E _ 7 w�"' �EDMH1 _ - - L�°"� 15.31 Mlr w-�W 128.90' / ROHF AV Rim=9.86 » 6"VC INV=3,82(a) '04 8"VC INV=3.32 bConc WaA _ I � " W o GRIFFIN RIN AP rox. Historical SS CIVIL _? . - assseaoor 10"DI Roof � �W__ 8"VC INV-3.30 c Bit. T my Hi II Water Lines � F N cn 1 Conc. Drain g TP-1 2.4 s ,m \ '°� r Dirt / � EDMH1 ty� MAP 26, 'LOT 73 Bit: Conc. Z, 1p/ Rim=9.95 Map 26 Lot 82I 1 0 44,060± SF Driveway / Approx. 12 VC INV= 4.8(a) 7 �, o Location � g N 21"VC INV= 1.7(b) William N/F ushong v / 2-Story 18 of Water \ / I 12"VC INV=4.6(c) ro Line / o w 29 MasonStreetl_ Concrete poo. I 21'VC INV=1.7(d) ' I. /, 9, South Mason St, �I Bk 24572 Pg 309 \ s cn o 1 Bk 16639-254 ' fF=16.7± ' - 20» / oo F EDMH2 1 Zone: Business Park \ Door Sill TP-2 /� g Rim=9.75 • Development o \ EL. 8.3± Wood " Gif � �6 p 12 VC INV=2.3(a) Drain / \ Chips ,S I 21"VC INV=;1.7(b) Rim=7.2 21"vc lNv=,.7(a) Engineering / » / r - Approx. Limit ` 1/ C>�6 W I of Ash (SeePlan GCOU/� LLC BUSINESS PARK \ 1 \ o I ' p O Ref. #8) ' NRCC ` I / 495 Cabot Street, 2nd Floor w C TP-5 r/ I a Map 26 Lot 53 Beverly, MA 01915 �i j` (I Dirt • ( / K)l o Gravel Spartan O il Inc. Tel; 978-927-5111_ ravel 1 �lM I /`/ - I 7 So. Mason Street \ Fax: 978-927-5103 z 1 I I f yr Zone: North River Canal " Ruck Pile I Corridor N78'52'42°W I , _ L JUNIPER POINT 9 S. W ,--_., _ _<�_,::,---^-«---�--s-�-a-�---•.--�-- - 309.64' --Q---o -- '�' 1 \ MASON STREET, LLC r7777777777 7rj r77�, 1 9 S. MASON ST Q SALEM ,Map 26 Lot 73 I MA N/F Elizabeth Bradt 20 Commercial Street Map 26 Lot 51 Map 26 Lot 52 \ Zone: North River Canal N/F N/F \ 1 Corridor River Wharf Realty Trust I Spartan Oil Ina 1 a 18 Commercial Street 16 Commercial Street 1 e EXISTING I Zone: North River Canal I Zone: North River Canal N I Corridor Corridor CONDITIONS PLAN \ . , I I I 11 GRAPHIC SCALE 5 1 _-20 zo o 10 zo +o eo JQI? NO,: 1573 C- 2 He Nome Apro\salern D� 81016 - ( IN FEET ) 1 - - _--- - - 1 inch a 20 M .Q ' I e®aseesm MASON STREET 1 SHEET NOTES: 1) WORK IS LOCATED IN NORTH RIVER CANAL CORRIDOR (NRCC), INDUSTRIAL (/N), TRANSITIONAL OVERLAY DISTRICT (TOD) & FLOOD HAZARD OVERLAY DISTRICT (FHOD). � 2) THE PARKING LOT PROVIDES 55 PARKING SPACES, WHICH MEETS .THE NRCC ADN ,\ INDUSTRIAL ZONING PARKING REQUIREMENTS FOR THE SITE. pwellin9 rj'7 1 i, 2-Unit Map 26 Lot 78 1 1 N/F 1 3) REFER TO SHEET C-1 FOR NOTES j Kathleen Brown 1 I I 21 Mason Street 1 / i Bk 20106 Pg 54 \ / 1 Zone: Industrial 1 Mop 26 Lot 80 John Healey NEW 23 MASON ST. \ 1 25 Mason Street \ MAP 26, LOT 79 _ Sk 5859, Pg 527 \ 8,290± SF Zone: Industrial �- i� - \ � tin, i ll o� 1 1 / 1:� C Map 26 Lot 75 N/F \ Map 26 Lot 81 \i James Ready 1 Ik, \ N/F / 7A Buffum Street Ext. Irk i+ North Shore Heritage Assn. / Bk 33904 Pg 243 M 27 Mason Street Zone: Industrial Bk 7830 Pg 47 \ 8.6' X PI Bk 199 Plan 15 Zone: Industrial \ �G i i PROP. G _•_,.,�r- xs- 'y Z , 1 UTILITYPROP6' CABINET _ ' y ✓ R 5 y DECORATIVE tPt 1 Z Ino WOODEN WDVSjR PROPOSED Ei. N U) STOCKADE FENCE piRCG 5.1' LOT LINE ( I I 3;1: Buffum �t. Ext. o qICU 3 10.1' ........ °""t I 17 UNITS I Prch 1 I Dwelling) 1 p�G \ I I PROPOSEDI BUILDI GI f 1 FF=14.8?: 1 1 �--�"_ 1 #3 �t I h, 0� l / 1 1 31.2 X73.71 n - \ RAZE I I I SNOW I, `i� � PECK A 1 BUILDING \ / 1 , 1 PROP. GARAGE I I " STORAGE PECK \ UTILITY Garage / - ( i I ADDITION I OECD 1 \ \CABINET 1 SNOW \ 1 L I 1 _ . : :VGC . ;1 pSTORAGE 17.6 1 1 1.5' I 1 \ BUILDING #2\ 1 _ 5.1' 6 UNITS 1 - 1 / / SNOW VGC 'i• 1 \ \ C W y STORAGE7Z . 03 T No Date Description 24.0' _ �' INDUSTRIAL - STREE 1 � MA SON Revisions S� NRCC TN — _ /` ZBIT. CONC.-z T > �ZBIT. CONC."77 1B.O PROP. -I`y I I 12SNOW '8, STORAGE , jc MAILBOX 'ti p ( , ..�"' y/ ii ROBCRT VGC: _ - �..fi I / / o GRIFFIN y @7 SNOW SNOW (-\-'---f- _ _ -__.. �,5_ g'_ I BUILDING #1 STORAGE, r ---- 1 STORING �. u 10 UNITS �r f"" _ 9.2' �r Mop 26 Lat 82 I / PROP. N F F �- 20' U 3-STORY 1.. .J `Z SNOW UTILITY William Bushong 2-Story STORAGES CABINET 29 Mason Street Concreten " ^rr z i Bk 24572 Pg 309 1 �---- 19=_► r 9 South t,4asoSt VALK r, 1 Bk 16639-254 FF-16.71 J a Y I Zone: Business Park ��,-' 9 � PROP. �•-+4� tf p, ,_ a � �. Door Sill Development `� -- a ENCLOSER EL. 8.31_ SNOtN ' 24.0' J �_t,_/ Griffin 4 AREA STORAGE I I�f WALK � p � ��. LILLlIl/ [/ 1 Engineering Group, LLC BUSINESS PARK L E . G . E . N . D BUILDING #4 1� - - PROPERTY LINE 495 Cabot Street, 2nd Floor BiT. CONC. t) Map N/F t 53 ZONING DISTRICT LINE Beverly, MA 01915 16.7,• r, e ; I 1 f +1.! ��`� I Spartan Oil Inc. 1 - -�- - --- HISTORICAL HIGH WATER LINE show I I I I 1 Teh. 978-927-5191 : ////!// // /////�BUILDING Fax: 978-927-5103 1 STORAGE f 0 I Zones North RiverrC nal 1 ..,— 22' —+— 9', Corridor x _.-- -- ---EDGE OF PAVEMENT vcC I : . : I a . . ,..._. . . =--'---CURB _. I , r GHAINUNK FENCE JUNIPER 'POINT 9 S. 1 PROP. 6 / / / 7 STORAGE 1 SNOW 10.&' � �� ��;_�{'�'l MONITORING WELL ,r,�,rrJ�,rnr�rrrra MASON STREET, LLC DECORATIVE 3.O' / 7/—/7/ r 1 WOODEN =777777771 — PROP. PROPERTY LINE. g S. MASON ST STOCKADE FENCE I : : — PROP. CURB / Map 26 Lot 73 I i SALEM, MA N/F I , VGC VERTICAL GRANITE CURB 0 Elizabeth Bradt j i////iiiii///i/i//ilii/,PROP. BUILDING - -- 1 20 Commercial Street Map 26 Lot 51 Map 26 Lot 52 \ Zone`. North River Canal Corridor / River Whdirf Realty Trust I Spart n/Oil Inc. 1 x19 PROP. PARKING STALL 18 Commercial Street 16 Commercial Street 1 PROPOSER Zone: North River Canal I Zone: North River Canal / I CorridorCorridor SITE I 1 LAYOUT 1 GRAPHIC SCALE I 1 1 S� 1'=2o' - I 1 1 I I zo a +o zo 4a so Job rJ0; 1573 C— IN FEET ) 1 — — — Fie Name p\Pro\salem 1 inch = 20 ft. 1 — - - - D&' 8/10/16 \ f, ff N F 1 ' r Kathleen Brown 1 �� \ r LLt. 21 Mason Street Bk 20106 Pg 54 1 1N) Zone: Industrial REFER TO SHEET C-1 FOR NOTES: \ ` ✓ 1 \ ( t \ Map 26 Lot 80 \ John N/F rMWAP y 23 MASON ST.25 Mason Street 26, LOT 79 Bk- 5859, Pg 527 8,290± SF - 14 Zone: Industrial 1 fjwelling 1 , 1 I-Unit Map 26 Lot 75 - \ r f N/F PSMH2 James Ready 1 ` \ Map 26 Lot 81 RIM=10.31 `1 73 7A Buffum Street Ext. m \ NSFrr,, 1 .11 Bk 33904 Pg 243 IIN=5.3(a) MNorth` Shore Heritage Assn. �� Ct , - 27 Mason Street Zone: Industrial IIPI=2.6±(b) 1 it IOUT=2,6�(c) c> X Bk 7830 Pg 47 � 1, PI Bk 199 Plan 15 11 --i ABANDON PER L• E - G ' E + N'` D Zone. Industrial 1 .._�. _ _. ._---_--- rn �- li, REQUIREMENTS - PROPERTY LINE M - ?"PV_ Q ESHH2 ZONING DISTRICT LINE s ` b` r,; 'Z Rim=9.91 _ HISTORICAL HIGH WATER LINE _ 4"CLDI FIRE �ln 8'Vc IwV;=3,05(o) _ CONTOUR PROTECTION 8 C ItiJ-3.6ob LINE BUILDING lia. 295(c) .�,_� � Z , _, ...- .� : . _.._. - - —:EDGE OF PAVEMENT PROPOSEd BUILDING I F' CIP. -v, n _ 1 1 1 X-FOR ER 1 : == CURB 131,2#X73.71 #3 1 �C \ , \ ( BUILDING 1 1 Ll� �t - —a— CHAINLINK FENCE I I ADDITION. I 1 � 1 �' ' it w O!-1W—OVERHEAD WIRES 2" TYPE I4 I 1 r t sn ¢ W—W—W— WATER LINE ����r`p \, 1 \ i COPPER W'ATER I � ; SERVICE � ` ` >� 'REtvIOVE PSMH1 '0 1 � co t� .. 1 —S—S—s -'SEWER LINE \ \ " 1 : : 1nUILDING #2 \ TELE. 'POLE RIM-9,8± " -' I —o ---P--n—DRAIN LINE \ 6_CLD! 4 I WATER LINE t _ _ _- - IIN-4,8{a} I ri \ �__ _ } l _ a,EC82 CATCH BASIN s 1 `s REMOVE \k j REMOVE 11 Approx. Location I IIN-4.8{b) 1 �,; INV r pp 1OUT=4,7 c i ,. 1 t 0 ESMH SEWER MANHOLE t oNarr� a TELE. POLE � � �;f Sewer Sefv;ce 4 { } WATER 4. 8 ,- �. s ABANDON METER' ' r STREET \ ys t• oHv: citaN* G rites' Ar��(�J p UTILITY POLE r, 1 T M i I',E t;'1 -MONITORING WELL =:^. .. ..+...-..,..r �..,. :C$ .. . :\TmajV# G LJf1l ."_�:�.5.' - yx TREE W/CALIPER 1L_53.5s S=iCsy � 0 PSMH1 8 ^� sS� 1.0% I tia a� ( %_ - "—, . : :� , - TP-4 TEST PITS —PROP. PROPERTY LINE -- ESh1I 1 f G f R!n=9.86 : : x : PROP. CURB I� I n 1C ,GINV=3.82(v ) rPROP. BUILDINGn - � . w ff - �I s �, 6 CLDIt 8"VCINV=3_72(b) 8"' C INV=3:30(c) ' 9 -----PROP. CONTOUR No Date Description WATER PSMH1 -s —s— s - PROP. SEWER ^' BUILDING #1 i�RIM=9.8± J '2 T`fPE 'K~ S1� ! SMH2 PROP. ,SEWER MANHOLE RPrVIS/UCIS IIR 6.2(a) COPPER; /1 _w-____W_�-..�y.T...PROP. 'WATER 1i 10 UNITS JIN=6,2{b} WATER Approx. ,� Map 26 Lot 82 1I ' 3-STORY (OUT=6.T(c} c Location 2 TYPE K DJ PROP. GATE VALVE N/F William Bushong I., SERVICE 1 of Water � i COPPER WATER Line SERVICE PROP. WATER SHUT-OFF 29 Mason Street G .-,a r- f 1 Bk 24572 Pg 309 1 J South Moson St, -- PROP. -HYDRANT i Bk 16639-254 1 "' FF=1:6.7d .,� } P CLDI FIRE . r i l� ,,�^ :PROTECTION'. ---- Fr'---: FP---PROP. FIRE PROTECTION Zone: :Business Park Do r S i! NE 1 Development 11 EL- 8.3t ! —o—o —p—PROP. DRAIN Rog Rt OMH2 PROP. DRAIN MANHOLE, GRIFFIN y Approx. Limit k3ssas , �� 1 CB3 PROP. CATCH BASIN CIVIL v i 11 \- of Asb (SeeP an —F—kc pi PROP. ROOF LEADER s� vwo"P"'f 1I f BUILDING #4 PROP. TREE fbfb ' I I ', 1 I 6 UNITS a Map 26 Lot 53 N/1 Spartan Oil Inc. 1 t, PROP. PLANTING BED 1 ! I I I 11 7 So. Mason. Street Zone.' North River Canal X 16 TREE TO BE REMOVED iffi Corridor PROP. PARKING LOT LIGHT rn LL do PROP. .SCONCE Engineering / Group, LLC r e If 1771 I r 495 Cabot Street, 2nd Floor Map 26 Lot 73 IL I_ Beverly, MA 01915 t N/F Bradt Tel: 978-927-5111 Elizabeth r \ % 20 Commercial Street Map 26 Lot 51 Map 26 Lot 52 \ FaX: 978-927-5103 Zone: North River 'Canal N/F N/F \ w f Corridor River Wharf Realty Trust I Spartan Oil inc. 1 16Commercial Street 18 Commercial Street ' I River Canal 1 Zone: North River Canal Zone: North JUNIPER POINT 9 S. t I CorridorCorridor MASON STREET, LLC'. \ 9 S. MASON ST. _ 1 \ SALEM, MA o I \ 1 , c I PROPOSED \ — — UTILITIES N COMMERCIAL STREET g H E, GRAPHIC SCALE S� 1` 20 x20 0 10 20 40 so Job No: 1573 J� Fie Nam p\?ro\sclem { IN FEET ) 16$B�; 10 I inch ffi 20 ft 1 / 'e a N/F 1 ,m,eoeem Kathleen Brown I DRAIN LINE TABLE DRAIN ELEVATION TABLE \ (/-' 21 Mason Street Bk 20106 Pg 54 1, SLOPE, SIZE, MATERIAL RIM, INV.-IN, FT INV.-OUT„ FT 1 Zone: industrial / LINE LENGTH, STRUCT. \ 1 FROM TO FT FT/FT INCH FT a b a b CB1 DMH1 31.9 0.006 12 RCP CB1 9.5 6.6 --- 6.5 --- \ 6 Map 26 Lot 80 DMH1 DMH2 122.4 0.098 12 RCP DMH1 10. 2 .3 6.2 N/F1 CB2 8.2 --- --- 5.2 --- \ John Healey NEW 23 MASON ST. 1 C82 DMH2 19.9 0.010 12 RCP \ 25 Mason Street MAP 26, LOT 79 _ DMH2 DET#1 4f 0.010 12 SDR35 DMH2 9.5 5.0 5:0 4.9 -- Bk 5859, Pg 527 1 8,290E SF 1 C, 1DMH3 9.2 3.9 --- 3.9 --- \ Zone: Industrial DET#1 DMH3 4t 0.000 12 SDR35 1 DMH3 DMH4 4.3 0.012 12 SDR35 DMH4 9.0 5.1 3.85 3.75 --- �" DMH5 10.2 2.8 2.8 2.7 --- \ 1R DMH4 DMH5 89.6 0.012 15 RCP DMH5 EDMH1 50.0 0.010 15 RCP CB3 8.0 --- --- 5.0' -- C63 DMH6 12.5 0.008 12 RCP CB4 8.7 --- --- 5.1 Linit CB4 DMH6 10.0 0.020 12 RCP D, ilingUnit 7 I 1 DMH6 8.3 4.9 --- 4.8 --- \ / /1 1 , !�" DMH6 DET#2 6.0 0.010 12 SDR35 DMH7 10.0 7.0 7.0 6.15 7-5 DET#2 DMH8 3.0 0.000 12 SDR35 DMH8 10.1 7.2 38 3.45 - Map 26 Lot 75 DMH7 DMH8 15.3 0,020 6 SDR35 DMH9 10.8 8.4 - 7.06 8.4 N/F1 ! DMH8 DMH5 22.8 0.029 12 SDR35 EDMH1 INVERT FROM DMH5 = 2;2 Map 26 Lot 81 ` 1) )1� James Ready ' M DMH9 CB1 50.8 0.053 6 SDR35 \ 7A Buffum Street Ext. 1"T1 \ North ShoreHeritageAssn. / / 1 Bk In dustrial Pg 243 27 Mason Street / Zone:ne: Industrial M Bk 7830 Pg 47 1 10.8 X '\ PI Bk 199 Plan 15 i 10 8-y -1 Zone: Industrial \ V, _ -s'.- - ^ -- 1 M DETENTION FIELD SCHEDULE INFILTRATION FIELD 'SCHEDULE tr30 z T. FIELD DET. FIE_ E E LD - 1 � D INFIL. FIELD INFIL, FIELD #1 #2 #1 #2 N ': ,_;, .- "► DOWNSPOUT 1 I rp 1 l r 1 111 , TYPE OF CHAMBER'. SC-740 SC-740 TYPE OF CHAMBER: SC-310 SC-310 u1 �} '' .,'�. /- (TYP) f I 17 UNITS `�, y I 1 I I 1 1,1 `' # OF CHAMBERS: 24 22 # OF CHAMBERS: 12 21 -� ➢ ►e I r / @J r 10 \ , r -'' I PROPOSEd BUILDING"I FF=14.8 I 1 1; ` _ CHAMBERS WIDE: 4 2 CHAMBERS WIDE: 3 3 36" I 131:2 X73.7ti #3 IS A8-9.01 1 11 CHAMBERS LONG: 6 11 CHAMBERS LONG. 4 7 I BUILDING 1 1 I taxs 1` ECB1 FIELD DIMENSIONS: 20.5'x48.7' 11.0'x84.3' FIELD DIMENSIONS:' 11.51x31;50' 11.5'x52.84' 1 _ - j 1 ADDITION 1 R *y4 1 R m-9.64. 1ax3 RL3' J�� 1 t Inv. Not Visible. ELEVATIONS: ELEVATIONSc H LOWEST F.G.: 8.7t S.St LOWEST F.G.: 10.7E 8.8t CtC. - DMI-17, 1 \ 1 Rilr-9.51 _ 1� � .,�-• _ " TOP OF STONE: 6.82 6;70 \ D \ FF-12.5 \ 1,,•. xa \ Tank Drain x sx� 1 \ BUILDI G #2 SLAB=8.5 \ �• .- �2 ,, _ (Drain) x���: , _I---__ �'"�` ''� INFILTRATION. ) r 1 � � tnv Nat Valble ,! TOP. OF .STONE: $,41 7.50 \ 6-UNITS \ 1 �2xa R \ Rim-10.71 \ I FIELD #2 li 11 ra o 1� TOFF OF CHAMBER: 6.32 6.20 _ � a � TOP OF CHAMBER: 7,91 7,00 IIN=8,0t 11 `C63 Y`_ _ - - _ . - 1 - -- - - 1 \ l \\\\\ LOUT=6.1t i 1 ` INVERT-IN: 7.06 6.15 1 12xa R :. 1 TP-71 2.1� I a 10 �t ECB2. / �I�.�v INVERT-IN: 4.86 4.74 rn► ( \ ABANG nv a D / ' - STR T INVERT-OUT: 3.92 3.80 INVERT-OUT: 7.06 6.15 i a \ \4 DETENTION m I b ECB1 " EE j ,l FIELD #2 I DMH8 ' _� �' \a i MASQI�1 BOT. OF CHAMBER: 3.82 3.70 BOT. OF CHAMBER: 6.58 5.67 t' I -'\ SO TN /` BO r. OF STONE: BOT. OF STONE: 6.08 5.17 I 3.82 3.70 R DMH5 I �" 1p`1`� i=� � EDMH2 \ ti x 7P-4 < 1)ti INFIL. 11 1 2w1fi I \ �M� C D / AFIELD �?1 1 � CB4 (WOS/j2) I '�" . - n D R _. . . I \ b <.__ 2:55 I 1 DMH5 ' ) = 'EDh�f I1 ,-- • - _ ' \ /\� DMH9 v i � \� � 1 a, I I rm:_ n � 1 J 1 � 1L'°W --~ jI . 10 xn -~ ( / BLSF STORAGE VOLUME COMPARISON No. Date Description 1 N 4< 10 DI Roof 1 ~`w` r =__._ --_`"Y \ b DMH4 x4- ' ' TP-1 � 1 ` Drain a _ DMIi1 ELEVATION XE ISTING PROPOSED INCREMENTAL CUMULATIVE Revisions BUILDING #1 oc D DMH3 /10_ p i Rim=9.95 RANGE (FT) STORAGE (CF) STORAGE (CF) CHANGE (CF) CHANGE (CF) _. Map 26 Lot 82 II -" I gyp'' I 10 UNITS I ( / 12"VC INV=4.8(a) 8 to 9 6,433 10,977 4,544 4,544 N/F f - 3-STORY f y 21"VC INV--1.7(b) \ I \� 1 "r 18' q. to I: „ _ 9 to 10 20,023 26, William Bushong I / L$ o I 12 VC INV-=4.6(c) 443 6,420 10,964 a H.P. / x n 1 29 Mason Street II ,•, 1 2 a ' 21"VC INV=1.7(d) Bk 24572 P 309 t , 9 South Mason St. r,- P' 14(' 1 9 FF•.-16.7. / ----- Bk 16639-254 rl x 2.0 C81 z.ox x , - DETENTIONO" 1 EDMH2 Zone: Business Park h `' Door Sill / FIELD1 ' m 7F-2 « FF=12 5 1' Rim=9.75 1 p \ EL. 8.3� y SLAB=8.0,/ 0 1 12"VC INV=2.3(a) H, Development *� a �� f �� I u� EROSION o RoeFRr s . Drain 2 o x 1 l� 21"Vn INV=L7 b o GRIFFIN /p k m x a _/�/ CONTROL v y Rim=7.2 / � � / __ _ �. -�' 21"VC INV=1.7(c) CIVIL x8 .. - ---- �, I! .#36686 IN \ x R�1/1L!�ll1[l_ RL-RI /L[(Ljlld RL dux --t - 9 L 12x0 12x0 BUSINESS PARK 41 BUSINESS -, - ODMiBT P- n--f-n-o / �aa / I .\ r I BUILDING #4 x /G �-----10- � NRCC �- 1 7P-5 --' t \ I n -nnDMH2 D I �� 1 r I 16 UNITS o Mop 26 Lot 53 II i o 'p °>/ (NJOS#1) /�' I '` I I 1 ' N/F 1 ) \ TP-6 i p' / Spartan Oil Inc. \ , ,1.. I I I � 1� 1 CB2 ' ,.. / 7 So. Mason Street Zone: North River Conal Griffin L 10x8 __10 9 �..-.� .e_ r -_ - - _ -_ RL RI-RL RL RL NIL Corridor / I� _ L ridor - � �� Engineering c. . .. 1 t Group, LLC r r 177i�T I J�1 j7, /, \ 495 Cabot Street, 2nd Floor Map 26 Lot 73 I � Beverly, MA 01915 N/F I Elizabeth Bradt Tel: 978-927-5111 1 20 Commercial Street / Map 26 lot 51 Map 26 Lot 52 1 Fax: 978-927-5103 Zone: North River Canal N/F N/F \ ® 1 Corridor River Wharf Realty Trust I Spartan Oil Inc. 1 / 18 Commercial Street 16 Commercial Street I 1 Zone: North River Canal 1 Zone: North River Canal ` JUNIPER POINT 9 S. Corridor Corridor MASON STREET, LLC i \ 9 SO. MASON ST. t r 1 \ SALEM, MA N N O I r -- _ _ - _ NOTES PROPOSED 1 _ - _ - 1) REFER TO SHEET C-1 FOR NOTES AND C-4'FOR LEGEND. _ _ GRADING & t - - _ - --- - - - - - DRAINAGE COMMERCIAL STREET GRAPHIC SCALE Scg1Q; 1'=20' Job No. 1573 C- 5 sa o 10 so +o a Name P\P E " ro salem ( IN FEET Qdc 8/10/16 1 inch 20 ft. °r a l L• E • G • E • N • D MASON STREET _ _ — — PROPERTY LINE 1 1 PLANTING SCHEDULE ZONING DISTRICT LINE - 1 TREE KEY AND LIST: �y 1 I QTY KEY BOTANIC NAME COMMON NAME - --- - HISTORICAL HIGH WATEF i 1 1 (`' 1 BeNi Betula nigra 'Heritage' Herita a River Birch — — — — CONTOUR \ r �3 1 1 P Ca P rus Calle iana 'Bradford' Bradford Pear BUILDING \ D,ell;ng / 1 CoRu Cornus x 'Rut an' "Stellar Pink" Dogwood — — EDGE OF PAVEMENT 2-Unit j Map 26 Lot 78 _ N/F 1 ,; SHRUB KEY AND LIST: —CURB / Kathleen Brown 1 } 1 1 QTY KEY BOTANIC NAME COMMON NAME - CHAINLINK FENCE - 4 21 Mason Street ` Ii Bm Buxus micro h Ila Green Gem' Dwarf Boxwood OHW OVERHEAD WIRES \ Bk 20106 Pg 54 Bs Buxus sem ervirens Common Boxwood i Zone: Industrial For Forsythia 'Arnold Dwarf' �'=w—w—WATER LINE •L"' \ 1 1 t IC Ilex crenata 'Hellen' Japanese Holl _ _ r - - LINEI Ilex labra Compacta Inkberry —e - o —n—DRANRLINE Map N/F 80 / 1, 1 Im Ilex meserveae 'China Girl Blue Holl ❑ ECB2 CATCH BASIN John HealeyP Picea lauca 'Conical Dwarf Alberta Spruce NEW 23 MASON ST. 1 G ESMH SEWER MANHOLE 25 Mason Street \ MAP 26, LOT 79 _ _ S' S irea japonica Little Princess' S irea Bk 5859, Pg 527 \ 8,290± SF 1 -- 1 1 TGTaxus cus idato 'Greenwave' Spreading Japanese Yew cn� UTILITY POLE Zone: Industrial 1- t 1 Tm Taxus media 'Densiformis' Dense Spreading Yew OPvW MONITORING WELL Rh Rhododendron Rhododendron * 14" TREE W/CALIPER - '�- - lit PERENNIALS KEY AND LIST: QTY KEY BOTANIC NAME COMMON NAME ® TP-4 TEST PITS - �� / ( 1 t23P �} HeH Hemerocallis 'Stella d'Oro' Daylilies - PROP. PROPERTY LINE \ Qv;elling 1 1 Pa Panicum virgatum 'Shenandoah' Switch Grass \ / 1-Unit � Lj�11LL�1 Per Perovskia otri licifolia 'Little Spire Little Spire Russian sage Mop 26 Lot 75 \ N/F N Map N/F 6 Fot 81 \ �\, James Ready 1 ' M `ii 7A Buffum Street Ext. M \ / Bk 33904 P 243 M North Shore Heritage Assn. \ g -{ IGHTI G & LANDSCAPING NOTES. 7830 Pg 47 Zone: Industrial Bk 7830 27 Street }} 1. ADEQUATE LIGHTING TO BE PROVIDED ON THE WALL OF THE PROPOSED BUILDING. X \ \ PI Bk 199 Plan 15r _ 2. PROPOSED EXTERIOR PARKING LOT AND WALKWAY LIGHTS SHALL BE APPROXIMA7ELY 6' TO 8' Zone: Industrial \ t� =�--� z TALL. SEE SHEET D-3 FOR DETAILS. J. WALL PACK LIGHTS SHALL BE EQUIPPED WITH A PRISMATIC LENS TO REDUCE GLARE. LOCATION DECORATING 30"' \ PROP.' 6' _ ""' 1 I OF WALL PACK LIGHTS SHALL NOT EXCEED 15' ABOVE GRADE. `-- - -' } X } 1 ti z \ WOODEN - PROPOSED - P& I 1 (i 4. LIGHT SOURCES SHALL BE ENERGY EFFICIENT LED. NO LIGHT BULB MAY EXCEED 3000 LUMENS. STOCKADE FENCE �� ` LOT LINE I I I 7 UNITS 1 I 5. SNOW STORAGE WILL BE PROVIDED WITHIN THE LAWN AREAS ALONG THE EDGE OF THE a' l01 I 1 I Gti \ r - dF .. I �PROPOSE6 IBUILDINGI I I t (( _ PROPOSED PARKING LOT. r c� 1 i 131.2 X73.71 #3 1 1 1 'r 1 _ ' 6. SEE SHEET C-1 FOR PLAN REFERENCES & NOTES, GENERAL NOTES & LIST OF WAIVERS. K DE 1 ;.:•..: ... - z If OEC L ::•::-: I ADDITION BUILDING i 1 is DCS \ 1 .•... _ - - - 7 l I I �}_ I 7. NEW IRRIGATION SYSTEM TO BE DESIGNED BY OTHERS. THE SYSTEM SHALL BE EQUIPPED WITH A SOIL MOISTURE SENSOR AND RAINFALL SENSOR TO PREVENT UNNECESSARY WATERING. SCK \ 1 ���.- =•�: vvC 3t._• - - 8. PARKING LOT LIGHTS ADJACENT TO THE SIDE AND REAR PROPERTY LINES SHALL BE EQUIPPED C3 1 1 \ LAWN �: :r:= :_:=_ 1 .. 1 WTH AN OPAQUE GLASS PANEL ON THE NEIGHBOR'S SIDE. \ BUILDING #2 1 :.:i.. \ Z e \ 6 UNITS 1 A \ VGC 9. L NG MATERIALS AND METHODS PER ASSAC ETTES HIGH DEPARTMENT SEC 771. PR01'. I _ � � � _ _ 1 � `� n r P ANTI R M HUS WAY TION - _ \' :._• - ` BIKE 1 ;Z`� zz _ - No. Date Description G3 1 �'L 10. ONE TREE OF AT LEAST 3.5" CALIPER FOR EACH 3 PARKING SPACES. 'TOTAL TREES REQUIRED 1( \ : ::_.:'-• ` PACK i 1 STREET TO BE PLANTED IS 18. SOUTH SON S _ Revisions _ . y VGC ) d BIT. corac.� LAWN U " t _ ---------- SIGN ..-- -r'-`� .y BIT. CONC. R-5 51GN PROP. 71 z . SIGN MAILBOX R-, ti ��=:► l - SIGN LEGEND R-5 SIGNVGC L �r•� rr /�' `IGG ,, .._.-.: ___ /i} ._--- � ✓ . J ���� ROBE S9�'G fob ... ...-.:- = ---'w` w - ..3� GsRsFsssN R CIVIL h (�D R-3 STOP Q BUILDING #1 SIGNLO -----� 10 UNITS Map 26 Lot 82 II _ - "R R-3 r / 3-STORY io iG f c, PROP. N/F SIGN Y �� William Bushong - I I = r R-3 & (` BIKE n o �{ � ,t, NO 29 Mason Street II WALK R-4 --I X RACK r PARKIN Bk 24572 P 309 9 South Mason St. - `� 14" _,_ R-2 0 R-6FIRE 1 Bk 16639-254 1� "`` FF=16,7± ;1 PROPIGNS `Z LAWN Q ` E LANE I Zone: Business Park \1� _y ?: : PROP. Door Sill PARKING ` R .—. ■ ■ in Development ENCLOSED EL. 8.3�: LOT LIGHT 102 Grl Fri DUMPSTER (TYP) WALK ~:-r AREA .��'..::... .: :::::.• t. RESERVED Engineering R-5 Zak Group, LLC _ 1 SIGN lid R_2 E PROP. BUILDING #4 Y 495 Cabot Street, 2nd Floor CON .._``� PROP. PARKING BIT: CONIC. c C� LOT LIGHT W/ �-° !GN � '� : i i L OE ' 6 UNITS Map 26 Lot 53 Beverly, MA 09915 I j OPAQUE GLASS i ( I ( ) I Spartan/Oil Inc. 1Tel. 978- 27111 "A"All7 o. Mason St Zone: North Riverreet Canal 1 F R-4 ACCESSIBLE Fax 97899275903 lEJ7 LAWN 0 Corridor � J � : : � , � , � � , = , � ; , = : : ) LAWN W JUNIPER POINT 9 S. 1 PROP. 6' 1 MASON STREET, LLC I DECORATIVE r rr r f 11TF7T�7I77T/%r!%T?77i" r 1 3 STOCKADE WOOFENDEN r I / II < j7T%ii7 S. MASON ST Map 26 Lot 73 SALEM, MA H / N/F Elizabeth Bradt I 20 Commercial Street Map 26 Lot 51 Map 26 Lot 52 1 / Zone: North River Canal , NSF / I / Corridor N F 1 PROPOSED River Wharf Realty Trust 1 Spartan Oil Inc. 1 18 Commercial Street 16 Commercial Street 1 LANDSCAPING & Zone: North River Canal I Zone: North River Canal I CorridorCorridor LIGHTING i i 1 1 SgaLo; 1'=2o' I GRAPHIC SCALE I 1 I zo o ,o zo ,o so I 1 NOTES 1) REFER TO SHEET C-1 FOR NOTES AND C-4 FOR LEGEND. Job No. 1573 _ . C - 7 e I ( IN FEET ) ------ File Name P\pro\salem - � - I 1 inch = zo n. _ _ — — DAtt 8/10/16 4 g a i PROPOSED CONCRETE 12"08" TYPICAL RESERVED RAMP & LEVELING AREA HANDICAP SPACE PARKING n SIGN (TO MATCH TRAFFIC SIGN SIGNS ON PHASE 1) LANTERN (SEE 6'-8" (MIN.) �5'-0" 6'-8" (MIN.) NOTES BELOW) THIS SIGN AT ALL VAN "VAN ACCESSIBLE" ACCESSIBLE WHEELCHAIR CLw PARKING SPACES RAMP of WHEELCHAIR b� o RAMP MAX. 7.5% f v' MAX. 7.5% " 0 3" DIAMETER BLACK 5' OR SLOPE SLOPE STEEL POST 6' WIDE ,L,,r , . t> z 40VERTICAL u1 CGRANITE CURB GALVANIZED STEEL__Z a 6 TYP �{ c, I, 1, < ; „ t,0 6" REVEAL POST .1 ( ) „ „ ,. .,';:�> ( ) U CHANNEL , - POST j 'rcT 6to 8 Li ' ' - „ a 6 Coordinate w/ Owner 24"x48" DETECTABLE N TRANSITION GRANITEC SILTY NgIES: 7.0' WARNING STRIP CAST CURB (SLOPE TO IN CONC. LEVELING 1) ALL WORK SHALL MEET THE GUIDELINES Of THE AMERICANS WITH 4" DIA. SCH40 GALV. 0e DISABILITIES ACT ACCESSIBILITY GUIDELINES (ADAAG) AND THE STEEL PIPE BOLLARD MATCH RAMP) AREA. (YELLOW) COMMONWEALTH OF MASSACHUSETTS ARCHITECTURAL ACCESS BOARD PAINTED YELLOW WITH (AAB). REFLECTIVE TRAFFIC o (4) 3/4r X 18" PAINT FILLED WITH LONG GALVANIZED-,\ 2) RAMP SLOPES NOT TO EXCEED 1:12 (8.3%). I , CONCRETE -m STEEL BOLTS 3) CROSS SLOPES SHALL NOT EXCEED 1:50 (2,0%) 4) DETECTABLE WARNING SURFACES SHALL BE PROVIDED AS REQUIRED BY THE ADAAG OR AAA. DETECTABLE WARNING SURFACES SHALL BE 3'-0" RAISED TRUNCATED DOMES WITH A NOMINAL DIAMETER OF 0.9 INCHES, A NOMINAL HEIGHT OF 0.2 INCHES, AND A NOMINAL CENTER TO in 2-5/6" CADMIUM CENTER SPACING OF 2.35 INCHES. COLOR OF DOMES SHALL CONTRAST VISUALLY WITH THE ADJOINING SURFACE, EITHER LIGHT-ON-DARK OR PLATED STEEL q DARK-ON-LIGHT. DOMES HALL BE "CAST-IN PLACE" TILE TYPE. BOLTS WITH HEX HANDICAP CURB CUT a LOCK NUTS SCALE: N.T.S. FINISH GRADE 215 HANDICAP , a CURB -� I I I- 4000 PSI a 2'-0" I -) CONCRETE -1 �- SIGN POST TO BE12n DIA. - d. , DRIVEN MIN. 3' d . . ,. ;. INTO FIRM NOTES: a z CONCRETE a 4" MIN. NATURAL GROUND 1) LANTERN SHALL BE HANOVER MEDIUM JEFFERSON POST MOUNT LIGHT OR APPROVED 36" - - EQUIVALENT. �..: .a HANDICAP *ONE SIGN AT �_ - �) 2) LANTERN AND POST SHALL BE BLACK. AISLE EACH HANDICAP I 1 6 3) PARKING LOT LIGHTS ADJACENT TO THE + , - L SPACE SIDE AND REAR PROPERTY LINES SHALL HAVE " 1" DIA. : . . . 3 CLEAR ACRYLIC GLASS PANELS AND ONE _) , I - PVC CONDUIT STANDARD OPAQUE GLASS PANEL ON THE SIDE FACING PAINTED 19 SPACE THE NEIGHBORS. WHITE STRIP (45 ANGLE) PAINTED WHITE 4) LED LAMPS PER OWNER, 6" OF CRUSHED { a ,• _ SYMBOL -1 p° 000 0 0 ° _I STONE O o�° 4.. PAINGED I . o o ° X00 ° WHITE LINE 36" HANDICAP PARKING SIGN BREAKAWAY SIGN POST DETAIL PARKING LOT LIGHTING -� 000 °° 2'-\ (TYP) I -I 1.I -I SCALE: N.T.S. SCALE: N.T.S. SCALE: N.T.S. -) I �� No. Date Description Revisions D 42° 4„ A J_ �3„ 1, NOTES R16 ROBERT 1. PAINTED HANDICAP AISLE FOR HANDICAP VAN SPACES IS TYPICAL PAINTED HANDICAP SYMBOL 5 5 GRIFFIN "'+ - 8'-0" WIDE. NIS CIVIL y #36686 - PARKING SPACE DETAIL SCALE: N.T.S. No-ted NOT FOR CONSTRUCTION-CONTACT HYDRO 7 a L MANHOLE WALL AND SLAB INTERNATIONAL FOR SITE SPECIFIC DRAWINGS +� 1 THICKNESSESARENOTTo - SCALE. A - Griffin 2.CONTACT HYDRO � - 1201n 110.00 R1 6 INTERNATIONAL FORA BOTTOM OF STRUCTUREe y �1 ELEVATION PRIOR TO ��g�II�1Gl �11C� � 6 NB In 19.67 it) SETTING FIRST DEFENSE Group, LLC ._•.v MANHOLE. 1 4 5 102 In 18,60111 3.CONTRACTOR TO CONFIRM ' RIM,PIPE INVERTS,PIPE DIA. AND PIPE ORIENTATION PRIOR TO RELEASING UNIT - 495 Cabot Street, 2nd Floor r•"` =•`tea, TO FABRICATION. 79 In 16.60 fl) Beverly, MA 01915 .(INLET a OUTLET) -- -- 1 FIRST ISSUE -r... __- _ �: BY DATE DESCRIPTION _ Tel. 978'927-5111. A -- -- A .', - REwslONws7oRY Fax: 978-927-5103 ''• e Scala 45 1/41n[3.77 fl Dat - - - - 117112 0 7-1 bM8'r i'0' <.,•• Drawn Checked Approved . EMH MRJ MR.) 2 Tim MARC TRANOS 3 ;. 4-FTDIAMETER9 S. '-MASON ' ST. FIRST DEFENSE _ - 0in10.DOft) SALEM, MA SECTION A-A GENERALARRANOEMENT Hydr® CAPACITIES: International sI oratwa ter Parte List 1.PEAK HYDRAULIC FLOW:6.0 cls(170 Vs) `/q ITEM SIZE(in) DESCRIPTION 2.TREATMENT FLOW:0.7 cls(20 Us) DETAIL V 3.SEDIMENT STORAGE CAPACITY;1 m yd.(0.76 w,m.)UTE( chins Drive - 1 48 I.D.CONCRETE MANHOLE 4.OIL STORAGE CAPACITY:18D gel.(681 hB4 Hut hers) 94 Hut Maine 04102 - -- 2 INLET CHUTE FLOATABLES TRAP) ADDITIONAL DESIGN INFORMA71ON: Tel:(207)7566200 - 3 OUTLET CHUTE Fax:(207)7666212 _. 4 7B INLET PIPE(BY OTHERS) 1.MAXIMUM INLET/OUTLET PIPE DIAMETERS:18 In. etormwalednqulry&II-leeh.txxn 8 18 OUTLET PIPE Y OTHERS 2.MAXIMUM NUMBER OF INLET PIPES:2 - - - 3.MINIMUM ANGLE BETWEEN PIPES:90 DEGREES - - - _ - 8 HIGH FLOW BYPASS SuLC As-shown 7 30 FRAME AND COVER(OR - /n CAD Ref. F43A - @2011 >ti'al W`N4 NMnwbeWN a.WWrNM'x.�[i NN'.InannaY M.RSHdmamna.Mmul Wuwa.n.rlwrwM.MMbM,rfWM.21. bvr�r/rbpaa.a.}b.Mrrry M.If/3.nbm,lcsi op•I,a,d.L*. bWblstl.C•.*^•od4.sV^.•I(u.nr/Mtlrv'.aluq✓V�tMl bv+aJwbmYk.dM mWbvwt4nnIW.N1 tYwwhtl�N^PaklYra Pfn eLt NO. Hydro lMematlonef rrymenrrwnwwrowjM'+nwetawmxr,wutl,.rawnm..vw..wr.snore,wi«brw..wv,Mrwurrv.pr+rmne.cwugnm+awwnnnu.,nrwwab. Job No, 1`�t 7•; , rw.w,vwe.wn4Hr.Mw,nM.rb»,n�v.rboatwww•Imwanaw.agw,ww,aw.apven.rin,aabwanwmn W<bw.^a"porrm.b.l DfatMng N0.F4GA RaY. Fie Name: Pipro\Salam D - 6 WATER QUALITYSTRUCTURE (DMH 2 & DMH 6) SCALE: N.T.S. D.Qtc 8/10/16 7P-9° BUILDING # 1 IS AN EXISTING BUILDING BEING ADDED ON TO � � _ � BUILDING #3 �p UILDING #2 i I Ll CV --------- -------- I ----------- II ------------ ro LU I m ----------------------- Nd J ------------------------ II I ( 1 1 � eeD 121, e D e I i BUILDING #4 00 0 0 Q Q C -- _ Q IL ------------------------ ------------------------ I —� S -N I NO I i (-n' I v J PROJECT KEY------------ -� _._ L------------ SCALE: NOT TO SCALE 75 C) — --------- O TH I RD FLOOR PLAN Red Barn Architecture 7 P-9• 7 P_9" 84 HIGH STREET IPSWICH, MAO 1938 (978) 595-G7G4 in E4-= 1 5 LTJ in in - - - ------- ------ --------- Mo 100 loo --- - -- ------ 0 ❑ 0e � eae0 ® Q a m b o (V N In N up lu 0 . 02 f3o - - - ------ -- -- 1 in in V, . . `•... No. Date Description J I 10. 14. 16 DRB— do J-J" --------L-R-ji SECOND FLOOR PLAN f RST FLOOD PLAN Sheet Title: BUILDING # FLOOR PLANS Sheet Number -- BUILDING # I FLOOR PLANS Q SCALE: 1 /811 = 11-011 / `— © RMc DE5IGN5, ALL RIGHT5 RE5ERVED I BUILDING # 1 IS AN EXISTING BUILDING BEING ADDED ON TO a. a� BUILDING #3 p JillUILDING #2 N FZ .. _ '..5 { I BUIL DING #4 i m ----------------------- - j -� c6 m ;(n -- PROJECT KEY - -J -- SCALE: NOT TO SCALE D O ARCHITECTURAL ASPHALT 12 SHINGLES GAF BARKWOOD ALUMINUM K-STYLE GUTTERS WITH (� 1 DOWNSPOUTS. SOFFIT AND �lJ FASCIA TO BE ALUMINUM PANEL METAL PANEL TRANSITION FASCIA COMPOSITUPVC TRIM AT NEW — STAIR LOCATION TO R EXISTING CONCRETE PILASTES R ALUMINUM METAL PANEL SYSTEM Red Bal"I'1 Architecture, WITH SQUARE REVEALS AS SHOWN BE REBUILT OR NEW TO COPY EXISTING ALUMINUM CURTAIN WALL PANEL H G ,. 84 f11GN STREET HARVEY WINDOWS WITH RILLS SYSTEM (KAWNEER OR SIMILAR) IPSWICH MA 0 1938 _ PATTERN AS SHOWN i - (978) 595-6764 ' :. � •, � HORIZONTAL CONCRETE BAND TO MATCH PILASTERS " - PATCH AND REPAIR EXISTING CONCRETE AND PROVIDE NEW ' LAYER OF STUCCO FINISH THROUGHOUT SIDE ELEVATION I=RONT ELEVATION No. Date I Description -- I 10. 14. 16 DRB- I � � a 1 *' ' M Sheet Title: BUILDING # . EE ELEVATIONS. SIDE ELEVATION REAR ELEVATION Sheet Number: -- BUILDING # I ELEVATIONS A-2 SCALE: 1 /8" = 11-011 A © RMc DESIGNS, ALL RIGMT5 RE5ERVED BUILDING #2 IS A COMPLETELY NEW BUILDING PROPOSED AC CONDENSING — l' ) (J-) UNIT LOCATIONS - � BUILDING #3 C) 120-0° •� � 1 i � � � z I 13.011 DECK -- Ac DECK DECK o DECK �� DECK . DECK 1, (n AC "u C AG AC ACS" - gena O ------------- ------ --- ---------- ------ -------------z'� ---- N 1 I i I 90 I I I m S 4-1 w I �q O W BUIL I I V \ vv�,ov �� vvvv vvvv - a• Ln cm I _ BUILDING #4 I I W ` ------ --------- PORCH - - PORCH PORCH lJJ I " i PORCH -- PROJECT KEY PORCH SCALE: NOT TO SCALE O I O — � 73 20' FI RST FLOOK PLAN N z w V V ---- -------------------------------Z'II _ 0 r-------------------------- - p N 0 � LEm 0 z0 Red Barn Architecture ❑� aLE 84 HIGH STREET J DN DN IPSWICH, MAO 1938 j DN LO 10 I N N (978) 595-G7G4 N 1 � � uJ Z I J I - I 20'_0° SECOND FLOOD PLAN N 2 � O�' Iw w IV --------------------------Z� -------------------------------- ----- z0 Fe-0 X e e DN DN No. Date Description j DN 1 10. 14. I G DRB- Z ❑I ---------------------------~ -- -- I---------------------- � U ---- -----� I TH I RD FLOOK PLAN Sheet Title: BUILDING #2 FLOOR PLANS Sheet Number: -- BUILDING #2 FLOOR FLAN5 - 3 A-3 1I = I SCALE. 1 /811 I 1-011 /— 0 © RMc DESIGNS. ALLRIGHT5 RE5ERVED BUILDING #2 IS A COMPLETELY NEW BUILDING 0 BUILDING #3 _ p � b � Y 4 I I v I I -X x LU ' II � ' BUILDING # I I 1 I I � E BUILDING #4 U----------------------- - -� 1 ` m -- PROJECT KEY -- SCALE: NOT TO SCALE O O ARCHITECTURAL ASPHALT SHINGLES GAF BARKWOOD ALUMINUM K-STYLE GUTTERS WITH DOWNSPOUTS HARVEY WINDOWS WITH GRILLES ® ® i ® L ® : ® ® $ WH I 1H11 H [fil"1=1 . ® _ ® ® ® ® Red Barn Architecture _ _ HAROIE-BOARD (OR EQUAL) -_-_- r - _ _ -- - - ___-_---- __-- MATERIAL THIRD FLOOR EL. +31'-4` — 84 NIGH STREET THIRD FLOOR EL. +31'-4" --,_ -SIDING ---- -- -------------------- - - --- --- - ---- ------- --------- ---- -- --- (TOP of SLID-FLOOR) -- - COMPOSITE/PVC TRIM Y (70P OF SUB-FLO R) I P - - � ® � - � ® 1�- _ -0 ® � ® _ NIB] P ® � ® 0 _� = � ® � - 0 ® = 0 ® WICK, MA 0 + ® ® _ � � � N S OC938 . - _ �_ _ = _ (978) 595-6764 n - �- - _ - BUILDING #3 IS AN EXISTING BUILDING BEING ADDED ON TO r u gJsY `' '>q✓' (�� nnnA tiC'r's ggg /� A a �TUI 11 2 � UILDING - 1 (n I I I c7 f3= -@ -0- -0 0- p= z __- - _ -__ _ -- I ` BUILDING # I r,j o It N m O 1 I E UP UP UP UP UP UP UP Q BUILDING #4 �1 �J F I -1- m to N PROJECT KEY cn n SCALE: NOT TO SCALE O O75 FIRST FLOOR PLAN 0 C� �-D (DF C� [�D (D O D C Red Barn Architecture 84 HIGH STREET p N D N D N N IPSWICH I, MAO 193(5 (978) 595-G7G4 r2 - ❑� ----- - �❑ ❑� ---- ----------- �❑ ❑� ----------- ❑� b m T— U L PP P U P P FN 00 00 00 0 O N SECOND FLOOR PLAN 17_a' r (D (D m ( G m m O O O No. Date Description GD C�] a C I 10. 14. 16 DRB- D I D p N D N N a� b iv m m i i Sheet Title: BUILDING #3 THIRD FLOOR PLAN FLOOK PLANS Sheet Dumber: -- BUILDING #3 FLOOR PLANS A-5 SCALE: 178" = 11-011 A Q RMc DESIGNS, ALL PoGHT5 RE5EKVED BUILDING #3 IS AN EXISTING BUILDING BEING ADDED ON TO 1 UILDING V ! ,er'r I e 1 1 � I I Q 111 BUILDING # I r-a— BUILDING #4 i m Q� L------------------------ m -- PROJECT KEY Cn 5CALE: NOT TO SCALE C) O n (n Ell FFq �� ,1 ___ THIRD FLOOR EL. +33'-7 I/2.. THIRD FLOOR EL. +33-7 1/2 ---------- - -- -=---- ------------ --- --- ------- ---=----- - (TOP OF SUB-FLOOR) (TOP OF 5UB-FLOOR) - Red Barn Architecture 0 ® 11 D D FM IFTT - 8 ® - ® 0 ® 84 NIGH STREET IPSWICf15 MAO 1938 SECOND FLOOR EL. +24'-8 1/2" - - SECOND FLOOR EL. +24'-8 1/2" ----- (roP of suB-FLooR> ------ ---- 978 595-6764 (TOP OF 5U5-FLOOR) - — --- --- ® _ all ® ® Ed LEU1 LH El ±Uff El FIR5TFLOOR EL. + 14'-9 1/2" Ilk- - ---- - �----- 84'-7 1/4" BUILDING #4 IS A COMPLETELY NEW BUILDING a a m a w4 � . ® ® ® ® i Y r ' 1 BUILDING #3 i 00 UILDING #2 �- DN 1, L, N ( (1 O I I4-1 BUILDING # I - J. MNy m 4) m V J b TH I RD FLOOR PLAN s -- P ROJ ECT KEY n O -- SCALE: NOT TO SCALE 75 O G O rEl (S) (S) (D 0Q) Z Red Barn Architecture Jll 84 HIGH STREET ----- IPSWICH, MA 01938 84'-71/4' 84'-71/4" (978) 595-G7G4 i ❑ 0E= 0 o .. .-- ---.. :.- -- O o 1 '' ) DN DN DN N N ' U U 5 LJ ❑ ❑ ----------- 1 1 B � ' Z o D ,. DN P SECOND FLOOD PLAN FI RST FLOOD PLAN No: Date I Description • , 1 10. 14. 1 G DRB- O 0rd Z e Sheet Title: BUILDING #4 FLOOR PLANS Sheet Number: -- BUILDING #4 FLOOR PLANS a-� SCALE: 1 /8" = P-0 A- 7 Q RMc DE51GN5, ALL RIGNT5 RESERVED BUILDING #4 IS A COMPLETELY NEW BUILDING r — � s BUILDING #3 C) UILDINCIQ G 1 Elev. 1 ..A.. 1 1 loll Jl x 1 r` 4_1 1 �-` BUILDING # I lev. B.. _ C Yh C - ev. m -- PROJECT KEY -h SCALE: NOT TO 5CALE p O L V J � CT) THIRD FLOOR EL. +311-4" - - ---, --,-`- - ____ __ ------- THIRD FLOOR EL. +3 P-4" _ (TOP OF SUB-FLOOR) _ - -____ __ (TOP OF 5UB-FLOOP) ----- Red Barn Arc GG Ure ® 0 8 ® D o ® 0 ® 0KI ® ® o ® ' ® ® - © CI E I 84 HIGH STREET m °� 0 = 0 0 R 0 = - IPSWICH, MAOI 938 SECOND FLOOR EL. +22'-5" _ ____ _ ----- SECOND FLOOR EL. +22'-5" ---- ---- --- ---- --- --- --------------- ---